PZ - Staff Report 2-20
Page 1
HEARING
DATE:
2/20/2020
TO: Planning & Zoning Commission
FROM: Bill Parsons, Current Planning
Supervisor
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0142
Meridian Station
LOCATION: SEC of N. Main St. and E. Broadway
Ave., north of the railroad tracks.
I. PROJECT DESCRIPTION
The applicant has applied for a conditional use permit to exceed the maximum height allowed of 75 feet in the
O-T zoning district for the purpose of constructing two (2) 100-foot tall vertically integrated structures.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 6.13
Future Land Use Designation Old Town
Existing Land Use(s) Outdoor storage and vacant industrial buildings
Proposed Land Use(s) Vertically Integrated Buildings
Neighborhood meeting date; # of
attendees:
10/30/2019; 13 attendees
B. Community Metrics
Description Details Page
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
Access to the site is proposed from Main St. and NE. #rd
Street.
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Page 2
C. Project Area Maps
III. APPLICANT INFORMATION
A. Applicant:
Matt McAnulty – Neudesign Architecture, 725 E 2nd St., Meridian ID, 83642
B. Owner:
Union Pacific Railroad Company and ACHD.
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Page 3
C. Representative:
NeUdesign Architecture – 725 E 2nd St., Meridian ID, 83642
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper notification
published 1/31/2020
Radius notification mailed to
property owners within 300 feet 1/28/2020
Public hearing notice sign posted
on site 2/9/2020
Nextdoor posting 1/28/2020
V. STAFF ANALYSIS
A. Future Land Use Map (FLUM) Designation (https://www.meridiancity.org/compplan)
This property is designated Old Town on the Comprehensive Plan Future Land Use Map (FLUM). Per the
Comprehensive Plan, this designation includes the historic downtown and the true community center. The
boundary of the Old Town district predominantly follows Meridian’s historic plat boundaries. In several areas,
both sides of a street were incorporated into the boundary to encourage similar uses and complimentary design of
the facing houses and buildings. Sample uses include offices, retail and lodging, theatres, restaurants, and service
retail for surrounding residents and visitors. A variety of residential uses are also envisioned and could include
reuse of existing buildings, new construction of multi-family residential over ground floor retail or office uses.
In order to provide and accommodate preservation of the historic character, the City has developed specific Design
Guidelines for this area. Pedestrian amenities are emphasized in Old Town.
The applicant is proposing to construct two (2) vertically integrated buildings consisting of 29,000 square feet of
retail space and a total of 385 residential units on approximately 6.13 acres of land in the Old Town District
consistent with the Comprehensive Plan. Staff finds the following policies that support the applicant’s proposed
development:
“Improve ingress and egress (both pedestrian and vehicle) in Old Town.” (3.03.01C)
“Promote high density residential development in Old Town.” (3.07.01C)
“Locate high-density development, where possible, near open space corridors or other permanent
major open space and park facilities, Old Town, and near major access thoroughfares.” (3.07.02L)
“Develop continuous pedestrian walkways within the downtown area.” (3.03.02E)
“Pursue construction of the City’s pathway network to and through downtown.” (3.03.01F)
“Encourage infill development.” (3.04.02B)
B. Existing Structures/Site Improvements:
All of the uses have ceased on the property. With the development of this property, the existing buildings will
be removed to make way for the proposed vertically integrated development.
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Further, the east building is proposed to be constructed over public right-of way dedicated with the
Amended Plat of Rowan Addition. Prior to the submitting a certificate of zoning compliance for the east
building, the applicant should submit and obtain approval of a vacation application to vacate the public
alley and Railroad Ave. ROW.
C. Proposed Use Analysis:
Phase 1 of the proposed development will consist of two (2) vertically integrated buildings as follows:
West Building: 7,748 sq. ft. of retail; 185 residential units (studio, 1 and 2-bedrooms); 168 parking
garage spaces and 4,713 square feet of common open space.
East Building: 17,656 sq. ft. of retail; 200 residential units (studio, 1 and 2-bedrooms); 382 parking
garage spaces and 8,213 square feet of common open space.
Interim surface parking with 109 parking stalls.
With Phase 2, the applicant is proposing to convert the interim surface parking (western third of the site) and
intensify the use further, by constructing two (2) office towers which will require additional land use approvals
from the City.
D. Specific Use Standards (UDC 11-4-3):
The proposed use is subject to the specific use standards listed in UDC 11-4-3-41: Vertically Integrated
Residential Project:
A. A vertically integrated residential project shall be a structure that contains at least two (2) stories. Both of the
proposed buildings are seven stories in height in excess of the code minimum.
B. A minimum of twenty five percent (25%) of the gross floor area of a vertically integrated project shall be
residential dwelling units, including outdoor patio space on the same floor as a residential unit. Both of the
proposed buildings provide residential dwelling units in excess of 25% of the gross floor area.
C. The minimum building footprint for a detached vertically integrated residential project shall be two thousand
four hundred (2,400) square feet. The two (2) buildings exceed the 2,400 square foot minimum. On the
submitted plans, the proposed footprints are 57,355 sq. ft. and 26,917 sq. ft. respectively.
D. The allowed nonresidential uses in a vertically integrated project include: arts, entertainment or recreation
facility; artist studio; civic, social or fraternal organizations; daycare facility; drinking establishment; education
institution; financial institution; healthcare or social assistance; industry, craftsman; laundromat; nursing or
residential care facility; personal or professional service; public or quasi-public use; restaurant; retail; or other
uses that may be considered through the conditional use permit process. No other uses are being proposed or
approved with the subject conditional use permit application.
E. None of the required parking shall be located in the front of the structure. Parking is proposed behind the main
buildings in accord with this standard.
E. Dimensional Standards (UDC 11-2):
In the Old Town zone, new buildings shall be a minimum of two stories and cannot exceed 75 feet, unless
approved through a conditional use permit as requested.
F. Access (UDC 11-3A-3):
Access is proposed from N. Main Street and NE. 3rd St. N. Main Street is designated as an arterial street and
NE 3rd Street is designated as a collector. The UDC restricts access to arterials when local street access is
available. Staff is amenable to the access to 3rd Street however, the site plan should be revised so that the
second access is provided to Broadway Ave., not Main Street in accord with UDC 11-3A-3.
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G. Parking (UDC 11-3C):
Off-street parking exists on the site in accord with the standards listed in UDC Table 11-3C-6 and 11-3C-6B.3.
In the Old Town district, the requirement is one (1) space for every 1,000 square feet of gross floor area for
retail and one (1) space for all of the residential units. Based on the square footage of the retail use (29,000)
and the total number of units, (385 d.u.), a minimum of 414 spaces are required. The applicant is proposing
550 off-street parking spaces between the two buildings and 109 surface spaces which exceeds UDC standards.
NOTE: The west building does not contain the required off-street parking based on the residential unit
count and commercial square footage (required 195; proposed 168). If the entire project remains under
single ownership as proposed, the parking ratio for the site still meets/exceeds the requirements of the
UDC.
With a future phase of the two (2) office towers, the parking ratio for this site will have to be re-
evaluated to determine if parking is adequate for the site.
H. Sidewalks (UDC 11-3A-17):
Sidewalk currently exist along Main Street and 3rd Street. With the proposed development, the applicant is
proposing to improve the streetscape along all of the street frontages to enhance pedestrian connectivity. The
City’s Master Pathways Plan calls for a10-foot multi-use pathway along Broadway Ave., NE. 3rd Street and the
rail corridor. Further, the City has adopted as a reference to the Comprehensive Plan, the Downtown
Meridian Street Cross-section Master Plan. Specific details of the streetscape has not been provided with
the submittal. The site plan submitted with the CZC application shall include the cross-section for the
streetscape improvements along Main, Broadway and 3rd in accord with the adopted Cross-section
Master Plan.
Further, the applicant should construct an on-street of the multi-use pathway along Broadway and 3rd
Street in accord with the Cross-section Master Plan and the portion of the pathway along the rail
corridor should comply with the standards set forth in UDC 11-3A-8 and 11-3B-12.
I. Landscaping:
The Old Town zone and the proposed vertically integrated use does not require open space or site amenities for
the development. The applicant has provided a landscape plan the details the proposed open space and
amenities proposed with the construction of the development.
The east building depicts two (2) rooftop courtyards with outdoor kitchen/barbeque, fire pits, raised planters
and multiple seating areas. The west building depicts a single rooftop courtyard and the same amenities as the
east building. The Broadway street frontage also has a street-level plaza area with designated walking paths,
decorative concrete/pavers, tot lot, fire pits and seating area. In general, staff is supportive of the open space
and amenities proposed with the development. Details of the open space and amenities should be provided
with the revised plans submitted with CZC application.
Landscaping for the surface parking area should comply with UDC 11-3B-8C.
J. Waterways (UDC 11-3A-6):
The Hunter Lateral runs along the northern boundary of this site. A majority of it is tiled however, there is
approximately 160 feet that remains an open facility. With the development of the site, the applicant is
proposing to tile the lateral in accord with UDC standards. The submitted site plan does not depict the width of
the irrigation easement. The site plan should be revised to depict the Hunter Lateral easement and the
applicant should coordinate with Nampa Meridian Irrigation District regarding the improvements
within the easement. A license agreement with NMID shall be executed prior to the issuance of the CZC.
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K. Fencing (UDC 11-3A-6, 11-3A-7):
If fencing is proposed for the development, the applicant shall comply with the fencing standards set forth in
UDC 11-3A-7.
L. Utilities (UDC 11-3A-21):
Public Works has confirmed that there is sufficient water and sewer capacity to serve the proposed
development. If public infrastructure is required to be extended with the proposed project, the applicant should
provide autocad file of the expansion with their certificate of zoning compliance for review and approval.
M. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
Conceptual renderings were provided with the application to provide representation of the scale and mass of
the two (2) structures on the property to determine if the requested height is appropriate for the subject
property. Specifics on building materials and color is not depicted on the elevations submitted with the
application. The UDC requires the proposed vertically integrated buildings to comply with the standards in the
Architectural Design Manual. Staff does not have enough information with the submitted elevations to inform
the Commission if the Buildings conform to the ASM. Staff is supportive of the requested increase in the
height however, staff believes the East Building should incorporate additional architectural features to
hold the corner (Broadway/3rd St. Intersection) and be a prominent focal point of the design. Final
design is required to comply with the design standards in the Architectural Standards Manual and UDC
11-3A-19.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions in Section VIII per the
Findings in Section IX.
VII. EXHIBITS
A. Site Plan
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B. Landscape Plan
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C. Perspective Views
Page 9
Page 10
Page 11
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D. Parking Plan
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning
1. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-41Vertically Integrated
Residential Projects.
2. If public infrastructure is required to be extended with the proposed project, the applicant shall provide
autocad file of the expansion with their certificate of zoning compliance for review and approval.
3. The site plan shall be revised to depict the Hunter Lateral easement. The applicant shall coordinate with
Nampa Meridian Irrigation District regarding the improvements within the easement. A license agreement
with NMID shall be executed prior to the issuance of the CZC.
4. The east building shall incorporate additional architectural features to hold the corner (Broadway/3rd St.
Intersection) and be a prominent focal point of the design. Final design of the buildings shall comply with
the standards listed in UDC 11-3A-19 and the Architectural Design Manual.
5. Details of the open space and amenities shall be provided with the revised plans submitted with CZC
application.
6. The site plan submitted with the CZC application shall include the cross-section for the streetscape
improvements along Main St., Broadway Ave., and 3rd St. in accord with the adopted Downtown Cross-
section Master Plan.
7. The applicant shall construct the on-street portion of the multi-use pathway along Broadway and 3rd Street
in accord with the Downtown Cross-section Master Plan. The portion of the pathway along the rail
corridor shall comply with the standards set forth in UDC 11-3A-8 and 11-3B-12. Prior to occupancy of
the first building, the applicant shall execute a recorded pedestrian easement with the City for the portion
of the pathway along the rail corridor as proposed.
8. The parking lot landscaping on the west portion of the site shall comply with the standards in UDC 11-3B-
8C.
9. Prior to the submitting a certificate of zoning compliance for the east building, the applicant shall submit
and obtain approval of a vacation application to vacate the public alley and Railroad Ave. right-of-way
platted with Amended Plat for Rowan Addition to Meridian.
10. The applicant shall comply with the proposed parking plan. Parking and drive aisle dimensions shall
comply UDC Table 11-3C-5. With a future phase of the two (2) office towers on the west portion of
the site, the parking ratio for this site shall be re-evaluated to determine if parking is adequate for
the site.
11. The site plan shall be revised so that the second access is provided to Broadway Ave., not Main Street in
accord with UDC 11-3A-3.
B. Meridian Fire Department
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=181404&dbid=0&repo=MeridianCity
C. Meridian Police Department
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=182010&dbid=0&repo=MeridianCity
D. Ada County Highway District (ACHD)
No Comments at this time.
E. Department of Environmental Quality
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https://weblink.meridiancity.org/WebLink/DocView.aspx?id=181370&dbid=0&repo=MeridianCity
F. West Ada School District
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=183066&dbid=0&repo=MeridianCity
G. COMPASS
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=182234&dbid=0&repo=MeridianCity
IX. FINDINGS
A. Conditional Use Permit
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 with the increase in height and meets all
the dimensional and development regulations of the O-T 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 use and height is harmonious with the Comprehensive Plan (see Section V for more
information).
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 operation of the proposed use and height should be compatible with other uses in the vicinity
and the intended character of the area and not adversely affect such.
4. That the proposed use and additional height, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
If the proposed use complies with the condition of approval in Section VII as required, Staff finds the proposed
use and height should not adversely affect other properties in the vicinity.
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.
Because the site is within the City’s Area of City Impact boundary and has been annexed into the City, Staff
finds the proposed use and height will be served adequately by these services continuing to be provided.
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 and height should not create any 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 and height will not be detrimental to any persons or property or affect the general
welfare by any of the means listed as the proposed use is actually less intense than many uses located in this
area.
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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. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
Staff is unaware of any natural, scenic or historic features of major importance in this area; however, finds the
proposed use and height should not result in damage of any such features.