HomeMy WebLinkAboutPZ - Staff Report 9-4-25
City of Meridian | Department Report I. Project Overview
HEARING
DATE:
9/4/2025
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
sallen@meridiancity.org
APPLICANT: Benjamin Semple, Rodney Evans +
Partners, LLC
SUBJECT: H-2025-0036
Fairbourne Subdivision No. 4
LOCATION: Generally located at the northwest corner
of W. Chinden Blvd. & N. Black Cat Rd.
at 4837 W. Waverton Dr., in the SE 1/4
of Section 21, T.4N., R.1W.
PROJECT OVERVIEW
A. Summary
Combined preliminary and final plat consisting of one (1) buildable lot on 5.2 acres of land in the
C-C zoning district.
B. Issues
None
C. Recommendation
Staff: Approval
D. Decision
Commission: Pending
City 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) Vacant/undeveloped -
Proposed Land Use(s) Commercial -
Existing Zoning C-C (Community Business) VII.A.2
Adopted FLUM Designation MU-C (Mixed Use – Community) VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 3/26/2025
Neighborhood Meeting 4/17/2025
Site posting date 8/22/2025
Table 3: Community Metrics
Agency / Element Description / Issue Reference
Ada County Highway District
• Comments Received No -
• Commission Action Required No -
• Access (1) access via W. Waverton Dr. & (1) access via N. Black
Cat Rd.
-
• Traffic Level of Service -
ITD Comments Received No comments were received
Meridian Fire No comments were received
Meridian Police No comments were received
Meridian Public Works Wastewater
• Distance to Mainline Sewer stub service line is available from Waverton Dr.
• Impacts or Concerns
Meridian Public Works Water
• Distance to Mainline Served by Veolia
• Impacts or Concerns
Note: See section IV. City/Agency Comments & Conditions for comments received.
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. General Overview
The subject property is designated Mixed Use – Community (MU-C) on the Future Land Use
Map (FLUM) in the Comprehensive Plan. The purpose of this designation is to allocate areas
where community-serving uses and dwellings are seamlessly integrated into the urban fabric.
Table 4: Project Overview
Description Details
History H-2018-0052 Fairbourne Subdivision (Development Agreement Inst.
2018-098361
Physical Features NA
Acreage 5.2 acres
Lots 1 buildable lot
City of Meridian | Department Report III. Staff Analysis
B. History
In 2018, this property was included in a rezone, preliminary plat and development agreement
(DA) modification application for Fairbourne Subdivision, which included the adjacent
residential subdivision to the north and west. A new DA was approved with the modification,
which governs future development of the overall property.
Final plat applications were approved for all of the property included in the preliminary plat
except for this last remaining area, which was intended to be included in the last phase; however,
a final plat application was never submitted, a time extension was not requested, and the
preliminary plat has since expired.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There are no existing structures on the site. Street buffer landscaping was installed along W.
Chinden Blvd. and N. Black Cat Rd. with development of the adjacent subdivision
improvements.
2. Proposed Use Analysis (UDC 11-2):
Three (3) commercial building pads for retail/office use are proposed to develop on the site
per the site plan included below in Section VII.F. The largest pad, “Pad A”, is proposed to be
a grocery store at 25,623 sq. ft.; “Pad B” is 11,234 sq. ft. and “Pad C” is 4,964 sq. ft. Note:
The proposed development plan is consistent with the provisions in the DA.
Retail and professional services (i.e. office) are both principal permitted uses in the C-C
district; see UDC Table 11-2B-2 for a complete list of allowed uses in the C-C district.
3. Dimensional Standards (UDC 11-2):
Compliance with the dimensional standards listed in UDC Table 11-2B-3 for the C-C district
is required.
Business hours of operation are limited from 6:00 am to 11:00 pm adjacent to residential uses
per UDC 11-2B-3B; extended hours may be requested through a CUP. Extended hours are
not anticipated.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
The proposed site design and commercial structures are required to comply with the structure
and site design standards listed in UDC 11-3A-19.
2. Landscaping (UDC 11-3B):
Internal parking lot landscaping is required to comply with the standards in UDC 11-3B-8C.
A minimum 35-foot-wide street buffer is required along W. Chinden Blvd., an entryway
corridor, and a minimum 20-foot-wide street buffer is required along W. Waverton Dr. and
N. Black Cat Rd., both collector streets, measured from back of curb. Landscaping is
required within the street buffers per the standards in UDC 11-3B-7C. Additional
landscape design features are required along entryway corridors per UDC 11-3B-7C.3f.
The existing landscaping was installed with the adjacent subdivision improvements and
was never reviewed for consistency with UDC standards or approved prior to
installation. The existing landscaping will need to be supplemented with additional
landscaping to comply with current UDC standards. The landscape plan submitted with
the final plat for City Engineer signature should demonstrate compliance with these
standards.
City of Meridian | Department Report III. Staff Analysis
A 25-foot-wide buffer is required along the west boundary of the site adjacent to existing
residential uses, landscaped per the standards in UDC 11-3B-9C. This buffer will be required
with lot development and is not a subdivision requirement.
3. Parking (UDC 11-3C):
Off-street vehicle parking is required to be provided on-site for non-residential uses in
commercial districts based on the gross floor area of the structure per UDC Table 11-3C-
6B.1.
4. Building Elevations (Comp Plan, Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed grocery store, included
below in Section VII.G. Final design is required to comply with the design standards in the
Architectural Standards Manual.
Loading docks are prohibited in commercial districts facing collector (i.e. Waverton & Black
Cat) or arterial (i.e. Chinden) streets per the Architectural Standards Manual (#5.3A).
5. Fencing (UDC 11-3A-6, 11-3A-7):
A fence exists along the west boundary of this site along the back side of existing homes. All
existing fencing will either be retained and protected during construction or replaced – the
developer will coordinate with all affected neighbors.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access is proposed via one (1) existing access driveway from W. Waverton Dr. and one (1)
access driveway from N. Black Cat Rd.; no access is proposed or allowed via W. Chinden
Blvd. An emergency access exists to this site via a blanket easement across the common lot
(Lot 17, Block 7) in the abutting Fairbourne Subdivision No. 2 per the plat.
2. Multiuse Pathways (UDC 11-3A-5):
The Pathways Master Plan depicts a 10-foot-wide multi-use pathway along the east boundary
on this site adjacent to N. Black Cat Rd. There is an existing 5-foot-wide detached sidewalk
within the street buffer, which the Park’s Dept. is allowing in lieu of a wider pathway.
3. Pathways (Comp Plan, UDC 11-3A-8):
No pathways are proposed or required with this development.
4. Sidewalks (UDC 11-3A-17):
A 10-foot wide detached multi-use pathway/sidewalk exists along W. Chinden Blvd. and 5-
foot wide detached sidewalks exist along W. Waverton Dr. and N. Black Cat Rd. in accord
with UDC 11-3A-17 and UDC 11-3H-4C.4.
5. Subdivision Regulations (UDC 11-6):
The proposed subdivision should comply with the subdivision design and improvement
standards in UDC 11-6C-3.
The proposed development is consistent with Comprehensive Plan policy #2.02.01D, “Require
pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity.”
F. Services Analysis
The proposed development is consistent with Comprehensive Plan policy #2.02.02, Maximize
public services by prioritizing infill development of vacant and underdeveloped parcels within the
City over parcels on the fringe.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
1. Waterways (Comp Plan, UDC 11-3A-6):
There are no waterways that lie on or adjacent to the site.
2. Pressurized Irrigation (UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided in each development as
set forth in UDC 11-3A-15.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in accord with the adopted standards,
specifications and ordinances; design and construction shall follow Best Management
Practice as adopted by the City per UDC 11-3A-18.
4. Utilities (Comp Plan, UDC 11-3A-21):
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. Future development shall comply with the provisions in the existing development agreement
for Fairbourne Subdivision (H-2018-0052) recorded as Inst. #2018-098361.
2. The final plat shall be revised as follows:
i. If ACHD allows the proposed access via N. Black Cat Rd., modify note #6 to not prohibit
access.
ii. Note #10: Include the recorded instrument number of the development agreement (i.e.
#2018-0098361.
iii. Note #11: Include the recorded instrument number of the ACHD license agreement for
landscaping.
The revised plat shall be submitted with the final plat application for City Engineer signature.
3. The landscape plan shall be revised as follows:
i. Depict landscaping within the street buffers along W. Chinden Blvd., W. Waverton Dr.,
and N. Black Cat Rd. per the standards in UDC 11-3B-7C. Additional landscape design
features are required along entryway corridors (i.e. Chinden Blvd.) per UDC 11-3B-
7C.3f. The existing landscaping was installed with the adjacent subdivision
improvements and was never reviewed for consistency with UDC standards or approved
prior to installation. The existing landscaping will need to be supplemented with
additional landscaping to comply with current UDC standards.
4. Staff’s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
5. The combined preliminary/final 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 obtain approval of a time extension as set forth in UDC 11-6B-7.
See the Agency Comments folder contained in the project file in the public record for other
City Department and Agency comments and conditions: (copy the link into a separate
browser)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=409718&dbid=0&repo=MeridianCi
ty
City of Meridian | Department Report V. Findings
FINDINGS
A. Combined Preliminary and Final 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:
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 and are adequate to accommodate the
proposed development;
Staff finds that sewer service is stubbed to the site and water service will be provided by
Veolia.
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 combined preliminary and final plat with the
conditions included above in Section IV.
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. Preliminary Plat (date: 6/12/2025)
City of Meridian | Department Report VII. Exhibits
D. Final Plat (date: 7/17/2025)
City of Meridian | Department Report VII. Exhibits
E. Landscape Plan (date: 7/30/2025)
City of Meridian | Department Report VII. Exhibits
F. Site Plan (dated: 4/2/2025)
City of Meridian | Department Report VII. Exhibits
G. Conceptual Building Elevations (dated: 4/17/2025)