CC - Staff Recommendation to Council 1-12 STAFF REPORT C�I
w IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING 1/12/2021 Legend LF
DATE: L-Oc.!.G—L 0
Project Lacfltan
TO: Mayor&City Council UT
R
FROM: Sonya Allen,Associate Planner
208-884-5533 '+ - T
SUBJECT: H-2020-0118 -R1 =- �4
Volante Investments(aka Seasons at $ �`
Meridian) L7�
LOCATION: 2700 E. Overland Rd.,in the SE 1/4 of 17,_ C-C
T.3N.,R.IE. (Parcel#S1117438451) _R_
ERR R.4 iTI-R-
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I. PROJECT DESCRIPTION
Modification of the existing Development Agreement(Inst. #2016-060157)to include a conceptual
development plan for the eastern 15.89-acre portion of the larger 34.62-acre property,zoned C-G
(General Retail and Service Commercial District).
II. APPLICANT INFORMATION
A. Applicant:
Tamara Thompson,The Land Group, Inc. —462 W. Shore Dr., Ste. 100, Eagle, ID 83616
B. Owner:
Greg Goins,Winco Foods,LLC—PO Box 5756,Boise,ID 83705
C. Representative:
Same as Applicant
III. NOTICING
City Council
Posting Date
Legal notice published in
12/25/2020
newspaper
Radius notice mailed to
properties within 300 feet 12/22/2020
Page 1
Public hearing notice sign posted 12/28/2020
Next Door 12/22/2020
IV. COMPREHENSIVE PLAN ANALYSIS(COMPREHENSIVE PLAN)
The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as
Mixed Use—Regional(MU-R). This property is part of a larger 660+/-acre area designated MU-R
that lies south of I-84 on the north and south sides of E. Overland Rd. and the east and west sides of
S. Eagle Rd.
The purpose of the MU-R designation is to provide a mix of employment,retail,and residential
dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses
together,including residential, and to avoid predominantly single use developments such as a regional
retail center with only restaurants and other commercial uses. Developments should be anchored by
uses that have a regional draw with the appropriate supporting uses. The developments are
encouraged to be designed consistent with the conceptual MU-R plan depicted in Figure 3D (pg. 3-
17).
This site is located near a major arterial intersection(i.e. S. Eagle Rd. and E. Overland Rd.). A
conceptual development plan is proposed for a multi-family development on the eastern 15.89-acre
portion of the subject property that will contain a total of 360 apartment units at a gross density of
22.6 units per acre. The approved conceptual development plan for the western 18.75-acre portion of
the property is for an 85,000 square foot grocery store(Wino Foods)which will provide a regional
draw and anchor this development with the proposed residential as a supporting use. The proposed
plan depicts future retail uses on the property to the south of the grocery store between the future
extension of Cinema Dr. and E. Overland Rd.where"vacant land"was previously depicted.
In reviewing development applications,the following items will be considered in all Mixed-Use
areas,per the Comprehensive Plan(pg.3-15): (Staffs analysis in italics)
• "A mixed-use project should include at least three types of land uses. Exceptions may be
granted for smaller sites on a case-by-case basis. This land use is not intended for high
density residential development alone."
Overall, the 34.62-acre site subject to the Development Agreement is proposed to develop
with commercial(retail, restaurant, etc) and high-density residential uses. A variety of uses
have already developed in the larger MU-R designated area to the west, south and east,
including but not limited to, medical and dental offices,financial institutions, restaurants,
multi family residential, entertainment venues (i.e. movie theatre and shooting range), hotels,
corporate offices, call centers, schools, and civic uses (i.e. Gordon Harris park, an ACHD
park and ride lot and a library).
• "Where appropriate,higher density and/or multi-family residential development is encouraged
for projects with the potential to serve as employment destination centers and when the project
is adjacent to US 20/26, SH-55, SH-16 or SH-69."
This project is near S. Eagle Rd., which extends south from SH-SS. There are many
employment uses in this area with larger employment destination centers in El Dorado/Bonito
and Silverstone subdivisions at the southwest and southeast corners of Eagle and Overland
Roads and Rackham subdivision currently in the development process at the southeast corner
of Eagle Rd. &I-84. The proposed multi family development will provide high density housing
Page 2
options in close proximity to employment destination centers in this area where few currently
exist.
• "Mixed Use areas are typically developed under a master or conceptual plan; during an
annexation or rezone request, a development agreement will typically be required for
developments with a Mixed-Use designation."
A conceptual development plan is proposed with this application which will be incorporated
into an amended Development Agreement to ensure future development is consistent with the
Mixed-Use designation.
• "In developments where multiple commercial and/or office buildings are proposed,the
buildings should be arranged to create some form of common,usable area, such as a plaza or
green space."
A development plan isn't included for the area depicted as `future retail". To ensure this
area develops as desired with buildings arranged to create some form of common, useable
area,Staff recommends a provision requiring such is included in the amended DA.
• "The site plan should depict a transitional use and/or landscaped buffering between
commercial and existing low-or medium-density residential development."
The proposed multi family development will provide a transitional use between the existing
low-density 1-acre residential lots/subdivision to the east(i.e. Overland Way Subdivision) and
the future Winco Foods grocery store to the west.A 25 foot wide landscape buffer, landscaped
per the standards in UDC I1-3B-9C, is required to be provided on C-G zoned property along
the east boundary of the site to residential uses per UDC Table 11-2B-3. Three-story buildings
in the multi family development are proposed to be set back over 100'from the shared
property line; existing homes are set back an average of 250'from the property line, which
will create an approximate separation of 350'between uses.
• "Community-serving facilities such as hospitals,clinics, churches, schools,parks, daycares,
civic buildings, or public safety facilities are expected in larger mixed-use developments."
Many such uses exist in the larger MU-R designated area, including but not limited to,
medical and dental offices/clinics, schools,parks, a daycare, and a library. St. Luke's hospital
and medical center exists to the north on S. Eagle Rd. within approximately a mile of the site.
• "Supportive and proportional public and/or quasi-public spaces and places including but not
limited to parks,plazas, outdoor gathering areas, open space, libraries, and schools are
expected; outdoor seating areas at restaurants do not count."
As previously mentioned, a park, library and schools exist in the larger MU-R designated
area. Staff recommends some form of common, usable area such as a plaza or green space
is provided in the future retail area.
• "Mixed use areas should be centered around spaces that are well-designed public and quasi-
public centers of activity. Spaces should be activated and incorporate permanent design
elements and amenities that foster a wide variety of interests ranging from leisure to play.
These areas should be thoughtfully integrated into the development and further placemaking
opportunities considered."
No such public spaces or design elements/amenities are proposed in this portion of the Mixed-
Use designated area. However, quality amenities such as a clubhouse, swimmingpool, BBQ
area,playground/park with seating area, outdoor fireplace with seating area, and a
pedestrian loop are proposed in the multi family portion of the development for private use by
Page 3
its residents. Pedestrian connections will assist in providing integration with the future
commercial development.
• "All mixed-use projects should be directly accessible to neighborhoods within the section by
both vehicles and pedestrians."
A residential neighborhood exists directly to the east but there are no pedestrian or vehicular
connections to this site. Interstate 84 borders the site to the north and commercial uses exist to
the west. The proposed multi family and commercial development is accessible by vehicle
from Cinema Dr.from the west and S. Wells Ave. via E. Overland Rd. and by pedestrians from
sidewalks along these streets.A pedestrian loop is proposed around the perimeter of the multi-
family development, which provides connectivity to the existing and future commercial uses to
the west.
• "Alleys and roadways should be used to transition from dissimilar land uses, and between
residential densities and housing types."
The extension of S. Wells Ave.from Overland Rd will provide a transition between the
planned commercial retail uses and proposed multi family development.
• "Because of the parcel configuration within Old Town,development is not subject to the
Mixed-Use standards listed herein."
The subject property is not located in Old Town, therefore, this provision is not applicable.
In reviewing development applications,the following items will be considered in MU-R
areas,per the Comprehensive Plan(pgs.3-16 thru 3-17):
• Development should generally comply with the general guidelines for development in all
Mixed-Use areas.
Staffs analysis on the proposed project's compliance with these guidelines is included above.
• Residential uses should comprise a minimum of 10%of the development area at gross
densities ranging from 6 to 40 units/acre. There is neither a minimum nor maximum imposed
on non-retail commercial uses such as office, clean industry, or entertainment uses.
The multi family portion of the development consists of 15.89 acres and comprises over 10%
of the overall development area of this site at a gross density of 22.6 units/acre. The overall
MU-R designated area contains very few residential uses. There are no non-retail
commercial uses proposed at this time.
• Retail commercial uses should comprise a maximum of 50%of the development area.
The western 18.75-acre portion of the site is planned to develop with retail uses; other
commercial uses such as restaurants,professional/personal services, etc. are provided in the
overall MU-R designated area which should be consistent with this guideline.
Where the development proposes public and quasi-public uses to support the development,the
developer may be eligible for additional area for retail development(beyond the allowed 50%),
based on the ratios below:
• For land that is designated for a public use, such as a library or school,the developer is
eligible for a 2:1 bonus. That is to say, if there is a one-acre library site planned and
dedicated,the project would be eligible for two additional acres of retail development.
Page 4
• For active open space or passive recreation areas, such as a park,tot-lot, or playfield,the
developer is eligible for a 2:1 bonus. That is to say, if the park is 10 acres in area,the site
would be eligible for 20 additional acres of retail development.
• For plazas that are integrated into a retail project,the developer would be eligible for a 6:1
bonus. Such plazas should provide a focal point(such as a fountain, statue, and water
feature), seating areas, and some weather protection. That would mean that by providing a
half-acre plaza,the developer would be eligible for three additional acres of retail
development.
This guideline is not applicable as public/quasi-public uses are not proposed.
Staff believes the proposed conceptual development plan is generally consistent with the vision
of the MU-R designation in the Comprehensive Plan if the Applicant complies with Staffs
recommended conditions noted above.High-density residential uses are needed in this overall
MU-R designated area.
V. STAFF ANALYSIS
History: This property along with the abutting property to the west,formerly known as the Thomas
and Wurst properties, were annexed in 1994 and zoned C-G(Ord. #661, 661A &665). These
properties were part of a larger 167-acre area which included the interchange and the St. Luke's
property to the north and northeast; this property and the interchange area provided an annexation
path for St. Luke's medical center and hospital.
A Development Agreement(Inst. #2016-060157, H-2016-0056 Volante Investments) was recorded in
2016 for the abutting parcel to the west, which requires modification to the agreement prior to
development of the subjectparcel to include a conceptual developmentplan that is consistent with the
Mixed Use—Regional(MU-R)future land use map designation in the Comprehensive Plan.
A conceptual development plan and building elevations were approved for the abutting parcel to the
west that depicts an 85,000 square foot single-story retail building for Winco Foods on the northern
portion of the property, the extension of Cinema Dr.from the west to the east boundary, vacant land
on the southern portion, and the north/south extension of S. Wells Ave. along the east boundary of the
site (see Section VIA below).
An amendment to the existing Development Agreement(DA) (Inst. #2016-060157,Volante
Investments—H-2016-0056) is proposed to include a conceptual development plan for the eastern
15.89-acre portion of the property governed by the DA, as required.
The proposed concept plan depicts a total of 10 multi-family structures containing a total of 360
dwelling units arranged around internal common open space areas with associated access driveways
and parking(see Section VI.13). A mix of studio and 1-, 2-and 3-bedroom units are proposed ranging
from 488 to 1,328 square feet at a gross density of 22.6 units per acre.
The main entrance driveway to the multi-family development aligns with Cinema Dr.,planned to
extend from the west boundary of the abutting Winco parcel to the future north/south extension of S.
Wells Ave. from E. Overland Rd. along the southern portion of the subject property's west boundary.
Another access is proposed at the north end of the west boundary of the site. An emergency only
access is proposed via Overland Rd.; direct(public)access via Overland is not proposed. Staff
recommends as a provision in the DA that a cross-access/ingress-egress easement is recorded
between the two parcels subject to the DA(i.e. 51117438626& 51117438451).A copy of the
recorded easement should be submitted to the Planning Division with the first development
application for the overall property subject to the agreement.
Page 5
A Traffic Impact Study(TIS)was completed in 2016 for the Winco development and an updated TIS
submitted to ACHD that includes the proposed multi-family development. An initial review of the
TIS was completed by ACHD with comments/recommendations provided to the Applicant. A traffic
signal is planned to be constructed with the Winco development at the Wells/Overland intersection.
Because traffic is already congested in this area and at the Eagle/Overland intersection and
Eagle/I-84 interchange,Staff is concerned additional traffic generated from this development
will over-burden existing roadways and intersections.Therefore, Staff recommends a DA
provision that the TIS demonstrate additional traffic generated from this development can be
accommodated on existing roadways/intersections; and that the traffic signal at the
Overland/Wells intersection and any other improvements required by ACHD such as a right-
turn lane,and the extension of Cinema Dr. be installed prior to issuance of any Certificates of
Occupancy within the multi-family development. The multi-family development will not be
allowed to develop if the TIS doesn't support traffic generated from the development.
A total of 673 parking spaces, including 360 covered spaces are depicted on the concept plan. Based
on(180) 1-bedroom units and(180)2-and 3-bedroom units, a minimum of 630 parking spaces are
required with 360 of those being covered. The proposed parking exceeds the minimum standards by
43 spaces,which should adequately accommodate guest parking.
A total of 3+/-acres(19%)of common open space is proposed,which exceeds the minimum
requirements in UDC 11-4-3-27C. Based on 15 units containing 500 square feet(s.f.)or less, 315
units containing between 500-1,200 s.f. and 30 units containing 1,200+ s.f., a minimum of 2.1 acres
would be required.
A clubhouse with meeting rooms, a fitness facility,kitchen and gathering spaces,a swimming pool,
an outdoor fireplace with seating,BBQ area and park with seating; dog owner facilities; a children's
play structure; and a 0.5+/-mile perimeter pedestrian pathway loop are proposed as amenities. Based
on the number of units proposed(i.e. 360), Staff is of the opinion the proposed amenities meet and
exceed the minimum requirements in UDC 11-4-3-27D.2.
Noise abatement is required to be provided for residential uses adjoining state highways(i.e. 1-84) in
accord with the standards listed in UDC 11-3H-4D. Future plans submitted for this development shall
demonstrate compliance with these standards.
A Conditional Use Permit(CUP)is required to be submitted for the multi-family development per
UDC Table 11-213-2.At that time, Staff will review the details of the proposed project for consistency
with the dimensional standards of the C-G zoning district listed in UDC Table 11-213-3, specific use
standards for multi-family developments in UDC 11-4-3-27 and other applicable UDC standards. All
structures are required to be designed consistent with the design standards listed in the Architectural
Standards Manual. The site plan submitted with the CUP should depict the ultimate expansion of
Overland Rd.to 7-lanes.
Verification that the subject parcels are"original parcels of record" as defined in UDC 11-1A-1
is required.If determined not to be original parcels of record,the property is required to be
included in a subdivision plat to create legal parcels for development purposes.Verification of
such should be submitted prior to the City Council hearing for the subject application.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed MDA with the amended conditions,new conditions
and exhibits in Section VI.B.
Page 6
VII. EXHIBITS
A. Existing Conditions Governing Development of Subject Property and Conceptual Development
Plan(dated 4/12/2016) in Development Agreement Proposed to be Amended(Inst. #2016-
060157,H-2016-0056 Volante Investments)
4. USES PERMITTED 13Y THIS AHREEAUNT. This Agreement shall vest the
right to develop the Property in accordance with the terms and conditions of this Agreement.
4.1 The uses allowed pursuant to this Agreement are only those uses allowed
under the UDC.
4.2 No change in the uses specified in this Agreement shall be allowed without
modification of this Agreement,
S. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. DwnerlDeveloper shall develop the Property in accordance with the
following special conditions:
1. All deveIoptnent shall comply with City of Meridian ordinances and the
Comprehensive Plan.
2. Development of the west parcel located at 2600 E.Overland Read property shall be
generally consistent with the conceptual development plan and building elevations
included in Exhibits A.4 and A.5.
3. Prior to development of the east parcel located at 2700 E. Overland Road, the
Development Agreement shall be modified to include a conceptual development plan
that is consistent with the MU-R FLUM designation contained in the Comprehensive
Plan.
4. With development of the subject property,the developer is required to extend sewer
&water mains to and through the property.
5. Future development shall comply with the design standards contained in UDC 1I-
3A-14 and the Architectural Standards Manual andfor any updated versions thereof.
Page 7
_ = SITE DATA DATE
04H2M2G16
_-_
- _ --" `- --------------- L071 1835 ACRES 85,000 S.F. MAJORA 485 STALLS 5.7611000
LOT 2
s LOT 3
TOTALS
PA
RCEL BCE LEGEND
NUMBER OF STANDARD
PARKING SPACES
MAJOR A ® CART CORRAL
115,0110 S.F.
SINGLE STORY I #TOTAL NUMBER OF PARKING SPACES
PER PARCEL
PROPERTYlPARCEL LINE
i BUILDING LINE
-----_- - EASEMENT
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CONCRETE SIDEWALK
FrEEE-FFIv BICYCLE PARKING
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APN,S1117438626
m I FAR:24%
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_ o MAX,BUILDING HEIGHT',32'-0"
ZONING:GG-GENERAL RETAIL AND
DESTINATION PLACE SUB. SERVICE COMMERCIAL DISTRICT
TOTAL SITEARFA:816,213 SE.118,75 ACRES W
TOTAL PARKING AREA: 129,388$,F. 0�c
TOTAL PARKING LANDSCAPE AREA:35,517 S.F. y��o
PARKING LOT LANDSCAPE PROVIDED,27% op o w 4
TOTAL LANDSCAPE AREA:58,589 S.F, O 0
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PERCENTAGE OF LANDSCAPE,12% w S W
IJ PARKING STALLS REOV I RED:170 O V'
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PARKING STALLS PROVIDED',485 G'r
wntiew.� 1 a - CINEMA DR. I PARKING STALL SIZE',9.5'x20'
I I ADA STALLS REQUIRED:9
:a ADA STALLS PROVIDED',19
BICYCLE SPACES REQUIRED,20
f" •� BICYCLE SPACES PROVIDED:32
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BEING A.PORTION OF PARCEL 1.LOCATED IN THE
SW%OF THE BE Yq OF SECTION 17,T.3N.,R,1E„ SHEET TITLE
aw O E OVERLAND RD as B,M.BOISE,ADA COUNTY,IDAHO
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SITE PLAN
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Page 8
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B. Proposed Modified Conditions Governing Development of Subject Property and Conceptual
Development Plan and Building Elevations
Modifications to Existing Conditions:
5.1.2 Development of the west parcel located at 2600 E. Overland Road pr-ope t�-and the east
parcel located at 2700 E. Overland Road shall be generally consistent with the conceptual
development plan and building elevations included in Exhibits A.4 and A.S.
c i 3 n a n ra Rea the
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Development Agreement shall be modified to inelude a eoneeptual development plan th
Staff recommended new conditions:
• "If multiple commercial and/or office buildings are proposed in the area depicted as
"future retail"on the conceptual development plan,the buildings should be arranged to
create some form of common,usable area, such as a plaza or green space in accord with
the Comprehensive Plan for development in Mixed-Use designated areas."
• "The updated Traffic Impact Study(TIS)that incorporates the multi-family development
shall demonstrate additional traffic generated from the development can be
accommodated on existing roadways/intersections in order for the multi-family
development to be approved."
• "The traffic signal at E. Overland Rd. and S. Wells Ave. and any other improvements
required by ACHD to Overland Rd., such as turn lanes, and the extension of Cinema Dr.
shall be installed prior to issuance of any Certificates of Occupancy within the multi-
family portion of the development."
• "A cross-access/ingress-egress easement shall be recorded between the two parcels
subject to this agreement(i.e. 51117438626 & Sl 117438451).A copy of the recorded
easement shall be submitted to the Planning Division with the first development
application for the overall property subject to the agreement."
• "Noise abatement shall be required for residential uses adjoining state highways (i.e. I-
84) in accord with the standards listed in UDC 11-3H-4D."
Note:All other conditions shall remain the same.
Page 10
Replace the existing conceptual development plan in Exhibit A.4 with the following:
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C. Boundary of Property Subject to Development Agreement
2600&2700 Overland Road Property Description
A parcel of land located in the SViV 1t4 Of the 5E 114 Section 17,'Tovwnship 3
N01h, Mange 2 !last, bobw Meridian, Maddian.Ada County, Idaho haing maie
partieulara�d+escrihad as fallaws:
Carrimenaing at the S1?4 corner of said:action 17 hvm which the SE comer of
said Section 17 bears N"h 80"415'W'East, 2555,8E yak;
nrA f,larlh 00'24tr East,45.00 fast to ttm SE corner of Oosfxnatian Place
SubdlwlsiGn fled in Doak 93 of Plats at Rages 11190 through 11192,records oFAda
Cauity, Idol-vo, isWd point tramp the REAL POINT OF BEDINNINO;
thence Amig the East boundary lkw of Bald Desknaflon Plaort Subdlyislk)n
No h 00°24'05"East. 1.181.25 feet to s poarrt r)n the sDutherlly rigIA-01-way Rne!of
imerstaw 8 '
thence along said south"right•of-waX Mne The fallowing 4 cou�s*s and
diatar,Qes-
Vvhce Nero 81"35'27"East, 1 Se.I3 Feet,
thence South 66'1 B2Y East,471.33 feet;
thence 696.48 `eel akNV the arc of a non-tangent curve to to right, Said cur+re
heivin a radlus i+f 1,8D9.88 IM, a c ontrel angle of 22°02'56" and a long Chord of
O92.19 feet whlch bears South 75'U@'1:5"Fist,
Chance South 64'07.4f"East 23 82 feet to a point on the 4'Iresi boundary tine u,
Arland VVey SubdivIslon f i in Gook 4$of Plats al Pages 3798 and 3799, reaxds
of Arta Onurdy, Fdaho:
thence along said Walt boundary line South 00'W32" East,980.133 feat to a
point on the NDdh tight-aF y fine of E.Overland Road;
Thence along said North right-of-way line the falbvAng7caur&es acid drstainrea-
thence EDurth 89'46'00"West, 600.41 feet
lhunu Nofth 4V°30'26"West,29.30 feet;
thence North 00°24'06"East, O.10 feat;
thurice 5vuth P}f] SOV"W&sk 00.OG feet, 19 �
ttrenc-a South 00°24'05"Wit, 11.59 f�ai, OF%O
61
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thence Soulh 45"33'34" VVest, 2l8.60 feet; —
them*South 89'46'00"West OS7.70 feet to the REAL POaNT OF E EGINHIMG.
Contalning 34 62 eras,more or ie65
Page 14