Loading...
Staff ReportChanges to Agenda: Items #4A, B -Request for continuance on Chesterfield (RZ-11-004; PP-11-007) to the • October 20th hearing. Item #4C: Scentsy Campus North Phase III Office Tower (CUP-11.004) Application(s): - Conditional use permit to exceed the maximum building height allowed in the C-G zoning district Size of property, existing zoning, and location: This site consists of 35.35 acres, is currently zoned C-G, and is located on the southwest corner of E. Pine Avenue & N. Eagle Road. Adjacent Land Use & Zoning: North: Blue Cross of Idaho offices, zoned I-L East: Jackson's convenience store/gas station, zoned C-G South: Scentsy offices/manufacturing, warehouse, wax storage, & facilitieslmaintenance bldgs, zoned I-L & L-0 West: Vacant commercial property, zoned C-G Summary of Request: The applicant proposes to construct a 5-story office building with a maximum building height of 82 feet. The UDC allows a maximum building height of 65 feet in the C-G zoning district. The UDC does allow for the Director to approve additional height not o exceed 20% through the alternative compliance process when the development provides 10% of the building square footage in open space and/or other amenities; an additional 20% would allow a building height of 78 feet. Because the applicant requests a maximum building height of 82 feet, 4 feet above that allowed to be approved by the Director, a conditional use permit is required. Adequate usable open space & amenities are proposed on the site for the employees and/or patrons of the structure as required with a request for an increase in building height. The applicant has submitted a site plan that shows the location of the proposed structure central to the development adjacent to drive aisles for accessibility by the Fire Department. The Fire Department has requested some changes to the site plan which will be reviewed at the time of Certificate of Zoning Compliance submittal. Staff finds the additional building height requested should not adversely affect other properties in the vicinity because the majority of the surrounding uses are facilities owned by the applicant & part of an overall campus plan. In addition, the use of the building as an ofFce tower is consistent with nearby uses such as the Blue Cross office complex to the north. Comprehensive Plan DesignationlCompliance wlComp Plan? Mixed Use Regional -yes Written Testimony: Sam Johnson (in agreement wlstaff report) Staff Recommendation: Approval w/conditions in Exhibit B Notes: STAFF REPORT Hearing Date: October 6, 2011 TO: Planning & Zoning Commission E IDIAN~-- FROM: Sonya Watters, Associate City Planner I D A H O 208-884-5533 SUBJECT: CUP-11-004 -Scentsy Campus North Phase III Office Tower I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, CTA Architects/ Engineers, has applied for a conditional use permit (CUP) to exceed the maximum building height allowed in the C-G zoning district from 65 feet to 82 feet for the Scentsy Campus North Phase III office tower, as required by UDC 11-2B-3A.3e. See Section IX Analysis for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number CUP-11- 004 as presented in the staff report for the hearing date of October 6, 2011, with the following modifications: (Add any proposed modifications.) Ifurther move to direct Staff to prepare an appropriate findings document to be considered at the next Planning and Zoning Commission hearing on October 20, 2011. Denial After considering all staff, applicant and public testimony, I move to deny CUP-11-004 as presented during the hearing on October 6, 2011, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number CUP-11-004 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 subject property is located on the southwest corner of E. Pine Avenue and N. Eagle Road, in Section 8, Township 3 North, Range 1 East B. Owner(s): H.O.T.1., LLC 3698 E. Lanark Street Meridian, ID 83642 C. Applicant: CTA Architects/ Engineers 1185 Grove Street Boise, ID 83702 Scentsy Campus North Phase III Office Tower CUP-11-004 PAGE 1 D. Representative: Joshua Hersel, CTA Architects Engineers 1185 Grove Street Boise, ID 83702 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: September 19, and October 3, 2011 C. Radius notices mailed to properties within 300 feet on: September 8, 2011 D. Applicant posted notice on site by: September 23, 2011 VI. LAND USE A. Existing Land Use(s) and Zoning: The subject area where the third phase of development is proposed is vacant and lies within a C-G (General Retail and Service Commercial) zoning district. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Blue Cross of Idaho offices, zoned I-L 2. East: Jackson's convenience store/gas station, zoned C-G 3. South: Scentsy offices/manufacturing, warehouse, wax storage, & facilities/maintenance buildings, zoned I-L and L-O 4. West: Vacant commercial property, zoned C-G C. History of Previous Actions: • A Certificate of Zoning Compliance (CZC-10-078) and Design Review (DES-10-052) application was approved on February 2, 2011 fora 158,976 square foot distribution center with a 30,765 square foot office on the western 12.10 acre portion of this site. • A Certificate of Zoning Compliance (CZC-11-020) and Design Review (DES-11-010) application was approved on June 28, 2011 for site improvements on this property consisting of parking & drive aisles, pedestrian walkways, and parking lot and street buffer landscaping. D. Utilities: 1. Public Works: a. Location of sewer: NA b. Location of water: NA c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: NA 2. Hazards: Staff is not aware of any hazards that exist on this property. Scentsy Campus North Phase III Office Tower CUP-11-004 PAGE 2 3. Flood Plain: NA VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Mixed Use -Regional (MU-R)" on the Comprehensive Plan Future Land Use Map. The purpose of this designation is to provide a mix of employment, retail, and residential dwelling and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominately 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 previously approved use of this site as a distribution center with associated offices and future phases of development for Scentsy is consistent with the MU-R land use designation. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian comprehensive plan. Six (6) districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. B. Schedule of Use: Unified Development Code (UDC) 11-2B-21ists the permitted, accessory, conditional, and prohibited uses in the C-G zoning district. The proposed office tower is listed as a principal permitted use in the C-G district; however, the proposed building height requires conditional use approval in accord with UDC 11-2B- 3A.3. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district apply to this site. D. Landscaping Standards (UDC 11-3B): 1. Width of street buffer(s): NA 2. Width of buffer(s) between land uses: NA 3. Percentage of site as open space: NA 4. Tree Preservation: NA E. Off-Street Parking: NA IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: The applicant proposes to construct a 5-story office building with a maximum building height of 82 feet. The UDC (Table 11-2B-3) allows a building height of up to 65 feet in the C-G zoning district. To exceed the maximum height limit by more than 20%, a conditional use permit is required in accord with UDC 11-2B-3A.3e. The applicant has submitted a site plan that shows the location of the proposed structure central to the development adjacent to drive aisles for accessibility by the Fire Department. The Fire Department has approved the site plan attached in Exhibit A with the comments in Exhibit B. Staff finds the additional building height requested should not adversely affect other properties in the vicinity since the majority of the surrounding uses are facilities owned by the applicant and Scentsy Campus North Phase III Office Tower CUP-11-004 PAGE 3 part of an overall campus plan. In addition, the use of the building as an office tower is consistent with nearby uses such as the Blue Cross office complex. Therefore, staff recommends approval of the proposed CUP with the conditions listed in Exhibit B. X. EXHIBITS A. Drawings 1. Vicinity Map 2. Site Plan (date: 8/22/11) 3. Landscape Plan (date: 8/22/2011) 4. Building Elevations (dated: 8/15/11) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Sanitary Service Company 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code Scentsy Campus North Phase III Office Tower CUP-11-004 PAGE 4 Exhibit A.1: Vicinity Map Scentsy Campus North Phase III Office Tower CUP-11-004 PAGE 5 Exhibit A.2: Site Plan (date: 8/22/11) ~-~-_ ~~ ~~- _- ~ ~~c~;u .. i'" ,~ - .~ - ~i ~~111111i111" ~ ~ _ ~~ t __ ---- . _ ~ ~ .~.,.., `»:~ _-_ ~~~ ,~ ,r ,_ ._ ,r - _ ~; ,_~, ~ ~ _ _ _~_ - _- ,- .. .._ ..~ ~_ ....., ~~ _ ~~~~ ~~: i ~~ .. ,. M!M! dOON0. tNl p04/R N ti1DJ~1~~lH Scentsy Campus North Phase III Office Tower CUP-11-004 PAGE 6 Exhibit A.3: Landscape Plan (date: 8/22/2011) „,mow ~,~.,, ..~.W...,.....,.....,.......e..~...., ...~...+.......~...~, ~~r,...... „~~ _._..~ . a I 1 I IB i 1 ~ I }s 1 a W o~ F ~a ~~ ~~ Scentsy Campus North Phase III Office Tower CUP-11-004 PAGE 7 Exhibit A.4: Building Elevations (dated: 8/15/11) aJ ~~ U d Q ~ Z N ~~^.TStC` _ ^ ..~ ~ C ~...~...~... •~~~. Scentsy Campus North Phase 111 Oftice Tower CUP-1 1-004 PAGE 8 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 The site plan, landscape plan, and building elevations included in Exhibit A are approved with the comments and conditions in this report. 1.2 The maximum building height allowed for the proposed structure is 82 feet. 1.3 Prior to establishment of the proposed use, the applicant shall be required to submit a Certificate of Zoning Compliance and Design Review application to the Planning Department for this project. They layout of the site shall be generally consistent with the site plan submitted with this application except as maybe modified by conditions required by the Meridian Fire Department. 1.4 The Applicant shall have a maximum of two (2) years to commence the use as permitted in accord with the conditions of approval listed above. If the use has not begun within two (2) years of approval, a new conditional use permit must be obtained prior to operation or a time extension must be requested in accord with UDC 11-SB-6F. 1.5 Staff's failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 2. PUBLIC WORKS DEPARTMENT 2.1 The Public Works Department has no comments on this application. 3. FIRE DEPARTMENT The Fire Department submitted comments directly to the applicant who will revise the site plan to address the comments at the time of CZC review. 4. POLICE DEPARTMENT 4.1 The Police Department did not submit comments on this application. 5. SANITARY SERVICES 5.1 SSC did not submit comments on this application. 6. ADA COUNTY HIGHWAY DISTRICT The District indicated that they have no comments on the height of the building and will submit comments at the time of CZC review. 7. PARKS DEPARTMENT 7.1 The Parks Department did not submit comments on this application. Scentsy Campus North Phase III Office Tower CUP-11-004 PAGE 9 C. Required Findings from Unified Development Code 1. Conditional Use Permit (UDC 11-SB-6E) The Commission shall base its determination on the Conditional Use Permit request upon the following: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that the subject 35+ acre property is large enough to accommodate the proposed building height and other regulations of the C-G district (see Analysis Section IX for more information). b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed use is consistent and harmonious with the Comprehensive Plan future land use map designation of MU-R for this site. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed building height should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. The Commission should consider any public testimony provided to determine if the proposed increase in building height will adversely affect the other property in the vicinity. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to the subject property. Please refer to any comments prepared by the Meridian Fire Department, Police Department, Parks Department, Sanitary Services Corporation and ACRD. Based on comments from other agencies and departments, Staff finds that the proposed use will be served adequately by all of the public facilities and services listed above. f. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. If approved, the applicant will be financing any improvements required for development. Staff finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community's economic welfare. Scentsy Campus North Phase III Office Tower CUP-11-004 PAGE 10 g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Staff finds the proposed increase to the building height allowed in the C-G zoning district will not be detrimental to any persons, property or the general welfare of the area. h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff finds that there should not be any health, safety or environmental problems associated with the proposed use that should be brought to the Commission's attention. Staff finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance.