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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Hearing Date: Apri126, 2011 (Continued from April 19, 2011) TO: Mayor & City Council FROM: Sonya Watters, Associate City Plarmer 208-884-5533 SUBJECT: MDA-11-003 -Meridian Vision (lka Hoyd Property) I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST E IDIAN~-- IDAHO The applicant, Dr. Kevin McElroy, requests approval to modify the existing development agreement (MDA) (Instrument No. 107067262) for the subject property to include a new conceptual development plan and building elevations. See Section IXAnalysis for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed MDA with the amended conceptual site plan, building elevations, and provisions listed in Exhibit A. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number MDA-11- 003 as presented in the staff report for the hearing date of April 26, 2011, with the following modifications: (Add any proposed modifications.) Ifurther move to direct Legal Department Staff to prepare an amended Development Agreement for this property that reflects the changes noted in Exhibit A. Denial After considering all staff, applicant and public testimony, I move to deny MDA-11-003 as presented during the hearing on April 26, 2011, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number MDA-11-003 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 northeast corner of N. Meridian Road & Carmel Drive, in the southwest % of Section 6, Township 3N., Range lE. B. Owner(s): McElroy Investments, LLC 3022 E. Green Canyon Drive Meridian, ID 83642 C. Applicant: Dr. Kevin McElroy Exhibit A 1012 N. Main Street Meridian, ID 83642 D. Representative: Brian Garrett, Erstad Architects 420 W. Main Street, #202 Boise, ID 83702 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a development agreement modification. A public hearing is required before the City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: Apri14, and 11, 2011 C. Radius notices mailed to properties within 300 feet on: April 1, 2011 D. Applicant posted notice on site by: April 12, 2011 VI. LAND USE A. Existing Land Use(s) and Zoning: This site consists of vacant undeveloped property in the C-C (Community Business) zoning district. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Residential property, zoned C-C 2. East: Residential properties in La Playa Manor Estates Subdivision, zoned R-8 3. South: Carmel Drive & vacant property, zoned RUT in Ada County 4. West: Vacant rural residential property, zoned RUT in Ada County C. History of Previous Actions: • The subject property was annexed (AZ-06-062) in 2007 and zoned C-C. A development agreement was approved as a provision of annexation (Instrument No. 1081311037067262). D. Utilities: 1. Public Works: a. Location of sewer: Stubbed to the property from N Meridian Road. b. Location of water: Located in E Carmel Dr. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: An open canal runs along the east boundary of this site. 2. Hazards: The open canal along the east boundary of the site may represent a hazard to young children. 3. Flood Plain: A small portion of this site along the east boundary lies within flood zones XS and AE; the AE portion lies within a flood way. VII. COMPREHENSIVE PLAN POLICIES AND GOALS Exhibit A This property is designated "Commercial" on the Comprehensive Plan Future Land Use Map. The purpose of this category is to provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as government offices. The subject 1.12 acre property, zoned C-C, is proposed to develop with a 2, 700 square foot office building with a pad for future development as shown on the conceptual development plan, consistent with the Commercial designation. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement: Per UDC 11-2B-1, the purpose of the commercial districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Allowed uses in the C-C district consist of larger scale and broader mix of retail, office, and service uses. Properties should have access to arterials or nonresidential collector streets. The subject property proposed for office uses is located adjacent to Meridian Road, an arterial street; the proposed office use is consistent with the future land use map designation of "Commercial " for this property. B. Schedule of Use: Unified Development Code (UDC) 11-2B-21ists uses that are principal permitted uses, conditional uses, and prohibited uses in the C-C zoning district. An office building is proposed on the concept plan along with a building pad for a future structure. Offtce uses are classified in the UDC as a professional service and are a principal permitted use in the C-C zoning district. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: The request is for a modification to the Development Agreement (DA) to update the conceptual development plan, building elevations and construction materials for the future structure. Since the original DA was recorded, the property has changed ownership. The former owner had planned to construct a two story, 14,000 square foot office building on the site. The new owner wishes to develop the property with a single story 2,700 square foot office building with an additiona15,000 square foot building pad for future development. Therefore, a modification to the DA is necessary to update the development plan & building elevations. The current DA requires an easement to be recorded prior to issuance of Certificate of Zoning Compliance (CZC) that grants cross-access to the property to the north The applicant requests am amendment to the agreement to allow the easement to be recorded prior to issuance of Certificate of Occupancy instead. The reason is so that they can proceed with submittal of the CZC without delay. Staff is amenable to this request. Staff has also included a few minor amendments to the DA along with reasons for the changes in Exhibit A.6. In summary, staff is of the opinion that the proposed amendments are in keeping with the spirit and intent of the original development agreement and recommends approval of the proposed modification. X. EXHIBITS A. Drawings/Other 1. Vicinity Map Exhibit A 2. Previously Approved Conceptual Development Plan (dated: 12/28/06) 3. Proposed Conceptual Development Plan (dated: 3/15/11) 4. Previously Approved Conceptual Building Elevations 5. Proposed Conceptual Building Elevations (dated: 3/15/11) 6. Proposed Changes to Development Agreement Exhibit A Exhibit A.1: Vicinity Map ~ w ~ ~ E CHATEAU DR q} 3o W cR~ fk`/ SP~CFw00p oR _ ... _ ~ a O > £~ DR w OR a ~ z ~ ~ E5 COVR y v 3 w ~ ~. '~~¢'*~ E JAMES COURT DR E JAMES COURT DR Z E FPM n0 2 ; a TIFFANY DR 4~ ~ W WILLOWBROOK DR w ";s~,_.. _;. G~ z ~ ~z ~~~~ w/CLO~BRVOK vR °o= E E E ELBRIDGE ST ~ Z 3 3 W CRANMER DR z LBRIDGE ST a 0 ~ O~ w E CARMEL DR w ~P~P E snasnaA oR a pP~ a `~ Z E ~ ~ sp i ~.p ~O,fq z J E JOY CIR ~'P m w 7i~ Z Z z F a Z,~ g t~ -~ O ~ O titi Z ~ v~i ~ ~9 A o ° a ~ _, E LYNN DR c ,, M (,] W ll.1 3 ~ Z '~^ Z z S~ E FAIRVIEW AVE a W CHERRY LN r ~`Px~ N E FAIRVIEW AVE '" e W CHERRY LN ~ ~ o -~ 3 ~ o z A Z K' Exhibit A Exhibit A.2: Previously Approved Conceptual Development Plan (dated: 12/28/06) Exhibit A Gt~L DRIVE Exhibit A.3: Proposed Conceptual Development Plan (dated: 3/15/11) _~ Z 1 ~~ ~~ ~~ ~~ ~y nom --- ,.._.. ~sa~ e „~ ~.~: ::~...,~ ..w. as.,..«.. rwpr, ~... a1.f1 Exhibit A Exhibit A.4: Previously Approved Conceptual Building Elevations Front Elevation: a Side Elevation: onstruction Materials: The maiority of the ex terior finish w'll be fiber-cement with rai ed windows and corner while he bo om of he low r story and the corner fro oor to ton of 2"d floor wall wi 1 be finished in a c iltured stone wain co wi h a "stack- one" annearance on all four sides of the building. All fasci a and soffit w'll be a naintable fiber-sem en or durable hardboard trim. The entry will be accen ted with a natural or nainted heave timber auuearance. Roofing material will be a 40-year he ave architec oral a nhal bin le in a s laty or lack shade. All exterior door w'll be heave comm ercial rade construction and fi ich Wi ndow ' 1 be Energy Star®. low-E. color-coordina ed heave vinyl Exhibit A Exhibit A.S: Proposed Conceptual Building Elevations (dated: 3/15/11) ~. rsr• nw ~~ ~' _~ ~~ ~~ o $~ ~~---~ __ ~~ ..~.d. aan ~~ ~~ ~~ t.3 i! ~. "`.~ -- Y aEaxx ~ee y~ QLa ~ S^^ff ~p$~~ LE fII _ ~~ ~rl~ ~~ ~~ Exhibit A.6: Proposed Changes to Development Agreement Applicant's proposed changes are noted in strike-out/underline format; staff's recommended changes are noted in double strike-out/double underline format. Staff's comments are italicized. Staff has included all of sections 4 and S, including the portions not proposed to change (shown in regular type), for Council's benefit. 4. USES PERMITTED BY THIS AGREEMENT: 4.1 The uses allowed pursuant to this Agreement are only those uses allowed in the C-C zoning district under the City's Zoning Ordinance codified as Meridian Unified Development Code § 11- 2B-2 Staff recommends this section be modified as shown. The previous use approved for the property was office, not retail; however, there are also other uses listed in UDC 11-2B-2 that are allowed in the C-C zoning district. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1 Owner/Developer shall develop the Property in accordance with the following special conditions: 1. Across-access easement to Carmel Drive shall be provided to the property ~ to the north ( Parcel No. S 1106336012). Prior to issuance of a Certificate of Zoning Occupancy on this site, submit a recorded copy of said cross-access easement to the Planning Department. The applicant requests approval to submit a copy of the recorded easement prior to occupancy rather that issuance of CZC to allow additional time to draft and record the easement. Staff is amenable to this request. Because ownership of property changes, Staff recommends including a parcel number instead of owner name. The hours of operation for future businesses on the site shall be limited to the hours between 6:00 am and 10:00 pm to reduce possible adverse impacts on the existing residences to the site. 3. The applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC) permit from the Planning Department for all new construction on the subject property. Concurrently the applicnt shall obtain administrative design review annroval of the proposed structure(sl and site in accord with the standards listed in UDC 11-3A-19 and the guidelines listed in the Meridian Design Manual. Since this property was annexed, design standards have been adopted which are applicable to all new development. 4. All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development. 5. Any future building on the site shall substantially comply with the conceptual elevations and construction materials submitted to the City as shown in Exhibit A of the Staff Report. A change to the elevations & construction materials are proposed as shown in Exhibit A.S; this provision shall refer to the amended plan included in this report. 6. The detailed site plan submitted with any CZC application on this site shall substantially comply with the conceptual development plan submitted to the City as shown in Exhibit A of the Staff Report. A change to the conceptual development plan is proposed as shown in Exhibit A.3; this provision shall refer to the amended plan included in this report. 7. The applicant shall be responsible for all costs associated with sewer and water service installation. 8. No direct lot access to Meridian Road shall be allowed to this site. 9. Upon development of the property, a minimum 25-foot wide landscape buffer shall be constructed along N. Meridian Road. The landscape buffer shall be placed on the subject property, in accordance with the UDC standards. 10. Upon development of the property, a minimum 10-foot wide landscape buffer shall be constructed along Carmel Drive. The landscape buffer shall be constructed in accordance with the UDC standards. 11. Upon development of the property, construct a minimum 25-foot wide landscape buffer adjacent to any existing residential uses which abut this site. 12. ~ . Iri accord with the Meridian Pathways Master Plana 10-foot wide multi-use pathway is reauired to be constructed alone N. Meridian Road. Five-feet maybe added to the existing sidewalk to satisfy this reauirement similar to the pathway constructed on the property to the north at 1990 N. Meridian Road. An attached sidewalk already exists along Meridian Road and Carmel Drive; therefore, the requirement is not necessary. Staff recommends the pathway requirement be added instead consistent with the Meridian Pathways Master Plan. 13. Any new building on this site shall be required to receive elevation certification. 14. The applicant shall complete all required improvements prior to obtaining a Certificate of Occupancy for the proposed development. 15. 100 Watt and 250 Watt. high-pressure sodium street lights. shall be reauired per the Citv of Meridian Department of Public Works Improvement Standards for Street Li~htine. All street lights shall be installed at developer's expense. Final design shall be submitted to the Public Works Department for approved. The street light contractor shall obtain the approved desim on file and an electrical permit from the Public Works Department prior to commencing installations The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC This condition has been added as new design requirements have been approved requiring this installation. 16. A portion of this development lies within the Meridian Floodnlain Overlay District. The a licant will be required to submit a Floodnlain Development Permit and secure approval before any construction can beein. Permit approval may require development of Base Flood Elevations. mappine of the floodplain and / or floodwav boundaries. and analysis of the effect of the development on the floodplain. Applicant should reference Citv Flood Damaee Prevention Code and coordinate with the Floodnlain Administrator to verify requirements. This condition has been added as new design requirements have been approved requiring development in the floodplain to be certified before construction. EXHIBIT A Replace the existing conceptual development plan shown in Exhibit A of the development agreement with the updated plan proposed in Exhibit A.3 of the subject staff report. Replace the existing conceptual building elevations & construction materials shown in Exhibit A of the development agreement with the updated plan proposed in Exhibit A.5 of the subject staff report.