11/25 Memo from Planning~.
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Requested Changes to the Agenda: ,~„ ~~ ~`~"l~'"
Items 15 and 16 -AZ 08-005 and VAR 08-008 - Ilawkins Co. Meridian and Ami~~d
Use Project. The applicant has requested a continuance of the Variance request until March.
Staff recommends that consideration of both applications be continued. However, if the Council
is inclined to not to continue the variance separately then the applicant desires that the entire
matter be heard tonight and Staff recommends that these items follow Item l l .on the agenda.
Item 18 Executive Session -Section 67-2345(1) (a) -Considering hiring individual agent.
Projects and Requests
Item 8. Broadway Integrated Project. The applicant is requesting another continuance (via email)
until after the first of the New Year. This is the fourth continuance request from the applicant.
The original hearing date was July 1, 2008 in which the Council directed the applicant to acquire
along term lease for the subject site (Old Idaho Truss site). Since that time the applicant has
requested continuation from the September 9 and October 7, 2008 public hearings respectively.
The applicant has not secured a long term lease agreement with Union Pacific.
Project: Items 9, 10 and 11-Volterra Commercial and Volterra Mixed-Use
Location: NWC of W. McMillan Road and Ten Mile Road and extends to the half-mile mark.
Applications: Comprehensive Plan Amendment, Rezone and Development Agreement
Modification
History: In 2005, the subject property was annexed and zoned, preliminarily platted, and
approved as Volterra Subdivision; a mixed use planned development with a mix of commercial,
office and residential uses.
Highlights of Proposed Development: The applicant requests. that Council amend the
Comprehensive Plan Future Land Use Map (CPA) by changing the land use designation on 94
acres of land from Medium Density Residential to Mixed Use -Community; rezone (RZ) 93.64
acres from L-O (Limited Office) and R-4 (Medium Low-Density Residential) to C-G (General
Retail and Service Commercial)(25.10 acres), L-O (Limited Off~ce)(10.70 acres), C-C
(Community Business)(37.84 acres) and R-15 (Medium-High Density Residential)(20.0 acres);
and a development agreement modification to amend the current DA governing the site and
requests a new development agreement subject to the proposed mixed use employment area.
Other: The applicant submitted a conceptual site plan showing how the property may develop in
the future as a large scale business park (approximately 111 acres with 34 buildings and 2 pad
sites excluding the multi family development) consisting of a private hospital or other large
employer, large and small scale retail, professional and personal services, restaurants, hotel, a
nursing care facility and a 50-75 unit multi-family development. The site is expected to house
approximately 1.4 million square feet ofnon-residential and residential uses on the site.
On the submitted conceptual development plan, two full access points and one right-in/right-out
access point on W. McMillan Road and three full access points on N. Ten Mile Road are
depicted. Two of the three access points to N. Ten Mile Road and one access point to W.
McMillan Road are driveways for the general commercial portion of the development. The
remainder of the access points are proposed as public streets.
11/25/2008
e
Elevations: Yes; applicant submitted photos depicting the future buildings.
Commission Recommendation: The Commission recommended approval of the CPA at their
August 14, 2008 (CPA) public meeting and recommended approval of the RZ at the October 2,
2008 public meeting.
Summary of Commission Public Hearing:
i. In favor: Cornel Larson
ii. In opposition: none
iii. Commenting (neutral): none
iv. Written testimony:
Key Issue(s) of Discussion by Commission: none
Key Commission Change(s) to Staff Recommendation: None. The applicant submitted a new
legal description and exhibit map depicting the remaining acreage subject to the original
development agreement.
Written Testimony since Staff Report: Letter from the applicant acknowledging review of the
staff reports.
Outstanding Issue(s) for City Council:
i. The Council should determine if a mixed use-community designation and rezoning this
property from R-4 and L-O to R-15, L-O, C-C and C-G is in the best interest of the city.
Notes:
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Public Hearing: Item 12- 2007 Consolidated Annual Performance and Evaluation Report
for Meridian's Community Development Block Grant Program.
No action is required by the Council tonight. The main objective is to open a public comment
period on the past year's accomplishments of the Block Grant program. Proposed Motion- Move
to open the public comment period until December 10, 2008 and continue the public
hearing to December 16, 2008.
Project: Items 15 & 16 -Meridian and Amity
Location: Northwest corner of W. Amity Road and S. Meridian Road
Application: Annexation and Variance
History: On September 23, 2008, the Council approved a Comprehensive Map Amendment for
this site changing a portion of the site from Medium-density Residential to a Mixed Use -
Regional designation.
During that meeting it was acknowledged that access management would not discussed, however
the Council expressed concerns and discouraged access to Meridian Road.
Highlights of Proposed Development: The applicant, Hawkins Companies, is requesting
Annexation and Zoning of 73.10 acres from Ada County RUT to R-15 (Medium-high Density
Residential) L-O (Limited Office), C-C (Community Business District) and C-G (General
Commercial) zoning districts and variance request for three access points to Meridian Road for a
proposed Mixed Use Development.
Other: Concept Plan and Access:
Concept Plan- The concept plan currently depicts a large scale retail development which includes
a large retail box store, amulti-tenant mid-box retail site, 20 individual retail buildings including
several drive throughs, 3 office buildings and a 7.5 acre multi-family development. Buildings on
the site range in size from 2,000 square feet to 184,000 square feet. The total square footage of
office and retail uses proposed on the site is approximately 478,800 square feet.
Access- The applicant is proposing two full access points to Harris Street; Three access points to
Meridian Rd. -one right-in/right-outlleft-in driveway and two right-in/right-out only driveways;
two full access driveways and one right-in/right-out only driveway access to W. Amity Road and
six full access driveways along the east side and one full access driveway on the west side of the
proposed collector road.
Elevations: Yes, but limited to the large box and large multi-tenant building.
Commission Recommendation: The Commission recommended approval of the AZ request at
the October 16, 2008 public meeting. In their recommendation, the Commission limited access to
11 /25/2008
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Meridian Road. The applicant subsequently filed an application for concurrent consideration of a
variance to allow additional access to Meridian.
Summary of Commission Public Hearing:
i. In favor: Lance Evans, Jason O'Very
ii. In opposition: None
iii. Commenting: Ted Baird, Andy Daleiden, Gordon Hamilton
iv. Written testimony: None
Key Issue(s) of Discussion by Commission:
i. The three proposed access points to Meridian Road. The Commission discussed an
option for a single right-in/right-out access point at the quarter mile.
ii. The proposed development along a major gas pipeline easement and the important
role the Northwest Pipeline Company will play prior to construction on this site.
iii. The construction of the backage road along the entire length from Harris Street to
Amity Road.
iv. Installing the entire 35-foot wide landscape buffer along Meridian Road with first
occupancy.
v. The Commission discussed the recommendations identified in the applicants Traffic
Impact Study.
vi. The reduction of the 20-foot landscape buffer along the backage road.
Key Commission Change(s) to Staff Recommendation:
i. Staff has attached the Parks Departments comments for the subject application in
Exhibit B.
ii. Modify DA provision #3 add verbiage for reimbursement agreements.
iii. Modify DA provision #4 add verbiage to include as generally depicted on the concept
plan.
iv. Modify DA provision #13 reducing the landscape street buffer width from 20 feet to
10 feet along the collector/backage road from Amity Road to the center west/east
drive aisle at the quarter mile.
v. Modify DA provision #14 allowing asingleright-in/right-out access along Meridian
Road at the quarter mile as recommended by the Planning and Zoning Commission.
vi. Modify DA provision #18 requiring half of the backage road be constructed prior to
release of occupancy and requiring the applicant submit a phasing plan to determine
timing for the construction of the remaining half of the collector/backage road.
vii. Modified DA provision #19 to read the applicant shall coordinate with the
Northwest Pipeline Company and submit written verification that all requirements
of the gas company have been met prior to site development plan approval through
the Meridian Public Works Dept. or any construction on this site.
Outstanding Issue(s) for City Council:
i. Three access points to Meridian Road. Council will be considering a concurrent
variance application (VAR-08-008) during the same hearing to address this issue. If
access is restricted to Meridian Road, Staff is recommending a revised concept plan
with no access points to Meridian Road or a single right-in right-out as recommended
by the Commission
ii. Council should determine if the Annexation of this property is in the best interest of
the City.
11/25/2008
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iii. Staff recommended the applicant construct the entire length of the collector/backage
road and the Planning and Zoning Commission has recommended the applicant
construct half of the proposed backage road. Therefore, Staff is requesting the
Council determine if the backage should be constructed in its entirety.
iv. Is the proposed mixed use development and intensity of those uses suitable for a site
next to a major natural gas facility that serves the northwest region?
Additional Testimony: ACHD has submitted comments regarding the variance application and
does not support the three proposed access points to Meridian Road. In addition, ITD does not
support the variance and believes the site could function without additional access to Meridian
Road. Meridian Fire and Police Departments also do not support the variance due to public
safety concerns.
Notes:
11/25/2008
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