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Home My WebLink AboutCC - Staff Report for 4-22 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 4/22/2025 Legend DATE: 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: Eric Anderson :. ` 1 SUBJECT: H-2025-0011 Jump Time MDA LOCATION: Located at 2805 E. Franklin Road (Parcels S1117110550 and S 1117110510)in the NE 1/4 of the NE 1/4 of Section 17,T.3N.,R.IE. H .J, I. PROJECT OVERVIEW A. Summary Modification to the existing development agreement(MDA-15-008, Inst. #2016-049722)to modify provision six(6)to remove"minor vehicle repair"from the prohibited uses and replace the old concept plan with a new one. B. Recommendation Staff: Staff recommends approval of the DA modification with provisions listed in Section IV. C. Decision Council: Pending City of Meridian I Department Report 1. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Commercial/Vacant - Proposed Land Use(s) Commercial - Existing Zoning C-C Zoning VLA.2 Adopted FLUM Designation Commercial VLA.3 Table 2: Process Facts Description Details Preapplication Meeting date 1/28/2025 Neighborhood Meeting 2/20/2025 Site posting date 4/12/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Meridian Public Works Wastewater I • Distance to Mainline Available at site • Impacts or Concerns Yes,any infrastructure changes must be approved by Public Works. Meridian Public Works Water I • Distance to Mainline Available at site • Impacts or Concerns Yes,any infrastructure changes must be approved by Public Works. Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. City of Meridian I Department Report II. Community Metrics Table 4: Pro*ect Overview Description Details History AZ-09-003,MDA-15-008,A-2016-0316 Acreage 3.57 Acres III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview and History The property was annexed with C-C zoning in 2009, consisting of 3.57 acres with two (2) building lots(AZ-09-003). The subject property then went through a development agreement modification to replace the existing DA in 2016 as a part of the Jump Time approval(MDA-15- 008). The concept plan accompanying this DA modification showed 4 buildings with central access to Franklin Road. However, since the annexation, access was required to shift to the west property boundary,which affected the concept plan. Due to the original concept plan, city staff had restricted certain uses,as having children walking through the parking lot with the central access point was a point of concern. Since the access has shifted and cross access has been provided from the property to the east, staff is in support of amending the DA to allow for minor vehicle repair. This use will be rather isolated from the front entrance to Jump Time, and staff is recommending signage to watch for pedestrians. Additionally,minor vehicle repair is otherwise a permitted use in the C-C zone. The properties governed by the current DA do not meet the city's landscaping standards. As a part of the DA modification, staff is requiring the existing parking lot and landscape buffers to be brought into conformity with UDC 11-3B. Staff discussed this with the applicant during the pre- application meeting, and no concerns were expressed by the applicant. In terms of nearby and adjacent development,there are existing residential subdivisions to the south and west,with commercial to the east. The proposed minor vehicle repair building is oriented away from the existing residential area,which is buffered by the existing Jump Time building and the landscape buffers. B. Site Development and Use Analysis I. Proposed Use Analysis (UDC 11-2): The applicant is requesting a Development Agreement Modification to allow for Minor Vehicle Repair,which is currently listed as a prohibited use in the DA, an otherwise permitted use in the C-C zoning district. The proposed user"Grease Monkey"is a national oil change and vehicle repair shop. The hours of operation will be limited to 6 am to 11 pm because of its proximity to the existing residential neighborhoods. The applicant has submitted an updated concept plan to reflect the current configuration of the site. The original concept plan shows 4 buildings on the subject properties but with the relocation of the main access point,only two buildings are proposed with the updated concept plan. 2. Specific Use Standards (UDC 11-4-3): A. Vehicle repair may be allowed as an accessory use, subject to the standards for vehicle repair,major and minor,in the district where the use is located. Not applicable. Vehicle Repair is the primary use. B. Inoperable or dismantled motor vehicles shall be stored behind a closed vision fence,wall, or screen or within an enclosed structure and shall not be visible from any street. Not applicable. The applicant will not have inoperable or dismantled vehicles on the property. City of Meridian I Department Report III. Staff Analysis C.Automotive sales and rental areas shall be subject to the minimum perimeter landscape requirement of parking areas in chapter 3, article B, "landscaping requirements",of this title. Not applicable. D. In addition to chapter 3,article B, "landscaping requirements", of this title, one(1) square foot of landscaping for every fifty(50) square feet of vehicle display area shall be provided. Not applicable. E. Vehicle display pads are prohibited in the required landscape buffers. Not applicable. The applicant will not have a vehicle display area. F.Vehicle display areas shall incorporate design features including,but not limited to, landscape islands, curbing, and pedestrian walkways,that define main drive aisles and internal circulation patterns. Not applicable. C. Development Agreement Modification Existing Provisions: 1. Future development of this site shall substantially comply with the revised conceptual development plan dated March 28t'',2025, included in Section VI and the provisions contained herein. The plie nt shall;near-per-ate , edest is , „lati.r plan that provides inter-eenneetivity within the proposed d&velepfnent a-ad pedestrian eanneetions to E. Franklin Read. The plan shall be submiRed with the fir-st eeAifieate of zoning eemplianee apphea4ion-. 2. Certificate of Zoning Compliance and Administrative Design Review applications are required to be submitted to the Planning Department for approval of all future buildings/uses on the site, prior to issuance of building permits. 3. Direct access to E. Franklin Road is limited to the access shown on the conceptual development plan approved with this application. Cross-access shall be provided to the property to the west(parcel#51117120630)and the property to the east(parcel#51117110201)for future interconnectivity. A recorded copy of the cross-access agreement(s) shall be provided with the first Certificate of Zoning Compliance application. 4. Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8,within 6 months after the date of annexation ordinance approval. Contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services.Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at(208)334-2190. 5. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. 6. The uses allowed pursuant to this agreement are those uses allowed in the C-C zoning district listed in UDC Table 11-2B-2 except for the following: drinking establishments, fuel sales facility, ehie e vehicle washing facility,wireless communication facility and vehicle sales and rentals. 7. Bring the existing landscaping buffers and parking lot landscaping into conformity with UDC 11-3B. 8. All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development. 9. The developer/owner shall be responsible for all costs associated with sewer and water service installation. 10. The developer/owner shall construct an 8-foot vinyl fence along the west boundary of the property and a 6-foot fence that matches the existing fence that matches the existing fence City of Meridian I Department Report III. Staff Analysis adjacent to the southern property boundary and terminate on the western property boundary at the northeast corner of the Yoder Property(Parcel#R3273150110). The owner/developer shall coordinate with the adjacent property owners on the construction of the respective fences. 11. The owner/developer shall construct a 35-foot wide street buffer adjacent to Franklin Road and a 24-25-foot landscape buffer adjacent to the west and southern property boundary and a 5- foot wide landscape buffer on the east property boundary in accordance with UDC 11-3B-7 and UDC 11-313-9. 12. Any buildings along the southern property boundary shall not exceed 35 feet in height to maintain compatibility with the adjacent residential properties. D. Staff Analysis With the primary access to the development now relocated to the western boundary and cross access provided to the adjacent eastern property, staff supports the applicant's request to amend the existing development agreement(Inst#2016-049722)to remove vehicle repair minor as a prohibited use and update the concept plan. Furthermore,the current landscape buffers and parking lot landscaping on both properties fall below standard and will be required to be brought into compliance with the certificate of zoning compliance application for parcel#S 1117110510. Staff has incorporated this requirement as a new condition in the development agreement and has been in discussions with the applicant about this prior to the submission of the request. 1V. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 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 modification. The addendum shall,at a minimum, incorporate the following provisions: A. The applicant shall comply with the provisions in the existing development agreement (Instrument#2016-049722)with the addition/modification of the following provisions. • Modify Provision#1: Future development of the subject site shall be substantially consistent with the revised concept plan dated March 28t'',2025, included in Section VI and the provisions contained herein. • Modify Provision#6 to remove vehicle repair,minor as a prohibited use: The uses allowed pursuant to this agreement are those uses allowed in the C-C zoning district listed in UDC Table 11-2B-2, except for the following: drinking establishments,fuel sales facility,vehicle washing facility,wireless communication facility,and vehicle sales and rentals. • Add a New Provision to state: Bring the existing landscaping buffers and parking lot landscaping into conformity with UDC 11-3B and demonstrate compliance with the submittal of the certificate of zoning compliance application for the vacant lot(Parcel #51117110510). • Modify Provision#11 to state a 25-foot landscape buffer instead of 20-foot landscape buffer. The buffers were installed at the correct width,but this was an error from the previous DA. V. ACTION A. Staff: Staff recommends approval of the proposed modification to the Development Agreement with the modified provision listed in Section IV. City of Meridian I Department Report IV. City/Agency Comments &Conditions B. City Council: Pending City of Meridian I Department Report V. Action PINE .. • ::' • 40 �I AIR Abu W _-- 111111L ,Wsmwwr vA W = i FRANKLIN— Oman f t� r y■ ra-JIL +n [ NJ w 84 Lu L►1-'UPJ �lllllf I: ■l ■■■i �� Kill M-FRANKL-IN Ilion ■ Boom ■■■■■ �� 1� � ■■■■■■■�■■•�%II11111111� n @ �� ■■■w�r� W 84 `a k - ' 'Irv,' =.. v w � J FRAN KL--I:N • � - ■� /�1 it ■■■■■� ■� llllllll nunMMM ppml= � r. . e - e -`- 'l4j�ryi wl'C/ `■ --r� •r •�Elm. >f�•a pM •f1� -111111!IIIII ill •11111 u■ trrnu n•�Illn•11l1� w 11 ■■■■■■��1� ■■1 ■+. i — i 111 �� i►.►�` ��`fIlR��f i■■■■ � =■+ ��G �gr:}-■sal.":s_ ■ V �r.r r.r k■■;�� MIE 11 i��N ��•�. 1■I��... ` ■ kl S Q �■�.■•a - . _ .=�Moir rin ■} p 11111_i V��.I1, �- k�`• �■■ r IIIk 11�1 ■■■war•• �,� 84 Ems■ �� o�r,f� W ■� B. Subject Site Photos .- -wow r.,.�... t _ 1 feu-- ..- •rt�.r, ;... .. .. -. - --- _ City of Meridian Department Report VI. Exhibits r�:.T _ �"J}%�s''9.i� J.M....-:.Y��-0Fs"r.'.`'a Xy��• _ !4[I_ - OWN— of-`:.��.c.-YY -�. :a'r +.Y:i�n a?.,�at:��t.-k�:..xi3'1.,�.�.�.[I�.f:��iT�.'_�.�: �hS�K.�� 5�l•� t C. Service Accessibility Report Overall Score: 36 77th Percentile Description Location In City Limits GREEN Extension Sewer Trunkshed mains -< 500 ft.from parcel GREEN Floodplain Either not within the 100 yr flaociplain Dr > 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways W1 thin 1/4 mile of current pathways GREEN Transit WV thin 1/4 mile of future transit route YELLOW Arterial Road Buildout Status Ultimate configuration (#of lanes in master street= GREEN plan) matches existing (# of lanes) School Walking Proximity WV thin 1/2 mile walking GREEN Either a High School or College within 2 miles OR. a School Drivability Middle or Elementary School within 1 mile drivin" GREEN (existing or future) Park Wa I ka bility No park within walking distance by park type RED City of Meridian I Department Report VI. Exhibits A Site Plan(date: 3/28/2025) q :gr r ' y , it * " r dK le Y Lill f City of Meridian Department Report VI. Exhibits E. Original Concept Plan Exhibit A: Proposed Conceptual Development Plan 4�� . . .c.sN - F�. I�•.ad � Udg c eNgA R � r nwxc runs - nc�mmu e - 4 E fHA � g BHgB - F]ciSTIAC �vae�ownr wuuomn �ra.ax �ucaefuuu `.ddfro 11 u•��p w�gbu CAIDIX�L .�J amJ� SDl6 rw hx.r SVaEfun] MAt•:xry iL�nffi4 frankf n&eagle �a CONCEPTUAL DEVELOPMENT PIa4N »r=w•o• EMIM"C', N ms City of Meridian Department Report VI. Exhibits F. New Concept Plan -� dk .�F• 'rf• �"'T I .• City of Meridian Department Report VI. Exhibits G. Existing Development Agreement ADDENDUM TO DEVICLOPWNT AGREEMENT PARTIES- I- City of Meridian 1 Babcock,L_i.._ _,an Idaho lirnited liability company, OwncdDevcloper TJ IIS ADDI- ILIM TO DEVELOPMENT AC'rREEME1+fT is dated this dray of " 201b,{"ADDENDUM"}.by and botwocn City of Meridian,a municipal corporati n of the State of Idaho ("CITY"), whose address is 33 E. Broadway Avenue, Meridian, Idah❑ 83642 otid liahenck, L.L.Q., an Idaho limited liability oamparry ("OWNEWDEVELOPER"),whose address is 13741v_C'loverditle Rood.Boise.Idaho 83713, RECITALS A. CITY and OWNERIDEVE1.0111-Aentered into"I certain development Agreement that was rcc:urdcd on Janrmry 19,20t 1 in the teal property records of Ada Counly as Instrument.No, 111906191 (ILT)L/ELOPMENT AGREEMENT"} B. CITY and OWNER/D]:V ILOPUR now desire to amend the Dovelupmcnl Agrrcmcul,which tarns have been approved by the Meridian City Council in accordance with Idaho Code,5ertlon 67-6511, Now,'rHEREFORE, in consi&mition of thv,covenants and cundilions act Forth herein,the parties agree as follows: 1_ OWNFRIDI'V17,011FIR shall be bound by the terms of the original Dovclopment Agroement,except a_-,specifically amended as follows; S_ CONDITIONS GOVERNING DEVELOPMENT OFSUB.IEC'TFROPERTY 5,rr Owner/Devefoper shrill depelop the ProperXy in accordance with ffre fadlowiug simcr al eanditionf. 1. Fhtnredevelopr►r�rrr of lklssf�e ckelfsNr s�rr�rflrtf!}cruft{Ny poft the con pl�edI devehxppneorp an included in Exhibit"A". The applicantshall incorporate a pedestrian eircidarioupfan rkarprovides kpterrrmuea vio withio ekepropexsed doveloprvreml andpedeshlan ctiompections to E.Franklin Road. Theplan shedl he submined with the first certificate of zooing eomp farce application, City of Meridian Department Report VI. Exhibits 2_ Certifiude of Zavi ig Compliance and Adminastralhw De;iga Review application are required to be_cabmifted to the Plumping Depurtrrrerrf for arppreval of allfrrhrre buildiripluses on the site,prior to is.siraaee o,f hutfdhig permits. 3. Direct access to E, Franklin Road is fimlted to the access shown oo the conceptual dewefopmetal Pfaff approved with this applica dim. Cross--access shall be provided to the property to the w om(ivreel 9.F1117120630)and she pmpej,& to the ease (parvel 05'}}17110201)for future interrorrrreelivily. A recorded copy of the eross-access agreerrtent(c)00bepro�l kd rr'ith 1#efirsf C erl J1eate of loping C ompliarrce application. 4.Any exisling dnrtreckc aped sl' aft 4ftin this project skull he removed from ckrrrreslic service per City Ordinance Sechom 9-1-4 and 94 A.Cnakaet the("hy of Meridian f'-AVnearing Depurtmeat of 008)398-5500 for irrspcctiurrs of discorrrrecf an ofserWces. Wells rrrayhe rrsedfor man-dorne,sticpfrrlrosekw such ayelandiealwIrrigation 'appmvedhy Maki,Departniontof Water Resources C'orrtact Robert B. Whitney at(208)334-2190, 5. Ara, "hlitrg septic systems within this project shrill be rerrroved from service per City Ordinance Section 9-1-4 and 9-+L-s.C=000dee Cenerart nisirirt meaftla for ebarttikrrirraarttf pieced sires and inspections(308)3754211. 6. The use.;allomw4pur¢aanl to this ngtwmelrf tyre these xses aflorvedin the C- C zoning dislrict listed in UDC Table 11-2B-2 excel r for the following: drinking estrthlfshrxerrts,fuel soles faaviflty, minor vehicle repair, vehicle washing facility, wireless conrrrraanication facility and uekfefe sales and rentafs. 7. All,fature developineml of the subject prolmr,ty .,hell comply with C.�ty of Alovidlon ordifiances lit arffec7 at tfre time of develupurent 8. The de veloperlowner shall he recponsible for oil costs associaafrd with server and water seruice insiaflaaden. 9. The developerlowner shall voasfruct an 8-foot vinyl fence alang the west borirrdary of the property and a G Error ferret that matches the e-ekiing fence thin matehes the exl.Yting fe nce argavent to the southern property borurdrray and terminate on the western property houndary at rho rtorikeast comer ref'lhe Yoder larnpeny�PareefAR3273150110). The(+rvareWeleveh1wr shaft coordhuOe wirh the adjacentproperty owners an the core*tractkni of the respecllve f-mveas. FO. The c rvtae-r1deWoper shall consiruct a 357font slide street hirffer adjacent to Frwnklr`x Road and a 2d!-f`oot landscape buffer oiyaeeal to Me west oad soafheen properfy borendeny and a 5-foal rpide landscape buffer an the cast property boiirt-fary in accordance Poith Voc 11-3B-7 aurf UDC 11-1B-4, l 1.Airy buildings afong tlresrrrrtherrr property boundaryshafl mat exceed 35feet in helghl to rrtairrtain eorr"tlhffjty Potty the tadjacenl re-Sidential grope-eel s, City of Meridian Department Report VI. Exhibits H. Proposed Revisions 1. Future development of this site shall substantially comply%%ith the revised conceptual development plan dated%larch 281b-2025,included in Section 171 and the provisions contained herein- 2- Certificate of Zorung Compliance and Administrative tive Design Re%-iew applications are required w be submitted to the Planning Department for approval of all future buildings/uses on the site,prior to issuance of building permits- 3- Direct access to E-Frauldin Road is limited to the access shown on the conceptual development plan approved v pith this application-Cross-access shall be provided to the property tD the west(parcel #S1117120630)and the property to the east(parcel US1117110201)for future intercavnectivity.A recorded cop} of the cross-access agreement(s)shall be pro-sided-ti%ith the first Certificate of Zoning Compliance application- 4_ Any existing domestic well system u^ithin this project shall be removed from domestic sen-ice per City Ordinance Section 9-1-4 and 9 4 8,uYthin 6 months after the date of annexation ordinance approval. Contactthe City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of sen7ces.Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B.Whitney at(208)334-2190- 5- Any existing septic systems within this project shall be removed from seance per City Ordinance Section 9- 1-4 and 9-4-8. 6- The uses allowed pursuant to this agreement are those uses allowed in the GC zoning district listed in UDC Table 11-2B-2 except for the follow-uxg=drinking establishments,fuel sales facility,m—in orvadq_i cle repair, vehicle i%cashing facility,t wireless communication facility,and-ehicle sales and rentals- 7- Bring the existing landscaping buffers and parking lot landscaping into confenrih,laith UDC 11-3B- 8- All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development- 9- The developer'o"ner shall be responsible for all costs associated unth seiner and water service installation. 10. The deg,eloper'oikner shall construct an 8-foot i�inyl fence along the west boundan,of the property and a 6- foot fence that matches the existing fence that matches the existing fence adjacent to the southern property boundary and terminate on the western property boundary at the northeast corner of the Yoder Property (Parcel 4 R3273150110)-The owner/developer shall coordinate iNith the adjacent property owners an the construction of the respective fences_ 11. The developer'omkuner shall construct a 35-foot-Wide street buffer adjacent to Franklin load and a 20 25-foot landscape buffer adjacent to the Nvest and southern property boundary,and a 5-foot-wide landscape buffer on the east property boundary in accordance with LTDC 11-3B-7 and UDC 11-3B-9. 12. Any buildings along the southern property boundary shall not exceed 35 feet in he it to main#ain compatibility with the adjacent residential properties_ City of Meridian I Department Report VI. Exhibits