HomeMy WebLinkAboutPZ - Staff Report 8-15
City of Meridian | Department Report I. Project Overview
HEARING
DATE:
8/15/2024
TO: Planning & Zoning Commission
FROM: Bill Parsons, Current Planning
Supervisor
208-884-5533
bparsons@meridiancity.org
APPLICANT: Marty Vizcarra
SUBJECT: H-2024-0027
Idaho State University
LOCATION: Property is generally located on the west
side of S. Locust Grove Rd.; midway
between E. Franklin Rd. and E. Overland
Rd. in the NE 1/4 and SE 1/4 of Section
18, T.3N., R.1E.
I. PROJECT OVERVIEW
A. Summary
Annexation of 23.254 acres of land from RUT and R-6 in Ada County to the C-G zoning district,
by Idaho State University.
B. Issues/Waivers
1. The applicant is requesting that the three existing structures not connect to city utilities at this
time. After consultation with the City Engineer, staff supports this request, provided that the
applicant abandons the existing well and septic system.
2. Continue using the three (3) existing structures for storage. They are currently being used to
meet the university's operational needs. Staff is supportive of the buildings remaining on the
site as long as the buildings and property are properly maintained.
C. Recommendation
Staff: Approval
D. Decision
Select: Pending.
COMMUNITY DEVELOPMENT
DEPARTMENT REPORT
City of Meridian | Department Report Community Metrics
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant County residence and several
outbuildings/Agricultural operations
-
Proposed Land Use(s) Public Education Institution (ISU Campus) -
Existing/Proposed Zoning Rural Urban Transition Area (RUT) and R-6 in Ada
County
V.A.2
Future Land Use Designation Commercial V.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date Friday, June 7, 2024
Neighborhood Meeting 5/28/2024
Site posting date 8/2/2024
Table 3: Community Metrics
Agency / Element Description / Issue Reference
Ada County Highway District III.K
• Comments Received Yes -
• Commission Action Required No -
• Access S. Locust Grove Road – cross access with the ICOM
property to access E. Central Drive
-
• Traffic Level of Service Better than “E” and Better than “D”. -
ITD Comments Received No III.L
See City/Agency Comments and Conditions Section below and review the public record for all
department/agency comments received.
City of Meridian | Department Report Staff Analysis
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. General Overview
The subject property is currently designated Commercial on the future land use map (FLUM).
This designation provides a full range of commercial uses to serve area residents and visitors.
Desired uses may include retail, restaurants, personal and professional services, and office uses,
as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in
some cases, but should be careful to promote a high quality of life through thoughtful site design,
connectivity, and amenities. Sample zoning include: C-N, C-C, and C-G.
The applicant is requesting the annexation of 23.254 acres of land from the RUT and R-6 zoning
districts in Ada County to the C-G zoning district, with the intent to develop the site for a Public
Education Institution. This annexation is necessary for ISU to access allocated funds for
infrastructure improvements, though no actual development is proposed at this time. Typically,
the City requires a concept plan that includes details such as site access, parking, building sizes,
pedestrian circulation, and common open space. However, due to the long-term nature of this
project, developing these details as part of a comprehensive master plan is crucial. Therefore,
City staff has requested that ISU submit a future planned unit development to allow adequate
time for master planning the property and coordinating with other partnering agencies.
B. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The applicant is requesting to retain the three existing structures without connecting them to
city utilities until redevelopment can take place. These structures are currently being used for
storage to support the university's operational needs. In the meantime, the University commits
to regularly maintaining the existing structures and property to ensure they remain clean and
orderly. When redevelopment occurs, all existing structures will be removed.
2. Proposed Use Analysis (UDC 11-2):
Goal 2.04.01of the Plan emphasizes the importance of the City partnering with schools, non-
profits, and other community-based organizations to provide a variety of educational
opportunities throughout all stages of life. The 23.254-acre site is proposed for expansion as
part of Idaho State University, a Public Education Institution. The proposed C-G zoning
aligns with the comprehensive plan's commercial designation, where an educational
institution is a principally permitted use in this zone. Idaho State University envisions the site
accommodating academic buildings, university housing (dorms), clinical space (healthcare),
multi-use facilities, and outdoor amenities. Given the complexity of the project, the
development is expected to unfold over a 30-year timeline. The applicant will be required
to submit and obtain approval of a Planned Unit Development (PUD) prior to
developing the property.
3. Dimensional Standards (UDC 11-2):
With annexation of this property, any future development is required to comply with the
dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district.
C. Design Standards Analysis
1. Site and Building Design Standards (Comp Plan, UDC 11-3A-19):
Goal 5.01.02D of the Plan emphasizes the importance of building design, and landscaping
elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots
into existing neighborhoods. Future development plans, including site layouts, landscape
designs, and building elevations, should adhere to the structure and site design standards set
City of Meridian | Department Report Staff Analysis
forth in UDC 11-3A-19 and the Architectural Standards Manual (ASM). Additionally, future
design concepts will be reviewed and approved through the Planned Unit Development
(PUD) process to ensure compatibility with neighboring properties as set forth in UDC 11-7.
2. Landscaping (UDC 11-3B):
Future development shall comply with the landscape standards listed in UDC 11-3B.
3. Parking (UDC 11-3C):
Future development shall comply with the parking standards listed in UDC 11-3C.
D. Transportation Analysis
1. Access (Comp Plan and UDC 11-3A-3):
Please note that the concept plan used in the TIS is subject to change during the City’s
review of the PUD application. However, it does establish a baseline for evaluating
access to this property and future mitigation measures as discussed in this section of the
report.
The City has received ACHD’s staff report on the proposed annexation request. This
development is estimated to generate 5,330 vehicle trips per day, 552 vehicle trips per hour in
the AM peak hour and 481 vehicle trips per hour in the PM peak hour, based on the traffic
impact study. The TIS also evaluated two (2) accesses to S. Locust Grove Rd. and one (1)
access to E. Central Drive.
• Access 1 is proposed as a full access driveway located as far as possible for the
Locust Grove Road/Central Drive intersection. The proposed access would replace an
existing full-access driveway and is critical to the traffic operation and circulation of
the proposed development.
• Access 2 is proposed as a full-access driveway to replace the existing access to the
residential home and is critical to traffic operation and circulation of the proposed
development.
• Access 3 is proposed as right-out only access due to its proximity to Woodbridge
Drive and the neighboring property to the north. Access 3 meets District access
spacing standards and avoids turning movement conflicts.
The applicant's proposal does not fully comply with ACHD's Access and Driveway Location
Policies. Typically, access for this development would be limited to Central Drive, a collector
roadway, because it is a lower-classified roadway than Locust Grove Road, which is a minor
arterial. However, Access 1 is necessary for the existing parking lot, and Accesses 2 and 3 are
required for internal site circulation. Driveways on Locust Grove Road are generally required
to be 660 feet apart from other full-movement driveways or 330 feet apart for driveways
limited to right-in/right-out access. Despite these requirements, ACHD supports the
applicant's access evaluation from the traffic impact study, as all driveways are essential for
proper site circulation, and Access 3 is restricted to right-out only.
Additional improvements identified in the TIS include the construction of a southbound right-
turn lane at the Locust Grove Road/Access 2 intersection and a second westbound through
lane at the Central Drive/ Locust Grove intersection that runs from the intersection west to
terminate as a right-turn drop lane at the Central Drive/Access 1 intersection.
In line with ACHD’s policies, the Comprehensive Plan and the UDC require developments to
access a lesser-classified street. Goal 6.01.02B of the Plan encourages minimizing the number
of existing access points onto arterial streets by utilizing methods such as cross-access
agreements, access management, and frontage or backage roads, while promoting
connectivity between local and collector streets. The purpose of UDC 11-3A-3 is to enhance
safety by consolidating and/or limiting access points to arterial streets, ensuring safe entry for
City of Meridian | Department Report City/Agency Comments & Conditions
motorists. Currently, the primary access to this property is from S. Locust Grove Road.
However, the City previously required cross-access to this property through the ICOM
parking lot. Staff concurs with the ACHD report and agrees some access to Locust Grove
Road is necessary for internal site circulation. With a future development application, both
the City and ACHD will review access points on S. Locust Grove Road and E. Central Drive.
At a minimum, the driveway and cross-access provided by the ICOM property should be
utilized for the proposed development. Staff also encourages the applicant to explore
additional access options through coordination with the Idaho State Police. Staff recommends
a provision in the development agreement requiring the applicant to comply with the access
standards set forth in UDC 11-3A-3.
2. Multiuse Pathways (Comp Plan & UDC 11-3A-5 and UDC 11-3A-8):
Both the Plan and the Unified Development Code (UDC) set forth policies and regulations
for extending multiuse pathways in conjunction with new development. Goal 4.04.01A of the
Plan encourages new developments and subdivisions connect to the existing pathway system.
Multiuse pathways should be constructed in accordance with the City's Comprehensive Plan,
the Meridian Pathways Master Plan, the Ada County Highway District Master Street Map,
and the Roadways to Bikeways Master Plan. The Pathways Master Plan indicates a multi-use
pathway along the Hunter Lateral, connecting with S. Locust Grove Road on the northeast
portion of the site. The pathway currently stubs at the property line from the ICOM parking
lot on the southern border. With future development, the applicant will be required to extend
this pathway through the site and landscape it in accordance with UDC 11-3A-5, 11-3A-8,
and 11-3B-12C.
E. Services Analysis
1. Waterways (UDC 11-3A-6):
The Hunter Lateral bisects the property, with an easement that extends a minimum of 100
feet in total—50 feet on either side of the lateral's centerline. The applicant proposes to tile
and pipe the irrigation canal in accordance with UDC 11-3A-6. Any improvements within the
easement area will require approval from the Nampa Meridian Irrigation District (NMID).
2. Utilities (Comp Plan, UDC 11-3A-21):
Both the Plan and the UDC establish policy and regulations for extending and connecting to
City utilities. Goal 3.03.03G of the Plan mandates urban infrastructure be provided for all
new developments, including curb and gutter, sidewalks, water and sewer utilities.
Connection to City water and sewer services is typically required with annexation, unless
otherwise approved by the City Engineer in accordance with UDC 11-3A-21. As mentioned,
the applicant is requesting that the three existing structures not connect to city utilities at this
time. After consultation with the City Engineer, staff supports this request, provided that the
applicant abandons the existing well and septic system.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting the annexation. The DA
shall, at minimum, incorporate the following provisions IF City Council determines annexation is
in the best interest of the City:
City of Meridian | Department Report City/Agency Comments & Conditions
1. Before commencing development on the property, the applicant must submit and obtain
approval of a Planned Unit Development (PUD) application.
2. The three existing buildings on the site shall be used solely for storage until future
development is proposed, and the existing well and septic system must be abandoned.
3. The property and existing structures must be maintained to prevent them from becoming a
noxious use in accordance with UDC 11-3A-10.
4. Access to the property must comply with the standards set forth in UDC 11-3A-3. The City
and ACHD will determine appropriate access to S. Locust Grove Road and E. Central Drive
during the review and approval of the PUD application.
City of Meridian | Department Report City/Agency Comments & Conditions
B. Ada County Development Services
City of Meridian | Department Report City/Agency Comments & Conditions
C. Quality (DEQ)
See public record.
D. Idaho State Police
See public record.
City of Meridian | Department Report City/Agency Comments & Conditions
E. Ada County Highway District (ACHD)
City of Meridian | Department Report Findings
V. FINDINGS
A. Annexation and/or Rezone (UDC 11-5B-3E)
Upon recommendation from the commission, the council shall make a full investigation and shall,
at the public hearing, review the application. In order to grant an annexation and/or rezone, the
council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds the Applicant’s request to annex the subject property with C-G for the future
expansion of Idaho State University is consistent with the Commercial land use designation
for this property.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment to C-G and development generally complies with the
purpose statement of the commercial districts in that it will contribute to the range of
educational and community opportunities available in the City consistent with the
Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds the proposed map amendment should not be detrimental to the public health, safety
and welfare as the proposed residential uses should be compatible with adjacent single-
family residential homes/uses in the area.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including, but not limited
to, school districts; and
Staff finds City services are available to be provided to this development. Comments were not
received from WASD on this application so Staff is unable to determine impacts to the school
district.
5. The annexation (as applicable) is in the best interest of city.
Staff finds the proposed annexation is in the best interest of the city if the applicant is
required to come through a Planned Unit Development for future expansion of the site.
VI. ACTION
A. Staff:
Staff recommends approval of the annexation based on the analysis in section III and Findings in
section V.
B. Commission:
Pending
C. City Council:
Action Pending.
City of Meridian | Department Report Exhibits
VII. EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
2. Zoning Map
City of Meridian | Department Report Exhibits
3. Future Land Use
4. Planned Development Map
City of Meridian | Department Report Exhibits
B. Subject Site Photos
City of Meridian | Department Report Exhibits
C. Service Accessibility Report
City of Meridian | Department Report Exhibits
D. Annexation Legal Description & Exhibit Map
City of Meridian | Department Report