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HomeMy WebLinkAboutCorrected Staff ReportSTAFF REPORT HEARING DATE: February 23, 2010 ~, 1~1~1 V TO: Mayor and City Council FROM: Bill Parsons, Associate City Planner (208) 884-5533 SUBJECT: MDA-10-002 -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-10-002, 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-10-002, 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-10-002, to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance) lV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is located east of N. Townbridge Way, north of Ustick Road and approximately a '/4 mile west of N. Linder Road, in the southeast'/4 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 Page 2 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 A.3) 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 five 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. Staffs 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, composite or the roofing materials and variations in colors, roof planes and parapet heights. No Change Bridgetower Crossing Office MDA Page 3 2. Elevations shall substantially conform to the photos submitted as set forth in Exhibit D. ""`+'' +'' ~ '' +' 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 ^'~T~-T MDA-10-002. ^ ~~ ~ 2 ~-•~~~a~ '+~ • .All future development of the subject property shall comply with the L-O district reeulations Further all future development of the subject prope shall comply with City of Meridian ordinances in effect at the time of development 4• .The applicant shall submit a Certificate of Zonin Compliance application to the Planning Department 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 Council, access shall be granted to Linder Road for the future church site as proposed on the submitted concept plan. After reviewing the recorded DA, staff is 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": ASS-a-ppliea~ie~Commercial Development consisting of 7 buildings in an L-O zoning district IX. EXHIBITS 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 t vF 3 . ,. 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