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HomeMy WebLinkAboutPZ - Narrative 0PROFESSIONAL 4 , ENGINEERING SERVICES September 17, 2025 Mr. Nick Napoli, Associate Planner Meridian Community Development 33 E. Broadway Avenue Meridian, ID 83642 Re: UPDATED Narrative Letter for the Meridian Luxe Comp Plan Map Amendment, Rezone, Conditional Use Permit, and Development Agreement Modification Tax Parcel No. SO426438550 2350 W. McMillan Road, Meridian, ID Dear Nick, We are pleased to submit the above referenced applications for the proposed Meridian Luxe Comprehensive Plan Map Amendment, Rezone, Conditional Use Permit, and Development Agreement Modification (hereafter referred to as the "Project" or "Development") on behalf of our clients, Kelly & Brenda Fulfer, owners of the property located at 2350 W. McMillan Road. Included with this submittal package you will find the required supporting documentation for the above-mentioned applications. In preparation for submitting these applications we held a neighborhood meeting, conducted research on adjacent approved projects, and we participated in reviews and discussions with City staff. The neighborhood meeting was held on April 28, 2025. The initial proposal was for the entire property to be developed with privately owned, upscale storage condos. Neighbors who attended the neighborhood meeting were generally supportive of the proposed plan and appreciated that the project would not result in a significant increase in traffic. However, during a second preapplication meeting, it was determined that a commercial aspect to the project was critical to gaining staff support for the project. The site plan was revised to include both a commercial condo development and the storage condos. In lieu of a new neighborhood meeting we mailed the new site plan and project information to the neighbors and requested their comments. The Neighborhood Meeting package included with the submittal documents includes copies of the mailers, exhibits, sign-in sheets, and comments. We are requesting that the Future Land Use Map (FLUM) designation be changed from "Office" to "Commercial"so that the property can be rezoned from Limited Office (L-0)to Community Business District (C-C). The current Future Land Use Map (FLUM) designation for the subject property is "Office". This designation "provides opportunities for low-impact business areas that include professional offices, technology and resource centers, ancillary commercial uses may be considered". The current zoning designation is Limited Office (L-0) which allows uses such as "office centers and adaptive reuse of residential structures with limited hours of operation". This FLUM designation was assigned WWW.PE-SERVICES.BIZ (406) 600-6218 MARY@PE-SERVICES.BIZ SEPTEMBER 17, 2025 MR. N►CK NAPOLI SHEET 2 OF 3 to the property in 2003 when the Fulfer Development (aka Kelly Creek Subdivision) was entitled by the City of Meridian. The demand for office space in the Treasure Valley has changed significantly between 2003 and 2025. Vacancy rates have increased, and leasing activity has declined, possibly influenced by remote work trends, flexible office arrangements, and evolving business needs. These changes to the real estate trends limit the viable development opportunities available in the "Office" FLUM designation. The Treasure Valley continues to experience significant growth in its demand for retail and flex space, with businesses seeking to establish or expand their presence in the region. The demand for commercial flex space is robust, driven by the need for versatile space that can adapt to various business requirements. The declining demand for office space and the increased demand for retail space and flex space support the proposed change to the FLUM designation. Another trend that has emerged and is expected to remain strong is the demand for privately owned storage space. This demand is driven by population growth, housing market trends, and business growth in the Treasure Valley. There is an increasing demand for these facilities as people seek personalized retreats outside the home. These personal warehouses can be used for hobbies, storage, workshops, collectibles and are increasingly seen as real estate investments. The proposed FLUM designation for the subject property is "Commercial" with a proposed zoning designation of Community Business District (C-C). All allowed uses in the L-0 district, except for cemeteries and light industrial, are allowed in the C-C district, but the C-C district expands the allowable uses to include flex space, retail sales, retail stores, storage facilities, and several other uses. These additional uses will allow for more flexibility, and the ability to accommodate the changing commercial real estate trends in the Treasure Valley. The proposed FLUM and zoning designation changes are consistent with the character of the commercial corridor along the north side of W. McMillan Drive. Existing uses to the west include medium high density residential, storage units, medical offices, a tire center, and a gas station. Uses to the east include medium density residential, a strip mall with a variety of small businesses, a dental office and a credit union. If the requested FLUM amendment and rezone are approved, this submittal package includes an application for a Conditional Use Permit for a project that will have 18 commercial condos on the west side of the project and 41 privately owned storage condos on the east side of the project. The commercial condos will be fully finished on the exterior but will be shells that can be purchased and developed into commercial flex space, retail space, offices, or any other use allowed in C-C zone district. A business could purchase a single unit or multiple units as needed for their development plans. The storage condos would also be fully finished on the exterior. The storage unit shells will be purchased and finished by the buyer. Commercial condo use will be limited to those uses allowed in the C-C zone. Many of the condos will have roll up doors and will work well for flex space uses such as furniture sales, interior design, flooring stores, and tile stores. Based upon the current demand for flex space it is anticipated that many of the commercial condos will be used as commercial flex space. The commercial condos are not for personal use, and this restriction of property use will be established by creating restrictive covenants, lease agreements, and/or the establishment of an owner's association or by business park rules. SEPTEMBER 17, 2025 MR. NICK NAPOLI SHEET 3 OF 3 The proposed development minimizes the impacts to the neighbors by placing the storage units on the west side of the property adjacent to most residential lots. Storage units are typically quiet and have low traffic, so neighbors are minimally impacted. The two residential lots west of Lolo Pass Way are protected from noise impacts from the commercial development by the placement of the commercial buildings. The 25-foot landscape buffer between the neighbor's property line and the proposed buildings will also provide an attractive visual barrier. This property is subject to the development agreement (DA) for the Fulfer Development (aka Kelly Creek Subdivision) associated with the annexation and rezone file number AZ 03-013. This DA was recorded as Instrument #103181095 on October 24, 2003. We are requesting that this property be removed from the existing development agreement and a new one be executed. We are requesting this DA Modification in conjunction with the associated applications for CPMA, rezone and conditional use permit so that the new DA reflects current development requirements for the proposed project. In summary, the proposed CPMA, rezone, Conditional Use Permit, and Development Agreement Modification proposed on this property will create a development that serves the residents of Meridian both now and in the future and is consistent with the character of the commercial corridor on the north side of McMillan Drive. We believe this project will be an asset to the City of Meridian. If you have any further questions or comments, please contact me at 406-600-6218 or via email at maryCa-)_pe-services.biz. Very truly yours, Mary B. Wall, PE Principal CC: Brian Burnett