Staff ReportSTAFF REPORT
HEARING DATE: September 17, 2013
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: MDA-13-014 -Cope Subdivision
I. SUMMARY DESCRIPTION OF REQUEST
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The applicant, Quadrant Consulting Inc., is requesting to amend the recorded Cope Subdivision
development agreement (instrument #107005525) for the purpose of attaching a new concept plan
and building elevations to the existing agreement.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the development agreement modification application as detailed in
Section VII of the staff report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant, and public testimony, I move to approve file number MDA-13-
014, as presented in staff report for the hearing date of September 17, 2013, with the following
changes: (insert any changes here). I further move to direct Legal Department Staff to prepare a
Development Agreement for this site that reflects the changes noted in Exhibit A.S.
Denial
After considering all staff, applicant, and public testimony, I move to deny file number MDA-13-014,
as presented during the hearing on September 17, 2013. (You should state why you are denying the
request.)
Continuance
I move to continue file number MDA-13-014 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 near the northeast corner of S. Meridian
Road and E. Overland Road and in the southwest '/< of Section 18, Township 3 North, Range 1
East.
B. Applicant/
Nick Kraus, Quadrant Consulting, Inc.
1904 W. Overland Road
Boise, ID 83705
C. Owner(s):
Meridian Auto Mall, LLC
8854 W. Emerald Street, Suite #260
Boise, ID 83704
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
Cope Subdivision MDA-13-014 Page 1
V. PROCESS FACTS
A. The subject application is a request for a development agreement modification. Per Meridian City
Code, a public hearing is required before the City Council on this matter.
B. Newspaper notifications published on: August 26, and September 9, 2013
C. Radius notices mailed to properties within 300 feet on: August 23, 2013
D. Applicant posted notice on site by: September 3, 2013
VI. LAND USE
A. Existing Land Use(s): The subject property is vacant commercial property, zoned C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: The subject property is
primarily surrounded by commercial development except for the residential subdivision to the
south.
C. History of Previous Actions:
• The property received annexation, preliminary plat and final plat (AZ-06-037, PP-06-035 and
FP-07-007) approval to develop a 4 lot commercial development. A development agreement
(DA), recorded as instrument # 107005525, was required at the time of annexation approval.
The approved concept plan depicts a hotel site and two (2) retail pad sites. Conceptual
building elevations were also approved and tied to the DA.
• A certificate of zoning compliance (CZC-13-103) has been issued to commence with the site
work consist with the approved concept plan.
VII. STAFF ANALYSIS
The applicant is requesting to modify the recorded development agreement (DA) approved for the
Cope Subdivision. At the time Council approved the project, the previous owner envisioned a hotel
site and two (2) retail pad sites. The approved concept plan consists of the following:
• a 64,904 square foot hotel, oriented towards Meridian Road,
• a 10,100 square foot multi-tenant building and
• a 3,072 square foot multi-tenant building.
The approved elevations coincide with the conceptual site plan. The proposed building materials
include stucco siding, metal roofing, decorative cornices, fabric awnings and brick veneer wainscot.
To ensure the site developed with a cohesive design theme, the Council required all of the buildings
on the site obtain design review approval. Council's intent was to have a high quality development
adjacent to the Meridian Road corridor (see Exhibit A.2).
The new owner has a different vision for the property and intends on developing the property in
multiple phases. The first phase will consist of 10,800 square foot vehicle sales and service facility
with an adjacent 15,500 square foot building pad to the west to allow for future expansion.
Additionally, two (2) pad sites, one consisting of 4,100 square feet and the other 1,600 square feet,
are proposed along Overland Road that may develop with a retail car wash facility and
restaurant/drive-through use. In the interim, a majority of the site will be paved and used for vehicle
display. The aforementioned uses are principally permitted uses within the C-G zoning district (see
Exhibit A.3).
The new elevations attached as Exhibit A.4 represent the design for the vehicle sales and service
facility. The proposed building materials include a mixture of metal siding, split face block and a
glass store front oriented internal to the development. No other elevations were submitted with the
Cope Subdivision NIDA-13-014 Page 2
application. The same owner operates the Meridian Ford dealership and is planning an expansion for
that facility (currently under review). The design of the proposed facility is meant to emulate the
design proposed for the Meridian Ford site. Since the applicant is proposing a cohesive design theme
between both developments, staff is supportive of the proposed elevations. Future structures on the
site are required to obtain design review approval and comply with the structure and site design
standards set forth in UDC 11-3A-19 and the design guidelines contained in the Meridian Design
Manual.
To move forward with development of the site as proposed by the applicant, staff recommends the
following modifications to the recorded DA:
1. Update the owner information throughout the document to reflect the new owner listed above.
2. Modify provision #7: Dc.c'.° ._„ .~ cl'tl: -~ '^ " ' '' *^~*~^~~- ~~*~ *~^ ^~~•~^~
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. Construction of the 10,800 square foot vehicle sales and service
facility shall substantiall~com~ly with the conceptual elevations attached in Exhibit A 4
3. Modify provision #8: u°.. r mn i i z n i n ^ll ~tru~+"~°° • •:+'':~ ~''° a°.,°'^^"'°"* ~''^"''° ^ ~•
`with ±'.:,, ..YY==~~~_~__~ ~_ ~~ ~'~ `° °~' ~'~ Development of the prope shall
substantially comply with the concept plan attached in Exhibit A.3. Future development of the
three (3) pad sites shall comply with the design standards listed in UDC 11-3A-19 and the
guidelines contained in the Meridian Design Manual.
Staff recommends approval of the development agreement modification with recommended changes
attached in Exhibit A.S.
VIII. EXHIBITS
A. Maps/Other
1. Vicinity/Zoning Map
2. Original Concept Plan and Building Elevations
3. Proposed Concept Plan
4. New Legal Description
5. Recommended Development Agreement Changes
Cope Subdivision MDA-13-014 Page 3
Exhibit A.l -Vicinity/Zoning Map
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Cope Subdivision MDA--13-014 Page 4
Cope Subdivision MDA-13-014 Page 5
Exhibit A.2 -Original Concept Plan and Building Elevations
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Cope Subdivision NIDA-13-014 Page 6
Exhibit A.3 -Proposed Concept Plan
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Cope Subdivision NIDA-13-014 Page 7
Exhibit A.4 -Proposed Building Elevations
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Cope Subdivision MDA-13-014 Page 8
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Exhibit A.5 -Recommended Development Agreement Changes
1) Update the owner information in the development agreement to Meridian Auto Mall, LLC.
2) Modify provision #7: Construction of the 10,800 square foot vehicle sales and service facility
shall substantially comply with the conceptual elevations attached in Exhibit A.4.
3) Modify provision #8: Development of the property shall substantially comply with the concept
plan attached in Exhibit A.3. Future development of the three (3) pad sites shall comply with the
design standards listed in UDC 11-3A-19 and the guidelines contained in the Meridian Design
Manual.
Cope Subdivision MDA-13-014 Page 9