Staff ReportItem #4G: Scentsy Commons (PP-12-012)
Application(s):
- Preliminary Plat
Size of property, existing zoning, and location: This site consists of 60.73 acres, is currently zoned I-L, L-0, and
C-G, and is located at the SWC of N. Eagle Road and E. Pine Avenue.
Adjacent Land Use & Zoning:
North: Blue Cross Corporate Center (office), zoned I-L
East: Jacksons c-store & fuel facility, zoned C-G; and an equipment rental store, zoned, I-L
South: Industrial property and the railroad tracks, zoned I-L
West: Commercial & industrial property, zoned C-G & I-L
History: A portion of this site was included in the preliminary plat for the Pinebridge development in 2007 but was
never final platted. When Scentsy purchased the property, it separated from the Pinebridge development in 2010 and
acquired more of the adjacent property for expansion. The Scentsy campus now consists of a warehouse, wax
storage, manufacturing/office, and facilities/maintenance buildings south of Commercial Street & a distribution center
and an office tower that is currently under construction on the north side of Commercial Street. A
gymnasium/auditorium is proposed to be constructed east of the office tower.
Summary of Request: The proposed preliminary plat consists of 7 building lots on 60.73 acres of land. All of the
existing structures meet the setbacks of the applicable district. The street buffers along Pine, Eagle, & Commercial
have already been installed except for the portion on Lot 7, Block 1 along Pine west of Hickory which will be installed
as a condition of this plat. A 10-foot wide multi-use pathway has been constructed within the street buffer along N.
Eagle Road.
Access for the site via Pine was approved through the Pinebridge subdivision plat; access via Eagle Road was
approved through two separate variance applications. Commercial Street is a private street and does not currently
connect to N. Machine Avenue at the west boundary of the site. Hickory Avenue that exists to the north across Pine
is not proposed to be extended as a public street through the site to Commercial. The Fire Department & Police
Department recommend emergency access be provided to Commercial Street either via a gated connection to
Machine or a driveway connection in alignment with Hickory.
Any open ditches within the plat area are required to be piped unless improved as a water amenity.
Written Testimony: Sam Johnson (response in agreement w/the staff report)
Staff Recommendation: Approval
Notes:
STAFF REPORT Hearing Date: November 1, 2012
TO: Planning & Zoning Commission
FROM: Sonya Wafters, Associate City Planner
208-884-5533
SUBJECT: PP-12-012 -Scentsy Commons
E IDIAN~--
IDAHO
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The property owner, HOT1, LLP, has applied for a preliminary plat (PP) consisting of 7 building lots
on 60.73 acres of land in the I-L, L-O, and C-G zoning districts for Scentsy Commons Subdivision.
See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PP application in accord with the conditions of approval
in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number PP-12-012, as presented in the staff report for the hearing date of November
1, 2012, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number PP-12-012, as presented during the hearing on November 1, 2012, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number PP-12-012 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 2701 E. Pine Avenue and 3001 E. Commercial Street, in Section 8,
Township 3 North, Range 1 East. (Parcel #'s: 51108417711; 51108417420; and 51108417320)
B. Owner(s):
HOT1, LLP
2701 E. Pine Avenue
Meridian, Idaho 83642
C. Applicant:
Sam Johnson
2701 E. Pine Avenue
Meridian, Idaho 83642
Scentsy Commons PP-012-012 PAGE 1
D. Representative:
Chad Kinkela, CK Engineering
860 Headwaters Drive
Eagle, ID 83616
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a preliminary plat. A public hearing is required before the Planning
& Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: October 15, and 29, 2012
C. Notices mailed to subject property owners on: October 11, 2012
D. Applicant posted notice on site(s) on: October 19, 2012
VI. LAND USE
A. Existing Land Use(s) and Zoning: This subject property is developed with offices, warehouse,
storage, manufacturing, a distribution center, and facilities/maintenance uses for Scentsy and is
zoned I-L, L-O and C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Blue Cross Corporate Center (office), zoned I-L
2. East: Jacksons convenience store & fuel facility, zoned C-G; and an equipment rental store,
zoned, I-L
3. South: Industrial property and the railroad tracks, zoned I-L
4. West: Commercial & industrial property, zoned C-G & I-L
C. History of Previous Actions:
A portion of this property was rezoned (RZ-07-010) from I-L to C-G in 2007 as part of the
Pinebridge development. A development agreement was required with the rezone, recorded
as Instrument No. 108022893. A preliminary plat (PP-07-008) was approved that
incorporated the subject property. A variance (VAR-07-007) for access to SH 55/Eagle Road
via Commercial Street, a private street, was also approved. A variance for direct access to SH
55/Eagle Road midway between Pine Avenue and Commercial Street was also requested but
later withdrawn.
• A Corporation Warranty Deed (Inst. #0107000563) was recorded in 1988 which granted an
approach to SH 55/Eagle Road.
In 2008, the Idaho Transportation Department (ITD) approved a variance to upgrade the
existing access on Eagle/SH 55 to a right-in/right-out commercial approach under
Encroachment Permit 03-08-319. The access was required to be centered between Pine
Avenue and Commercial Street and have a right turn deceleration lane southbound on Eagle
Road.
• On November 16, 2010, the ITD encroachment permit was transferred to the current owner of
the property (see Exhibit A.7, permit #3-11-135). The permit states the access via Eagle/SH
55 is approved with the distance from the nearest approach 440 feet from Pine Avenue and
432 feet from Commercial Street.
Scentsy Commons PP-012-012 PAGE 2
• A development agreement modification (MI-10-010) (Instrument No. 111052691) was
approved in 2010 that separated the Scentsy owned portion of the Pinebridge development
from the original development agreement.
A variance (VAR-10-002) to UDC 11-3H-4B2 to allow one right-in/right-out access to/from
the site via Eagle Road/SH 55 midway between Pine Avenue and Commercial Street was
approved in 2010.
D. Utilities:
1. Public Works:
a. Location of sewer: Currently served with city sewer.
b. Location of water: Currently served with city water.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are a few existing ditches on this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property does not lie within a floodplain or floodway.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The majority of this property is designated Mixed Use -Regional (MU-R) on the Comprehensive
Plan Future Land Use Map (FLUM) with a very small sliver at the northwest corner designated
Industrial.
The purpose of this designation is to provide a mix of employment, retail, and residential dwellings
and public uses near major arterial intersections. The intent is to integrate a variety of uses together,
including residential, and to avoid predominantly single use developments such as a regional retail
center with only restaurants and other commercial uses. Developments should be anchored by uses
that have a regional draw with the appropriate supporting uses. Fox example, an employment center
should have support retail uses; a retail center should have supporting residential uses as well as
support retail uses; a retail center should have supporting residential uses as well as supportive
neighborhood and community services. The standards for the MU-R designation provide an incentive
for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the
developments. The developments are encouraged to be designed according to the conceptual MU-R
plan depicted in Figure 3-5 of the Comprehensive Plan.
This site is developed with a mix of uses consisting of a distribution center, warehouse,
manufacturing, wax storage, and offices for Scentsy. This is a very large employer within the City.
The site is located on Eagle Road/SH 55, one of the busiest streets in Idaho. Staff is of the opinion the
existing uses and future expansion of the site is consistent with the MU-R designation and the mix of
uses desired in this area.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
• "Require that development projects have planned for the provision of all public services."
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian currently provides municipal services to the subject
property in the following manner.•
- Sanitary sewer and water service is provided to the property.
Scentsy Commons PP-012-012 PAGE 3
- The lands are currently being serviced by the Meridian Fire Department (MFD).
- The lands are currently being serviced by the Meridian Police Department (MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACHD) and Idaho Transportation Department (ITD). This service
will not change.
- The subject lands are currently serviced by the Meridian School District #2. This service will
not change.
- The subject lands are currently serviced by the Meridian Library District. This service will
not change.
Municipal, fee-supported, services are provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• "Require landscape street buffers for new development along all entryway corridors."
A 35 foot wide landscape buffer has been constructed along N. Eagle Road/SH SS, an entryway
corridor; and a 25 foot wide landscape buffer has been constructed along E. Pine Avenue, east of
Hickory Avenue. A 25 foot wide landscape buffer is required along E. Pine Avenue, west of
Hickory, landscaped in accord with the standards listed in UDC I1-3B-7C Landscape Buffers
along Streets.
• "Require all commercial and industrial businesses to install and maintain landscaping."
With development of the property, internal parking lot landscaping- as well as street buffer
landscaping has been installed on the site. Future phases of development will require
landscaping to be installed within parking lots in accord with the standards listed in UDC 11-3B-
8C Parking Lot Landscaping and within street buffers in accord with the standards listed in UDC
11-3B-7C
• "Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City."
The subject property is within the City and urban services are provided to the site.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone(s):
The purpose of the commercial districts is to provide for the retail and service needs of the
community in accordance with the Meridian comprehensive plan. Six (6) districts are designated
which differ in the size and scale of commercial structures accommodated in the district, the scale
and mix of allowed commercial uses, and the location of the district in proximity to streets and
highways.
The purpose of the I-L district is to provide for convenient employment centers of light
manufacturing, research and development, warehousing, and distributing. In accord with the
Meridian Comprehensive Plan, the I-L district is intended to encourage the development of
industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are
operated, entirely, or almost entirely, within enclosed structures. Accessibility to transportation
systems is a requirement of this district.
Scentsy Commons PP-012-012 PAGE 4
B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-21ists the permitted,
accessory, conditional, and prohibited uses in the C-G zoning district.
Unified Development Code (UDC) Table 11-2C-21ists the permitted, accessory,
conditional, and prohibited uses in the I-L zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2B-3 for the C-G district and UDC Table 11-2C-3 for the I-L
zoning district.
D. Landscaping: Landscaping: Street buffer landscaping shall be installed in accordance with the
standards listed in UDC Table 11-2B-3 for the C-G zoning district and UDC Table 11-2C-3 for
the I-L zoning district.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
A preliminary plat is proposed that consists of 7 building lots on 60.73 acres of land in the C-G, I-
L, and L-O zoning districts for Scentsy Commons Subdivision.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the applicable
standards listed in UDC Table 11-2B-3 for the L-O & C-G districts and in UDC Table 11-2C-3
for the I-L district. The proposed plat complies with these standards.
Access: Access for the site was approved through the Pinebridge subdivision plat (PP-07-008),
VAR-07-007 (Commercial Street connection to Eagle) & VAR-10-002 (right-in/right-out via
Eagle Road, midway between Pine & Commercial). Comments have not yet been received from
ACHD on this application.
Commercial Street is a private street and does not currently connect to N. Machine Avenue at the
west boundary of the site. Hickory Avenue that exists to the north across Pine Avenue is not
proposed to be extended through the site to Commercial Street. The Fire Department would like
to have emergency access from both Machine & Commercial. Prior to the Commission meeting,
the applicant should coordinate with the Fire Department to determine an acceptable
emergency access plan to the site and phasing of such.
Multi-Use Pathway: A 10-foot wide multi-use pathway exists on the site within the street buffer
along N. Eagle Road in accord with UDC 11-3H-4C. A public use easement has been approved
by City Council and recorded for the pathway (Instrument # 112082272).
Landscaping: Street buffer landscaping has already been installed adjacent to E. Pine Avenue, N.
Eagle Road and Commercial Street in accord with UDC standards except for Lot 7, Block 1 along
Pine Avenue. The applicant is required to submit a landscape plan for that lot with,the final plat
application that complies with the standards listed in UDC 11-3B-7C.
Waterways: All ditches within the boundary of the site are required to be tiled unless improved
as a water amenity in accord with UDC 11-3A-6A.
Staff recommends approval of the proposed preliminary plat with the recommended conditions
listed in Exhibit B of this report in accord with the findings contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
Scentsy Commons PP-012-012 PAGE 5
2. Proposed Preliminary Plat (dated: 10/9/12)
B. Agency & Department Conditions
C. Required Findings from Unified Development Code
Scentsy Commons PP-012-012 PAGE 6
A. Drawings
1. Vicinity Map
Exhibit A Page 1
2. Proposed Preliminary Plat (dated: 10/9/12)
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Exhibit A Page
EXHIBIT B -AGENCY & DEPARTMENT CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 Any fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7
and 11-3A-6B.
1.1.2 Prior to the Commission meeting, the applicant shall coordinate with the Fire and Police
Departments to determine an acceptable emergency access plan via Commercial Street
from Machine Avenue and Hickory Avenue to the site and phasing of such.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the C-G, I-L, and L-O zoning districts
listed in UDC Tables 11-2-B-3 and 11-2C-3.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ.
1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.9 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and 11-3B-7C.
1.2.10 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.11 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.12 Construct amulti-use pathway and install pedestrian lighting and landscaping consistent with
UDC 11-3H-4C3.
1.2.13 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
Exhibit B - 2 -
1.3.2 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (RZ-07-007; Development Agreement Inst. No. 108022893 &
111052691).
1.3.3 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.4 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.5 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-SC-3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-
7B.
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years; or 2) gain approval of a time extension
as set forth in UDC 11-6B-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
1.4.7 At such time that the multi-use pathway connects from one major street to another and is greater
than one-half mile long, the applicant may petition the City to assume maintenance
responsibilities.
2. PUBLIC WORKS DEPARTMENT
2.1 100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of
Meridian Department of Public Works Improvement Standards for Street Lighting. All street
lights shall be installed at developer's expense. Final design shall be submitted to the Public
Works Department for approved. The street light contractor shall obtain the approved design on
file and an electrical permit from the Public Works Department prior to commencing
installations. The contractor's work and materials shall conform to the ISPWC and the City of
Meridian Supplemental Specifications to the ISPWC.
3. POLICE DEPARTMENT
3.1 The Police Department has concerns related to emergency access to the site.
Exhibit B - 3 -
4. FIRE DEPARTMENT
4.1 The Fire Department has concerns related to emergency access to the site.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments related to this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
Comments have not yet been received from ACHD on this application.
Exhibit B - 4 -
C. Required Findings from Unified Development Code
Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services have been and will continue to be provided to the subject
property. See Exhibit B of the Staff Report for more details from public service providers.
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer and any other utilities have been provided by the developer
at their own cost, Staff finds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Because services are already being provided to the subject development, Staff finds there
is public financial capability of supporting services for this development.
e. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Council or Commission's attention.
ACRD considers road safety issues in their analysis. Staff recommends that the
Commission and Council consider any public testimony that may be presented to when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.
Exhibit B - 5 -