CC - Staff Report1
Charlene Way
From:Sonya Allen
Sent:Friday, December 01, 2017 4:06 PM
To:Barbara Shiffer; C.Jay Coles; Charlene Way
Cc:Brad Miller
Subject:Swindell Subdivision
Attached is the staff report for the proposed development agreement for Swindell Subdivision. This item is
scheduled to be on the Council agenda on December 5, 2017. The public hearing will be held at City Hall, 33
E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Brad - Please submit any written response you may have to the staff report to the City Clerk’s office
(cjcoles@meridiancity.org , cway@meridiancity.org , bshiffer@meridiancity.org and myself (e-mail or fax) as
soon as possible.
Thanks,
Sonya Allen | Associate City Planner
City of Meridian | Community Development Department
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533|Direct: 208-489-0578|Fax: 208-489-0578
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
Swindell Subdivision – MDA H-2017-0145 1
STAFF REPORT
HEARING DATE: December 5, 2017
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
SUBJECT: Swindell Subdivision – MDA H-2017-0145
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Volante Investments, LLLP, requests an amendment to the existing development agreement
(MDA) (Instrument #2016-045074) to include a conceptual development plan and building elevations. See
Section IX Analysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA with the changes to the development agreement (DA)
recommended by Staff in Exhibit A.4 contingent upon the applicant submitting conceptual elevations prior
to the hearing that demonstrates consistency in design and incorporation of some of the same design
elements and construction materials between buildings to unify the development. Elevations are required
to reflect design elements suited for commercial developments rather than industrial developments.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-0145 as
presented in the staff report for the hearing date of December 5, 2017, with the following modifications:
(Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny H-2017-0145 as presented during
the hearing on December 5, 2017, for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0145 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 generally located off the northwest corner of S. Locust Grove Road and E. Overland Road,
in the southeast ¼ of Section 18, Township 3N., Range 1E.
B. Owner:
Volante Investmetns, LLLP
3084 E. Lanark Street
Meridian, ID 83642
C. Applicant:
Brad Miller, Van Auker Companies
3084 E. Lanark Street
Swindell Subdivision – MDA H-2017-0145 2
Meridian, ID 83642
D. Representative:
Same as Applicant
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: November 17, 2017
C. Radius notices mailed to properties within 300 feet on: November 13, 2017
D. Applicant posted notice on site by: November 21, 2017
VI. LAND USE
A. Existing Land Use(s): This property consists of land that is currently in the development process.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Interstate 84, zoned C-G and RUT in Ada County
South: Maverik convenience store/fuel facility and vacant/undeveloped land, zoned C-C; and E.
Overland Road & single-family residences across E. Overland Road, zoned R-4
East: S. Locust Grove Road and vacant/undeveloped industrial & commercial land, zoned I-L and C-G
West: Church, zoned L-O; vacant/undeveloped land, zoned C-G; a daycare facility, zoned C-G; and an
ACHD retention pond, zoned RUT in Ada County
C. History of Previous Actions:
In 2016, annexation and zoning (AZ-15-010) of 15.07 acres of land with a C-C zoning district;
rezone (RZ-15-011) of 0.57 of an acre and 5.09 acres of land from the C-G to the C-C zoning
district; and preliminary plat (PP-15-013) consisting of 7 building lots, 1 common lot and 1 other
lot on 20.03 acres of land for Swindell Subdivision was approved. A development agreement
(Instrument #2016-045074, Swindell Subdivision) was approved as a provision of annexation.
Alternative Compliance (A-2016-0072) was also approved to UDC 11-3B-7C.3.
A final plat (H-2016-0109) consisting of 7 building lots, 1 common lot and 1 other lot on 20.03
acres of land in the C-C and C-G zoning districts was approved in 2016.
VII. ANALYSIS
The applicant requests an amendment to the Development Agreement (DA) (Instrument #2016-045074)
to include a conceptual development plan and building elevations for the overall development as
required by the current agreement.
The applicant anticipates offices, a family entertainment use (Vertical View) and flex space (i.e.
office/warehouse) uses developing on the site, which qualify toward the variety of uses required in
mixed use designated areas such as this.
When the property was annexed, a conceptual development plan was not submitted for the site; only
conceptual building elevations were submitted. Therefore, the City Council required a conceptual
development plan for the overall development to be submitted and approved through a DA modification
prior to any development occurring on the site. The plan was required to demonstrate consistency with
Swindell Subdivision – MDA H-2017-0145 3
the Mixed Use – Community designation per the Comprehensive Plan and include at least 3 land use
types; a residential component was not required.
Development of the site is required to comply with the structure and site design standards listed in the
UDC (11-3A-19), including but not limited to the following:
Extend or improve streets, drive aisles, cross access easements or similar vehicular and
pedestrian connections provided from adjacent properties. All lots should have interconnectivity
via cross-access easements.
For lots with frontage on a public street, a minimum of forty percent (40%) of the buildable
frontage of the property shall be occupied by building facades and/or public space. Within
mixed use areas, and for large multi-building developments, buildings may be placed away
from roadways if a minimum of thirty percent (30%) of the buildable frontage is occupied by
building facades and/or public space.
For properties greater than two (2) acres in size, no more than fifty percent (50%) of the total
off street parking area for the site shall be located between building facades and abutting streets
(affects Lots 3 & 4). If parking cannot comply with this standard, it’s required to be screened
by berms, landscaping, walls, architectural elements, or a combination of these elements to
produce an appropriate buffer adjacent to public spaces and roadways.
The design and layout of internal site parking shall avoid long straight unbroken parking aisles,
provide crossing drive aisles for internal circulation at approximately one hundred fifty foot
(150') intervals, or provide parking that is perpendicular to the building. This applies to the long
vertical row of parking Lot 4.
The concept plan does not reflect compliance with the items noted above; future development
applications will be required to comply with these standards.
Conceptual building elevations were also required to be submitted for future structures within the
development that are consistent in design and incorporate some of the same design elements and
construction materials to unify the development. Elevations were required to reflect design elements
suited for commercial developments rather than industrial developments (i.e. incorporate modulation,
fenestration, variations in profile, mix of materials, etc.).
Conceptual architectural drawings were submitted for the family entertainment and the
office/warehouse use; sample photos of other buildings were also included (see Exhibit A.3). The
design elements and construction materials are all very different and do not incorporate a common
theme and/or material(s) as required. Additionally, a couple of the large structures are very
industrial in appearance and are not suited for a commercial development such as this and are
not approved. ALL future structures are required to comply with the design standards in the
Architectural Standards Manual; inclusion of the proposed elevations in the DA as examples of
future buildings to be constructed within the development does not constitute approval of such.
Staff has discussed the lack of incorporation of a common theme and/or material(s) in the
building elevations for the overall development with the applicant. The applicant intends to
submit elevations and/or design standards for the development that do comply with this
requirement prior to the Council hearing. Therefore, staff does not recommend approval of the
concept elevations included in Exhibit A.3 for inclusion in the DA. If the applicant submits
concept elevations prior to the Council hearing that are deemed to comply with this requirement,
staff recommends they be included in the amendment and approved; if not, staff recommends the
application is continued to a later date in order for the applicant to comply with this requirement.
Swindell Subdivision – MDA H-2017-0145 4
Staff recommends approval of the proposed concept plan with the changes noted above and included in
strike-out/underline format in Exhibit A. 4. Further, staff will provide a recommendation at the hearing
in regard to the conceptual building elevations to be included in the DA, which the applicant intends to
submit prior to the hearing.
VIII. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Conceptual Development Plan (dated: 9/14/17)
3. Proposed Conceptual Building Elevations – NOT APPROVED
4. Current & Proposed Development Agreement Provisions
Swindell Subdivision – MDA H-2017-0145 5
Exhibit A.1: Vicinity/Zoning Map
Swindell Subdivision – MDA H-2017-0145 6
Exhibit A.2: Proposed Conceptual Development Plan (dated: 9/14/17)
Swindell Subdivision – MDA H-2017-0145 7
Exhibit A.3: Proposed Conceptual Building Elevations – NOT APPROVED
Swindell Subdivision – MDA H-2017-0145 8
NOT APPROVED
Swindell Subdivision – MDA H-2017-0145 9
NOT APPROVED
Swindell Subdivision – MDA H-2017-0145 10
Swindell Subdivision – MDA H-2017-0145 11
VERTICAL VIEW ELEVATIONS
Swindell Subdivision – MDA H-2017-0145 12
Swindell Subdivision – MDA H-2017-0145 13
Exhibit A.4: Current & Proposed Development Agreement Provisions
Staff’s recommended changes in strike-out/underline format
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner/Developer shall develop the Property in accordance with the following special
conditions:
a. Prior to any development occurring on the site (including issuance of building permits),
the development agreement shall be modified to include a conceptual development plan
and building elevations for the overall development.
The conceptual plan shall demonstrate consistency with the Mixed Use – Community
designation per the Comprehensive Plan and shall include at least 3 land use types.
Conceptual building elevations for future structures within this development shall be
generally consistent in design and incorporate some of the same design elements and
construction materials to unify the development. Elevations should reflect design
elements suited for commercial developments rather than industrial developments (i.e.
incorporate modulation, fenestration, variations in profile, mix of materials, etc.).
b. The subject property is allowed two (2) building permits prior to subdivision of the
property. Prior to submittal of the third building permit, the subject property shall be
subdivided.
c. The existing home and associated outbuildings shall be removed from the site prior to
signature by the City Engineer on the final plat or issuance of the first building permit,
whichever occurs first.
d. Future development of this site shall substantially comply with the preliminary plat and
site/landscape plan included in Exhibit A of the Staff Report that is attached to the
Findings of Fact and Conclusions attached as Exhibit “B” and the conditions contained
herein.
e. Future development shall comply with the design standards listed in UDC 11-3A-19
and the City of Meridian Architectural Design Manual., including but not limited to the
following:
i. Extend or improve streets, drive aisles, cross access easements or similar vehicular and
pedestrian connections provided from adjacent properties. All lots should have
interconnectivity via cross-access easements.
ii. For lots with frontage on a public street, a minimum of forty percent (40%) of the buildable
frontage of the property shall be occupied by building facades and/or public space. Within
mixed use areas, and for large multi-building developments, buildings may be placed away
from roadways if a minimum of thirty percent (30%) of the buildable frontage is occupied
by building facades and/or public space.
iii. For properties greater than two (2) acres in size, no more than fifty percent (50%) of the
total off street parking area for the site shall be located between building facades and
abutting streets (affects Lots 3 & 4). If parking cannot comply with this standard, it’s
Swindell Subdivision – MDA H-2017-0145 14
required to be screened by berms, landscaping, walls, architectural elements, or a
combination of these elements to produce an appropriate buffer adjacent to public spaces
and roadways.
iv. The design and layout of internal site parking shall avoid long straight unbroken parking
aisles, provide crossing drive aisles for internal circulation at approximately one hundred
fifty foot (150') intervals, or provide parking that is perpendicular to the building. This
applies to the long vertical row of parking Lot 4.
f. The developer shall provide a 35-foot wide buffer along the west boundary of the site
adjacent to S. Fignut Way; and a 25-foot wide buffer along the southern boundary of
Lot 2, Block 1 landscaped with native grasses and bushes as alternative compliance (A-
2016-0072) to UDC 11-3B-7C.3. Because of the irrigation and drainage easement that
exists along the west boundary of the site, trees are prohibited within the easement. All
buffers may be constructed at the time of lot development.
g. A cell tower shall not be constructed on this site unless specifically approved by the
City.