HomeMy WebLinkAboutPZ - Staff Report for 5-2 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,
DEPARTMENT REPORT
HEARING 5/9/2024 Legend
DATE: Project Location ,
TO: Planning&Zoning Commission :::Area of impact
}= City Limits
FROM: Linda Ritter,Associate Planner O Analysis
208-884-5533 -
lritter@meridiancity.org
APPLICANT: Aviva Childress, Studio H Architects
1
SUBJECT: H-2024-0006 --.
Idaho Pup and Ales-CUP
1
LOCATION: 70 S. Outpost Lane,in the NW /4 of the �__...
NW 1/4 of Section 14 Township 3N
Range 1 W --
. 7 �
I. PROJECT OVERVIEW
A. Summary
The Applicant applied for a conditional use permit(CUP) to construct a 6,595 square foot
building(3,548 square foot building, 3,047 square foot covered patio) on 1.098 acres of
land in the C-G zoning district for a drinking establishment which includes a dog park
club. The club will be open to members and their guests and will serve as a gathering
place for dog-lovers in the community to have safe, clean fun and to meet one another.
In accordance with the Ten Mile Crossing Design Guidelines, the Ten Mile Crossing
Design Review Board(Board)reviewed and preliminarily approved the building
elevations per the letter dated January 18, 2024.
The applicant is showing an area for a food truck on their site plan. The use of a food truck for
this proposal cannot be approved under this Conditional Use Permit as it is not an allowed use
through unified development code. However; the applicant can apply for a temporary use permit
(TUP)through the City Clerk's office for the use of a food truck.
B. Issues
None
C. Recommendation
Staff recommends approval of the proposed conditional use permit with the conditions in Section
III per the Findings in Section IV.
D. Planning and Zoning Commission Decision
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) Commercial -
Proposed Land Use(s) Drinking Establishment with a -
Existing/Proposed Zoning C-G V.A.2
Future Land Use Designation Commercial V.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date Tuesday,February 6,2024
Neighborhood Meeting 2/15/2024; 1 attendee
Site posting date (Click or tap to enter a date)
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IILE
• Comments Received Yes/Staff Report -
• Commission Action Required No -
• Access Existing Arterial(Franklin Rd)/Local Road(S. Outpost -
Lane)
ITD Comments Received No IIIT
School District(s) N/A -
• Distance N/A -
• Capacity of Schools N/A -
• Number of Students Enrolled N/A -
See City/Agency Comments and Conditions Section for all department/agency comments received.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
Mixed-Use Commercial(MU-Com): This project is located within the Ten Mile Interchange
Specific Area Plan(TMISAP) and is designated as Mixed-Use Commercial. The purpose of the
Mixed-Use Commercial designation is to encourage the development of a mixture of office,
retail,recreational,employment, and other miscellaneous uses,with supporting multifamily or
single family attached residential uses. While the focus of these areas is on commercial and
employment uses,the horizontal and vertical integration of residential uses is essential to securing
entitlements. As with all mixed-use areas,this designation requires developments to integrate the
three major use categories -residential,commercial, and employment. In Mixed Use Commercial
areas three or more significant uses also tend to be larger scale projects. This designation is
intended to provide flexibility and encourage developers to build innovative projects. General
Retail and Service Commercial District(C-G): Allowed uses include largest scale and broadest
mix of retail, office, service, and light industrial uses. These uses are in close proximity and/or
access to interstate or arterial intersections.
The proposed use of a drinking establishment and dog park club is a community-serving
commercial use that fits within the TMISAP land use designation of MU-Com as well as the C-G
zoning district. The proposed use can serve both the immediate area and the nearby community at
large. The proposed location is adjacent to commercial development and nearby residences. Staff
finds the proposed use will provide a needed use for the nearby community and offer employment
opportunities beyond typical retail jobs. Specific policies are noted and analyzed below but Staff
finds the proposed use to be consistent with the future land use designation of MU-Com and C-G.
Table 4: Proiect Overview
Description Details
History AZ-12-005;PP-12-003;H-2017-0110(FP);H-2020-0074;and DA#2021-
089157
Acreage 1.098
A. Site Development and Use Analysis
The proposed development and use shall conform to the regulations for the location,
design, and development as outlined below.
1. Existing Structures/Site Improvements (UDC 11-1):
The proposed business will be include the new construction of a 6,595 square foot building
(building and covered patio)with fifty(50)parking spaces. This development has been
reviewed through CZC A-2024-0014 and is awaiting approval of the Conditional use Permit.
2. Proposed Use Analysis (UDC 11-2B-2):
The proposed use will be a drinking establishment with outdoor seating and a dog park club.
The club will be open to members and their guests, and will serve as a gathering place for
dog-lovers in the community to have safe, clean fun and to meet one another. A drinking
establishment must be approved through a Conditional Use Permit.
The drinking establishment will operate from 1 OAM to 1 OPM daily. The proposed use
complies with the zoning for the site and is subject to specific use standards as listed in 11-4-
3-10.
City of Meridian I Department Report III. Staff Analysis
3. Dimensional Standards (UDC 11-2):
The proposed business will be within new construction of a 6,595 square foot building
(building and covered patio)with fifty(50)parking spaces. This development has been
reviewed through CZCA-2024-0014 and is awaiting approval of the Conditional use Permit.
In accordance with the Ten Mile Crossing Design Guidelines, the Ten Mile Crossing Design
Review Board(Board) reviewed and preliminarily approved the building elevations per the
letter dated January 18, 2024.This site complies with the dimensional standards for the C-G
zoning district.
4. Specific Use Standards ((JDC 11-4-3-10):
A. The facility shall comply with all Idaho Code regulations regarding the sale,
manufacturing, or distribution of alcoholic beverages.
The proposed drinking establishment shall comply with all Idaho Code regulations.
B. If a drinking establishment or expansion of such use is located within three hundred(300)
feet of a property used for a church or any other place of worship, or any public or private
education institution,it may be allowed with the approval of the decision-making body
set forth in Chapter 5 of this title.
The proposed drinking establishment is over three hundred(300)feet away from the
nearest church located at the corner of Ten Mile and Franklin Road.
C. A drinking establishment shall not be located within one thousand(1,000)feet of an adult
entertainment establishment, as defined in Chapter 1,Article A, "definitions," of this title.
There are no adult entertainment establishments within one thousand(1,000)feet of the
proposed drinking establishment.
D. For properties abutting a residential district,no outside activity or event shall be allowed
on the site, except in accord with Chapter 3,Article E, "temporary use requirements", of
this title.
The property does not abut a residential district, however; there are residential uses
nearby.
E. At a minimum, one(1)parking space shall be provided for every two hundred fifty(250)
square feet of gross floor area. Upon any change of use for an existing building or tenant
space, a detailed parking plan shall be submitted that identifies the available parking for
the overall site that complies with the requirements of this title.
The applicant is proposing to construct a 6,595 square foot drinking establishment which
includes a dog park club (3,548 square foot building, 3,047 square foot covered patio) to
include a beer, wine, and coffee bar. Drinking establishments require a parking space for
every two-hundred and fifty(250)square feet of gross floor area, the proposed project
requires twenty-six (26)parking spaces. The applicant has proposed to provide fifty(50)
parking spaces with thirty-five (35)spaces being located on their parcel.
Per the Ten Mile Creek Master Declaration of Covenants, Conditions and Restriction
and Reciprocal Easement Agreement 2.1.4, there are non-exclusive easements over and
across those portions of the common area which are from time to time provided for
vehicular parking on each parcel(see Exhibit H).
City of Meridian I Department Report III. Staff Analysis
B. Design Standards Analysis
1. Existing structure and Site Design Standards (Comp Plan 3.07.02A, UDC 11-3A-19):
Require pedestrian circulation plans to ensure safety and convenient access across large
commercial and mixed-use developments.
Buildings shall be designed in accord with the "City of Meridian Architectural Standards
Manual."In accordance with the Ten Mile Crossing Design Guidelines, the Ten Mile
Crossing Design Review Board(Board) reviewed and preliminarily approved the building
elevations per the letter dated January 18, 2024.
Per UDC 11-3A-19 pedestrian walkways shall provide a continuous walkway that is a
minimum of five (5)feet in width from the perimeter sidewalk to the main building
entrance(s)for nonresidential uses.
The applicant has provided a sidewalk in front of the building for pedestrian access from W.
Peak Cloud Land and Franklin Road. Sidewalks have been constructed with the properties
within this commence vertical development. Brighton, will be responsible for the construction
of sidewalks, and will included it within their future development plans for the property south
of W. Peak Cloud and west of Wayfinder Avenue (see Exhibit I). The applicant will be
required to provide a striped pedestrian walkway connection from the south side of W. Peak
Cloud Lane to the property. Prior to construction of the sidewalk on the south side of W.
Peak Cloud Lane, the applicant can install signage stating `pedestrian crossing".
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
Per UDC 11-2B-3, landscape buffers along arterial shall be twenty-five (25)feet in
width. There is existing landscaping along W. Franklin Road. The applicant is not
proposing additional landscaping but will be required to protect the existing landscaping
during construction.
The applicant is proposing a ten (10)foot wide landscape buffer along S. Outpost Lane.
ii. Parking lot landscaping
Per UDC 11-3B-8, the applicant shall provide perimeter and internal parking lot
landscaping to soften and mitigate the visual and heat island effect of a large expanse of
asphalt in parking lots, and to improve the safety and comfort ofpedestrians. A five-foot
wide minimum landscape buffer adjacent to parking, loading, or other paved vehicular
use areas.
iii. Landscape buffers to adjoining uses
No landscape buffer is required as the project is not adjacent to any residential uses or is
separated by a street.
iv. Storm integration
Per UDC 11-3A-18, an adequate storm drainage system shall be required in all
developments in accord with the city's adopted standards, specifications and ordinances.
Design and construction shall follow Best Management Practice as adopted by the city.
3. Parking (UDC 11-3C):
Drinking establishments requires one parking space for every two hundred and fifty(250)
square feet of gross floor area. The total number of parking spaces required is twenty-six
(26). The applicant has exceeded the number parking spaces required for this proposal.
City of Meridian I Department Report III. Staff Analysis
i. Nonresidential parking analysis
Per the Ten Mile Creek Master Declaration of Covenants, Conditions and Restriction
and Reciprocal Easement Agreement 2.1.4, there are non-exclusive easements over and
across those portions of the common area which are from time to time provided for
vehicular parking on each parcel.
ii. Bicycle parking analysis
Per UDC 11-3C-6.G One (1) bicycle parking space shall be provided for every twenty-
five(25)proposed vehicle parking spaces or portion thereof, except for single-family
residences, two-family duplexes, and townhouses. Based on twenty-six parking spaces
being proposed, one(1) bicycle parking space is required.
4. Building Elevations (Comp Plan,Architectural Standards Manual):
In accordance with the Ten Mile Crossing Design Guidelines, the Ten Mile Crossing Design
Review Board(Board) reviewed and preliminarily approved the building elevations per the
letter dated January 18, 2024.
5. Fencing(UDC 11-3A-6, 11-3A-7):
The applicant is proposing to place a six(6)foot wrought iron fence around the perimeter of
the property and enclosed a four(4)foot fence around the outdoor drinking area.
C. Transportation Analysis
The Ada County Highway District (ACHD) reviewed the submitted application and has
determined that there are no improvements required to the adjacent street(s).
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access to the property is from S. Outpost which is a driveway via W. Franklin Road
which is a commercial arterial.
2. Multiuse Pathways (UDC 11-3A-5):
Per the Parks Department,pathways are already constructed within this
development. No pathways required with this application.
3. Pathways (Comp Plan 4.04.01A, UDC 11-3A-8):
Ensure that new development and subdivisions connect to the pathway system.
Per the Parks Department,pathways are already constructed within this development. No
pathways required with this application.
4. Sidewalks (UDC 11-3A-17):
The applicant is proposing a six-foot (6) sidewalk along the S. Outpost Lane onto W.
Peak Cloud Lane. The sidewalks have been constructed with these properties
commence vertical development. Brighton, will be responsible for the construction of
the sidewalk, and will included it within our future development plans for the
property south of Peak Cloud and west of Wayfinder Avenue.
5. Private Streets (UDC 11-3F-4):
No new streets are being proposed with this development.
City of Meridian I Department Report III. Staff Analysis
D. Services Analysis
All utilities shall meet the requirements of the Comprehensive Plan and UDC sections
identified below.
1. Waterways (Comp Plan 4.05.0IC UDC 11-3A-6):
Limit canal tiling and piping of creeks, sloughs, laterals, and drains to man-made facilities
where public safety issues cannot be mitigated or are not of concern.
N/A. There are no waterways on the existing property
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):
The applicant shall design and construct and adequate storm drainage system in
accordance with the city's adopted standards and shall follow Best Management
Practice as adopted by the city.
4. Utilities (Comp Plan 3.03.03A, 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.
All utilities are available to the site. 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.
E. Food Trucks
The use of a food truck for this proposal cannot be approved under this conditional use permit as
it is not an allowed use through unified development code. However;the applicant can apply for
a temporary use permit(TUP)through the City Clerk's office for the use of a food truck. Staff is
currently processing a code change to allow food trucks. If approved,the applicant will need to
submit a certificate of zoning compliance for the use of a food truck.
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-12-005; PP-12-003; H-2017-0110(FP); H-2020-0074; and DA#2021-089157.
2. A Certificate of Zoning Compliance(CZC),A-2024-0014, application has been reviewed and
is subject to approval pending the approval of the Conditional Use Permit.
City of Meridian I Department Report III. City/Agency Comments &Conditions
3. Applicant shall comply with the standards as set forth in UDC 11-3A-12 for any outdoor
service and equipment areas.
4. Applicant shall comply with all specific use standards required for a Drinking Establishment
UDC 11-4-3-10.
5. Hours of operation for the proposed drinking establishment drinking establishment shall be
L OAM to 1 OPM but may be extended to 2AM for special occasions.
6. Protect the existing landscaping on the site during construction,per UDC 11-313-10.
7. Provide a striped pedestrian walkway connection from the south side of W. Peak Cloud Lane
that connects to the proposed sidewalk at the front of the building.
8. Add a tree to the landscape planter for the parking lot on the south end of the property near
the building.
9. Apply for a temporary use permit(TUP)through the City Clerk's office for the use of a food
truck. Staff is currently working a modifying the UDC to regulate food trucks. If approved,
the applicant will need to submit a certificate of zoning compliance for the use of a food
truck.
10. 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 as set forth in UDC 11-513-6F.
B. Meridian Public Works
https:llweblink.meridiancity.orglWebLinklDocView.aspx?id=342817&dbid=0&repo=MeridianC
hty
C. Nampa&Meridian Irrigation District
https:llweblink.meridiancib!.orglWebLinklDocView.aWx?id=344657&dbid=0&repo=MeridianC
hty
D. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=343054&dbid=0&repo=MeridianC
hty
E. Ada County Highway District(ACHD)
https:llweblink.meridiancity.orglWebLinklDocView.aspx?id=345208&dbid=0&repo=MeridianC
hty
F. Idaho Transportation Department(ITD)
https:llweblink.meridiancity.orglWebLinklDocView.aspx?id=343118&dbid=0&repo=MeridianC
Lty
IV. FINDINGS
A. Conditional Use(UDC 11-513-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
City of Meridian I Department Report IV. Findings
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.
Stafffinds the site is large enough to accommodate the proposed development and meet all
dimensional and development regulations of the C-G zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
The Comprehensive Plan identifies this as an area where neighborhood-serving uses and
dwellings are seamlessly integrated into the urban fabric. The proposed use of a drinking
establishment is a community-serving commercial use that fits within the future land use
designation ofMU-N.
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.
Stafffinds the design, construction, operation and maintenance of the proposed use will 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.
The applicant is proposing to operate the drinking establishment from 10 AM to 10 PM daily.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
The hours of operation for the proposed use will be IOAM to IOPM.All outdoor seating and
events associated with this use shall be limited to the fenced in beer garden area other than
the outdoor play area for the dogs.
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.
The proposed use will be adequately served by all public facilities and services.
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.
Stafffinds the proposed use will 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.
The proposed project will be located in an area recommended for neighborhood mixed use
which typically includes a mix of commercial and multifamily residential at an arterial
intersection. This location is well-suited for the proposed use as it adds to this lively and
vibrant area.
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 damage of any such features.
9. Additional findings for the alteration or extension of a nonconforming use:
N/A
City of Meridian I Department Report IV. Findings
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
N/A
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.
N/A
IV. ACTION
A. Staff Recommendation:
Staff. Staff recommends approval of the proposed conditional use permit with the conditions in
Section III per the Findings in Section IV.
B. Commission Decision:
Action Pending.
City of Meridian I Department Report IV. Action
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City of Meridian I Department Report V. Exhibits
C. Service Accessibility Report
PARCEL R8483020110 SERVICE ACCESSIBILITY
Overall Score: 16 39th Percentile
Location In City Limits
Extension Sewer Trunkshed mains < 500 ft.from parcel
Floodplain Either not within the 1OD yr floodplain or > 2 acres
Emergency Services Fire Response time > 9 min.
Emergency Services Police Not enough data to report average response time
Pathways Within 1 J4 mile of current pathways
Transit Within 1 f4 mile of future transit route YELLOW
,arterial Road 6uildout Status Ultimate configuration (#of lanes in master streets
plan)matches existing (#of lanes)
School Walking Proximity From 112 to 1 mile walking YELLOW
Either a High School or College within 2 mi I e s DR a
School Drivability Middle or Elementary School within 1 mile driving
(existing or future)
Park Walkability No park within walking distance by park type
Report generated an 03-21-2024 by MERIDIAW rt6er
City of Meridian I Department Report V. Exhibits
A Site Plan (date: 11/16/2023)
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City of Meridian Department Report V. Exhibits
E. Landscape Plan(date: 1/16/2024)
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F. Building Elevations(date: 12/20/2023)
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City of Meridian Department Report V. Exhibits
G. Floor Plan (date: 12/20/2023)
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City of Meridian Department Report V. Exhibits
H. Parking Exhibit(date: 12/20/2023)
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As you can see from this exhibit the additional drive aisle and parking lies into the full bulldout of the future building(s)along
Wayfinder" The design of the parking is to creale Hie abil ity to betler circulate through the sites•and not always need to go to peak
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City of Meridian I Department Report V. Exhibits
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Each user within TM Creek needs to provide ils own parking for the use,which Idaho Pup and Ale can sufficiently park within their lot.
Additionally,all property owners are subject to a non-exclusive parking easement across all properties,per Section 2.1.4 of the Master
Declaration,which is attached-
City of Meridian I Department Report V. Exhibits
I. Sidewalk Exhibit(date: 04/11/2024)
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City of Meridian Department Report V. Exhibits