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Home My WebLink AboutPZ - Staff Report for 10-16 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 10/16/2025 Legend DATE: !. Project Location 1 TO: Planning&Zoning Commission Area of impact m }= City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 �j L1V nnapoli@meridiancity.org APPLICANT: Mathew Navest SUBJECT: H-2025-0043 - Ada County Sheriff's Office Training Ed� TFFM � l Center � LOCATION: Located at 2568 E. Lanark Street in the _ SW 1/4 of Section 9,T.3N.,R.IE. 1 PROJECT OVERVIEW A. Summary Conditional Use Permit(CUP)is requested to operate a quasi-public(Ada County Sheriff's Office/Training Center)in three(3)existing industrial tenant spaces on 11.13 acres of land in the I-L zoning district. B. Recommendation Staff: Approval with conditions C. Decision Commission: City of Meridian I Department Report 1. Project Overview COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Industrial - Proposed Land Use(s) Quasi-Public(Ada County Sheriff s Office/Training) - Existing Zoning I-L(Light Industrial) VII.A.2 II. Adopted FLUM Designation General Industrial VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 7/29/2025 Neighborhood Meeting 9/2/2025 Site posting date 10/6/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes; Staff Report - • Commission Action Required No - • Access Lanark Street;Collector Road - ITD Comments Received Yes;No comment Meridian Public Works Wastewater • Distance to Mainline Existing at site • Impacts or Concerns None Meridian Public Works Water • Distance to Mainline Existing at site • Impacts or Concerns None 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 Figure 1: Service Impact Summary ImpactService • • Ready O O O O O O O O O Marginal O Caution O �ooa a o\``e �aAy a� oQ' oo� 0\0 a� hr h`,co Qa �o City of Meridian Department Report II. Community Metrics STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated Industrial on the Future Land Use Map(FLUM). The purpose of the Industrial designation is to allow a range of uses that support industrial and ui. commercial activities. Industrial uses may include warehouses, storage units,light manufacturing, flex, and incidental retail and office uses. In some cases,uses may include processing, manufacturing,warehouses, storage units, and industrial support activities. The applicant proposes to occupy three(3)tenant spaces of an existing industrial building for a quasi-public use. The Ada County Sheriff s office intends to use the space for offices,training space, and a gym. The narrative indicates that the addition of this space would allow for additional training to keep up with the demand needed for new recruits and continue training. Comprehensive Plan Goals: "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. In addition, it will provide additional emergency services close to State Highway 55. "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 uses will be diminished. While the nature of the use is not industrial, the Ada County Sheriff's Office will be employing more of their employees at this location, which generates employment. "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."(3.07.01 D) The proposed use is a non-industrial use requesting a CUP to occupy an industrial land use area approved for industrial users. However, due to the nature of the proposed use, staff are supportive of allowing the quasi public use near a major corridor in State Highway 55. Table 4: Pro aect Overview Description Details History CZC-05-032,CZC-06-134 Acreage 11.13 Acres B. History The subject property contains a multi-tenant industrial building that was constructed in 2006. Since its construction,the subject tenant spaces have changed several times to different industrial users. The applicant is now proposing a quasi-public use which requires a conditional use permit in the I-L zoning district. City of Meridian I Department Report 111. Staff Analysis C. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The proposed quasi-public use is a conditional use in the I-L zoning. The I-L zoning and FLUM designation is meant to provide opportunities for business and employment,which typically includes light manufacturing,research and development,warehousing, and distribution. 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 not any other quasi- public users in the area,the addition of a new Ada County Sheriff's office and training facility will allow for better services to residents in the city and in the county. Additionally, the proposed use will allow the Ada County Sheriff's Office to keep up with demand for new recruit training and further advancement of training for existing officers. 2. Dimensional Standards (UDC 11-2): The proposal meets the dimensional standards in the I-L for setbacks, landscape buffers, landscape requirements and maximum building height. However,the site plan needs to be modified to allow for a 25-foot drive aisle on the southern portion of the parking being added. This should be revised with the submittal of the certificate of zoning compliance application. 3. Specific Use Standards (UDC 11-4-3): A. Public recreation and community centers. The use shall meet the standards in accord with section 11-4-3-2, "arts, entertainment or recreation facility, indoors and outdoors",of this chapter. The applicant is not proposing a public recreation or a community center with this application. B. Public or quasi-public office. The use shall meet the standards for office use in accord with the district in which the use is located. The applicant is in compliance with this standard. D. Design Standards Analysis 1. Landscaping (UDC 11-3B): The site has already been approved under permit CZC-06-134 and no additional improvements will be required. In addition,staff is not requiring parking lot landscaping to be installed with this application as UDC 11-313-8 allows loading areas in the I-L zoning to be exempt from this standard. This will allow future user to remove the parking if they deem necessary. The applicant shall apply for alternative compliance with their certificate of zoning compliance application. 2. Parking (UDC 11-3C): 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. The applicant is proposing to exceed the parking requirements by adding 77 new parking stalls on the rear of the property. However,the drive aisle dimensions on the proposed new parking do not meet the requirements in the UDC. The applicant will be required to revise this and bring it into conformance with UDC 11-3C-6. In addition, staff is not requiring parking lot landscaping to be installed with this application as UDC 11-313-8 allows loading areas in the I-L zoning to be exempt from this standard. This will allow future user to remove the parking if they deem necessary. City of Meridian I Department Report IIl. Staff Analysis 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 not depicted on the plans and shall be shown with the submittal of the certificate of zoning compliance. 3. Building Elevations (Comp Plan,Architectural Standards Manual): The approved building elevations and perspectives were submitted for the industrial building as shown in Section VII.As stated throughout this report, these elevations have already been approved through the administrative process and the building is already existing. The submitted elevations are for supplementary purposes only. 4. Fencing (UDC 11-3A-6, 11-3A-7): No additional fencing is being proposed with this application. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is existing off E. Lanark Street, an industrial collector. There are currently six(6)curb cuts that lead to access to different parts of the building. The applicant is not proposing to change any of these access points. These access points were approved with CZC-06-134. 2. Sidewalks (UDC 11-3A-17): There is existing 5-foot-wide attached sidewalks along E. Lanark Street Avenue that meet UDC standards.Any damaged curb, gutter, or sidewalk is required to be replaced. F. 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 IV. 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 I I-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 CZC-05-032, including the modifications listed below. 2. The proposed project shall comply with the standards listed in UDC 11-4-3-30,Public or Quasi-Public Use. City of Meridian I Department Report IV. City/Agency Comments &Conditions 3. The site plan shall be revised to provide a 25-foot-wide drive aisle along the southern portion of the proposed parking area. This revision shall be included with the submittal of the Certificate of Zoning Compliance application. 4. The applicant shall apply for a certificate of zoning compliance and alternative compliance applications prior to submitting for a building permit for the site modifications. 5. 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. 6. 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) v' 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. Stafffinds the proposed use will be harmonious with the Comprehensive Plan in that it will provide additional emergency services, employment, training opportunities near State Highway 55, 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 I Department Report V. Findings 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. Stafffinds 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. Stafffinds 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. Stafffinds 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. v1. 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 I Department Report VI. Action EXHIBITS A. Project 1 to Project Overview) 1. Aerial Legend ''W j ■ Project Location Area of Impact • Analysis PINE .. 2. Zoning Map LegendWC-C RUT �-Ionrq�l Project Locotion a .0 Area of Impact • Analysis 1 � PINE FRANKL-INN ■■■� , ■i■ IIP�■ �■ii■1.ii■illy i13i:�.� F 1.7-LJ iiP �f 111U■■■4 84 City of •ian I Department ReportExhibits 3. Future Land Use Legend nnulle PH • D - Project • �Inl . . l n uullrResidential - • - • 0 -a of Im 0 ' r - iii =n - • - • YfLryT� Ll,'fiALS ��1 PINE ---_—,--. 1 �A � FRANKL-IN Low Density �► Residential LI 4. �,i [Illllll�n unrl- �* �ianC i1111►l��L« � sa - Planned Development Map ■�l� llrrHmnlllll 1 Iluull� - .. �V'1 \ li\1111111/hi.r.rr� Project Location •Are• • •• Q r �1M!hU i� •�-rllnf�glll G.�:n n*nu !i 4 f• City Limits Planned Parcels �� a ul»�ly . ■�� +, ��:� 0 Analysis —PINE ��i4�lllil rllt\Nwulilr011u I 'll■5 'lll 1!■ 11p FRANKL-IN ��■■i ■■■■■II■■■■ ■■■■■�■■■■■■ �►► ill. ,�� ' �� 1111 City of Meridian -/, Report V11. Exhibits B. Subject Site Photos F.4 r- � r 3:cvim -7 ' In d City of Meridian Department Report VII. Exhibits C. Service Accessibility Report Overall Score; 31 93rd Percentile Location In City L'-nits Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time > 9 min. RED Emergency Services Police Meets response time goals most of"-e+;, t GREEN Pathways V1fithin 1/4 mile of current pathways GREEN Transit V1fithin 1/4 mile of future transit route "E_A44 Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets GREEN plan) matches existing (#of lanes) School Walking Proximity Within 112 mile walking GREEN Either High School or College within 2 miles OR S€hooI Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Eithera Regional Park within 1 mile 4R a Communit-. Parr Walkability Park within 112 mile OR a Neighborhood Park with;- GREEN 1/4 mile walking City of Meridian I Department Report VII. Exhibits A Site Plan(date: 9/4/2025) Al MERIDIAN BUSINESS CENTER 1 I � I Mlli'iil l m � ni OVERALL ME PLAN City of Meridian Department Report VII. Exhibits E. Landscape Plan (date: 9/4/2025) EL l - �C _. R uniui S7mKT IP-141VATv WEST ADDITION LANDSCAPE PLAN SEE SHEEP LI FOR PLANT SCHMULE, — — LANDo•'•P3C DZTAMfi.&NOTE L2 I City of Meridian Department Report VII. Exhibits 9 S�- FrAmNm NEW H 4z 5 S, ---=�-- 7 7- L"SCAPE PLAN --e"A 0 City of Meridian Department Report V11. Exhibits F. Building Elevations , .. -. ' -6OVr"&bVA7 ON r.,rNar HALF- W r-9EVA7UN HEST SEVAT1bl G5T R"ATUP I17 L _ 333m PAST HALF-NORTH ELEVATION �3' '• .. Yn _... mn A4 rb ' Wm RUE-MOM mKVA-Tm City of Meridian I Department Report VII. Exhibits e , e ..n •9 ' �T. —03 7fj w � ®® WI�d�¢p�SQW��.y 3 r+NEB AOGIIIW-1VE87 MHw]R 9EYA710X sai u— City of Meridian Department Report VII. Exhibits