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City of Meridian | Department Report I. Project Overview
HEARING
DATE:
6/5/2025
TO: Planning & Zoning Commission
FROM: Nick Napoli, Associate Planner
208-884-5533
nnapoli@meridiancity.org
APPLICANT: Chelsi Spencer
SUBJECT: H-2025-0021
Elite Fitness
LOCATION: Located at 2640 E. State Avenue, Suite
#120 in the NE ¼ of Section 8, Township
3N., Range 1E. (Parcel
#R3073781000)
PROJECT OVERVIEW
A. Summary
Conditional Use Permit request to operate an indoor recreation facility (indoor personal training
gym) from Suite 120 (3,972 square-foot) in an existing 23,000 square-foot flex building on 1.325
acres of land in the I-L zoning district.
B. Issues/Waivers
The Planning and Zoning Commission should carefully consider whether the continued
expansion of commercial businesses into industrial-zoned areas is appropriate.
C. Recommendation
Staff: Approval with the conditions outlined in Section IV.
D. Decision
Commission: Pending
COMMUNITY DEVELOPMENT
DEPARTMENT REPORT
City of Meridian | Department Report II. Community Metrics
COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Car Warehousing and Office -
Proposed Land Use(s) Indoor Recreation Facility -
Existing Zoning I-L (Light Industrial) Zoning VII.A.2
Adopted FLUM Designation MU-NR (Mixed Use Nonresidential) VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 4/15/2025
Neighborhood Meeting 4/22/2025
Site posting date 5/27/2025
Table 2: Community Metrics
Agency / Element Description / Issue Reference
Ada County Highway District
• Comments Received Yes -
• Commission Action Required No -
• Access Existing: E. State Avenue, Local Street -
Meridian Public Works Wastewater
• Distance to Mainline Existing at site
• Impacts or Concerns No
Meridian Public Works Water -
• Distance to Mainline Existing at site
• Impacts or Concerns No
Note: See section IV. City/Agency Comments & Conditions for comments received or see the public
record.
City of Meridian | Department Report III. Staff Analysis
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. General Overview/History
The purpose of the MU-NR designation is to designate areas where new residential dwellings will
not be permitted, as residential uses are not compatible with the planned and/or existing uses in
these areas. For example, MU-NR areas are used near the City’s Wastewater Resource Recovery
Facility and where there are heavy industrial or other hazardous operations that need to be
buffered from residential.
The applicant proposes to establish an indoor recreation facility—specifically, a personal training
gym—within a portion of an existing flex building. This building was previously approved
through an administrative application (A-2021-0021), consistent with the industrial zoning and
planned unit development approved in 1991 (via the Gemtone CUP). That approval allowed a
broader range of uses beyond what is typically permitted in the I-L (Light Industrial) zoning
district.
Although indoor recreation facilities are not standard uses within industrial zones, they may be
considered through a Conditional Use Permit. As such, the Planning and Zoning Commission
should evaluate whether continued expansion of commercial uses within industrial areas remains
appropriate.
The surrounding area includes a mix of uses such as a church, offices, flex space, warehousing,
employment centers, and other indoor recreation facilities (e.g., K1 Speed and Flying Pickle). The
proposed personal training gym would be located adjacent to offices and near other recreational
uses, which suggests it would be compatible with the area’s character and offer additional
recreational opportunities.
Based on these considerations, Staff finds the proposed use to be appropriate within the MU-NR
FLUM designation.
“Plan for an appropriate mix of land uses that ensures connectivity, livability, and
economic vitality.” (3.06.02)
The proposed use will contribute to the mix of uses in this area and should add to the
livability and economic vitality of the community.
“Monitor and adjust the amount and mix of industrial, commercial, and office areas
needed to meet the employment needs of the City.” (3.06.01B)
The proposed use will contribute to the mix of uses in this area; however, the desire for
industrial and employment uses are diminished.
“Encourage and support mixed-use areas that provide the benefits of being able to live,
shop, dine, play, and work in close proximity, thereby reducing vehicle trips, and
enhancing overall livability and sustainability.” (3.06.02B)
The subject mixed-use area currently contains office, church, flex space, warehousing, and
an indoor recreation facility (K1 Speed go-kart track & Flying Pickle – pickleball courts)
in the warehouse on the property to the west. The proposed use will provide another
recreational opportunity in close proximity to residential neighbors to the west thereby
reducing vehicle trips and enhancing livability of the area.
“Preserve the industrial base within designated industrial land use areas by discouraging
non-industrial uses and focusing on light manufacturing, distribution, flex-space, and base-
employment.” (3.07.01D)
The proposed use is a non-industrial use requesting a CUP to occupy an industrial land
use area approved for flex space. Staff has some concerns about approving another
City of Meridian | Department Report III. Staff Analysis
commercial use for an indoor recreation facility (personal training gym) within the
vicinity proposed for industrial uses. If approved, this would be the third such use in this
building.
“Provide, partner, and preserve public and private indoor and outdoor recreation amenities
for a diverse range of physical activities.” (5.01.01C)
The proposed indoor recreation facility offers opportunities for recreation through a
personal training gym to the public and will contribute to the range of physical activities
offered in the City.
Table 3: Project Overview
Description Details
History A Certificate of Zoning Compliance and Design Review (A-2021-0021) to
construct a 23,000-square-foot flex building.
Acreage 1.325 Acre Property
B. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
The proposed use of an indoor recreation facility (indoor gym) is a conditional use in the I-L
zoning. The I-L zoning and FLUM designation is meant to provide opportunities for low-
impact business areas which typically includes professional offices, research and
development, etc. This use adheres to Policy 3.07.02B, which promotes a mix of land uses
that ensures connectivity, livability, and economic vitality. While there are several indoor
recreation facilities in the area, this indoor recreation facility is more specialized, allowing
trainers and clients to have a more privatized training environment with no more than 14
people at the facility at any one time. Additionally, there will be no outside activity. The
proposed indoor recreation facility provides a unique neighbor serving use that can be an
essential use for residents in the city.
2. Dimensional Standards (UDC 11-2):
The proposal meets the dimensional standards for setbacks, landscape buffers, landscape
requirements and maximum building height.
3. Specific Use Standards (UDC 11-4-3):
A. General standards.
1.All outdoor recreation areas and structures that are not fully enclosed shall maintain a
minimum setback of one hundred (100) feet from any abutting residential districts. The
playing areas of golf courses, including golf tees, fairways, and greens, are an exception to
this standard. No outdoor recreation areas are proposed; all activities will take place within
the building.
2.No outdoor event or activity center shall be located within fifty (50) feet of any property
line and shall operate only between the hours of 6:00 a.m. and 11:00 p.m. No outdoor events
or activities are proposed.
3.Accessory uses including, but not limited to, retail, equipment rental, restaurant and
drinking establishments, may be allowed if designed to serve patrons of the use only. Noted.
4.Outdoor speaker systems shall comply with section 11-3A-13, "outdoor speaker systems",
of this title. No outdoor speakers are proposed.
City of Meridian | Department Report III. Staff Analysis
B.Additional standards for swimming pools. Any outdoor swimming pool shall be completely
enclosed within a six-foot nonscalable fence that meets the requirements of the building code
in accord with title 10, chapter 1, of this Code. Not applicable.
C. Additional standards for outdoor stage or musical venue. Any use with a capacity of one
hundred (100) seats or more or within one thousand (1,000) feet of a residence or a residential
district shall be subject to approval of a conditional use permit. No outdoor stage or musical
venue is proposed.
D.[Outdoor lighting.] Outdoor lighting, including lighted fields, designed for the site shall
comply with Section 11-3A-11, "outdoor lighting," of this title. These standards may be
modified through the approval of a conditional use permit. Noted.
C. Design Standards Analysis
1. Landscaping (UDC 11-3B):
The site has already been approved under permit A-2021-0021 and no additional
improvements will be required.
2. Parking (UDC 11-3):
i. Nonresidential parking analysis
A minimum of one (1) off-street parking space is required per 2,000 square feet (s.f.) of
gross floor area. Based on the 23,000-square-foot multi-tenant buildings, a minimum of
12 parking spaces are required. A total of 49 parking spaces were built with the building,
exceeding UDC standards for the I-L zoning. However, these standards are for industrial
buildings with industrial users. The parking standards for a commercial building and
commercial user, such as an indoor recreation facility, are one (1) off-street parking
space per 500 square feet of gross floor area. At staff’s request, the applicant provided a
parking study to evaluate available parking on the site.
Day of the Week Time of Day Spaces Available
Monday Morning/Evening 44/32
Tuesday Morning/Evening 39/39
Thursday Midday 41
Friday Evening 34
Saturday Midday/Evening 33/47
With the more specialized nature of this indoor recreation facility and the maximum
number of people in the gym being 14, staff is in support of the proposed use. There is
also the ability for on-street parking on E. State Avenue if the parking lot were to fill up.
ii. Bicycle parking analysis
A minimum of one (1) bicycle parking space must be provided for every 25 vehicle
spaces or portion thereof per UDC 11-3C-6G; bicycle parking facilities are required to
comply with the location and design standards listed in UDC 11-3C-5C. Bicycle parking
is depicted on the plans submitted with this application that meet the requirements.
3. Building Elevations (Comp Plan, Architectural Standards Manual):
The approved building elevations and perspectives were submitted for the flex building as
shown in Section IX.D. As stated throughout this report, these elevations have already been
City of Meridian | Department Report IV. City/Agency Comments & Conditions
approved through the administrative process and the building is already existing. The
submitted elevations are for supplementary purposes only.
D. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
One (1) driveway access is depicted and approved on the overall site plan via E. State Avenue
(local street). ACHD and the City has approved the location of the access driveway with the
administrative approvals for the overall flex building (A-2021-0021).
2. Sidewalks (UDC 11-3A-17):
There are existing 5-foot wide attached sidewalks along E. State Avenue and N. Hickory Avenue
that meet UDC standards. Any damaged curb, gutter, or sidewalk is required to be replaced.
E. Services Analysis
1. Pressurized Irrigation (UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided as set forth in UDC 11-
3A-15.
2. Storm Drainage (UDC 11-3A-18):
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
3. 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. All
utilities for the proposed development are required to be installed in accord with the standards
listed in UDC 11-3A-21.
CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. The applicant shall comply with the site plan, landscape plan, and building elevations
approved with A-2021-0021, including the modifications listed below.
2. The proposed project shall comply with the standards listed in UDC 11-4-3-2 for Art,
Entertainment, or Indoor Recreation Facility.
• Accessory uses including, but not limited to, retail, equipment rental, restaurant,
and drinking establishments may be allowed if designed to serve patrons of the
use only, and not the general public.
• All outdoor recreation areas and structures that are not fully enclosed shall
maintain a minimum setback of one hundred feet (100') from any abutting
residential districts. The playing areas of golf courses, including golf tees,
fairways, and greens, are an exception to this standard. (Ord. 07-1325, 7-10-
2007).
• No outdoor event or activity center shall be located within fifty feet (50') of any
property line and shall operate only between the hours of six o'clock (6:00) A.M.
and eleven o'clock (11:00) P.M.
• Accessory uses including, but not limited to, retail, equipment rental, restaurant,
and drinking establishments may be allowed if designed to serve patrons of the
use only.
City of Meridian | Department Report V. Findings
• Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker
Systems", of this title.
3. The conditional use permit is valid for a maximum period of two (2) years unless otherwise
approved by the City. During this time, the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval, and acquire building permits and commence construction of permanent footings or
structures on or in the ground as set forth in UDC 11-5B-6 A time extension may be
requested as set forth in UDC 11-5B-6F.
4. Prior to occupying the space, the applicant shall obtain either a tenant improvement or
certificate of occupancy fast track approval from the Building Division.
FINDINGS
A. Conditional Use (UDC 11-5B-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
1. 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.
The site meets all the dimensional and development regulations of the I-L zoning district for
the proposed use. Therefore, Staff finds the site is large enough to accommodate the proposed
use.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Staff finds the proposed use will be harmonious with the Comprehensive Plan in that it will
provide an indoor recreation use, which will contribute to the mix of uses desired in the MU-
NR Comprehensive designation as desired.
3. 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 the design, construction, operation and maintenance of the proposed use with the
conditions imposed, should be compatible with other uses in the general vicinity but may
moderately change the character of the area due to the limited I-L zoning within the City.
4. 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.
5. 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 the proposed use will be served by essential public facilities and services as
required.
City of Meridian | Department Report VI. Action
6. 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.
Staff finds the proposed use will not create additional costs for public facilities and services
and will not be detrimental to the economic welfare of the community.
7. 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 use will not be detrimental to any persons, property or the general
welfare by the reasons noted above.
8. 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 the proposed use will not result in the destruction, loss or damage of any such
features.
9. Additional findings for the alteration or extension of a nonconforming use:
Not Applicable.
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
Not Applicable.
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
Not Applicable.
ACTION
A. Staff:
Staff recommends approval of the proposed Conditional Use Permit per the provisions included
in Section IV in accord with the Findings in Section V.
B. Commission:
Pending
City of Meridian | Department Report VII. Exhibits
EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
2. Zoning Map
City of Meridian | Department Report VII. Exhibits
3. Future Land Use
4. Planned Development Map
City of Meridian | Department Report VII. Exhibits
B. Subject Site Photos
City of Meridian | Department Report VII. Exhibits
C. Service Accessibility Report
City of Meridian | Department Report VII. Exhibits
D. Site Plan (date: 4/6/2022)
City of Meridian | Department Report VII. Exhibits
E. Landscape Plan (date: 4/6/2022)
City of Meridian | Department Report VII. Exhibits
F. Building Elevations (date: 4/6/2022)