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HomeMy WebLinkAboutPZ - Staff Report for 6-26 City of Meridian | Department Report I. Project Overview HEARING DATE: 6/26/2025 TO: Planning & Zoning Commission FROM: Nick Napoli, Associate Planner 208-884-5533 nnapoli@meridiancity.org APPLICANT: Jason Densmer, The Land Group SUBJECT: H-2025-0006 Mogul Industrial Park Subdivision LOCATION: Generally located at the northwest corner of Black Cat Road and I-84 (Parcels: S1216141821 and S1216131201) in the east half of section 16, T.3N., R.1W. PROJECT OVERVIEW A. Summary Preliminary plat to subdivide two (2) existing parcels into eleven (11) building lots in the I-L zoning district on 88.20 acres of land. B. Issues/Waivers Extension of the north/south collector road at the west boundary (see analysis below). C. Recommendation Staff: Approval with conditions. Commission: Pending D. Decision Council: 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) Industrial Buildings - Proposed Land Use(s) Industrial Buildings - Existing Zoning I-L (Light Industrial) VII.A.2 Proposed Zoning I-L (Light Industrial) Adopted FLUM Designation Mixed Employment and Low-Density Employment VII.A.3 Proposed FLUM Designation Mixed Employment and Low-Density Employment Table 2: Process Facts Description Details Preapplication Meeting date 10/22/2024 Neighborhood Meeting 2/4/2025 Site posting date 6/13/2025 Table 3: Community Metrics Agency / Element Description / Issue Reference Ada County Highway District IV.K • Comments Received Yes - • Commission Action Required No - • Access Black Cat Road, an arterial Grand Mogul Drive, a collector - • Traffic Level of Service Black Cat Road: Better than “E” - Meridian Public Works Wastewater IV.B • Distance to Mainline Available at site • Impacts or Concerns See Public Works Site Specific Conditions Meridian Public Works Water IV.B • Distance to Mainline Available at site • Impacts or Concerns See Public Works Site Specific Conditions Note: See section IV. City/Agency Comments & Conditions for comments received or see the public record. City of Meridian | Department Report II. Community Metrics Figure 1: ACHD Summary Metrics Notes: See VIII. Additional Notes & Details for Staff Report Maps, Tables, and Charts. Figure 2: Service Impact Summary Notes: See VIII. Additional Notes & Details for Staff Report Maps, Tables, and Charts. City of Meridian | Department Report III. Staff Analysis STAFF ANALYSIS Comprehensive Plan and Unified Development Code (UDC) A. General Overview The subject properties fall within the Ten Mile Interchange Specific Area Plan (TMISAP) and are designated as Mixed Employment and Low-Density Employment on the Future Land Use Map (FLUM). The applicant is proposing a preliminary plat consisting of 11 building lots across 88.2 acres within the I-L zoning district. The plat excludes the parcels containing the St. Luke’s building, Building J, and Building M. Development is proposed to occur in three phases. Staff recommends that the subject properties be subdivided prior to the issuance of any building permits within the subdivision. If the property isn’t subdivided, the applicant will be responsible for installing the remainder of the infrastructure and frontage improvements for the one larger parcel. Each phase should also include the construction of the 10-foot detached multi-use pathway along Grand Mogul Drive and Black Cat Road, as well as the full installation of the street landscape buffers along I-84, Grand Mogul Drive, and Black Cat Road corresponding to that phase. The applicant has indicated a desire to phase these improvements, and based on the submitted phasing plan, they can be implemented in alignment with the three proposed development phases. “Work with the existing industrial businesses to expand or relocate operations in appropriate area” (Goal 2.08.03C). The subject site has been annexed and zoned with the Light Industrial (I-L) zoning. The proposed subdivision will allow for the phased expansion of industrial businesses within close proximity to I-84 and future SH-16. “Plan for industrial areas with convenient access to state highways or the rail corridor, where appropriate” (Goal 3.06.02D). As noted above, the subject subdivision is in close proximity to both I-84 and the future SH-16 expansion. This allows industrial user and freight to have easy access to main transportation corridors in the valley. “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). While the subdivision does not dictate the uses allowed in the industrial area, the existing development agreement and UDC restrict certain uses to promote industrial users that will generate employment opportunities in the city. Table 4: Project Overview Description Details History H-2021-0064 AZ; DA Inst #2022-082504, PBA-2022-0025, PBA-2025- 0004 Phasing Plan 3 Phases Physical Features Rosenlof Drain on the north boundary of the site. Acreage 88.2 Acres Lots 11 Building Lots B. History This overall development (Known as Black Cat Industrial and/or Meridian Commerce Park) consists of five (5) parcels all governed by one Development Agreement (DA #2022-082504) with an amendment (DA #2025-005936) for the recent annexation for Black Cat East (H-2024- 0047). City of Meridian | Department Report III. Staff Analysis The main development agreement contains a conceptual development plan consisting of seventeen (17) buildings located within the industrial park. The applicant has two (2) buildings completed with another four (4) currently under construction. The development agreement does not restrict the property from being subdivided. The applicant is proposing that only two of the existing five parcels be included in the subdivision. This is due to the property boundary adjustments that have occurred (PBA-2022-0025 and PBA-2025-0004), which have allowed the applicant to reconfigure three buildings on individual properties. The collector roadway (W. Grand Mogul Drive) has been partially constructed and extended through the site. Additional right-of-way will need to be dedicated as the phases of the subdivision are completed. C. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The subject properties are annexed with the Light Industrial (I-L) zoning designation, which allows for a variety of uses. The narrative discusses the existing and proposed buildings will be industrial buildings with industrial users. Currently, the existing Development Agreement limits certain activities, specifically prohibiting “storage facility, self-service” and vehicle impound sales and repair unless conducted entirely indoors. This restriction aims to support industrial users and job creation. The property will remain subject to the same Development Agreement provisions, along with the restrictions in UDC 11-2C-2. 2. Dimensional Standards (UDC 11-2): The I-L zoning district requires a 35’ street setback, 20’ landscape buffer along collector streets, 25’ wide buffer along arterial streets, 50’ wide buffer along interstates, and allows height up to 50’. The concept plan and elevations submitted appear to meet these requirements. Any future development shall comply with the I-L dimensional standards listed in UDC 11-2C-3. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): UDC 11-3A-19 mandates a minimum of forty (40) percent of the buildable frontage of the property shall be occupied by building facades. Based on the applicant’s concept plan, it appears to be in compliance with this standard as the buildings frame the W. Grand Mogul Drive. Additionally, the applicant has oriented the parking to meet the requirement of no more than fifty (50) percent of the total off street parking area shall be located between building facades and abutting streets. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 20-foot-wide landscape buffer is required along collector streets (W. Grand Mogul Drive), a 50-foot-wide buffer is required along interstates (I-84), and a 25-foot-wide buffer is required along arterial streets (S. Black Cat Road). The buffer along S. Black Cat Road is addressed through the Certificate of Zoning Compliance (CZC) and Design Review (DES) applications for each individual building and will be installed prior to the issuance of a certificate of occupancy. In contrast, the required buffers along W. Grand Mogul Drive and I-84 have not yet been installed for the lots within the subdivision. These will be required as part of the subdivision improvements and implemented with each phase of development. Existing improvements include Grand Mogul Way and landscaping on both sides of the collector beyond the St. Luke’s parcel. City of Meridian | Department Report III. Staff Analysis The applicant is proposing to phase these improvements according to the submitted phasing plan, dividing them across the three planned phases. Additionally, each individual lot will be required to submit a CZC application. Where parking areas abut the 2-foot landscape strip behind the 10-foot multi-use pathway, a minimum of 5 feet of additional landscaping will be required. The applicant shall comply with the vegetation coverage calculations with the final plat to ensure they are meeting the 70% vegetation coverage at maturity with no more than 65% of this coverage coming from lawn or other grasses. These buffers shall be landscaped per the standards in UDC 11-3B-7C. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The requirements include 5 ft. perimeter adjacent to streets and islands of at least 50 sq. ft. per every 12 parking spaces. Any parking that does not abut 7 feet of overhang shall have parking blocks. These requirements will be analyzed with the Certificate of Zoning Compliance. iii. Tree preservation A Tree Mitigation Plan should be submitted with the Certificate of Zoning Compliance 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-10C.5. iv. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales shall not be within the landscape buffers along W. Grand Mogul Way. v. Pathway landscaping A minimum of 5 feet of landscaping is required on each side of the multi-use pathway along W. Grand Mogul Way. It appears that 8 feet of landscaping is provided in the parkways along W. Grand Mogul Drive, however, it does not appear there is 5 feet of landscaping on the back side of the pathway. These standards will be evaluated with the final plat application and shall comply with UDC 11-3B-12. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis UDC 11-3C-6 requires one space for every two thousand (2,000) sq. ft. of gross floor area in industrial districts. The original concept plan appears to exceed these standards however, they will be analyzed with the submittal of the certificate of zoning compliance applications. 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. This will be reviewed with the submittal of the certificate of zoning compliance applications. 4. Building Elevations (Comp Plan, Architectural Standards Manual): Building elevations were not submitted with the preliminary plat request. However, the development agreement that governs the site requires development to be consistent with the Meridian Architectural Standards Manual. Staff will evaluate the building elevations for consistency with the ASM, DA, and TMISAP with the submittal of the certificate of zoning compliance and design review applications. City of Meridian | Department Report III. Staff Analysis 5. Fencing (UDC 11-3A-6, 11-3A-7): Fencing is not depicted on the concept or landscape plan. Any future fencing shall be in compliance with UDC 11-3A-7 and 11-3A-6. 6. Parkways (Comp Plan, UDC 11-3A-17): UDC 11-3A-17 requires parkways of a minimum width of 8 feet. The applicant has indicated in their narrative that the parkways are 8 feet in width, however it is not dimensioned on the landscape plan. The parkways shall be dimensioned and a minimum of 8 feet in width in the final plat application. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via the extension of W. Grand Mogul Drive, a collector street from N. Black Cat Road, an arterial street. W. Grand Mogul Drive shall be extended to the west boundary of the site to connect with the future north/south collector roadway with phase 2, as proposed. Additionally, a portion of the north/south collector is required to meet the design standards in the TMISAP, unless otherwise modified by the City and ACHD. To ensure consistency within the development, this the street section has been modified so that it is designed with the same cross-section as Grand Mogul Way consistent with previous actions of the City and ACHD. However, staff has concerns with the proposed alignment of the north/south collector road, as it currently does not extend to the northern boundary of the development. While the applicant has provided an exhibit illustrating how the road could potentially be extended in the future, ultimately connecting to Franklin Road further north, staff believes the alignment should be reconsidered. City of Meridian | Department Report III. Staff Analysis Long-range planning efforts, in coordination with ACHD, may lead to a more logical connection to Franklin consistent with the Master Street Map (MSM). Staff recommends shifting the roadway alignment farther to the east on the property, stubbing it at the northern boundary, and aligning it near the eastern edge of the Rosenlof Drain as it heads toward Franklin. This alignment may facilitate a four-legged intersection at Franklin and provide improved access for this property and properties north of the site and east of the Rosenlof Drain. In addition, the MSM anticipates an east/west collector north of the subject development. This planned road would provide access to this site independently of the adjacent property to the west, which may not develop for some time due to limited sewer access. Note: While ACHD has approved the street alignment as proposed by the applicant, staff recommends a shift eastward to better align with long-range connectivity goals. This would also require a significant redesign of the plat. Direct lot access to Black Cat Road, Grand Mogul Drive, and the north/south collector is prohibited except for access specifically approved by this application and ACHD. Three parcels adjacent to the proposed subdivision are not included within its boundaries. Under the original entitlement for Black Cat Industrial, cross-access was planned between parcels both within and outside the subdivision. This cross-access must be preserved, including for the parcels outside the subdivision, as it aligns with the access provisions envisioned in the original entitlement. A copy of the industrial park CCR’s were submitted with the subject application that demonstrates cross access remains in place even with these parcels being excluded from the proposed plat. In 2022, a traffic impact study was completed with the previous application and is not required with this application. However, the TIS addressed concerns regarding traffic from this development and it was found that the infrastructure will be able to manage the 2.2 million square feet that will be developed within the broader project. This property was included in that scope. Since this approval, there has been a significant amount of development in the vicinity that is either being built or has been approved. This includes 378,360 square feet of commercial and industrial uses across Black Cat Road as a part of Farmstone (H-2023-0045), 256 residential building lots to the northeast as a part of Avani Subdivision (H-2023-0049), 552 Dwelling units as a part of Vanguard Village, 330 single family lots and 240 apartments as a part of Braya Subdivision, and a large amount of commercial, industrial, and residential in the District at Ten Mile, which contribute impacts to the area roadways. These developments also have requirements and restrictions on development until certain road improvements are completed. Specific to this applicant, the development agreement specifies that certain road improvements are required once specific square footage thresholds are reached. Currently, the site features 559,295 square feet of industrial space under development, with more planned. When the total exceeds 960,000 square feet, the following improvements shall be completed prior to 1,500,000 square feet being reached per the DA and ACHD recommendations: Black Cat Road will be widened to five lanes between Grand Mogul Drive and Franklin; the intersection of Black Cat and Franklin must be upgraded; and the McDermott and Franklin intersection will need enhancements, including a two-way left turn lane, unless Franklin has already been widened to five lanes. City of Meridian | Department Report III. Staff Analysis The applicant should add a plat note stating a blanket cross-access easement that encumbers all subdivision lots, and the references the recorded CCRs that are place for the development for those parcels that are outside of the plat to ensure cross access is maintained for the entire development. Comprehensive Plan Policy #6.01.02B – “Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity.” 2. Multiuse Pathways, Pathways, and Sidewalks (Comp Plan, UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17): The preliminary plat proposes an extension of the 10-foot multi-use pathway along W. Grand Mogul Road to the western boundary of the subdivision in compliance with the pathway master plan. In addition to this, the applicant shall provide a 10-foot multi-use pathway along the east side of the north/south collector on Lot 3, Block 2. However, the pedestrian connections from the multi-use pathway to the front entrances of each building have not been depicted. The pedestrian connections shall be depicted with the submittal of the certificate of zoning compliance and design review applications for each site. 3. Subdivision Regulations (UDC 11-6): i. Dead end streets ACHD is requiring a temporary cul-de-sac to be located at the terminus of the north- south collector roadway on the western boundary of the subdivision. This will be a requirement on the final plat application. ii. Block face ACHD is requiring traffic calming along W. Grand Mogul Drive. These details will be provided with the final plat application. F. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): The Rosenlof Drain runs along the northern boundary of the subdivision and was approved to remain open with the annexation of the property. 2. Pressurized Irrigation (UDC 11-3A-15): An underground pressurized irrigation system is required to be installed to provide irrigation to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments by the City’s adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future Certificate of Zoning Compliance application and shall be constructed to City and ACHD design criteria. 4. Utilities (Comp Plan, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main, fire hydrant and water service require a twenty- foot (20) wide easement that extends ten (10) feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. City of Meridian | Department Report IV. City/Agency Comments & Conditions CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development of this site shall comply with the previous conditions of approval and terms of H-2021-0064 (AZ – DA Instrument #2022-082504) and the conditions contained herein. 2. Future development of the proposed lots is required to comply with the dimensional standards I-L zoning districts in UDC Table 11-2B-3, as applicable. The 25-foot-wide arterial street buffer and the 20-foot wide collector street buffer may be placed in an easement rather than a common lot in accord with UDC 11-3B-7C.2a. 2. Fifteen (15) days prior to the City Council hearing, the applicant shall submit a revised preliminary plat that shifts the north/south collector road farther to the east and stubs to the north boundary of the Rosenlof Drain and coordinate with ACHD on the requirements for the crossing over the drain. 3. The final plat shall be revised as follows: a. Depict street sections for W. Grand Mogul Drive and the future north/south collector consistent with Street Section C in the TMISAP with a modification that allows for 8-foot parkways and detached 10-foot wide sidewalks/pathways in lieu of on-street bike lanes as required TMISAP. Streetlights are required at a pedestrian scale (see pg. 3-20, 3-22, 3- 23). b. Depict required street landscape buffers in common lots or on permanent dedicated buffer easements, maintained by the property owner, homeowner’s association or business owners’ association, as applicable, as set forth in UDC 11-3B-7C.2. c. Revise the plat and landscape plans to accurately depict the dimensions of the landscape buffers along W. Grand Mogul Drive and north/south collector road (20-feet wide), S. Black Cat Road (25-feet wide), and I-84 (50-feet wide) on the plans. d. Add a plat note stating a blanket cross-access easement encumbers all lots within the subdivision and add a note that references the recorded CCR’s in effect for the development. 4. The landscape plan shall be revised as follows: a. Revise the plat and landscape plans to accurately depict the dimensions of the landscape buffers along W. Grand Mogul Drive and the north/south collector road (20-feet wide), S. Black Cat Road (25-feet wide) and I-84 (50-feet wide) on the plans; currently both landscape buffers do not accurately depict the landscaping as required by UDC Table 11- 2B-3. b. Depict landscaping within required street buffers in accord with standards listed in UDC 11-3B-7C; all required landscape buffers along streets shall be designed and planted with a variety of trees, shrubs, lawn, or other vegetative ground cover. Plant materials in conjunction with site design shall elicit design principles including rhythm, repetition, balance, and focal elements. c. Revise the plat and landscape plans to include the dimensions of the pathways. d. Depict landscaping along all pathways per the standards in UDC 11-3B-12C. A 5’ wide landscape strip is required on both sides of the pathway planted with a mix of trees, shrubs, lawn and/or other vegetative ground cover. e. Sidewalks, walkways and pathways shall include dedicated crosswalks at the intersection City of Meridian | Department Report IV. City/Agency Comments & Conditions with all streets of W. Grand Mogul Drive with changes in color, markings, materials, texture and/or surface to distinguish them from the surrounding pavement as set forth in the TMISAP (see pg. 3-28, Crosswalks). 5. With the submittal of each certificate of zoning compliance application, provide a minimum of 5 feet of landscaping when parking abuts the 2 feet of landscaping on the back side of the 10-foot multi-use pathway per UDC 11-3B-8. 6. Comply with all of ACHD’s staff report conditions of approval. 7. Depict bike racks and pedestrian connections on the plans submitted with the future CZC and Design Review application in accordance with UDC 11-3C-5C. 8. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. 9. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or 2) obtain approval of a time extension as set forth in UDC 11- 6 B- 7. 10. Staff’s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. City of Meridian | Department Report IV. City/Agency Comments & Conditions B. Meridian Public Works City of Meridian | Department Report IV. City/Agency Comments & Conditions City of Meridian | Department Report IV. City/Agency Comments & Conditions City of Meridian | Department Report V. Findings C. Meridian Park’s Department D. Ada County Highway District (ACHD) Click or tap here to enter text. FINDINGS A. Preliminary Plat (UDC-6B-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: City of Meridian | Department Report VI. Action 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Staff finds the proposed plat is in conformance with the Comprehensive Plan and will be consistent with the UDC if the Applicant complies with the above-noted conditions. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Staff finds public services are currently being extended and will be available to serve the site and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds the proposed plat is in conformance with scheduled public improvements in accord with the City’s CIP. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. ACTION A. Staff: Staff recommends approval of the proposed preliminary plat with the conditions listed above in Section V. B. Commission: Pending C. City Council: 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. Service Accessibility Report City of Meridian | Department Report VII. Exhibits C. Site Plan (date: 4/29/2025) City of Meridian | Department Report VII. Exhibits D. Landscape Plan (date: 4/29/2025) City of Meridian | Department Report VII. Exhibits City of Meridian | Department Report VII. Exhibits City of Meridian | Department Report VII. Exhibits E. Preliminary Plat and Phasing Plan (date: 4/29/2025)