PZ - Staff Report 8-6
STAFF REPORT
C OMMUNITY D EVELOPMENT D EPARTMENT
HEARING 8/6/2020
DATE:
TO: Planning & Zoning Commission
FROM:
Alan Tiefenbach, Associate Planner
208-489-0573
SUBJECT: H-2020-0078
1625 E. Bentley Drive
LOCATION: The site is located within the southeast
quadrant of S. Locust Grove Rd. and E.
Bentley Dr. (north of I-84)., in the SW ¼
of Section 17, Township 3 N., Range
1W.
I. PROJECT DESCRIPTION
Annexation & zoning of 1.55 acres of land with Community Business District (C-C) zoning district to
allow a 4,800 sf +/- office flex building, by Clint Hansen of Land Solutions. The applicant may
eventually build a second commercial building.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 1.55
Future Land Use Designation Commercial
Existing Land Use(s) Single Family / Rural
Proposed Land Use(s) Commercial Office Flex Space
Lots (# and type; bldg./common) 2 parcels
Number of Residential Units (type None (existing house to be removed)
of units)
Physical Features (waterways, No significant physical features.
hazards, flood plain, hillside)
Neighborhood meeting date; # of May 26, 2020 – 14 attendees signed in.
attendees:
B. Community Metrics
Description Details Page
Ada County Highway District
No
Staff report (yes/no)
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Description Details Page
No
Requires ACHD Commission
Action (yes/no)
Access (Arterial/Collectors/State There is only one point of through access
Hwy/Local)(Existing and Proposed) to this property – From S. Locust Grove
Rd. to S. Truss Pl / E. Bentley Dr. There
is presently no eastern through access due
to cul-de-sacs and dead end streets.
Stub Street/Interconnectivity/Cross Access There is an unnamed stub (ROW in front
of the property) that dead-ends just east
(but does not connect) to S. Locust Grove
Rd. Westbound E. Bentley Dr. connects
to S. Locust Grover Rd.
Existing Road Network Arterial and Local Streets
Existing Arterial Sidewalks / Buffers The applicant will be responsible for a
25’ wide landscape buffer along S.
Locust Grove Rd (sidewalks already exist
in this area), 10’ buffer and curb, gutter
and sidewalk along S. Truss Pl., and a 25’
residential buffer along the south property
line.
Proposed Road Improvements S. Locust Grove Rd. has recently been
widened and there is a roundabout
planned for the S. Locust Grove Rd. / E.
Bentley Dr. intersection.
Fire Service – No comments submitted
Police Service – No comments submitted
Wastewater
0
Distance to Sewer Services
Five Mile Trunkshed
Sewer Shed
See Application
Estimated Project Sewer ERU’s
13.97
WRRF Declining Balance
Yes
Project Consistent with WW
Master Plan/Facility Plan
Impacts/Concerns Flow is committed
No proposed changes to Public Sewer
Infrastructure has been shown within
record. Any changes or modifications
to the public sewer infrastructure shall
be reviewed and approved by Public
Works.
Water
0
Distance to Water Services
3
Pressure Zone
See application
Estimated Project Water ERU’s
No concerns
Water Quality
N/A
Project Consistent with Water
Master Plan
No changes to public water infrastructure proposed.
Impacts/Concerns
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C. Project Area Maps
Future Land Use Map Aerial Map
Zoning Map Planned Development Map
III. APPLICANT INFORMATION
A. Applicant / Owner:
th
Clint Hansen, Land Solutions – 231 E. 5 St., Suite A, Meridian, ID 83642
B. Representative:
Clint Hansen, Land Solutions – 231 E. 5th St., Suite A, Meridian, ID 83642
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IV. NOTICING
Planning & Zoning City Council
Posting Date Posting Date
Newspaper Notification
7/7/2020
Radius notification mailed to
7/14/2020
properties within 300 feet
Public hearing notice sign posted
7/24/2020
on site
Nextdoor posting
7/14/2020
V. STAFF ANALYSIS
A. Annexation:
The proposed annexation area is contiguous to City annexed property and is within the Area of
City Impact Boundary. To ensure the site develops as proposed by the applicant, staff is
recommending a development agreement as part of the annexation approval.
B. Future Land Use Map Designation (https://www.meridiancity.org/compplan)
This property is designated as Commercial on the City’s Future Land Use Map (FLUM)
contained in the Comprehensive Plan.
This 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 annexation area is near existing public services and is adjacent to the city limits. Although
the majority of the properties in this area east of S. Locust Grove Road and north of I-84 are
rural residential, the land directly surrounding the subject property is recommended for
commercial uses. Also, approximately 350 feet to the east of the property, the FLUM recommends
mixed use neighborhood. Most of the land on the west side of S. Locust Grove Rd. and south of I-
84 is zoned commercial; directly across S. Locust Grove Rd. there are several large non-
residential developments such as the Renaissance High School and the Idaho College of
Osteopathic Medicine. The professional office flex space (for professional services) proposed
under this annexation complies with the recommendations of the FLUM and would provide an
appropriate transition in intensity from a commercial corridor to the existing residential at the
north and east.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions included in
Section VIIL.A. The DA is required to be signed by the property owner(s)/developer and returned
to the City within 6 months of the Council granting the annexation for approval by City Council
and subsequent recordation.
Comprehensive Plan Policies (https://www.meridiancity.org/compplan):
The following Comprehensive Plan Policies are applicable to this development:
Focus on developing industries that tend to exceed the living wage, such as technology,
healthcare and other similar industries. (2.06.01E)
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This annexation proposes a 4,300 square foot building for a land surveying company. This is
considered a professional service, which may be a primary employer with higher wages.
Work with existing industrial businesses to expand or relocate operations to appropriate
areas. (2.08.03C)
th
The business proposed with this annexation is presently located at 213 E. 5 Ave. in Meridian
in a shared 3,800 square foot building. The existing business leases approximately 1,300
square feet of available space. The applicant has stated the size and configuration of the
present building does not lend itself to the existing operations and there is no room for
expansion. The applicant intends to construct and own a larger building designed for the
operations which would also allow more flexibility in workspaces.
According to the conceptual site plan submitted by the Applicant, the new office building
would be constructed on the southern half of the property, to allow the possibility to
eventually construct a second commercial building on the northern portion. The
Comprehensive Plan supports this type of business in the proposed location.
Encourage infill development. (3.03.01E)
The Comprehensive Plan defines infill as “development on vacant parcels, or redevelopment
of existing parcels to a higher and better use that is surrounded by developed property within
the City of Meridian.” The subject property is surrounded by existing development on all
sides, is directly adjacent to a commercial corridor, contains a vacant single family residence
and is already connected to city water and sewer.
Focus development and redevelopment intensity on key transportation corridors. (3.07.02C)
The proposed office flex building is proposed adjacent to S. Locust Grove Rd., a key
transportation corridor.
Encourage compatible uses and site design to minimize conflicts and maximize use of land.
(3.07.00)
The surrounding neighborhood consists of primarily low density single family residential.
The FLUM recommends the subject property and to the south for commercial uses, medium
density residential to the north and mixed use neighborhood to the east. To the west of the
property (across S. Locust Grove Rd.) are higher intensity non-residential uses such as the
Renaissance High School and the Idaho College of Osteopathic Medicine. South of the
property (south of I-84) are intensive commercial uses such as drive through restaurants and
movie theaters. The proposed office flex building in this location will provide an appropriate
transition from the residential and mixed use residential uses to the east to the commercial
uses to the west and south.
“Permit new development only where it can be adequately served by critical public facilities
and urban services at the time of final approval, and in accord with any adopted levels of
service for public facilities and services.” (3.03.03F)
City water and sewer service is available along S. Locust Grove Rd. and can be extended by
the developer with development in accord with UDC 11-3A-21.
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C. Existing Structures/Site Improvements:
There is an existing 2,123 single family residence on the property, constructed in 1972. As the
property is proposed to be zoned to C-C, which does not allow single family residential, the
existing house should be required to be removed as part of the annexation agreement.
Proposed Use Analysis:
Office buildings are listed as a principal permitted use (professional services) in the C-C zoning
districts in UDC Table 11-2B-1.
The applicant’s intent is to construct a new 4,800 square foot building on the southern portion of
the property. However, the applicant has indicated a second commercial building may be built to
the north. The property consists of a 1 acre parcel and a small .2 acre ‘strip of land” so it is
possible the applicant could do a boundary line adjustment to create an additional buildable lot.
At staff’s request, the applicant has provided the conceptual layout for both buildings. The site
plan provided reflects commercial buildings at the north and south perimeters of the property,
with parking central to the development. Staff believes the layout as proposed is an efficient
design for the property.
As the applicant intends this project to build out in two phases, staff has concerns that the
undeveloped half of the property will remain a “no-man’s land” while the other half builds out.
Staff recommends that the undeveloped portion of the property be seeded with native seed and
maintained free of weeds until such a time as future development occurs.
D. Dimensional Standards (UDC 11-2):
The zoning is proposed to be C-C. This requires no street setback but does require a 25’
landscape buffer along arterial roads (S. Locust Grove Road) and 10’ buffer along S. Truss Pl. A
25’ residential landscape buffer is also required at the south of the property, adjacent to the
neighboring existing single family residence. Building height is limited to 50’.
E. Specific Use Standards (UDC 11-4-3):
There are specific requirements regarding flex space. This includes roll-up doors not being
visible from a public street and loading docks being prohibited. The conceptual elevations show
the roll up doors on the north side of the building (away from S. Locust Grove Road), parking
oriented toward the center of the buildings, and no loading docks. If a second building is
constructed as proposed, this will also help minimize the view of the garage doors from public
street view.
F. Access (11-3A-3):
Access to this property will occur from two points off of S. Truss Pl. S. Truss Pl. connects to E.
Bentley Dr. and out to S. Locust Grove Rd (an arterial). The applicant has stated ACHD will
require them to add curb, gutter and sidewalk along S. Truss Pl. to the south extent of their
property. There is an existing stub off E. Bentley Dr. north of the subject property, which
terminates in a dead end east of S. Locust Grove Rd. The applicant does not propose access from
this street and ACHD is not requiring improvements to this road.
G. Parking (UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for commercial districts based on one space per 500 feet of gross floor area. With a
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proposed building size of 4,835 square feet, 10 parking spaces would be required. The
conceptual site plan indicates 17 parking spaces for the first building, and the same amount of
parking spaces for a conceptual second building. The parking requirements are satisfied, but staff
notes the final number will probably be less because UDC 11-3B-8 requires an internal planter
island of at least 50 square feet for every row of more than 12 parking spaces.
H. Sidewalks (UDC 11-3A-17):
Sidewalks already exist along S. Locust Grove Rd. The Applicant is required to add curb, gutter
and sidewalk along S. Truss Pl. to the south extent of their property line.
I. Parkways (UDC 11-3A-17):
No parkways are proposed with this development.
J. Landscaping (UDC 11-3B):
The applicant will be required to install a 25’ wide buffer along S. Locust Grove RD. as is
required for arterial streets, a 10’ landscape buffer along S. Truss Pl. and E. Bentley Dr. as is
required for local streets, and a 25’ wide landscape at the south of the property as is required for
any parcel sharing a contiguous lot line with a residential land use per UDC 11-2B. Parking lot
landscaping, including 5’ buffers adjacent to parking, loading and other vehicular use areas,
including the possibility of planter islands, will also be required per UDC 11-3B.
As mentioned, the applicant’s plans reflect the desire to construct the first commercial building
as phase one, and eventually construct a second building on the other half of the property. As
mentioned above, staff is recommending the undeveloped portion of the property be seeded with
native seed and maintained free of weeds until such a time as future development occurs.
K. Tree preservation (11-3B-10)
There are several existing trees on site. At time of CZC submittal, the applicant will be required
to work with the City Arborist if removal is proposed. A mitigation plan may be required which
would be required to indicate the total number and caliper inches of trees proposed for removal
and the total number of replacement trees proposed.
L. Waterways (UDC 11-3A-6):
There are no significant waterways on the property.
M. Fencing (UDC 11-3A-6, 11-3A-7):
The concept plans do not indicate any fencing. All fencing is required to comply with the
standards listed in UDC 11-3A-6C and 11-3A-7.
N. Utilities (UDC 11-3A-21):
Public services are available to accommodate the proposed development. The subject property is
already connected to City water and sewer which was installed with recent expansions to S.
Locust Grove Road.
O. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
The Applicant has submitted sample elevations of the proposed office flex building for this project
(see Section VII).
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The conceptual elevations show a one-story office building comprised of metal and fiber cement
siding, with a sloping roof. As is required by UDC 11-4-3-18 for flex space, the roll-up doors are
faced to the north, away from public streets. At time of CZC and DES submittal, complete
architectural elevations with materials called out will be required and the architecture will be
reviewed against the Architectural Standards Manual (ASM). It does appear that the conceptual
elevations might not meet the standards of the ASM in regard to buildings with rooflines 50-feet
in length incorporating roofline and parapet variations. Also, the Applicant should be aware that
untextured concrete panels and prefabricated steel panels are prohibited as field materials for
building façades, except when used with a minimum of two other qualifying field materials and
meeting all other standard fenestration and material requirements. The applicant site and
building design is required to comply with the design standards in the UDC and the ASM.
VI. DECISION
A. Staff:
Staff recommends approval of the requested annexation and zoning with the requirement of a
Development Agreement with the conditions noted in Section VIII per the Findings in Section
IX.
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VII. EXHIBITS
A. Concept Site Plan (date: 7/30/2020)
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B. Elevations (date: 6/26/2020)
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. P LANNING D IVISION
1. A Development Agreement (DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the
developer.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting the annexation. The DA
shall, at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the
conceptual site plan and conceptual building elevations included in Section VII
and the provisions contained herein.
b. The existing house shall be removed prior to certificate of occupancy.
c. The undeveloped portion of the property shall be seeded with native seed and
maintained free of weeds until such a time as future development occurs on
that portion.
d. The applicant will submit a tree mitigation plan at time of Certificate of Zoning
Compliance (CZC). This mitigation plan shall indicate the total number and
caliper inches of trees proposed for removal and the total number of
replacement trees proposed.
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e. There shall not be direct access to N. Locust Grove Rd.
B. P UBLIC W ORKS
1. No proposed changes to public sewer infrastructure has been shown within record. Any
changes or modifications to the public sewer infrastructure shall be reviewed and approved
by Public Works.
2. There are two existing water stubs at the northern boundary that either need to be used or
abandoned per Meridian Public Works Standards.
C. ACHD
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=192567&dbid=0&repo=MeridianC
ity
D. ADA COUNTY DEVELOPMENT SERVICES
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=192349&dbid=0&repo=MeridianCi
ty
IX. FINDINGS
A. Annexation and/or Rezone (UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission, the council shall make a full
investigation and shall at the public hearing, review the application. In order to grant an annexation
and/or rezone, the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds annexation of the subject site with a C-C zoning designation is consistent with the
Comprehensive Plan Commercial FLUM designation for this property.
2. The map amendment complies with the regulations outlined for the proposed district, specifically
the purpose statement;
Staff finds the proposed office flex building will be consistent with the purpose statement of the
commercial districts in that it will support the purpose of providing for the service needs of the
community, in accordance with the Meridian Comprehensive Plan
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Staff finds that the proposed annexation and zoning should not be detrimental to the public
health, safety, or welfare. Staff recommends the Commission and Council consider any oral or
written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including, but not limited to, school
districts; and
Staff finds that the proposed annexation and zoning will not result in any adverse impact upon the
delivery of services by any political subdivision providing services to this site.
5. The annexation (as applicable) is in the best interest of city
Staff finds the proposed annexation is in the best interest of the City.
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