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Home My WebLink AboutStaff Report - CCSTAFF REPORT HEARING DATE: March 25, 2014 TO: Mayor and City Council E IDIAN ^' FROM: Bill Parsons, Associate City Plam~er (208) 884-5533 SUBJECT: MDA-14-003 -Kennedy Commercial Center I. SUMMARY DESCRIPTION OF REQUEST The applicant, Derk Pardoe, is requesting to amend the recorded development agreement (DA) (instrument #1081 19853) approved with the rezone of the property (RZ-08-003) for the purpose of: 1. removing the subject property from the existing DA and entering into a new DA; and 2. develop the property as a mixed use development consisting of office, multi-family and retail uses. For informative purposes the applicant has provided a concept plan and sample elevations that represents the future design of the proposed development. iI. SUMMARY RECOMMENDATION Staff recommends approval of the development agreement modification application as detailed in Section V11 of the staff report. IIr. PROPOSED MOTION Approval After considering all staff, applicant, and public testimony, I move to approve file number MDA-14- 003, as presented in staff report for the hearing date of March 25, 2014, with the following changes: (insert any changes here). I further move to direct Legal Department Staff to prepare a Development Agreement for this site that reflects the provisions noted in Exhibit A.6. Denial After considering all staff, applicant, and public testimony, i move to deny file number MDA-14-003, as presented during the hearing on March 25, 2014. (You should state why you are denying the request.) Continuance I move to continue file number MDA-14-003 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 site is located on the north side of W. Overland Road, west of S. Stoddard Road in the southwest'/4 of Section 13, Township 3 North, Range 1 West. (Parcel #'s 84885160020,84885160030, 84885160040,R4885160050,R4885160062, 84885160070, 84885160080 and 84885160090) B. Applicant/Owner: S.A.N.C. investments, LLC 3454 Stone Mountain Lane Sandy, UT 84092 C. Applicant's Statement/Justification: Please see applicant's narrative for this information. Kennedy Commercial Center -MDA-14-003 Pale 1 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: March 3, and 17, 2014 C. Radius notices mailed to properties within 300 feet on: February 28, 2014 D. Applicant posted notice on site by: March 14, 2014 Vll. LAND USE A. Existing Land Use(s): The subject property is vacant commercial property, zoned C-G. B. Character of Surrounding Area and Adjacent Land Use and Zoning: The subject property is primarily surrounded by developed and undeveloped commercial and industrial properties, zoned C-G and I-L. The property on the south side of Overland Road has been approved for annexation by the City however; the development agreement has not been executed by the developer to finalize the annexation of the property. C. History of Previous Actions: In 2001, the property received a conditional use permit/planned unit development approval (CUP-Ol-009), under the name of Treasure Valley Technical Center, which allowed for daycare, office, retail and industrial uses. As part of that approval a conceptual site plan was approved and any future daycare, office and retail uses require conditional use permit approval. • in 2007, a preliminary plat and final plat (PP-07-013 and FP-07-036) was approved for the 26 +/- acre portion of the site to the north and west of Western Electronics that consisted of 1 1 building lots and 2 common lots. • In 2008, the property received comprehensive map amendment and rezone (CPA-08-005 and RZ-08-003) approval to change the land use from industrial to commercial and rezone the property from the I-L zone to the C-G zone. With the rezone of the property, the City required a development agreement (DA) that recorded as instrument #108119853. The recorded DA requires compliance with a specific concept plan and building elevations. VIII. STAFF ANALYSIS The applicant is requesting to amend the recorded development agreement (DA) approved with the rezone of the property. At the time Council approved the rezone, a concept plan and conceptual building elevations were tied to the original DA. The approved concept plan depicts eleven (11) structures; totaling 270,475 square feet. The mix of buildings consists of the following: two (2) 3-story office buildings consisting of 66K square feet (s.f.) each, four (4) office buildings consisting of 31,475 s.f, a 2-story office building consisting of45K s.f., r a 2-story education facility consisting of 35K s. f., a bank building consisting of 7.SK s.f, a restaurant building consisting of S.SK s.f., and - a retail building consisting of 14K s.f. A variety of building elevations were also provided to coincide with planned uses and structures mentioned above. The building materials depicted on all of the structures consist of brick and stucco with a variety of accent materials such as stone, CMU, timber, and metal. Kennedy Commercial Center - MDA-14-003 Pale 2 The new owner of the property has purchased approximately 14.81 acres of the site (8 commercial lots) and wishes to remove the subject property from the original development agreement and enter into a new DA with the City. The applicant has submitted a new concept plan depicting amixed-use development consisting of three (3) retail buildings ranging in size between 7,000 square feet and 1 1,250 square feet adjacent to Overland Road, 180-unit multi-family development and a single office pad site adjacent to Interstate }-84. The proposed concept plan also illustrates access to the development, site layout, parking and site circulation. In conjunction with the concept plan, the applicant has submitted sample photos of the multi-family dwellings and the commercial buildings. The multi-family dwellings depict building materials that incorporate brick wainscot, a mix of wood siding, private patios, variations in the wall planes and rooflines and tuck under garages. The commercial buildings incorporate stucco finish, covered entries, decorative cornices, stone accents and variations in fenestration, wall planes and roof 1 fines. Staff is supportive that the design features portrayed in the attached photos. Future structures on the site are required to obtain certificate of zoning compliance and administrative design review approval and comply with the structure and site design standards set forth in UDC 1 1-3A-19 and the design guidelines contained in the Meridian Design Manual. NOTE: The proposed multi f«milJ~ developnre~zt is conceptu«l i~z nature and will be ev«luatecl with aJulure co-~ditional use perrrrit application. DA Modification: In general staff is supportive of the concept plan, building square footages and design concepts proposed with the subject appl ication. To move forward with development of the site as proposed by the applicant, staff recommends the following new DA provisions: 1. Development of the property shall substantially comply with the concept plan and building elevations attached in Exhibit A.4, the design standards listed in UDC 1 1-3A-19 and the guidelines contained in the Meridian Design Manual. 2. Direct lot access to Overland Road is prohibited unless waived by City Council in accord with UDC 11-3A-3. 3. The applicant shall grant cross access to the property to the west (Parcel #51213336006) through the retail portion of the development. A copy of the recorded cross access agreement shall be submitted with the first certificate of zoning compliance application for the retail portion of the development. 4. Any future multi-family use on the site must obtain approval of a conditional use permit and comply with the specific use standards set forth in UDC 1 1-4-3-27. 5. Sanitary sewer service to the Kennedy Commercial development is currently being accomplished via a temporary lift station which pumps to a discharge manhole in Overland Road. It shall be the responsibility of this developer to commission a study of the lift station capacity, and make any upgrades that are needed to accommodate this new proposal. Staff recommends approval of the development agreement modification with recommended provisions attached in Exhibit A.6. VIII. EXHIBITS A. MapslOther 1. Vicinity/Zoning Map 2. Approved Concept Plans 3. Approved Building Elevations 4. Proposed Concept Plan Kennedy Commercial Center - MDA-14-003 Patre 3 5. Proposed Building Elevations 6. Proposed Development Agreement Provisions Kenned}~ Commercial Center - MDA-14-003 Patre 4 Exhibit A. l -Vicinity/Zoning Map Vicinity Map ° 0075 °1Mfles Legend i I ~ ~ _ < p~ ~J ~ ~~ ~ ~ ~ ~ _ ~ ~ ~~ The if i r~ h ~i n thi p u pl.a hom v~~~~U ~Ur ~5~~~~~ ~~id~~l W~, ,~~~~~~ ~~~, T~,~~~~.Y of A1enPnn n3A s n varranh or guarartPe as to the C ~ ~ Area of li~~pact 'r Salm° a k5rn e'pr ~ i k5fI1PE Df - ~ ~d cunlei t a uuaay ur dire s. of v nuletene or anyunhe ~ ~ _ ~ ~ data proeideA, antl a_~u nes nn legal resprnsroihnj for the I ' I l~ , nib i'atiu~~uuii4~' '•dunlhiSin.3p- lnterstate~ $4 - - Interstate sa I nterstate 84 Interctata >ze i~ 1401 ~i, ~ j/ ~ __ , j i',~ ~ ~ j^''%/ ~, , - _ ^o°i 700 1385 1560 ~% ,~ // ~// - - I<„~ ~ ~. c ii/, / ~ =~' ~"X :v~- ~, ' ; 550 1491 m F v ~ , ~ ~ ,%i: ~ _~ 1543 °° C-G ~V Overla nd Rd - _ -.~ R 2 - Rl - i / _ I ~ ~ Gi I\-C ~, ~ ~ ~ ~ 1 I mss _ _ i - m ~ v. P l 52i ~ C. ~ .N w ? RL-I ,~ _ ~~ C-G d' ~ ~ - `_ _- 1770 L..I. 925 Q 795 ~ C ~~.~ ` ~ ~ N ~ '' MO ~.~Vl E IDIAN T ~~ Print Date: 1/14, 2014 Kennedy Commercial Center - MDA-14-003 Patre 5 Exhibit A.2 -Approved Concept Plan .IT'h. wer.a w. 1 1,~,Y..,,1 ~..•nw u~• I. «+t 1. 1 e 1 w o+• H[flLl)!NI I ANhll t ~ J Me. ~, J R hl N l ~ t 1 4 u_.r M.•u' T ... u. ., I.AyD TU BL ILUINti xAT[q r 1RAMe Itl~t IxLSUnTs 1^ ~ • u•~11LI Y. ~i1y Y • 1~u ~ U I •,•mr~ 111+1 Y 111 I ~I I ~ I I :I Irl 1 I wl -, t..,.v ,>.~N, ....... ;.~. PnxAmr, l; "anvmra ~J U U ~ J ~ O ~ ~ ~i - _~ wnNCtrTt~lwLSrrFne~~lur-tturrLnN . ~,T,„1:1 ,,. ~ - _~ `1~'T I Id#'ITrTT~pTfIT I 1 !Gat ~Tf"li'tJ~" TI I I~~T~''T•TC? ° ~~~, 4X; ~j t> f l II III T'TTT1T'T'1 blt ~-~.:~~}dta' I, I I (T' - f:-a I. I. I ~lQ~~R :~ M~If:~.. 11• . ~~ ~_ \ II ~ J ~' ~: - b~isl..a!8. w.r ~ ~ ~' M R.-:. s.K~ w«~ - 111Y~ /I I t'. • j ~ - I ° ~. 4r ~ w i G7.LSA - r ;' 1 L ~ v~ _ - .a - )- B'- _ _ 14'~J 4S~T - 11ll~ e-1~ ~ _ ~y .;'~•I~:~/''~I~I.T '~ ;':JCI.Jlj;..~J_J.{~ I l 1.1 1, ~ I I I I LL1~I_-1._.1_1_1:.11 1 ~j I, ! 111 ' I Is ~ ~ ~r. l ~•..-- .>~ ~ i~ I I'. I I I_'T-T-(TT1 I I I~ I I~ i I ''~ ~ - c! ' ~~ - ~, ~ ~ ~„ I.,. - __1.1.1 I I pFl rl- I I I ~ - ,., - N l: ~ f~ i i ~~ ~ _-~ T,7;r111f;~l~rl,~1l 1~I1~ti' - b ^w~ J=~ _ ~_~ °r_ ~~~ ~« ~,~ ~. ,.I ,1. 1~ _ ~ - IS.. ~ WTSTC.IfN_ I ~~ c-.:~ ~ ~Y GCS tafi3 III, h.r.rrntuNlLS ~I(I~ I~-~ _ 1.1 171• T'I`I7 ~i'. I. I ~ ~ ~ ~ J ~ FYJMI,I~ ~ ~W ~ ~i i~ ' T ~ _ 1 / ~ ~rril'~Irril~ III I_, - yl I L'L1J'1L;,i l l 1.1J_LJ.I I Illl1_;_LiJ1111'~, k ~ ~ ~3~~, na tl~Ai ai Q Kenned}~ Commercial Center - MDA-14-003 Page 6 Exhibit A.3 -Approved Building Elevations Kenned}~ Commercial Center - MDA-14-003 Page 7 Exhibit A.4 -Proposed Concept Plan APAR'hIENI APARTS!ENi fUlU2E0Il"ICE BUILDING htJp PA.RpNG ~?En 1 o PIEx ~ PLEX APARTraENT APAR?ME euuelNC eunaNc 18p TOTAL APARTMENTS 2~' ~% AFaRr, t 'COI 3l1TDIN l~JI ~ 7007 SO. RETAIL 9LIIOIN 11.500 S]. F. I RETAIL P.ETAIL ~ZIOIAN IDAHD SRE FLAN ~~.c_- Kenned}~ Commercial Center - MDA-14-003 Pale 8 Exhibit A.5 -Proposed Building Elevations Conceptual Building Elevations Kenned}~ Commercial Center - MDA-14-003 Page 9 i~ Exhibit A.6 -Recommended Development Agreement Provisions 1. Development of the property shall substantially comply with the concept plan and building elevations attached in Exhibit A.4 and the design standards listed in UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual. 2. Direct lot access to Overland Road is prohibited unless waived by City Council in accord with UDC 11-3A-3. 3. The applicant shall grant cross access to the property to the west (Parcel #51213336006) through the retail portion of the development. A copy of the recorded cross access agreement shall be submitted with the first certificate of zoning compliance application for the retail portion of the development. V 4. Any future multi-family use on the site must obtain approval of a conditional use permit and comply with the specific use standards set forth in UDC 1 1-4-3-27. 5. Sanitary sewer service to the Kennedy Commercial development is currently being accomplished via a temporary lift station which pumps to a discharge manhole in Overland Road. it shall be the responsibility of this developer to commission a study of the lift station capacity, and make any upgrades that are needed to accommodate this new proposal. Kennedy Commercial Center - MDA-14-003 Page 10