HomeMy WebLinkAboutCC - Department Report for 6-23 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 6/23/2026
DATE:TO: Mayor& City Council
FROM: Sonya Allen,Associate Planner
208-884-5533
sallen@meridiancity.org
APPLICANT: Anthony Swanson,Hillside n 1
Architecture 81107449996
r
SUBJECT: SHP-2026-0004
Midgrove Plaza
LOCATION: 1450 E. Franklin Road, in the SE 1/4 of
Section 7, T.3N.,R.IE. VF4
I. PROJECT OVERVIEW
A. Summary
Short plat consisting of two(2)building lots on 12.84 acres of land in the C-G and I-L zoning
districts for Midgrove Plaza Subdivision.
B. Issues/Waivers
None
C. Recommendation
Staff recommend approval of the proposed short plat per the provisions in Section IV in accord
with the Findings in Section V.
D. Decision
Pending
Ii. COMMUNITY METRICS
Table 1• Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant undeveloped land -
Proposed Land Use Flex space -
Existing Zoning C-G(General Retail& Service Commercial)and I-L Error!
(Light Industrial) Reference
source not
found.
Adopted FLUM Designation Commercial and General Industrial Error!
Reference
source not
found.
City of Meridian I Department Report 1. Project Overview
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. History
In 2007, a property boundary adjustment was approved by the City(ROS#8037),which created
the legal parcel(i.e. Parcel B)for the proposed subdivision.
In 2020, a rezone of 1.96-acres from I-L to C-G&preliminary plat was approved(H-2020-0029
Ord. #20-1885 Midgrove Plaza); a time extension for the preliminary plat was approved on
8/15/22 but expired on 7/7/24 because a subsequent time extension was not requested or
approved. There is no development agreement in effect or required for this property.
B. General Overview
The southern six(6)acres of the site is designated Commercial and the northern seven(7) acres is
designated General Industrial on the Future Land Use Map(FLUM) included in the
Comprehensive Plan.
The purpose of the Commercial designation is to 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.
The purpose of the Industrial designation is to allow a range of uses that support industrial and
commercial activities. Industrial uses may include warehouses, storage units,light manufacturing,
flex, and incidental retail and office uses.
The proposed short plat will subdivide the existing 12.84-acre property into two(2)building lots
for the development of six(6) flex space buildings and a future pad site.
Table 2:Proiect Overview
Description Details
History ROS#3527(1996)&ROS#8037(property boundary adjustment
approved by the City in 2007 -Basalite);AZ,CUP/PD(Arthur Berry&
Doug Tamura)approved in 1996(expired).In 2020,a rezone of 1.96-acres
from I-L to C-G&preliminary plat was approved(H-2020-0029 Ord.#20-
1885 Midgrove Plaza);a time extension for the preliminary plat was
approved on 8/15/22 and expired on 7/7/24.There is no development
agreement in effect or required for this property.
Phasing Plan 1
Acreage 12.84 acres
Lots 2 building lots
C. Site Development and Use Analysis
I. Existing Structures/Site Improvements (UDC 11-1):
There are no existing structures on this property. An attached sidewalk exists along E.
Franklin Rd. and N. Locust Grove Rd. along the frontage of this site.
2. Proposed Use Analysis (UDC 11-2):
Flex space use is proposed,which is a principal permitted use in the C-G and I-L zoning
districts, subject to the specific use standards listed in UDC 11-4-3-18:
A. Office and/or retail showroom areas shall comprise a minimum of thirty(30)percent of
the structure and/or tenant space in the C-C District, fifteen(15)percent in the C-G
District,ten(10)percent in the M-E District, and twenty(20)percent in the I-L and I-H
Districts.
City of Meridian I Department Report III. Staff Analysis
B. Light industry and warehousing shall not comprise more than seventy(70)percent of the
tenant space in the C-C District, seventy-five(75)percent in the C-G and M-E Districts,
and eighty(80)percent in the I-L and I-H Districts.
C. In the C-C, C-G and M-E Districts,roll-up doors and loading docks shall not be visible
from a public street.
D. Retail use shall not exceed twenty-five(25)percent of leasable area in any tenant space.
E. At a minimum,one(1)parking space shall be provided for every one thousand(1,000)
square feet of gross floor area.
A conceptual development plan is included below in Section VII.D that shows how the site is
proposed to develop. The site plan(s)submitted with the future Certificate of Zoning
Compliance(CZC) application(s)will be reviewed for compliance with these standards. The
internal site design is not being reviewed as part of the subject application.
3. Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development is required to comply with the dimensional
standards listed in UDC Tables 11-213-3 for the C-G district and 11-2C-3 for the I-L district,
as applicable.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
Future development is required to comply with the structure and site design standards listed
in UDC 11-3A-19 and the design standards in the Architectural Standards Manual.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A minimum 25' wide street buffers is required to be constructed on the site along N.
Locust Grove Rd. and E. Franklin Rd. with the subdivision improvements and landscaped
in accord with the standards listed in UDC 11-3B-7C. The buffer should be measured
from back of sidewalk if the existing sidewalk is to remain and from the back of curb if
the sidewalk is to be replaced.
There is an existing Idaho Power easement along Franklin Rd.—if it doesn't allow
trees/shrubs and encumbers the entire buffer,a minimum 5'wide area should be
provided outside the easement to plant trees/shrubs.
ii. Landscaping along pathways
Landscaping is not required to be provided along the Fivemile creek pathway at this time
as only an easement is required by the Park's Dept.
iii. Storm integration
Per UDC 11-313-11,the applicant shall meet the intent to improve water quality and
provide a natural, effective form of flood and water pollution control through the
integration of vegetated,well designed stormwater filtration swales and other green
stormwater facilities into required landscape areas,where topography and hydrologic
features allow if part of the development.
City of Meridian I Department Report III. Staff Analysis
E. Transportation Analysis
ACHD Planned Improvements
1. Capital Improvements Plan(CIP)1 Five Year Plan(FYP):
• Fairview Avenue is scheduled in the FYP to be widened to 7-lanes with center medians and
turn pockets where appropriate from Locust Grove Road to SH-55 in 2028. The project
includes adding pedestrian and bike facilities on both sides of the roadway.
• The intersection of Fairview Avenue and Locust Grove Road is scheduled in the FYP to be
widened to 7-lanes on the north and south legs, 9-lanes on the east and west legs in 2028.
The project also includes adding APS (accessible pedestrian signal) with LPI (leading
pedestrian interval), pedestrian and bike facilities and intersection lighting.
Note: The FYP and CIP planned improvements are not abutting the site.
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Franklin Road 615-feet Principal Arterial 1,055 Better than"E"
Locust Grove Road 1,173-feet Minor Arterial 1,114 Better than'E"
•Acceptable level of service for a five-lane principal arterial is"E"(1,780 VPH).
`Acceptable level of service for a five-lane minor arterial is"E"(1,540 VPH).
Per the ACHD report,the proposed development meets all ACHD policies and level of service
planning thresholds.A Traffic Impact Study(TIS) is not required. Transit is available to this site.
1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC I1-3H-4):
Two (2) accesses are proposed via N. Locust Grove Rd.—one(1)full access via an existing
40' wide ingress/egress easement(Inst. #102152521)that aligns with Lanark St.to the east,
as depicted on ROS#8037 and one(1)right-in/right out access midway between the existing
access easement and Franklin Rd. Primary access should be provided via the access easement
from Locust Grove.
A copy of the recorded easement should be submitted that verifies this easement grants
access to the property to the west if it does.Otherwise, a cross-access/ingress-egress
easement should be depicted on the plat to the parcels to the west(i.e.Parcels
S1107449990 & S1107449111) on both the north and south sides of the Fivemile Creek
and between Lots 1 and 2,Block 1 for future interconnectivity.
There is an existing curb cut on Franklin Rd.that will remain but will be limited to
maintenance vehicles; no other access via Franklin Rd.is allowed.
Private streets may be required for addressing purposes for the proposed structures for
emergency wayfinding purposes; contact an addressing technician for more
information.
2. Multiuse Pathways (UDC 11-3A-5):
A 10' wide multi-use pathway is depicted on the Pathways Master Plan from the
Franklin/Locust Grove intersection to the west and then northwest along the east side of the
Fivemile Creek.A minimum 14'wide public pedestrian access easement is required for
the future multi-use pathway along the east side of the creek; coordinate with Kim
Warren,Park's Dept.The easement may overlay required utility easements along the
creek,but must be recorded separately from the plat.Another 10' wide public
pedestrian access easement should be provided behind the sidewalk along W.Franklin
Rd. as far as the creek to allow for a future detached sidewalk connection to the
City of Meridian I Department Report III. Staff Analysis
proposed Fivemile Creek pathway.Because a new sidewalk isn't required to be constructed
at this time along Franklin Rd.,widening of the sidewalk is not required at this time.
3. Sidewalks (UDC 11-3A-17):
An attached sidewalk exists along the frontage of this site adjacent to E. Franklin Rd. and N.
Locust Grove Rd. If the sidewalk is in good condition,it's not required to be replaced. If not,
it should be replaced with a 10' wide detached sidewalk.
4. Subdivision Regulations (UDC 11-6):
All driveway openings in curbs shall comply with the requirements of the transportation
authority per UDC 11-6C-3C.
F. Services Analysis
1. Waterways (UDC 11-3A-6)
The Fivemile Creek crosses this site within a 90' wide easement,being 45' left and right of
the centerline of the creek.A conservation easement(Inst.#108135169)exists on the
southwest portion of this site for the protection of designated wetlands along the creek that
aligns with the easement for the creek. This easement currently does not allow a bridge
crossing over the creek; an amendment to the easement is needed for a crossing. No
improvements shall be constructed within the conservation easement.
The Evans Drain runs along the northern boundary of this site within a 60' wide easement as
depicted on the proposed plat.
Structures&improvements should not encroach within these easements.
The creek is required to remain open& be protected during development.A portion of
this site along the Five Mile Creek is in the floodplain in zone AE; a floodplain
development permit is required.Development with the floodway,requires a no-rise
analysis.
2. Pressurized Irrigation(UDC 11-3A-15):
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single-
point connection to the culinary water system shall be required. If a single-point connection is
utilized,the developer will be responsible for the payment of assessments for the common
areas prior to prior to receiving development plan approval.
3. Storm Drainage (UDC 11-3A-18):
An adequate 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.
4. Utilities (Comp Plan 3.03.03G, 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.
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 I Department Report III. Staff Analysis
Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new
developments,including curb and gutter, sidewalks,water and sewer utilities.
The Idaho Power easement along Franklin Rd.should be depicted and dimensioned on
the plat.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. Future development shall be consistent with the minimum dimensional standards listed in UDC
Tables 11-2B-3 for the C-G zoning district and 11-2C-3 for the I-L zoning district,as applicable.
2. The plat submitted for City Engineer signature shall include the following revisions:
a. Depict a 25' wide street buffer along E. Franklin Rd. and N. Locust Grove Rd.,measured
from back of sidewalk if the existing sidewalk is proposed to remain or back of curb if the
sidewalk is proposed to be replaced with a detached sidewalk. If the existing Idaho Power
easement along Franklin Rd. doesn't allow trees/shrubs and encumbers the entire buffer, a
minimum 5'wide area shall be provided outside the easement to plant trees/shrubs.
b. Depict and dimension the existing Idaho Power easement along E. Franklin Rd.
c. Structures and improvements shall not encroach in existing easements on the site unless
approved by the easement holder(s)through a license agreement.
d. Depict a cross-access/ingress-egress easement to the properties to the west(i.e. Parcels
S 1107449990 & S 1107449111) on both the north and south sides of the Fivemile Creek; and
between Lots 1 and 2,Block 1. If the existing cross-access easement(Inst.#102152521)
provides for cross-access/ingress-egress to the property to the west, submit a copy of the copy
of the recorded easement for verification.
e. Depict a minimum 14' wide public pedestrian access easement for the future multi-use
pathway along the east side of the Fivemile Creek per Park's Dept. requirements. The
easement may overlay required utility easements along the creek,but shall be recorded
separately from the plat. Another 10' wide public pedestrian access easement shall be
depicted behind the sidewalk along W. Franklin Rd. as far as the creek to allow for a future
detached sidewalk connection to the proposed Fivemile Creek pathway.
£ Surveyor Notes:
i. Note#4: "Lots 1 through 4 2,Block 1 . . ."Buffer shall be measured from back of
existing sidewalk or back of curb if the sidewalk is to be replaced with a detached
sidewalk.
ii. Include a note stating access via Franklin Rd. is prohibited.
g. Existing Easements:
i. Include the recorded instrument number for the 30' wide Meridian water and sewer
easement.
ii. Include the recorded instrument number for the 20' wide Meridian water line easement.
3. The landscape plan submitted with the plat for City Engineer signature shall include the following
revisions:
a. Depict a minimum 25' wide street buffer with dimensions along N. Locust Grove Rd. and E.
Franklin Rd. with landscaping that demonstrates compliance with the standards listed in UDC
11-3B-7C. Include calculations in the Landscape Requirements table that demonstrate
compliance with the these standards(i.e.required vs.proposed buffer width,lineal feet of
City of Meridian I Department Report IV. City/Agency Comments &Conditions
street frontage,required vs.proposed number of street trees,percentage of lawn, etc.). The
buffer should be measured from back of sidewalk if the existing sidewalk is to remain and
from the back of curb if the sidewalk is to be replaced.
4. A floodplain development permit is required for the portion of this site along the Five Mile Creek
that lies in the floodplain.Development with the floodway,requires a no-rise analysis.
5. Submit recorded copies of the public pedestrian easements required above in condition#2e.
6. Private streets may be required within the development for addressing purposes for the proposed
buildings for emergency wayfinding. Contact the City's addressing technician for additional
information and requirements.
7. No improvements shall be allowed within the 90' wide conservation easement containing the
Fivemile Creek. This easement shall be protected during and after development.
8. Approval of the short plat shall become null and void if the applicant fails to obtain the City
Engineer's signature on the final plat within two(2)years of the approval of the short plat, as set
forth in UDC 11-613-7A.Upon written request prior to the expiration of the final plat,the
Applicant may request an extension of time to obtain the City Engineer's signature on the final
plat asset forth in UDC 11-613-7C.
B. Meridian Public Works
Water and sewer is available at the site; a water line needs to connect to Franklin Rd.
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=443300&dbid=0&repo=MeridianC
hty
C. Meridian Fire Department
https:llweblink.meridiancib!.ofglWebLinkIDocView.aspx?id=443307&dbid=0&repo=MeridianC
LU
D. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridiancity.orglWebLink/DocView.aspx?id=444857&dbid=0&repo=MeridianC
hty
E. Ada County Highway District(ACHD)
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=443309&dbid=0&repo=MeridianC
hty
F. Idaho Transportation Department(ITD)
https:llweblink.meridiancitE.orglWebLinkIDocView.aspx?id=445704&dbid=0&repo=MeridianC
fty
V. FINDINGS
A. Short 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 generally in conformance with the UDC with the conditions
noted in Section IV and with the guidelines in the Comprehensive Plan.
City of Meridian I Department Report V. Findings
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Stafffinds public water and sewer services are available to the subject property 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;
Stafffinds the plat is in conformance with scheduled public improvements for this area in
accord with the City's CIP.
4. There is public financial capability of supporting services for the proposed development;
Stafffinds 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
Stafffinds 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.
VI. ACTION
A. Staff:
Staff recommend approval of the proposed short plat per the provisions in Section IV in accord
with the Findings in Section V.
B. City Council:
Pending
City of Meridian I Department Report VI. Action
VH. EXHIBITS
A. Short Plat(date: 4/18/2026)
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City of Meridian Department Report VII. Exhibits
B. Landscape Plan(dated: 4/28/2026)
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City of Meridian Department Report VII. Exhibits
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City of Meridian I Department Report VII. Exhibits