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FEB 1 9 1010
STAFF REPORT
HEARING DATE: February 23, 2010
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
CITYOFC~t~ IDIAN
CITY CLERKS Crr~_
E IDIANs~--
SUBJECT: MDA-10-001-Bridgetower Crossing Office
I. SUMMARY DESCRIPTION OF REQUEST
The Applicant, Primeland Investment Group, LLC, has submitted an application requesting modification
to the recorded Development Agreement for Bridgetower Office complex, approved with the rezone (RZ-
07-018) of the property. The reason for the modification is amend the approved concept plan, increase the
allowable square footage of future buildings and allow direct lot access to Linder Road in place of the
local street as previously approved in the final (unrecorded) plat of Bridgetower Crossing Subdivision No.
15. The Council decision on the DA modification regarding access to Linder Road will effectively apply
to the final plat scheduled in conjunction with this application.
II. SUMMARY RECOMMENDATION
Staff is recommends approval of the subject application.
III. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number MDA-10-001,
as presented in Staff Report for the hearing date of February 23, 2010, with the following changes: (insert
any changes here). I further move to direct Legal Department Staff to prepare an addendum to the recorded
Development Agreement for this site that reflects the changes noted in the analysis in Section VIII.
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number MDA-10-001, as
presented during the hearing on February 23, 2010. (You should state why you are denying the request.)
Continuance
I move to continue File Number MDA-10-001, to the hearing date of (insert continued hearing date here) for
the following reason(s): (you should state specific reason(s) for continuance)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located on the southwest corner of N. Li~ider Road and W. McMillan Road, in
the southwest '/ of Section 35, Township 4 North, Range 1 West.
B. Owner/Applicant:
Primeland Investment Group, LLC
3120 W. Belltower Drive, Ste. 200
Meridian, ID 83646
C. Representative:
Chuck Christensen, Quadrant Consulting
1904 W. Overland Road
Boise, ID 83709
Bridgetower Crossing Office MDA
Page 1
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is a request for a development agreement modification. Per Meridian City Code,
a public hearing is required before the City Council on this matter.
B. Newspaper notifications published on: February 1, and February 15, 2010
C. Radius notices mailed to properties within 300 feet on: January 28, 2010
D. Applicant posted notice on site by: February 16, 2010
VI. LAND USE
A. Existing Land Use(s): This property is currently vacant commercially developable land, zoned L-O.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Vacant Land, zoned C-G
2. East: Single Family residential, Rural Residential and Agricultural Land, zoned RUT in Ada County
Residential properties, zoned R-8, R-15 and RUT in Ada County.
3. South: Rural Residential and Agricultural Land, zoned RUT in Ada County
4. West: Single family residential, zoned R-4
C. History of Previous Actions:
• In 2005, City Council approved two final plats (FP-OS-016 and FP-OS-034) for Bridgetower
Crossing Subdivision No. 11 and No. 12.
• In 2007, the subject property was granted rezone (RZ-07-018) approval with L-O zoning and a new
preliminary plat (PP-07-023) approval for the project known as Bridgetower Crossing Office
Subdivision. The plat consists of 11 commercial building lots and 1 common lot.
• A development agreement modification (MI-07-014) was also processed that repealed the previous
development agreement (#101117652) and required a new development agreement recorded as
instrument # 108059801. The new DA tied elevations and a concept plan to the subject property.
• In 2008, City Council approved a final plat (FP-08-011) for Bridgetower Crossing Subdivision No.
15. The approved final plat consists of 11 commercial building lots and 1 common lot but has not
received City Engineer's signature.
D. Utilities:
1. Public Works:
a. Location of sewer and water: All conditions of prior approval will apply.
b. Issues or concerns: Location of the existing fire hydrant may be too close to the purposed
new building, the applicant may be required to remove and relocate the fire hydrant.
Please contact the Public Works Department for information.
E. Physical Features:
1. Canals/Ditches Irrigation: NA
2. Hazards: Staff is not aware of any hazards that exist on this property.
Bridgetower Crossing Office MDA
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VII. AGENCY COMMENTS MEETING
No comments were received by the Planning Department from other City departments for the subject
application. Please see the public record for the MDA file for any written comments that may have been
submitted by other agencies.
VIII. ANALYSIS
Analysis Leading to Staff Recommendation:
MDA Application: The applicant is requesting several changes to the development agreement (DA)
recorded as instrument #108059801. The request includes modifying the approved concept plan and
amending several DA provisions so the southern portion of the site can develop with a church. When the
concept plan was approved, the applicant had a general idea of how the site might develop. Subsequently, a
church has been proposed and it is necessary to amend several of the DA provisions for the project to move
forward.
Also, a new final plat is scheduled in conjunction with the DA modification consistent with the new concept
plan proposed with this application.
The previous concept plan depicted twelve office pads and a public street connection to Linder Road for the
southern portion. The applicant has submitted a new concept (Exhibit A3) and has identified the southern
portion for a future church site on one lot. The northern portion of the concept plan containing 6 buildings is
proposed to remain as approved.
The approved concept plan (Exhibit A.2) included access to Linder Road via a local street (Loretta Street)
consistent with the approved preliminary plat and unrecorded final plat of Bridgetower Crossing
Subdivision No. 15. In addition, the approved concept plan provided local street access for the adjoining
office lots in both portions of the site. The applicant is proposing to replace the local street with a private
driveway to Linder Road to serve the future church site. The Ada County Highway District is not
supportive of the proposed driveway to Linder Road but on the previous applications approved the Loretta
Street connection to Linder Road.
UDC 11-3A-3 prohibits direct access to arterials such as Linder Road unless waived by City Council.
Staff notes that the proposed use of the site as a church has different operational characteristics and
traffic patterns than a commercial development given the fact that southern portion is now four
fewer lots. Staff believes the hours of operation and trips generated from the future church site are
less detrimental to the Linder Road than the additional office buildings that were planned and would
be accessing Linder Road via the local street in the current final plat. The proposed concept plan
also depicts two other driveway connections to Penngrove Way, a future local street, which staff
believes can adequately serve the future church site.
The applicant is also requesting to modify DA provisions 2, 3 and 4. The applicant's changes include adding
an additional elevation of the future church, decreasing the minimum number of allowed buildings and
increasing the maximum building size not to exceed a 17,000 square foot building. Staff is supportive of the
applicant's request since the proposed church use will provide a low impact use and buffer the abutting
residential uses to the west. Staff has included the applicant's proposed changes in red strike-out and
underline format for reference, however Staff has recommended additional changes noted in blue strike-out
and underline format below. Staff's recommended changes are to create more flexibility in the design of the
development when other potential users locate in the development.
1. The proposed commercial and office buildings shall be constructed with high quality materials,
including but not limited to: stucco, wood and brick, with substantial stone accents, four sided
architecture: for retail uses one side may not require full facade treatment if there is screening for the
loading area., highlighted main entrances, stamped decorative concrete, flat roofs, accent metal roofing,
Bridgetower Crossing Office MDA
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composite or the rooting materials and variations in colors, roof planes and parapet heights. No Change
2. Elevations shall substantially conform to the photos submitted ~~~~*" "'" ~~ "' ^ as set forth in Exhibit D.
"d °.~. "tip" °"~""'*°~ ~ ~~'', '' ~ ' ~ ~ ~' .Staff is not supportive of attaching the church elevations
at this time. The future church site will require CZC and design review approval before construction can
commence. Staff has recommended modifying DA #4 which will require CZC and DES approval for all
future buildings consistent with the UDC.
3. Development of the property shall generally comply, as determined by the Planning Director, with the
conceptual site plan submitted with n~rr.,~-~'r4 MDA-10-002. ~ ::,~>>~~~~~ ~f ~ 2 1~~~~'~'~~~~T~~ ~ ~~*',
this dav~l~:::e. t ~'iall b~ 1 cc,Onn ~~ua,~ c~~ _All future development of the subject property shall
comply with the L-O district regulations Further all future development of the subject property shall
comply with City of Meridian ordinances in effect at the time of development ~.
4. -t-}'1~-[~atu~a~~r''~Q"'t-°£txi c-iicc-oixuii~~'f'r}@ruli~c6-E}t6ft~z9 cl}ccA rrccpi*--n-rc3El~~v~c+ The applicant Shall
submit a Certificate of Zoning ompliance application to the Plannin~partment for approval of all
future uses on the site to ensure compliance with the Unified Development Code the Meridian Design
Manual, and provisions of the development agreement contained herein, prior to issuance of building
permits for any structure(s) within this site.
5. The City Council expects some stamped decorative concrete within the proposed development. No
change
6. If waived by City C ouncil, access shall be granted to Linder Road lo_r the future church site as proposed
on the submitted concept plan.
After review the recorded DA staff has is also recommending that Sub-section 4 be modified as well to be
consistent with what the applicant is proposing on the concept plan. Currently this section references the
development of 11 commercial lots in a proposed L-O zone on 12.64 acres. As mentioned above the
applicant is proposing 6 commercial lots. Therefore, staff is recommending the following modification to
the language contained in Sub-section 4 "USES PERMITTED BY THIS AGREEMENT":
. Commercial Development consisting of 7 buildings in an L-O zoninv district
IX. EXHH3ITS
A. Maps/Other
1. Vicinity Map
2. Approved Concept Plan
3. Proposed Concept Plan
Bridgetower Crossing Office MDA
Page 4
Exhibit A.1-Vicinity Map -Property Subject to Development Agreement
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Bridgetower Crossing Office MDA
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Exhibit A.2 -Approved Concept Plan
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