CC - Staff Report 6-28 STAFF REPORT C:�*%_
W IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 6/28/2022 � R 88
Legend �
DATE: R% 0 0
Project Location '15 C-2
TO: Mayor&City Council Liu C_I
FROM: Joseph Dodson,Associate Planner 4 R=8� R-3
�
208-884-5533 C-G
C-N
SUBJECT: H-2022-0035 RUT REI C -
-R- C 8
Centrepointe Mixed-Use MDA R 15 _Rl R_1�5 R1 - R-8
R-8 R-2 -
LOCATION: Project is located at 3030 N. Cajun Lane RUT '+
and 3100 N. Centrepoint Way,near the R1 R-2_:R 8 RUT::®
southwest corner of N. Eagle Road and R 4 R.1 R�2�R�I
E. Ustick Road, in the NE 1/4 of the NE RI L_p C-C
1/4 of Section 5, Township 3N, Range R-8 R-2 RI R-4 RUT R-40 R-4
lE. �=dUT C-G
I. PROJECT DESCRIPTION
Request to modify the existing development agreement(Villasport, Inst. #2019-060877)for the
purpose of updating the concept plan and provisions to construct a mixed-use development consisting
of commercial space and a multi-family development in lieu of an athletic club/spa and commercial
building on 11.17 acres in the C-G zoning district,by Givens Pursley.
IL APPLICANT INFORMATION
A. Applicant:
Kristen McNeill, Givens Pursley-601 W Bannock Street,Boise,ID 83702
B. Owner:
Mike Maffia,MGM Meridian,LLC-5 Naranja Way, Portola Valley, CA 94028
C. Representative:
Same as Applicant
III. NOTICING
City Council
Posting Date
Legal notice published in
newspaper
6/12/2022
Radius notice mailed to
properties within 500 feet 6/10/2022
Pagel
Public hearing notice sign posted 6/17/2022
NextDoor Posting 6/10/2022
IV. STAFF ANALYSIS
History
The subject application encompasses two(2)parcels surrounding the southwest corner of N. Eagle
Road and E.Ustick Road. These parcels were part of a Development Agreement Modification and
Conditional Use Permit(CUP)application in 2019 that removed the subject parcels from an existing
Development Agreement(DA)for the purpose of entering into a new DA with a new conceptual plan
and building elevations(H-2018-0121,DA Inst. #2019-060877)and a request for a new athletic club
and spa(indoor recreation facility),Villasport. The CUP approval for the indoor recreation facility
has since expired and the property has been sold to the current owner. Therefore,the current DA
contemplates a use that would require a new CUP approval and is under new ownership that has a
different vision for the property.
Development Agreement Modification& Comprehensive Plan
The approved DA(Inst. #2019-060877)depicts an approximate 90,000 square foot 2-story gym with
an outdoor pool adjacent to the south boundary and the existing residential development to the south
and included some ancillary commercial along Eagle Road. Furthermore, a Traffic Impact Study
(TIS)was required as part of the previous approvals and estimated approximately 3,213 additional
daily trips in 2018. This volume of trips recommended certain roadway improvements including
construction of an eastbound right-turn lane from Ustick Road into the shared private drive aisle—
this drive aisle is technically unnamed as it is a commercial drive aisle but it is essentially an
extension of N. Cajun Lane from the south. The right-turn lane and internal drive aisle connection to
Cajun Lane is constructed and fully functional to date.
Through the subject DA Modification,the new owners are proposing to terminate the previous DA in
order to enter into a new DA consistent with a new concept plan and associated provisions for a
mixed-use development consisting of multi-family residential and commercial space. Specifically,the
Applicant's narrative states the inclusion of 259 multi-family units and approximately 9,600 square
feet of commercial space on the existing 11 acres in the C-G zoning district. The submitted concept
plan is more detailed when compared to most concept plans submitted with DA Modifications. The
Applicant chose this option to provide the City Council and Staff with as much detail as possible to
ensure Staff more analysis on the proposed project.
Before getting into the details of the submitted concept plan and perspectives, Staff finds it necessary
to analyze and discuss the project in a broader scope, specifically how it relates to other development
in the area. The subject site is designated Mixed-Use Regional(MU-R)on the future land use map
and is part of a much larger area of MU-R along the Eagle Road corridor that includes The Village,
Regency at River Valley apartments, as well as multiple other commercial users and a large
undeveloped area. Specifically,within the MU-R area in this southwest corner of Eagle and Ustick,
there is the Jackson Square development and commercial buildings to the south and on the hard
corner to the northeast. The Comprehensive Plan discusses that projects should not contemplate uses
across arterials even if they share the same future land use designation as it is not anticipated for users
or residents to readily walk or bike across these transportation facilities. However, Staff finds it
prudent to analyze all projects in this area with at least the four corners of development around the
Ustick and Eagle intersection because, in reality,the transportation impacts and expected users will
come from and go beyond just the southwest corner of this intersection.
To the north are a number of big box stores(Kohl's,Dick's, and Hobby Lobby)and the new
Brickyard vertically integrated development;to the north east is Lowe's and various other
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commercial and restaurant buildings; to the east is Trader Joe's,multiple restaurants, and the Verraso
townhomes; and to the southeast are traditional garden style apartments,restaurant users, and the
Village. In terms of the ratio of commercial to residential within this area,there is currently a healthy
mix of commercial and residential uses within walking distance of each other. Consistent with this
discussion, Staff finds the addition of the proposed multi-family development and additional
commercial pad sites would offer residential to support the mix of commercial uses in this area.
Therefore, Staff believes the proposed project is generally consistent with the MU-R designation
because the subject MU-R area currently consists of a number of retail,restaurant, office, and
residential uses available to the region and the addition of these units should not over saturate this
area with residential.
Concept Plan
The submitted concept plan(Exhibit VI.B below)depicts five(5)multi-family buildings with internal
access(not garden style apartments) and two commercial buildings—the multi-family is split into
three(3)4-story buildings on the larger area of the site west of the Cajun Lane and two (2) 3-story
buildings between the two commercial buildings Cajun Lane. The submitted plan depicts at least a
25-foot landscape buffer along the entire perimeter of the site except for the southeast area of the site
that abuts commercial uses. Further, it appears no building is proposed within 150 feet of the existing
residences to the south of the site and includes the 25-foot buffer, carport parking, a drive aisle, and
surface parking between the proposed 4-story apartment buildings and the existing homes. For
comparison,Villasport was approved approximately 65 feet from the existing homes. Staff finds this
separation should significantly help mitigate any issues with the height disparity of the existing two-
story homes to the south and the proposed 4-story buildings. The Applicant has provided a
perspective drawing from the intersection of Centrepoint and E. Picard looking northeast to help
show the view from the street(see section VI.B).
Overall, Staff finds the proposed layout to be an efficient use of the space for the proposed multi-
family use and provides for the safest access available. However, Staff does have concerns with the
viability of the proposed open space to meet code requirements and the design of the southeast
portion of the site. According to the specific use standards for multi-family development(UDC 11-4-
3-27), common open space may not be counted towards the required minimum when it is adjacent to
arterials unless approved through the CUP process. Therefore,the proposed open space shown may
not all be qualified open space if Planning and Zoning Commission do not approve it in its current
location. This is concerning because if the Commission does not approve it,the proposed site plan
and open space will not comply with the minimum open space standards and major revisions would
likely be needed or a relatively major reduction in units would need to occur to reduce the amount of
qualified open space needed.
Staff s other main concern is in regards to the southeast area of the project that depicts two
commercial buildings and two multi-family buildings. The required landscape buffer to Eagle Road is
35 feet and the concept plan depicts a 25 foot buffer instead. In addition,the color concept plan
depicts the multi-use pathway segment required within this buffer to be completely out of alignment
with the two existing segments to the north and south. Because the design for the commercial and
drive-through is shown to be directly abutting the 25-foot buffer,the Applicant will need to shift the
entire commercial site west at least 10 feet to comply with UDC requirements. Furthermore,the
Applicant will need to extend the multi-use pathway from the existing locations on their north and
south boundary and place this pathway within the landscape buffer and not within ACHD right-of-
way as currently shown.
These required revisions would likely create a need to redesign this area of the project because there
will be a reduction in the area available for parking, open space, and circulation. Therefore,to help
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mitigate this, and potentially increase the available commercial area, Staff has specific
recommendations to City Council to revise the concept plan prior to the Council meeting:
1. Increase the Eagle Road buffer from 25 feet to 35 feet to comply with the UDC.
2. Continue the multi-use pathway in alignment with the existing locations stubbed to the north
and south property lines.
3. Continue the pedestrian network shown along the southern boundary to connect from the
west half of the site to the multi-use pathway along Eagle and provide for a connection from
the commercial building sidewalks, consistent with code.
4. Remove one or both of two 3-story multi-family buildings or reduce their size to a point that
allows more commercial space,more parking, and a plaza that can be more directly shared
between the 3-story multi-family buildings and the commercial or the 4-story multi-family
and the commercial—there are a number of ways this could be accomplished but Staff is
recommending the following:
a. Remove building D in lieu of a larger shared plaza in its location.
b. Reduce or remove the plaza area currently shown as the noise and smell from the
Eagle Road traffic largely reduces the appeal of outdoor seating along this corridor.
c. Increase the size of the retail building for added commercial space.
With the recommended revisions,the density can be slightly reduced which also reduces the
amount of required parking(further discussion below),amount of qualified open space
required,and allows the site to comply with dimensional and parking standards—Staff believes
these revisions maintain the original intent of the Applicant's design but also increases the
available commercial space and area for parking.
According to the site data table,the multi-family units consist of 41 studios, 108 1-bedroom units,
and 110 2-bedroom units to total 259 units. The minimum parking required for the proposed
distribution of unit types and clubhouse is 457 stalls with 218 of them covered; the Applicant is
proposing 457 stalls with 218 covered and an additional 20 stalls for the commercial to total 477
parking stalls. The commercial drive-through has already received conditional use permit approval
but the proposed multi-family residential would require a CUP in front of the Planning and Zoning
Commission should Council approve this DA Modification.
However,the site plan contemplates a Starbucks as one of its commercial users which is considered a
drive-through restaurant in our code and requires a different commercial parking ratio of 1 space for
every 250 square feet. Therefore,the minimum commercial parking required for the proposed
commercial area is 24 spaces and the Applicant would need to obtain 4 additional parking spaces in
this area of the site based on the elements shown on the submitted plan. It has been Staff s experience
that coffee shops, especially Starbucks,require parking beyond code minimums so the submitted
concept plan causes concern for Staff, as discussed above. Further, should additional restaurant uses
be proposed,additional parking would be required to meet code or they would not be allowed.
In addition,there are a number of parking spaces proposed west of Centrepoint Way with no other
development on this area of the site. In order for future residents to use this parking lot they will need
to cross Centrepoint Way which would be anticipated as a busy roadway with the existing residences
and the addition of the proposed multi-family. Staff has concerns over the safety of access to this
parking lot. Centrepoint Way is public right-of-way so if any crossing is proposed,the Applicant
would need to work with ACHD to obtain approval to modify the intersection depicted on the
concept plan. Staff supports the inclusion of bulb-outs and striping at a minimum in order to
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help create safer pedestrian access to and from these areas of the property and the Applicant
should work with ACHD.
In addition to parking,overall access into the site is integral to the analysis of the proposed project.
Main access is depicted from Ustick via the shared drive aisle near the center of the development and
via Centrepoint Way near the west boundary;no access to Eagle is allowed or proposed. Two access
points are depicted to each of these for the multi-family project in the center of the site with the east
retail site and 3-story multi-family buildings proposed with an access to the shared drive aisle. All
access points are aligned with any access points on opposing sides of the roadways. Because of the
proposed use and the existence of the right-turn lane from Ustick to Cajun Lane, Staff supports the
proposed accesses and does not find alternatives available without accessing the roadways to the
south which are split between public right-of-way and a private lane.
As discussed above,the previous use was approved with a CUP and required a TIS,which noted that
approximately 3,213 additional daily vehicle trips were anticipated. In anticipation of the proposed
use and number of units,the Applicant reached out to ACHD to determine if a new TIS would be
required. The proposed use of multi-family and the reduction in commercial area is anticipated to
generate less trips than the previous use of an indoor recreation facility. Therefore,ACHD is not
requiring a new TIS but instead requested an abbreviated study that includes turn lane analyses,
parking analyses, and an updated trip generation study for the multi-family use. The Applicant
performed the requested analyses and provided an abbreviated TIS report to ACHD and Staff.
According to this document,the proposed multi-family project is anticipated to generate
approximately 1,249 daily trips which is a reduction of approximately 1,964 trips per day. Therefore,
the proposed project is anticipated to generate less than 40%of the previously anticipated vehicle
trips. This is a significant reduction in vehicles trips for the adjacent local and private streets as well
as to the intersection of Eagle and Ustick.
V. DECISION
A. Staff.
Staff recommends approval of the proposed MDA with the proposed site plan revisions and per
the DA provisions in Section VI.C.
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VI. EXHIBITS
A. Existing Concept Plan
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C. Staff s Recommended Development Agreement Provisions:
1. Future development of this site shall be substantially consistent with the submitted concept plan
and color renderings included in Section VI and the provisions contained herein.
2. Future development shall comply with the standards outlined in the multi-family development
specific use standards,UDC 11-4-3-27.
3. All future pedestrian crossings that traverse shared drive aisles within the development shall be
constructed with brick,pavers, stamped concrete, or colored concrete to clearly delineate the
driving surface from the pedestrian facilities,per UDC 11-3A-19B.4b.
4. The required landscape street buffers and multi-use pathway segment shall be constructed and
vegetated with the first phase of development along E. Ustick Road and N. Eagle Road; the
proposed 25-foot landscape buffer along the west and south boundaries shall be constructed with
the first phase of development.
5. Applicant shall work with ACHD to construct a safe pedestrian crossing from the multi-family
site area to the parking lot along the west boundary across N. Centrepoint Way.
6. Prior to the City Council hearing,revise the site plan generally consistent with Staff s
recommendations in Section IV.
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