HomeMy WebLinkAboutPZ - Department Report for 7-2 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 7/2/2026 ,�
Legend
DATE: Project Location 0
19
TO: Planning&Zoning Commission Area of Impact
�= City Limits "@
FROM: Nick Napoli,Associate Planner O Analysis
208-884-5533 _
nnapoli@meridiancity.org _ T,
L i
APPLICANT: Paul Graham f '
i
SUBJECT: H-2026-0020 _
Meridian Office Building
LOCATION: Located at 3514 E. Louise Drive in the - -- '-- --
north 1/4 of Section 16, T.3N.,R.IE. 1 �_
I. PROJECT OVERVIEW
A. Summary
The applicant requests a conditional use permit to construct and operate a 5,000 square foot office
building on 0.54 acres in the L-O zoning.
B. Recommendation
Staff: Approval with conditions.
C. Decision
Planning and Zoning Commission: Pending.
City of Meridian I Department Report 1. Project Overview
IL COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Office -
Existing/Proposed Zoning L-O V.A.2
Future Land Use Designation MU-C(Mixed Use Community) V.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 3/31/2026
Neighborhood Meeting 4/30/2026
Site posting date 6/22/2026
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District
• Comments Received Yes -
• Commission Action Required No -
• Access Private Drive Aisle -
ITD Comments Received No -
Meridian Public Works Wastewater III.B
• Distance to Mainline Available at site
• Impacts or Concerns No
Meridian Public Works Water III.B
• Distance to Mainline Available at site
• Impacts or Concerns No
Note: See section III. City/Agency Comments&Conditions for comments received or see the public
record:
(https://weblink.meridiancity.org/WebLink/Browse.aspx?id=362259&dbid=0&repo=Meridian 00).
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
This property is designated as Mixed-Use Community(MU-C)on the Future Land Use Map
(FLUM). The proposed use for an office building is consistent with prior approvals and the
comprehensive plan for the MU-C designation.
The subject site is among several commercially zoned properties surrounding the corner of S.
Touchmark Way and E. Franklin Road. The proposed office buildings align with the desired uses
specified within the Mixed-Use Community designation. In conjunction with the existing office
buildings,proposed future residential, and existing residential the proposed use satisfies the mix
of uses desired in the MU-C designation.
It is important to note that there is currently a twenty(20) foot public utility easement on the
western boundary of the property. The applicant is currently working on getting relinquishment
letters from all the utility providers to vacate a portion of the easement to allow for the building to
be constructed.
Table 4: Proiect Overview
Description Details
History AZ-05-022;PP-05-054; CUP-05-050
Acreage 1.2 acres
B. History and Process
The subject property was annexed in May 2001 (Ordinance No. 01.917) and approved a
conditional use permit(CUP-05-050)for the applicant to develop the property into a mixed-use
retirement community consisting of residential dwellings,medical offices,commercial/retail
businesses, and a senior community center. The CUP requires all lots within the scope of the
permit to receive detailed CUP approval prior to developing the property.
C. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
The proposed use of an office building aligns well with the Mixed-Use Neighborhood(MU-
C) future land use designation,which supports a blend of residential, commercial,and
recreational uses. Office buildings are typically principally permitted in the L-O zoning,
however, due to a provision in the CUP from 2005, all properties require detailed CUP
approval.
By offering service options within proximity to both residential areas and existing
commercial developments,this project contributes to the community's overall livability and
sustainability. Specifically, it adheres to Policy 3.06.02B,which encourages and supports
mixed-use areas that provide the benefits of living, shopping, dining, and working nearby,
thereby reducing vehicle trips.
To align with the current development, staff recommends that the applicant enhance
landscaping between the buildings and along the eastern buffer. Goal 2.09.02E of the
comprehensive plan emphasizes the importance of consistent landscaping standards for
developments. Therefore, staff is advising that these improvements be included with the
Certificate of Zoning Compliance and Design Review submission.
City of Meridian I Department Report III. Staff Analysis
2. Dimensional Standards (UDC 11-2):
Development of the site hall comply with the dimensional standards of the L-O zoning
district in UDC Table 11-213-3. Staff has reviewed the proposed plans and building elevations
and they comply with the required standards.
D. Design Standards Analysis
1. Landscaping (UDC 11-3B):
i. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-3B-8. The proposed landscape plan shall be revised to include 5 feet of
landscaping along the southern property boundary. When the property to the south
developed, they built parking to abut with the subject property for this development. Staff
talked with the applicant about this, and they have elected not to abut parking. As a
result, the subject development is responsible for a 10 foot buffer which is why 5 feet of
landscaping is required to the north of the sidewalk.
ii. Landscape buffers to adjoining uses
Landscaping is required to meet the standards of UDC 11-3B-9. The landscape plan
meets the minimum requirements.
iii. Storm integration
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
2. Parking (UDC 11-3C):
i. Nonresidential parking analysis
A minimum of one(1) off street parking space is required per 500 square feet of gross
floor area. Based on the building being 5,000 square feet, 10 parking stalls are required.A
total of 15 parking stalls are provided exceeding the required parking.
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 depicted on the plans submitted with this application that meet the requirements.
3. Building Elevations (Comp Plan,Architectural Standards Manual):
Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct, engaging identities
within commercial and mixed-use enters through design standards to integrate commercial,
multifamily,and parking areas with existing neighborhoods. In response,the developer has
submitted conceptual building elevations for the proposed structure as shown in Section
VII.C. Building materials consist of EIFS stucco, craft chop ledge panels, standing seam
metal panels, steel canopies, and glazing.
The proposed conceptual elevations are approved. The final design is required to comply
with the Architectural Standards Manual for Commercial Design Guidelines.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goal 6.01.0213 emphasizes reducing the number of access points onto arterial streets by
utilizing strategies such as cross-access agreements, access management, and the creation of
frontage and backage roads,while also improving connectivity between local and collector
streets. The site plan features a single access point via a private drive aisle located on the
City of Meridian I Department Report III. Staff Analysis
eastern part of the site. This private drive aisle connects to S. Touchmark Way and E. Louise
Drive(collector streets).
2. Sidewalks (UDC 11-3A-17):
The proposed plan includes a pedestrian walkway from the main sidewalk on the north side
of the buildings connecting to the front of each building. Pedestrians do not need to cross
driving surfaces to connect with these building so delineation from the drive aisle is not
required. The site/landscape plan submitted both reflect compliance with this standard.
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
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 11-3A-21.
III. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. Future development of this site shall comply with the previous conditions of approval and
terms of AZ-05-022; PP-05-054; CUP-05-050; and FP-06-012 and the conditions contained
herein.
2. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of
zoning compliance application as follows:
- The southern boundary of the site shall be revised to show a 10-foot landscape buffer
which can include the 5 foot sidewalk as shown or apply for alternative compliance.
- The landscape plan shall be revised to call out the ground coverage materials.
3. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed use prior to submittal of a building permit application. The design
of the site and structure shall comply with the standards listed in UDC 11-3A-19;the design
standards listed in the Architectural Standards Manual and with the Development Agreement.
4. An easement vacation application shall be submitted and approved prior to issuance of the
building permit.
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 asset forth in UDC 11-5B-6F.
City of Meridian I Department Report III. City/Agency Comments &Conditions
B. Meridian Public Works
Pl{NfPIXF C:ONU17'1{1NS
Wastewater
• drstancetoSewer Sewer AwaYableatsite
5erwices
Sewer shed
• kstimated Project see application
Sewer ILRLJrs
• WKHI Ueclinmg
Balance
r PFWctcansisteat Yes
with WW Master
F1anJF acilifty Plan
• Imps CtS{CBiLCeFIFS •
• See Public works Srte specific condrtmons
Water
lhstance to Water Wi ter Avadahle at Site
Services
• PFesscre 2nne
w Unmated Project see applicaLmn
water LKU's
• WatertLkU" None
• ProlectCansistent Yes
wrth Water Master
Plan
ImpaeWiancerns I None-Please see Public Works me Specific C:ondrtions
NON-PLAY CONDITI ONS
PUm.IC.44'i1ws DIRAwmi--ir
She Spaeifle Conditions of Approval
1. There i;an existing Auh leeatrdal the SW corner ofthc wile-Water roster mc&to connect
within V from end ofAulk Call"mnwval ofthe Blnw-off.Water nxim ncod to be locatod in
Im bdwaping arcs
2. Water services rcquirc a 21Y eascraca up to the water niter.The city roqueA that the i-mernent
r.ncnd4 IQ'paxt tic water ffaerbut only S is FegtdFcd.
3. Single xtnx1 ue multi-tiuml unit,that am for rerdal Holy slwuld have a-angle City nxiw.Ifthe
unity wil I he craned individually,then each needs a wat x meter.
4. Caup w6jnd other permaneni Anxfiarq(trace,huyhcx,buildings,irayh rouyAwla walLz,fcneea,
infiltration trendius,light pole ems)cannot he hudt withk the utility Ea crncnt
5- Emmire no Scwersewices crass infiltratiantrcnchcs.kwer service lima through undtvg mund
gwjycbcai {n swatles MM MPI zdlawtxi ko-rlmms UpMoVtd by dw Cicy P,rtigincer.
6. Water swAoea squire a 21Y eaurncni up in and LC'bcyond the meter or as Aorta to ICY i;poxxible-
City of Meridian Department Report III. City/Agency Comments &Conditions
General C_andil;onx of Approws]
I. Applicant xhAl 4x"dia"watcrarud seven main size and routing with the Public Works
TAcparlrnrnL
2. PerMcridiart City Cade(MCC� the appLieant Rhall be rutpen LNc in kstall.RmW rand water
mains to and through this deveLoprncnL AppliewA may he eligible for a rcimbwsm as
agrocment for infrastruclurc enhwmin eni per MCC 9--Cr5.
3. The applicant;hall provide eascnwmt(s)for all public vwatalscwcr mains outside of public eight of
way(includeMl.water vcraiccs and hydrants). Sewcrhwaicrcam uau varies depcndlrg an sewer
depth.Sewer 420 fl deep require a 30 ft ca-%mcnft,2425 ft a 4U ft c m"nent,and 25-30 Ji a 45 ft
casement- Ensure no pmronent-AnL&ures(trF bushee,wilding.auporK tra_;h romptacle
walix,Cenem infiltration trencher:,light poles,etc.)arc hulk within the utility cavement_ Submii
an execWed ca_w afar t(on the forni available from Public WorUy a legal du:cripiion prgnrcd by
an Tdabo Iiccitwed Prof min onal Iand Surveyor,which must i ncludc the area of the cascmwl
(mahad EXH I B F A)and an 8 J fit"a I I"reap with bearings suA diaisuees(marked EXHIBTT B)
for review_Both exhihin mkLqi be sealed,signed and dated by a Prafed4enal band Smvcyee_DO
N07 REMR]D.
4. The City oC Meridian requires that prexxurized i rrigatinn systcros he suppl icd by a year-round
-A"cc of wwcr(IJDC L L-313-6).71he appLicaru should he rcquircdto use any cxistifng yurfaacor
well water for the primary vimire. Tf a surface ar wdL ruwuce is fiat avaLLahiC asiFtgjcIXoifut
connection lathe ckdinary wwersystera shall he required.If singLo-point conneetUm is ulilLmd,
the developer will he rcypram- le far the paymcnt ofays.s r is far the caraff u areas prier to
prior to receiving dcvclapmcnt plan apprewaL
5. Any sirtrlums that are allrwrod to remain shrill.he auhjeeito evaluation and pissiblc r aU1gnrncni
of sweet addreskang to he in a mpLianec with MCC.
G. All ird"ion ditchcx.canals,laterals,ordraim,cxdusivc-of natural waicrway�intcrsafiing,
crossing or laying adj accart and eooi.igwcrus to the area heing subdi vidod shall.he addreimed pa
TTDC l I-3A#ti In perforrni ng:weh work,&a appLic=xhall comply with Idaho Cade 42-1207
and any other applicable law err regulatiorL
7. Any wdLs that will.not cnNinue to be used must be properly ahandoncd according to Idaho WeLL
Ccm.4mdion Standards Rulcs admi nisicred by the Idaho Departmcni of Water Ruwouram The
J3cvclolxr's rngiucer�aLL proYidc astatomcinaddrerx�ing wbethtt there arc any ewisung wclLs in
the dcvclopmcrct,and Lfse,how they wLLI continue to he used,or provide reeaxd of their
abandonrncnL
R. Any cxLRUag Rq*c system~within this project shall he rmoycd from service F"C'rty{7r1inanar
Seeiion 4-L-4 and9 4 R_ CorctactCrntral DLsirict Health fix abandonment proeedrursand
inspcetmam(208)37--5211_
9. All imprcwcrnentc rdated to public Life,aafcty and hcalth duLl he completed prinrto oearpanoy
of the 4ngtares.
10. Applicant shall be roquired to pay Publie Wcwb&%.cicgmmrrt plan review,and eonshtrciien
inslwciian Fecm,asdelermincddwingthe pLan review prouyr,priorw Ose issuanoeofa plan
approval letter-
Ill. It shall he the responsibility of the appLie"to ensure that all dcvcLopnxnt features compLy with
the Arncrieans with Diaahilitin Act and the Fair Hmuw ng Act.
12. AppLicant shall be nespon_ciNc for application wJ oornpl iarxe with any&cetion 41N Permitting
that Fray he roquirid by the Arnr}Corpsof FjLgjne
13. Dcvcloper shall crwudinme Fnailhox Locatim%with the Meridian Post(Hrim.
14. Caupaclion test rcsuLts~hall be suhmitied to the Meridian BuiLdl ng Depautnwni for all bui Iding
pads fewiuingengjneeredbackfFLl,where footing would sit atop FiLl material_
City of Meridian Department Report III. City/Agency Comments &Conditions
15. The deM p enginoer:shall he required t0 certify drat the strut centurlinc cJcvauow arc sct a
minimum of 3-fecl ahma the highest etitahlishad peak grmrwtwaicrcicuation. This is I6 ensure
that the hcaarn elevationofthe crawl spaces of horncs is at Least l-foot abow-
I& The•applimeantu design cnginear shell he rmpoasihla for inmpedion of al.L irrigation arxViar
drainage facility within this payees that do not fall.under the jurisdiction of an irrigation district
or AC.WF)_The design engineer shall pri vide certification that Ibc fwjhtics have been insraLlod in
acconiwNx withthe approved,design plank This maification will be rcquircd befcwc a oertificstc
of occupancy is issual for any stntawiy,within Oic Fina oat
17. At the completion of the preyecC the applicant shall.he mFwwLsihlc to Fmhmit rcoord drawings per
the City of Meridian AutnCAD standards- 7bew nemcd drawing mum be r=lvai and approved
prior to the Lwwnoacfacertification cnf nocupaney f w any smeftiru within the penjxt
18. A suca I ight plan will nocd to Inc inelud3d in the civil consu=tion plans_Stmx Light plan
requirarMnls are Iistad in saet m 6-5 ofthe Impmvcment%mcl ids for Streit 1_12hting.A crquy
of Ohe sianderds mn be fatwd a!http:r7uvrw.rncridianeLty.crrg+publiti_wcwlrs.mpx?id-272_
19. The City of Meridian requires that the owner past to the City a perfarmanee marry in the anuaLFuL
of 125%cf tho total czirtsui kern cc at for all.inwmpLae sewer,water and reuse i.nfra_evuchue
prior to final plat signamm-This surety will he verified by a Line item cost esLimatc provided by
the owner is the City.The surety can be p4*"in the farm ofan irFevocable Lewf of credit,cash
dcpnsit at bond-AppLicartt roust file an appLickan frrr surety,which can be frwid Lon the
Community Dcvelopmer t DeparW nt wcbsite. Picric erwrtack I-and Fkydnprreait Service fix
miwre Lnfixmation at 887-22L L.
W. The City of Mesidian rcquims chat the owner post in the City a warranty surety in the amrwiniof
20%of the Ic"L fi{KL9nrCtiori cost for all.oompk%ed mwa,water and mm:c infiragr+ct rc far
duration oftwo yrars.This surety wil.l.be vaified by a line item aku cdlinvW prrn idad by the
owner lit the City.Ths surety can ho Fnujid in the form-afar irrcvomW Ldtar of creaks,cash
dcpnsit err bond_AppLieant must file an appLieatirwi frrr surcry,which can be found nit the
Community Dcvelopmcnt Departnxru wchsite. Picric erwrtaet I-and Deatlnprr mt Service fix
maw infcwmation at 897-22L L.
IV. FINDINGS
A. Conditional Use(UDC 11-513-6E)
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.
Staff finds the site is large enough to accommodate the proposed use and meets all
dimensional and development regulations of the recommended L-O zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Staff finds the proposed office use will be harmonious with the Comprehensive Plan and is
consistent with applicable UDC standards with the conditions noted in Section IV of this
report.
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 should be
compatible with other uses in the general neighborhood, with the existing and intended
character of the vicinity and will not adversely change the essential character of the area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Stafffinds the proposed use will not adversely affect other properties in the vicinity if it
complies with the conditions in Section IV of this report.
City of Meridian I Department Report IV. Findings
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.
Stafffinds the proposed use will be served by essential public facilities and services as
required.
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.
Staff finds 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.
Staff finds 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.
Staff finds 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:
This finding is not applicable.
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is 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.
This finding is not applicable.
IV. ACTION
A. Staff:
Staff recommends approval of the proposed CUP application and finds it in conformance with the
Comprehensive Plan,UDC with the conditions included in Section IV. and Findings in V.
B. Commission:
Pending
City of Meridian I Department Report IV. Action
V. EXHIBITS
A. ProjectAreaMaps
Overview)(link to Project
1. Aerial
Legend
ProArea of Impact
Analysis
ject
;' ' � 11 �'�' •"'�
2. Zoning
w 4
-
i �'®g _i�ei4 // .ter �t �''•.(%°
t. ► o
.•
Legend CLIC
pltlunlnl+gl+mum
ii Inen1111 0
.:...
Project Location
•fI;{ .T.�IIIINIItlp
' Area of Impact t
1-111111•q.
�.��
• 11111\,�111 • • 4II�
Analysis
l�{l ll. 1
PINE
L= r
IT
������ ■� �`' FRANKLIN
■I■■■■■ ■■■■■1 W n +
III■■■■■■■ ■_■\ //J��1
V-1IVIZ
L
_ W
._
�•�.'.;.�: _"_�• �: luny
�i•��hnC � �fi 'rrun
1�►� � e
MeridianCity of •, Report
3. Future Land Use
Legend mmercial High De
Project Location ®Reside 0
,.. Area of Impact — ty
0 Analysis
�Res! e .ntiah
CIVIC
General
4
Industrial
Low:.Density �
Residential ; -
® MU-C
' ® Qffice f
MU-RG
4. Planned Development Map
Legend
Project Location
"F City Limits
Planned Parcels
Area of Impact
I
OAnalysis --� -�—�
1 O
I ® o r
f� 1
1 1
1 f
City of Meridian Department Report V. Exhibits
B. Site Plan(date: 3/13/2026)
F --1
MUCEINSTRILICTMEC I THE MEPJDLAN OFFICE BOILING I MARCH 13,202E
COW-ACT INFORMATION:
SITE IWORMATRID&
SINEETIN13TEE,
cr,
----------
I• L
Ad&e.
A
CIWIL SITE MAN
DISIEWN-NEW1 01101j
City of Meridian Department Report V. Exhibits
C. Landscape Plan(date: 3/13/2026)
MIr CON;TW_ICTIow mc. TILE MOUDN.NOFFICE BUILDING %NtCN 13.20L215
LANDSCAPE LECENo-
♦ ti
f �7
L r 4 wr
IN ~LANDSCAPE N6TE5:
-- $ ------
- 7 e
s- hs
---------------
W&lam
.P- w
25M.D
u".le�I Lim
Ic�•-IP'Q
D. Building Elevations(date: 3/13/2026)
1.YfTCONSIRUCIION,INC [ T]IC AIEBE61AF41 OEFICEBUILOtkG t MARtlI 13,IOH
YICu3�NJ Y.EICE ..✓ T
1 EAST ELEVATION L SPUTA ELEVATION
J '
�uRD
4W65TELEVAT"m 3n IEIEVAT"m
MATOUAL LEGEN6
E77E3tlOR ElEYATlONS
lsm.m MIGBI BEDEW I OR IM
City of Meridian Department Report V. Exhibits