HomeMy WebLinkAboutCC - Department Report for 3-3 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,
DEPARTMENT REPORT
HEARING 3/3/2026 Legend
DATE: a
Project Location
x
TO: Mayor& City Council Area of Impact ,_ v-
�= City Limits
FROM: Linda Ritter,Associate Planner O Analysis
208-884-5533
Iritter@meridiancity.org
APPLICANT: William Veloso
SUBJECT: H-2025-0050 j _ ---
1725 Pine-MDA _
_` i .17
LOCATION: 1725 W. Pine Avenue,parcel# _
S1211417479 �
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I. PROJECT OVERVIEW
A. Summary
The applicant is proposing to modify the amended development agreement(Instrument No. 2019-
121600)on 0.76 acres in the C-N zoning district. Per the applicant,the proposed modification is
requested in order to refine the cross-access provisions to establish a more purposeful and
coordinated cross-access plan that aligns with adjacent properties and anticipated redevelopment
patterns along W. Pine Avenue, according to the applicant.
B. Issues/Waivers
No cross-access is proposed on the east side of the property connecting to N.Linder Road,
resulting in reduced connectivity and fewer access options for both the subject site and
potential future development of adjacent properties.
C. Recommendation
Staff recommends denial of the application, as the request is premature. The applicant has not
submitted a development proposal for the subject property,and without such information, staff is
unable to determine whether removal of the approved cross-access is warranted. Review of cross-
access modifications should occur concurrently with a proposed development plan to ensure
compliance with applicable standards and long-term connectivity objectives.
D. Decision
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Single-Family Residential(nonconforming) -
Proposed Land Use(s) Commercial -
Existing Zoning C-N V.A.2
Proposed Zoning C-N
Adopted FLUM Designation Commercial V.A.3
Proposed FLUM Designation Commercial
Table 2: Process Facts
Description Details
Preapplication Meeting date 8/19/2025
Neighborhood Meeting 10/13/2025
Site posting date 2/19/2026
Table 3: Pro aect Overview
Description Details
History AZ-09-001,Development Agreement(Instrument No. 111072107); A-
2016-0321;H-2019-0061 (DA Modification Instrument No.2019-121600)
Acreage 0.76
Staff Analysis
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
This designation will provide a full range of commercial uses to serve area residents and visitors.
Desired uses may include retail,restaurants,personal and professional services, and office uses,
as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in
some cases but should be careful to promote a high quality of life through thoughtful site design,
connectivity, and amenities.
B. History
The following in a summary of the actions associated with this property since it was
proposed for annexation into the City of Meridian:
• 2009 - On April 7, 2009,the City Council approved findings for AZ-09-001 and
Development Agreement(Instrument No. 111072107)to change the future land use
designation on approximately 2.05 acres, consisting of three(3)tax parcels, from Medium
Density Residential to Commercial. The approval also included a request for annexation and
zoning of one 0.76-acre parcel(0.86 acre including right-of-way to the centerline of W. Pine
Avenue)with a C-N(Neighborhood Commercial)zoning district. Conceptual development
plans were approved with a proposal to retain the existing structure and construct a 70-foot by
81-foot addition to accommodate Flow Aquatics, a business specializing in learn-to-swim
lessons for beginners, as well as stroke instruction for valley triathletes and advanced
swimmers.
• 2016-On October 13, 2016, a zoning verification letter(A-2016-0321)was provided to the
property owner Gary Goff in response to his request for a rebuild on the property. The
following information was provided:
o Single-family dwellings are not a permitted use in the C-N zoning district. However,
because the residential use has not ceased for 12 consecutive months or been replaced
with a conforming use, the use is allowed to continue as a nonconforming use as long as
City of Meridian I Department Report 11. Community Metrics
the use remains lawful and is not expanded or extended, subject to the following
provisions:
1. Alteration:No existing structure containing a nonconforming use may be enlarged,
extended, constructed, reconstructed, moved or structurally altered except: a) through
the approval of a conditional use permit in accord with the procedures set forth in
chapter 5, article B, "Specific Provisions", of this title; or b) where the use of the
structure is changed to a conforming use.
2. Extension:A nonconforming use may be extended to occupy additional land area only
through the approval of a conditional use permit in accord with the procedures set
forth in chapter S, article B, "Specific Provisions', of this title.
• 2019-On June 25,2019, City Council approved findings for H-2019-0061 (DA Instrument
No. 2019-121600) for modifications to the existing Development Agreement(DA)
Instrument No. 111072107 to remove the previously approved conceptual plan and associated
provisions for the aquatic center from the agreement as this plan fell through and was never
developed.
C. Development Agreement Modification
The applicant is proposing to revise the existing development agreement as follows:
• Access to W. Pine is restricted to one(1)access driveway. Cross-access shall be provided to
the property to the west(parcel#c 1'�1551211417505)and the pr-epefty to the eas
at the southwest boundary of the-ste-parcel#S 1211417505 for future
interconnectivity. A recorded copy of the cross-access agreement(s) shall be provided with
the Certificate of Zoning Compliance application for the change in use of this site.
D. Staff Analysis
After meeting with the applicant several times to review the request, staff is not in support of
modifying the amended development agreement(H-2019-0061, Inst. #2019-121600)to remove
the required cross-access to the parcels to the east. This determination is based on the following
applicable regulations and long-range access management considerations:
• UDC 11-3A-3: Access to Streets
The intent of this section is to improve safety by combining and limiting access points onto
collector and arterial streets and ensuring motorists can safely enter and navigate the street
network. Cross-access between adjacent properties is a key mechanism for achieving this
intent because it reduces the need for multiple individual driveways on major streets and
minimizes conflict points. Eliminating the planned cross-access would undermine these
access-management objectives and increase dependence on direct street access.
• UDC 11-3A-19: Site Design and Circulation
The purpose of this section is to promote a site design that:
- Provides an interconnected network of walkways,pathways, streets, and/or drive aisles
that enhances both pedestrian and vehicular mobility within the development and
between adjacent developments.
- Facilitates the efficient movement of traffic into,out of, and through the site,while
protecting pedestrians and cyclists and reducing the visual impacts of large parking areas.
Staff also finds that eliminating this cross-access would neglect planned connectivity to the
property to the east,which carries a future land use designation of Commercial and has direct
connection to N. Linder Road, including a signalized intersection at W. Pine Avenue.
Maintaining cross-access ensures that both sites can utilize this signalized access,reduces
pressure on unsignalized movements, and achieves the interconnected circulation network
envisioned in the UDC.
City of Meridian I Department Report 11. Community Metrics
E. Proposed Site Plans
The applicant has provided several exhibits illustrating how cross-access could be accommodated
on the property under different scenarios,regardless of whether the existing DA provision is
amended. A corresponding hyperlink is provided for each exhibit, along with the applicant's
explanation.
Exhibit 1.Existing Site Plan (Current Conditions).
This existing site plan shows property lines, current approaches, and drive aisles, as well as
distances between them. It also includes property addresses, current zoning designations,parcel
numbers, and relevant structure outlines.All properties labeled in the figure are designated as
`Commercial' on the City's Future Land Use Map.Note that 737 N Linder Rd is an established
daycare facility with its own parking lot and approach of Linder Rd(see vicinity map for
reference).
Exhibit Z Hypothetical Site Plan: Compliance with Existing Development Agreement.
This exhibit demonstrates the hypothetical site plan if the subject property were to comply with
the existing development agreement; cross access is provided to the parcels to the east and west at
the southeast boundary of the parcel.Note that ACHD requires the new approach on the subject
property to be directly centered across from Meridian High School's exit-only approach.Note
that this approach at Meridian High School did not exist at the time the original development
agreement was put in place, and so the subject property's original plans and drawings were able
to better utilize the area by placing the drive aisle closer to the western property line. The required
drive aisle extends approximately 240 feet onto the property,necessitating an acceptable fire
apparatus turnaround until such time that cross-access is extended by Parcel#S1211417510. Also
demonstrated in black rectangular blocks are the remaining parking areas on the subject property.
The immediate impact is notable only on diminished buildable/usable area of the subject
property; impact on surrounding properties will be demonstrated in a later exhibit when cross
connections are extrapolated.
Exhibit 3.Proposed Site Plan: With Requested Development Agreement Modification.
This exhibit demonstrates the intended design outcome under the modified DA language,where
cross-access of the subject property is limited only to the northwestern parcel. The immediate
impact is notable only on the improved buildable/usable area of the subject property; impact on
the surrounding properties will be demonstrated in a later exhibit when future cross connections
are extrapolated.
Exhibit 4.Extrapolated Future Cross-Connectivity if Existing Development Agreement
Remains. Note that the subject property is capable modest redevelopment of its parking area if
the previous fire apparatus turnaround were removed. However,removal of this turnaround is
contingent when/if neighboring properties take and extend cross-access at the time of their own
redevelopment. The parcel at 1665 W. Pine must take cross-access at the southeast its boundary,
but this configuration would substantially reduce the buildable area on the southern portion of lot
due to the limited remaining width of property after the new drive aisle is in place. This east-west
cross-access pattern would require a substantial amount of paving to achieve full connectivity,
resulting in inefficient use of site area and reduced buildable space for 1785 W. Pine, 1665 W
Pine, and 1725 W. Pine. Since all three of these parcels require redevelopment and cross-access
extension to their neighboring parcels before their neighboring parcels can redevelop,this design
would unnecessarily constrain redevelopment across all parcels on this block.
Exhibit 5.Extrapolated Future Cross-Connectivity if Proposed Modification is Approved.
Similar to the configuration required under the existing Development Agreement,this design also
reduces the number of approaches from seven to two. However,the revised plan allows all
parcels to obtain cross-access using significantly less roadway area while retaining substantially
more buildable area across multiple lots. The order of redevelopment between 1775 W. Pine and
City of Meridian I Department Report 11. Community Metrics
1785 W. Pine is reversed,where 1775 W Pine must redevelop first before 1785 W Pine in order
to extend cross access; this sequencing is more practical than the reverse(the existing order), as
1785 W. Pine is already zoned I-L and, according to the long-time property owner, is extremely
unlikely to redevelop in the foreseeable future. This offers an earlier route to redevelopment of
1775 W. Pine,taking cross-access from the shared approach and drive aisle proposed on the
subject property. As demonstrated in Exhibit 5,this proposed modification creates a clear
pathway toward the efficient use of two approaches in a way that permits and promotes future
redevelopment of all properties on this block in accordance with the City's Future Land Use Map.
This proposal represents a thoughtful, forward-looking revision that aligns with current access
management standards and supports the City's long-term redevelopment vision for this W. Pine
Avenue corridor.
Although the applicant submitted multiple illustrations regarding future cross access
between the adjacent properties,staff finds that removal of this condition is premature and
should be requested through a future development application. Staff therefore determines
that cross-access is necessary to meet applicable UDC standards by facilitating internal
circulation,promoting shared access,and ensuring long-term connectivity with adjacent
properties to the east and west that may redevelop in the future.
City of Meridian I Department Report 11. Community Metrics
III. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
No conditions,recommending denial
B. Meridian Public Works
No change to the existing water and sewer system being requested.
C. Meridian Fire Department
Fire Department Access Exhibit that is provided does not provide detailed/sufficient information
as to compliance with the 2018 IFC, Chapter 5 and Appendix D. The applicant is required to
provide a Fire Access Exhibit from a Design Professional that details this information.
D. Meridian Police Department
Upon discussing the proposed access to 1725 W. Pine(zoned commercial)provided by the
applicant, I have the following safety concerns:
- Pine Ave is heavily traveled during several times of the day,being that Meridian HS (MHS)
is directly across the street from this parcel. MHS has approximately 1700 students alone and
a significant amount of students who travel to MHS for their CTE classes throughout the day
not including parent drop off/pickup and staff. This leads me to believe that there will be an
increase in crashes having another roadway entering and exiting from this parcel in the future.
■ I would recommend this parcel being required to have cross access onto Linder to reduce
traffic on Pine.
- A commercial business would have an increased amount of vehicle traffic day to day
compared to a residential parcel.
- Pine has become a more heavily traveled arterial roadway as it cuts through majority of our
city east/west now all the way to Black Cat which has increased traffic in this areas as well.
- Pedestrian traffic is significant in the morning and afternoon hours due to the number of
students walking and riding bikes to school.
E. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridiancioy.orglWebLink/Browse.aspx?id=425439&dbid=0&repo=MeridianCit
X
F. Idaho Transportation Department(ITD)
https://weblink.meridiancity.org/WebLink/browse.aspx?id=425439&dbid=0&Mpo=MeridianCit
X
City of Meridian I Department Report III. City/Agency Comments &Conditions
IV. ACTION
A. Staff:
Staff recommends denial of the application, as the request is premature. The applicant has not
submitted a development proposal for the subject property,and without such information, staff is
unable to determine whether removal of the approved cross-access is warranted. Review of cross-
access modifications should occur concurrently with a proposed development plan to ensure
compliance with applicable standards and long-term connectivity objectives.
B. City Council:
Pending
City of Meridian I Department Report IV. Action
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City of Meridian Department Report V. Exhibits
C. Service Accessibility Report
PARCEL S1211417479 SERVICE ACCESSIBILITY
Overall Score: 31 44th Percentile
Lc cation In City Limits GREEN
Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN
Floodplain Either not within the 100 yrfloodplain or > 2 aciret GREEN
Emergency Services Fire Response time 5-9 min. YELLOW
Emergency Services Police Reporting District meets response time goals most o' GREEN
the time
Pathways Within 1/4 mile of curre:-it a- .,:r;s GREEN
Transit Within 1 f4 mile of current transit rclre GREEN
Arterial Road Buildout Status Ultimate configuration (#of lanes in master st eet= GREEN
plan) matches existing (# of lanes)
School Walking Proximity Within 112 mile walking GREEN
Either a High School or College within 2 miles OR. a
School Drivability Middle or Elementary School within 1 mile drivin" GREEN
(existing or future) j
Park Walkability No park within walking distance by park type RED
City of Meridian I Department Report V. Exhibits
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H. Exhibit 5—Extrapolated Future Cross-Connectivity if Proposed Modification is Approved.
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City of Meridian Department Report V. Exhibits
I. Accident Data
The image and table below summarize reported vehicular accidents in the vicinity of the subject
property. The data indicates approximately 18 reported accidents in this area, attributed to various
contributing factors as identified in the table. The map and crash summary are provided for
informational purposes only and reflect incidents that have previously occurred on Pine Avenue
within this area. However, staff believes the data also supports the need for improved cross-
access beyond what is currently proposed by the applicant.
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City of Meridian Department Report V. Exhibits
Meirics Chart Builder Ravi Tabu
ITI] Crash Summary Crash
Total Crashes 1.8 100.00%
Intersection Related a 44.44%
Distracted Driver Related 4 22_22%
CMV Related 2 11.11%
Impaired Driver Related 2 11.11%
Alcohol Related 1 5.56%
Show all (7 more) 0 0%
Date&Time(Year) Crash
2025 1 5.56%
2024 2 11.11%
2023 1 5.5 6%
2022 3 1 fi_67%
2021 2 11.11%
2019 2 11.11%
2018 11.11%
2017 4 22_22%
Show all (10 more) 1 5.56%
Crash Severily(0 of Crashes) Crash
(C) Possible Injury/Complaint 7 38_89%
(0) Property Damage Report 7 38_89%
(A)Suspected Serious Injury 2 11.11%
{D}Suspected Minor/Visible Injury 2 11.11%
(K) Fatal Injury 0 0.00%
City of Meridian I Department Report V. Exhibits
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City of Meridian Department Report V. Exhibits
VI. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS
(link to Community Metrics)
A. One-Mile Radius Existing Condition Notes
This data is automatically derived from enterprise application and GIS databases, and exported
dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30-
days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel
based data excludes certain properties and represents land as it exists now. Properties considered
are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional
development, government, and quasi government facilities). The following values also constrain
included property acreage to reduce outliers and non-conforming instances from distorting
averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals. Some approved entitlements,
and particularly older ones,may be constructed.
Decennial population counts and household counts are based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates,usually for
the year previous, and are based on traffic analysis zone boundaries(TAZ's).
B. Mixed Use Analysis Notes
This data is derived from enterprise application and GIS databases, and exported dynamically.
Data considered for analysis are only those areas overlapping the overall Mixed Use boundary
area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they
do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety,
transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future
land use area designation boundary due parcel size,configuration,right-of-way, and other factors.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals.
C. Service Assessment Notes
This data represents existing conditions derived from our enterprise application and GIS database,
exported through dynamic reporting. The system references the most recent available data from
various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and
response times,police crime reporting,pathway information,existing and planned transit,
roadway improvements, school and park proximity, and other resources.
The tool provides context for project review,using multiple indicators consistently. Data from
similar topics may vary based on different levels of review.
The overall score is based on weighted criteria(not a ranked order), and the percentile score
compares the parcel to others in the city(higher is better). This tool was developed as a City
Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are
just one data point and should not be the sole basis for decisions.
D. ACHD Roadway Infographic Notes
The Ada County Highway District utilizes a number of planning and analysis tools to understand
existing and future roadway conditions.
• Existing Level of service(LOS).LOS indicator is a common metric to consider a
driver's experience with a letter ranking from A to F.Letter A represents free flow
conditions, and on the other end Level F represents forced flow with stop and go
City of Meridian I Department Report VI. Additional Notes &Details for Staff Report
Maps, Tables, and Charts
conditions. These conditions usually represent peak hour driver experience. ACHD
considers Level D, stable flow,to be acceptable. The LOS does not represent conditions
for bikes or pedestrians, nor indicate whether improvements: are possible; if there are
acceptable tradeoffs; or if there is a reasonable cost-benefit.
• Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates
whether the specified roadway is listed in the next 5-years. This work may vary, from
concept design to construction.
• Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the
specified roadway is programmed for improvement in the next 20-years.
City of Meridian I Department Report VI. Additional Notes &Details for Staff Report
Maps, Tables, and Charts