HomeMy WebLinkAboutPZ - Staff Report for 2-6 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,---
DEPARTMENT REPORT
HEARING 2/6/2025 Legend
DATE: i'_-! Project Location
TO: Planning&Zoning Commission :::Area of Impact
}= City Limits
FROM: Nick Napoli,Associate Planner O Analysis
208-884-5533
nnapoli@meridiancity.org
APPLICANT: Gil Green
SUBJECT: H-2024-0065 s
Meridian Foodbank Rezone
4491
LOCATION: Located at 133 W. Broadway Avenue ,I
with the inclusion of the following Alt
parcels: R9323750270, R932350290, _ -
R0406010070,R0406010195,
R0406010205,R0406010182.
I. PROJECT OVERVIEW
A. Summary
Rezone 1.72 acres from I-L to O-T to establish the Meridian Food Bank as a conforming use to
allow future expansions without a conditional use permit.
B. Recommendation
Staff. Approval without the requirement for a development agreement. As noted above,the
rezone will establish the Meridian Food Bank as a legal use therefore, a development agreement
is not being required(see Section III below).
Commission:
C. Decision
Council:
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Civic(Foodbank) -
Proposed Land Use(s) Civic(Foodbank) -
Existing Zoning I-L—Light Industrial VII.A.2
Proposed Zoning O-T—Old Town
Adopted FLUM Designation O-T—Old Town VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 10/8/2024
Neighborhood Meeting 11/4/2024
Site posting date 1/27/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District
• Comments Received No -
• Commission Action Required No -
• Access W.Broadway Avenue and NW 3rd Street;Local Streets -
Meridian Public Works Wastewater IV.B
• Distance to Mainline Existing at site
• Impacts or Concerns Yes; See public works conditions of approval
Meridian Public Works Water
• Distance to Mainline Existing at site
• Impacts or Concerns Yes; See public works conditions of approval
Note: See section IV. City/Agency Comments for comments received or see public record at the
following link.
City of Meridian I Department Report II. Community Metrics
Figure l: One-Mile Radius Existing Condition Metrics
Reference Parcel:R0406010205 Date Retrieved:2025/1/10
Parcel Count Parcel Acreage Infiii Indicator:
705 Surrounding Area
IW 74 4% Not city
40 1,739. ® City Limits
3,117 3 ■ Not City
Household Household& Population Growth
•
Households
02020
Population Change:1.4°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 5,000 10,000 15,000 20,000
Use Types Residential Addresses All Addresses
■ Single-family
42% z
Multi-family
58%
® Commercial
Notes: See Error!Reference source not found..Error!Reference source not found..
Figure 2: Service Impact Summary
ImpactService • •
Ready 0 0 0 0 0 0 0 -0 0 0 0
Marginal
Caution
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City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
This property is designated as O-T(Old Town)on the Future Land Use Map(FLUM)however
the existing zoning is I-L(Light Industrial). The existing use of Social Service is consistent with
the comprehensive plan for the Old Town designation.
This designation includes the historic downtown and the true community center. The boundary of
the Old Town district predominantly follows Meridian's historic plat boundaries. In several areas,
both sides of a street were incorporated into the boundary to encourage similar uses and
complimentary design of the facing houses and buildings. Sample uses include offices,retail and
lodging,theatres,restaurants, and service retail for surrounding residents and visitors.A variety
of residential uses are also envisioned and could include reuse of existing buildings,new
construction of multi-family residential over ground floor retail or office uses.
The subject site is among several Industrial properties along the rail corridor near Meridian Road.
The proposed use of a social service(Food Bank)is a permitted use in the O-T zoning which is
the zoning the applicant is requesting. The current use is non-conforming,which requires a
conditional use permit for any proposed expansion. The rezone to O-T zone will allow the
continued use of the existing food bank,remove the non-conforming status and eliminate the
need for future CUP approvals to expand the use. For these reasons, staff is not recommending a
development agreement with the subject rezone request.
"Support a compatible mix of land uses Downtown that activate the area during day and night."
(2.09.02G).
"Support owners of historic buildings in their efforts to restore and/or preserve their properties.
(5.02.01B).
Table 4: Project Overview
Description Details
History N/A
Acreage 1.72 acres
B. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The Meridian Food Bank consists of 6 lots with 3 existing structures. All 3 structures are
proposed to remain, and a future expansion is proposed. A property boundary adjustment will
be required with future expansion applications to consolidate any lot lines that cross through
new and existing buildings.
2. Proposed Use Analysis (UDC 11-2):
The existing and proposed use of a social service(food bank) is an essential resource for the
Meridian community. The Meridian Food Bank is open Monday,Wednesday,and Thursday
between 12:00 pm and 4:00 pm. The main reason for the rezoning request is to allow for
future expansion to provide additional space for the MFB to assemble food packs for students
in West Ada School District. The food packs allow students to have food over the weekends.
The number of packs has increased significantly since 2023 and MFB no longer has sufficient
room to service all the children in need of resources.
The expansion will include an additional 940 square feet of space designated for the purpose
of assembly and storage of these food packs. Staff finds this use to be better suited in the O-T
City of Meridian I Department Report III. Staff Analysis
zone as it will bring the existing use and structure into conformance with our code while also
allowing for expansion of the facility.
3. Dimensional Standards (UDC 11-2):
The existing structures do not conform to the 35-foot street setback required in the I-L zone.
By rezoning the property to O-T, all the structures will become conforming as the O-T zone
doesn't have setback requirements. All additions and site work shall comply with the O-T
standards listed in UDC 11-2D-4.
C. Design Standards Analysis
1. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
The existing 6 properties do not have conforming landscape buffers with the I-L zoning
district,however, if rezoned to O-T it would conform with the standards as O-T does not
have any landscape buffer requirements.
ii. Parking lot landscaping
The parking lot landscaping at the Meridian Food Bank does not meet the standards
outlined in UDC 11-3B-8. After discussions with the Food Bank, staff recommends
allowing the existing non-conforming landscaping to remain. However, staff also advises
installing new parking blocks to prevent vehicle overhang from encroaching on
walkways,drive aisles, and adjacent properties. Additionally,UDC 11-3B-2 allows for
phased landscape improvements as cumulative expansions occur. The City will monitor
these thresholds and enforce them as required by the UDC.
iii. Landscape buffers to adjoining uses
The current landscaping does not conform with the I-L zoning districts standards,
however if the property is rezoned to O-T it would bring this into compliance as
landscape buffers to adjoining uses is not applicable in the O-T zoning.
iv. Tree preservation
A Tree Mitigation Plan should be submitted with the certificate of zoning compliance for
any future expansion detailing all existing trees and methods of mitigation outlined by the
City Arborist before any trees are to be removed as set forth in UDC 11-3B-1OC.5.
v. Storm integration
Storm drainage is required to comply with the standards listed in UDC l ]-3A-18.
2. Parking (UDC 11-3C):
i. Nonresidential parking analysis
The current site has approximately 56 parking spaces exceeding the UDC requirement of
1 space for every 500 square feet of gross floor area. The rezone will not have an impact
on the parking standards and any future expansion may require more parking.
The current parking lots are substandard and do not meet the city's requirements for
parking lot, landscaping and overhang. Staff is recommending the parking lots be
restriped and parking blocks are adjusted to allow for a minimum of a 5-foot overhand to
adjoining uses and walkways. These improvements will be evaluated with the submittal
of the certificate of zoning compliance for the future expansion.
ii. Bicycle parking analysis
A minimum of one(1)bicycle parking space is required to be provided based on one(1)
space for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking
City of Meridian I Department Report III. Staff Analysis
facilities are required to comply with the location and design standards listed in UDC 1I-
3C-5C. The site plan does not include bicycle racks. The Applicant should revise the
plans and include one(1)bicycle rack and submit details of the bicycle rack with the
CZC submittal.
3. Building Elevations (Comp Plan,Architectural Standards Manual):
While a future expansion is planned for MFB, staff is not requiring conceptual elevations at
this time. Elevations will be provided with the submittal of the certificate of zoning
compliance and design review.Any future building expansion will be required to comply
with the design guidelines contained in the Architectural Standards Manual(ASM).
4. Fencing (UDC 11-3A-6, 11-3A-7):
Fences shall comply with the standards listed in UDC 11-3A-7. No additional fencing is
being proposed.
D. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access is provided off W. Broadway Avenue and NW. 2nd Street,both local streets. The Food
Bank also uses the alley as a pickup area for cars to use during their hours of operation. The
existing access points can remain as they are currently used for business.
2. Sidewalks (UDC 11-3A-17):
There is an existing 6-foot wide attached sidewalk on W.Broadway Avenue along the
existing property frontage. Staff does not recommend any additional changes to the
frontage improvements. There are also existing five(5) foot wide sidewalks along NW 2nd
Street. All sidewalks around buildings and serving public streets shall be a minimum of
five(5) feet in width in accordance with UDC 11-3A-17.
A continuous internal pedestrian walkway that is a minimum of five (5) feet in width
shall be provided from the perimeter sidewalk to the main building entrance(s) for
nonresidential uses. The walkway width shall be maintained clear of any obstructions,
such as vehicles, outdoor sale displays,vending machines, or temporary structures.
E. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided to each lot within the
subdivision as set forth in UDC 11-3A-15.
2. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments in accord with the City's
adopted standards, specifications and ordinances. Design and construction shall follow the
best management practice as adopted by the City as set forth in UDC 11-3A-18.
3. Utilities (Comp Plan, UDC 11-3A-21):
Connection to City water and sewer services is required and are available to be extended by
the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G&
3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required
to be provided with development.
City of Meridian I Department Report III. Staff Analysis
IV. CITY/AGENCY COMMENTS
A. Meridian Planning Division
1. With the submittal of the certificate of zoning compliance and administrative design review
application,the site/landscape plan should include the following:
- Restripe the parking lots and place new parking blocks to prevent overhang onto adjacent
properties and walkways per UDC 11-3C-5.
- Add a bike rack per UDC 11-3C-5C.
- A continuous internal pedestrian walkway that is a minimum of five (5) feet in width shall
be provided from the perimeter sidewalk to the main building entrance(s) for nonresidential
uses per UDC 11-3A-19.
- Per UDC 11-313-2,the city allows for phased landscape improvements as cumulative
expansions occur. The city will monitor these thresholds and enforce them as required by the
UDC 11-313-2.
2. Complete a property boundary adjustment to consolidate the lot lines going through existing
and new structures.
3. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed use prior to submittal of a building permit application. The design
of the site and structure shall comply with the standards listed in UDC 11-3A-19;the design
standards listed in the Architectural Standards Manual and with the Development Agreement.
City of Meridian I Department Report IV. City/Agency Comments
B. Meridian Public Works
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City of Meridian Department Report IV. City/Agency Comments
V. FINDINGS
A. 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;
The Applicant is proposing to rezone the subject property with the O-T zoning to keep the
existing Food Bank in operation and expand the existing building without having to go
through the Conditional Use Permit process to expand a non-conforming use.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds the proposed map amendment to O-T and development generally complies with the
purpose statement of the traditional neighborhood districts in that it will contribute to the
range of commercial 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;
Stafffinds the proposed map amendment should not be detrimental to the public health, safety
and welfare as the proposed commercial uses should be compatible with adjacent industrial
and residential 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
Stafffinds City services are available to be provided to this development.
5. The annexation(as applicable) is in the best interest of city.
This finding is not applicable as a rezone, not an annexation, is proposed.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed Rezone per the provisions in Section V in accord
with the Findings in Section VI.
B. Commission:
Pending
C. City Council:
Pending
City of Meridian I Department Report V. Findings
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B. Subject Site Photos
4-7
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City of Meridian Department Report VII. Exhibits
C.
C. Service Accessibility Report
Description
Location In City Limits
Extension Sewer Trunkshed mains < 500 ft. from parcel
Floodplain Either not within the 100 err floodplain 2 a�-----s GW
Emergency Services Fire Response time < 5 m;n, GREEN
Emergency Services Police Meets response time goals most of tre time GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Within 1/4 mile of current transit route GREEN
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN
plan) matches existing of lanes)
School Walking Proximity Within 1/2 mile walking GREEN
Either a High School or College within 2 miles 0R a
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Either a Regional ParkwIhin 1 mile OR a Con):T,l.n
Park Walkability Park within 1/2 mile OR a Neighborhood Park withir, GREEN
L
1/4 mile walking
City of Meridian I Department Report VII. Exhibits
D. Concept Plan for Expansion
// 4- x
City of Meridian Department Report VII. Exhibits
E. Rezone Legal Description&Exhibit Map
RE—ZONE EXHIBIT
MERIDIAN FOOT] BANK
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i *,E k IFLand Surveying and Consulting
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City of Meridian Department Report VII. Exhibits
LgwLQgsuhAiQn
merkdtan Nod 6ankf opeFt1'Fie Tuning
Nrceis bring to-cetrh In NE%of$lock 5 of Vilest Yeew,hdclkian 10 Meeid"and aLw 1.M-Andersun'55.pwhd
Addifth to Meridian,located In Ow N%of the SE%of Sedan 12,lbwmhp 3 North,Rsrr6a 1 Weet,9alse
Mend%an.tftyof Meridian,Ada Counrr,Idaho.and more pardc0lady-cks[r W?4 fgalp :
Gmnrmncmg at a brass cap marking the KE carder of the SE 9 of said SerVbn 11,from which a brass rap
marking the south Last c orner of said SE X bears S O'43'24'W a distance of 2EsLU-&2 feet;
Thence50°-0Y29"W alongilse easterhvboundary orsaid56 fi a di,enre of 6mmfeevz a 518 inch 10arrnmF
W"pin rf arklij the 6nreryecMn of Meridian Road and Broadway Avenue;
Thence kavinR said easterty boundary N 89 015'49"W along the mntarlirre at west Broadway Avenue a
dashrnccof 323.00 Fret Vrthe-Pmrsecdon of West V Stroet,THE POINT❑F EEO INNING,
Thneoe heaving said centerline of MV t STaadway Avenue 5 0 r'30TW W a digarrce of 89 96 fm dkoN the
centerline of West P kT"'to a potnf;
Thew-e-leaving said oergerfine of WEm 11Sireet M dB S 51-W a diigar.t*of}p.fM Net to eorrtheasT corner
of Lot 2 block 2 of J-f t.An8emri's Second A-EWhipn to Merrdsan;
Thgrtra 2"the y[mh btnunuary 4f trio tQ4.N a9"Z5'49"W a nrsrance of 120.06 feet to a ppr ni;
Thence Wong said south boundary ft8?25W W a tlbUnraof9.€0fretto the rrntulineof Lhealky fying
yMhln 9lntk 2 6r i.M.Anderr0N S_eiond Addidon io M{ridien Ted p4ini;
ThenceaIGgg said centerlim,3 0930W'W a distance of 175.00Not to o polaty
Thence Iea4+n6 said cerrta rllrxr,N 09°25'59'W a dtMnca 0►3F,00 Teel W the wuthrgst corner of Lot 14 kilo€*
2 of Anderson's Second AJdAwn to Meridian so a point;
Thrloe gang the seu:14rerty baiwdary or 404 18,N 69`3549'W a distance of 121.77 feet to the etat-rkF•tht-
at-ww of Nw 74 Street k}n pain(;
Thence iming said r48hti*"1194"2551'w a distance 0f 30.W Fret to ilia rsntrrline of NW 3-5u"IL
Then-along skid rerrterllne N 0030W E a di tantr of 53.97 Beet to a paint;
Thence Ieawq said c+h.terfl0e N 89 q9'5i"w a dimmu of 34.00 RNR to Lie SE asrntq of the NE 34 of 91xk
5;
thence N 88 151'39'w s dlatance of W."far#along thr WutherIV haundwy elf sold NE�i of black S t4 a
P¢Iim;
Thence leaving said sourli■rly boundary N U�2 F46"E a 4lstance crf 60.05%rt along Llie we-Aerly totwWary
said NE 14;
Thence leaYil'Q Said weSi M 64 krndarV S WP35'49'E a dlstarrae 0 67."fe*to a p4lnt 60.W fem west of the
easterly boundary 4f said RE%.-
Thence N 9:WO'E a distance of 350.W Seat to#re rr+.tor4ino of Broadway Avenue;
Tlyrrr,q along Bald rrnveriine 5 99 a2S'49'E•dituanpe of 46733 feet i0 The POINT 4F BE6111NING:
City of Meridian I Department Report VII. Exhibits