Loading...
HomeMy WebLinkAbout2024-06-06 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, June 06, 2024 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Brian Garrett Commissioner Maria Lorcher Commissioner Patrick Grace Commissioner Matthew Sandoval Commissioner Jared Smith Chairperson Andrew Seal ABSENT Commissioner Enrique Rivera ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Commissioner Smith, Seconded by Commissioner Sandoval. Voting Yea: Commissioner Garrett, Commissioner Lorcher, Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Chairperson Seal 1. Approve Minutes of May 16, 2024 Meeting of the Planning and Zoning Commission Meeting ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 2. Public Hearing for Two Mustard Seeds Women's Resale Shop (H-2024-0009) by Arlene Hardy, Expansion International, located at 817 N. Meridian Rd. Recommend Approval to City Council Application Materials: https://bit.ly/H-2024-0009 A. Request: Rezone of 0.63 acres of land from the R-8 zoning district to the O-T zoning district for the purpose of converting the existing home into a women's resale retail store. Motion to approve made by Commissioner Smith, Seconded by Commissioner Lorcher. Voting Yea: Commissioner Garrett, Commissioner Lorcher, Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Chairperson Seal 3. Public Hearing for Maddies Wine and Whiskey (H-2024-0008) by Steve Bainbridge, Owner, located at 835 E. Fairview Ave. Approved Application Materials: https://bit.ly/H-2024-0008 A. Request: Conditional Use Permit to change the use of the existing 6,400 square foot building to a drinking establishment on 0.867 acres of land in the C-G zoning district. Motion to approve made by Commissioner Lorcher, Seconded by Commissioner Smith. Voting Yea: Commissioner Garrett, Commissioner Lorcher, Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Chairperson Seal 4. Public Hearing for The Gateway at 10 Mile (H-2024-0010) by KM Engineering, LLP., located at the North East corner of W. Franklin and N. Ten Mile Rd. , Continued to July 182024. Application Materials: https://bit.ly/H-2024-0010 A. Request: Conditional Use Permit for 390 multi-family units in the R-40 zoning district. B. Request: Preliminary Plat consisting of 31 buildable lots and 3 common lots on 38.99 acres of land zoned C-G and R-40. Motion to continue to June 18, 2024 made by Commissioner Sandoval, Seconded by Commissioner Smith. Voting Yea: Commissioner Garrett, Commissioner Lorcher, Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Chairperson Seal ADJOURNMENT 6:28 P.M. --------------------------------------------------------------------------------------------------------------------- To view upcoming Public Hearing Notices, visit https://apps.meridiancity.org/phnotices --------------------------------------------------------------------------------------------------------------------- Meridian Planning and Zoning Meeting June 6, 2024. Meeting of the Meridian Planning and Zoning Commission of June 6, 2024, was called to order at 6:00 p.m. by Chairman Andrew Seal. Members Present: Commissioner Andrew Seal, Commissioner Maria Lorcher, Commissioner Patrick Grace, Commissioner Jared Smith, Commissioner Brian Garrett and Commissioner Matthew Sandoval. Members Absent: Commissioner Enrique Rivera. Others Present: Tina Lomeli, Kurt Starman, Bill Parsons, Stacy Hersh and Linda Ritter. ROLL-CALL ATTENDANCE __X___ Brian Garrett ___X___ Maria Lorcher __X___ Matthew Sandoval ___X___ Patrick Grace ______ Enrique Rivera ___X___ Jared Smith ___X___ Andrew Seal - Chairman Seal: At this time I would like to call the meeting to order. The Commissioners who are present for this evening's meeting are at City Hall and on Zoom. We also have staff from the City Attorney and Clerk's Offices, as well as the City Planning Department. If you are joining us on Zoom this evening we can see that you are here. You may observe the meeting. However, your ability to be seen on screen and talk will be muted. During the public -- excuse me. During the public testimony portion of the meeting you will be unmuted and, then, be able to comment. Please note that we cannot take any questions until the public testimony portion. If you have a process question during the meeting please e-mail cityclerk@meridiancity.org and they will reply as quickly as possible. We will begin with roll call. Madam Clerk. I do have a question. We have registered Commissioner Grace as here with a thumbs up, but we can't hear his audio, so how do you think we should proceed with that? Starman: Mr. Chairman, that's a bit unusual. I guess I will defer somewhat to Commissioner Grace. I think we -- if he wishes to participate and, obviously, we are not going to be able to hear him, but if he can hear -- maybe Commissioner Grace, if you can indicate you can hear the discussion right now with a thumbs up. If you wish to continue to participate and you can vote that way we can take that as an acknowledgement of yes or a no vote. But, obviously, we won't have the benefit of your comments or deliberation and we won't have the benefit of -- you will not have the benefit of asking questions of the applicant. So, I will defer to you. We do have a quorum without your attendance. So, if you would prefer to excuse yourself that would be okay. If you want to press on that would be okay as well, but with those limitations. Grace: I will keep trying. Meridian Planning & Zoning Commission June 6, 2024 Page 2 of 11 Smith: Mr. Chair, I -- Seal: Go right ahead. Smith: -- just -- it does -- Zoom is registering him as like picking up audio, so I just want to make sure if there is something on our end that people who are calling in would be able to testify as well. I want to make sure it's not some issue between Zoom and other participants. Seal: That's a good point. Grace: I will keep trying to see if you can hear me. Starman: If you check in -- that's a great suggestion. So, as we are checking on that I just want to indicate for the record that Commissioner Grace indicated that he does intend to continue to participate. So, we will -- he will continue to participate and we will work on the audio problem. Lomeli: Commissioner Grace, can you say something to see if we can hear you now? Grace: Can you hear me? Lomeli: We can. Thank you. ADOPTION OF AGENDA Seal: Perfect. Excellent suggestion, Commissioner Smith. All right. So, the first item on the agenda is the adoption of the agenda. The application for the Gateway at 10 Mile, which is File No. H-2024-0010, will be opened for the sole purpose of continuing to a regular scheduled meeting. So, if there is anybody here to testify on that application tonight we will not be taking any public testimony this evening. Can I get a motion to adopt the agenda as amended? Lorcher: So moved. Seal: Do I have a second? Smith: Second. Seal: It's been moved and seconded to adopt the agenda as amended. All in favor please say aye. Opposed nay? All right. Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. CONSENT AGENDA \[Action Item\] Meridian Planning & Zoning Commission June 6, 2024 Page 3 of 11 1. Approve Minutes of May 16, 2024 Meeting of the Planning and Zoning Commission Meeting Seal: Next item on the agenda is the Consent Agenda and we have one item on the Consent Agenda, which is to approve the minute -- minutes of the May 16th, 2024, meeting of Planning and Zoning Commission. Can I get a motion to accept the Consent Agenda as presented? Smith: So moved. Sandoval: Second. Seal: It's been moved and seconded to adopt the Consent Agenda. All in favor, please, say aye. Opposed nay? Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] Seal: I will briefly explain the public hearing process. We will open each item individually and begin with the staff report. Staff will report their findings on how the item adheres to our Comprehensive Plan and Unified Development Code. After staff has made their presentation the applicant will come forward to present their case and respond to staff comments. They will have 15 minutes to do so. After the applicant has finished we will open the floor to public testimony. Each person will be called on only once during the public testimony. The Clerk will call the names individually of those who have signed up in advance to testify. We will need you to have -- we will need to have you state your name and address for the record and you will have three minutes to address the Commission. If you have previously sent pictures or a presentation for the meeting it will be displayed on the screen and you will be able to run the presentation with the assistance from the clerk if needed. If we have established that you are speaking on behalf of a larger group, like an HOA, where others from that group will allow you to speak on their behalf, you will have up to ten minutes. After all those who have signed in in advance have spoken we will invite any others who may wish to testify. When you are finished if the Commission does not have questions for you you will return to your seat in Chambers or be muted on Zoom, no longer have the ability to speak and please remember we generally do not call people back up. After all testimony has been heard the applicant will be given another ten minutes to come back and respond. When the applicant is finished responding to questions and concerns we will close the public hearing and the Commissioners will have the opportunity to discuss and, hopefully, be able to make final decisions or recommendations to City Council as needed. ACTION ITEMS Meridian Planning & Zoning Commission June 6, 2024 Page 4 of 11 2. Public Hearing for Two Mustard Seeds Women's Resale Shop (H- 2024-0009) by Arlene Hardy, Expansion International, located at 817 N. Meridian Rd. A. Request: Rezone of 0.63 acres of land from the R-8 zoning district to the O-T zoning district for the purpose of converting the existing home into a women's resale retail store. Seal: So, at this time I would like to open the public hearing for Item No. H-2024-0009 for Two Mustard Seeds Women's Resale Shop. We will begin with the staff report. Ritter: Good evening -- good evening, Commissioners. I'm Linda Ritter, associate planner, and tonight we are here for -- the applicant is requesting a rezone of 0.63 acres of land located at 817 North Meridian Road from R-8 to Old Town Zoning District for the purpose of converting the existing home into a women's resale retail store. The proposed 2,463 square foot retail store will be located in the downtown area within the Meridian Urban Renewal District. The home was built in 1902 and is slated for further improvements to meet city code requirements and enhance the customer experience. The remodel will include a handicapped bathroom, access -- and ramp for store access, as well as new flooring, paint, landscape and other minor interior makeovers. Access to the site is off of North 1st Street -- Northwest 1st Street and parking with handicapped stalls will be located at the back of the retail store. Walk-in handicap ramps will be -- provide access to the front door. There is a five foot -- there is five off-street parking spaces are being proposed as part of this rezone from residential to commercial. The proposed hours for the operation will be from Wednesday to Saturday from 9:00 a.m. to 5:00 p.m. So, this is like the existing floor plan and this is the proposed. So, they are taking away a few items in the down -- in the downstairs and converting it to the commercial and this is the upstairs where they have bedrooms and they are converting it to -- from bedrooms to office and storage. And these are pictures of the property. It's a beautiful piece of property. So, for this property the city may require a development agreement in conjunction with the rezone pursuant to the Idaho Code, but due to the size of the development staff believes that a DA should not be required. Again, the existing home has unpaved parking in the rear of the property and the applicant is required to pave both the access and the area for the -- for the five parking spots with this development. We are asking that wheel restraints be added to prevent overhang beyond the designated parking stall dimensions in accordance with the UDC. There are existing sidewalks along North Meridian Road and Northwest 1st Street and there is existing landscaping along North Meridian Road, so no additional landscaping will be required, except for the buffers adjacent to the residential uses in accordance with the UDC. There was no written testimonies on this and because of this staff recommends approval of the proposed rezone with the conditions per the findings in the staff report. And so at this time I will stand for any questions that you have. Seal: Great. Thank you very much. Would the applicant might come forward? Good evening. I will need your name and address for the record, please. Meridian Planning & Zoning Commission June 6, 2024 Page 5 of 11 Hardy: My name is Arlene Hardy. My address is 2484 East Summer Dawn Street in Meridian. 83646. Well, I just wanted to say thank you for having us today and getting on the agenda. On behalf of Expansion International and the board of directors there I just want to say we are very excited about this property and -- and being able to come into the City of Meridian. We are excited about having the store and we know that it can be a great place for the community of Meridian. We have been doing resale -- a pop up store once a year for the past ten years. Very successful. About a thousand people shop the sale every year. So, we think it's a great sale item for the City of Meridian as well, because we will bring in a lot of traffic for the city. We also really see that our demographic being women that are -- have young families or, you know, that age group between 30 and 45, that's really a lot of people -- a lot of families in Meridian are our demographic and so we feel like that will draw them in and as well draw them to shop other places in Meridian and shop around the Meridian area. So, we are very excited about this project. We think it's going to be a great asset to the City of Meridian and we are excited that it's so close to the downtown area. The pictures she showed are beautiful. There -- it's a hundred -- over a hundred year old house and we are not planning to change it very much, just do the -- the ramp on the side of the house and change that bathroom into an ADA. Of course we will put in new floors and paint and, you know, clean up inside and it's going to be a boutique type store and offer, you know, women who come there to enjoy the shopping experience as well. So, thank you for hearing us tonight and I look forward to any questions you have. Seal: Thank you very much. Commissioners, do we have any questions for the applicant or staff? Commissioner Smith? Smith: My question -- I can wait until -- Seal: No? No. All right. Do we have anybody signed up to testify? Lomeli: Mr. Chair, a Lauren Phillips. Seal: Okay. Would anybody else like to come up and testify? All right. Going once. Going twice. Don't know if the applicant has anything further to add or -- if not, then, we can go ahead and -- so, if -- if you have nothing further to add then -- and the applicant is indicating that they do not have any -- anything further to add; right? Thank you very much. And with that I will take a motion to close the public hearing for File No. H-2024- 0009. Smith: So moved. Lorcher: Second. Seal: It's been moved and seconded to close the public hearing for File No. H-2024- 0009 for Two Mustard Seeds Women's Resale Shop. All in favor, please, say aye. Opposed nay? The hearing is closed. Meridian Planning & Zoning Commission June 6, 2024 Page 6 of 11 MOTION CARRIED: SIX AYES. ONE ABSENT. Seal: Comments, questions, anyone? Smith: Mr. Chair? Seal: Go ahead. Smith: And this is a perfect fit for the idea of what downtown -- or for Old Town zoning is -- is for and what the -- kind of the Old Town vision is. Fully in support of it. Seal: Okay. I will say on the application I'm very happy to see that there is some parking provided with it, so -- as well as, you know, a beautiful piece of property that's going to be well maintained in the future for Meridian. So, I do like to see that in the Old Town area. So, parking is always -- whenever we can get a parking space we will take it. So, I'm glad to see that that's happening and very happy to see this happening in Old Town. If there is nothing further I will always take a motion. Smith: Mr. Chair? Seal: Commissioner Smith, go right ahead. Smith: After -- sorry. After considering staff, applicant and public testimony I move to recommend approval to the City Council of File No. H-2024-0009 as presented in the staff report. Lorcher: Second. Seal: It's been moved and seconded to approve -- recommend approval of file H-2024- 0009, Two Mustard Seeds Women's Resale Shop to City Council. All in favor, please, say. Opposed nay? Item passes. Thank you very much and good luck. MOTION CARRIED: SIX AYES. ONE ABSENT. 3. Public Hearing for Maddies Wine and Whiskey (H-2024-0008) by Steve Bainbridge, Owner, located at 835 E. Fairview Ave. A. Request: Conditional Use Permit to change the use of the existing 6,400 square foot building to a drinking establishment on 0.867 acres of land in the C-G zoning district. Seal: And with that I would like to open File No. H-2024-0008 for Maddie's Wine and Whiskey and we will begin with the staff report. Hersh: Good evening, Mr. Chair and Commissioners. The applicant has submitted a conditional use permit. The site consists of 0.867 acres of land currently zoned C-G, Meridian Planning & Zoning Commission June 6, 2024 Page 7 of 11 located at 835 East Fairview Avenue. History on the property is there are multiple certificate of zoning compliances that -- applications that were approved. The Comprehensive Plan FLUM designation is commercial. The proposed use will be a drinking establishment within the existing 6,400 square foot commercial building, which requires a CUP. The drinking establishment will operate from 11:00 a.m. to 11:00 p.m., Wednesdays through Saturdays, and from 11:00 to 8:00 p.m. on Sundays. The proposed use is subject to the specific use standards as listed in the UDC. The building and site improvements for the proposed drinking establishment were approved with a separate certificate of zoning compliance and design review application. The applicant is not proposing to further renovate the interior-exterior of the building at this time. The applicant intends to submit a future certificate of zoning compliance application to expand the dining area by adding a vinyl cover over the existing outdoor patio area to create more space during the colder months. The conditional use is a process to ensure any impacts associated with a particular use are mitigated. Based on the location presently if a drinking establishment or expansion of such located within 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 per the UDC. The proposed drinking establishment is not located within 300 feet of any existing church or any -- and/or public or private education institution. If this is not approved by the city the applicant should operate in accordance with the arts entertainment or recreation facilities indoors and outdoors specific use standards. The parking analysis approved with the certificate of zoning compliance and design review for this site require one parking space for every 250 square feet of floor space as a restaurant use. The applicant currently provides 51 parking stalls on the site within a parking agreement established with the adjoining property owners for cross-access parking after normal business hours. The applicant meets the parking requirements listed in the UDC. The applicant is currently operating their commercial kitchen out of a food trailer permanently parked in a designated space on the property. The use of a food truck for this proposal cannot be approved under the conditional use permit, as it is not an allowed use according to the Unified Development Code. However, the applicant can apply for a temporary use permit through the City Clerk's Office for the use of a food truck on the site. Staff is currently processing a code change to allow food trucks as an accessory use with bars, breweries and entertainment facilities. Staff anticipates the proposed code changes to be discussed with Commission during the June 20th hearing. So, written testimony on this property is none and staff does recommend approval of the conditional use permit per the conditions in the staff report and per the findings in the staff report as well and that concludes staff's presentation and I stand for any questions. Seal: All right. Thank you very much. Would the applicant like to come forward? Good evening, sir. I will need your name and address for the record, please. Bainbridge: Steve Bainbridge. And address here in Meridian is 2579 West Piazza Drive. 83645. I have been a resident of Meridian for 30 years and this is a great community and we are proud to be where we are at at Maddie's and all we want to do is make a change. Meridian Planning & Zoning Commission June 6, 2024 Page 8 of 11 Seal: Okay. Commissioners, do we have any questions for the applicant or staff? Smith: Mr. Chair, I have a question for staff, so -- currently they would have to be using TUPS, because it's not allowed under to the CUP. Is it -- I just want to make sure I'm on the right page. As it is and it's presented in the staff report, if this code change passes, they would have to, then, come back and apply for a CUP. Is that right? Or would that be kind of grandfathered in almost? Hersh: Mr. Chair, Commissioner Seal -- Smith. Sorry. So, the applicant -- applicant -- if the -- if the code changes are approved June 20th it would be an accessory to it. So, this is already going through the conditional use permit to be approved as a drinking establishment. So then -- and, therefore, it would just be approved. Smith: Okay. Thank you. Hersh: New projects that come in will require to go through that process. Smith: Perfect. Thank you. Lorcher: Mr. Chair? Seal: Go ahead, Commissioner Lorcher. Lorcher: So, the -- the parking lot agreement is -- is it with also Uncharted Recreation because it used to be the -- the Auto Ranch? Bainbridge: No. They just basically had put everything in. We haven't had a chance to go talk to them, but right now we don't need their parking. Lorcher: You don't need their parking? Okay. Where -- I see it -- I just drive by Fairview, so I see it along the edge of -- what is that Lake Street -- Lake -- The Lakes. Is there more parking behind that we can't see from the road? Bainbridge: There is a lot of office buildings back there that have parking. Lorcher: And that's where you have the agreement? Bainbridge: Yes. And we also have another parking lot that was given to us when the car wash was in place. So, we have 11 or 12 more parking spots back there. Lorcher: Okay. Perfect. Thank you. Seal: Anything else, Commissioners? All right. Thank you very much, sir. Do we have anybody signed up to testify? Lomeli: Mr. Chair, no one has signed up to testify. Meridian Planning & Zoning Commission June 6, 2024 Page 9 of 11 Seal: Anybody else? No? I don't see anybody else online, so -- if the applicant has nothing further to add you can just shake your hand no. The applicant has nothing further to add, so I will take a motion to close the public hearing for File No. H-2024- 0008. Smith: So moved. Lorcher: Second. Seal: It's been moved and seconded to close the public -- public hearing for File No. H- 2024-0008 for Maddie's Wine and Whiskey. All in favor, please, say aye. Opposed nay? The public hearing is closed. MOTION CARRIED: SIX AYES. ONE ABSENT. Seal: Who wants to go first? Lorcher: Mr. Chair? Seal: Commissioner Lorcher, go ahead. Lorcher: I have not had a chance to go there yet, but it's -- every time I drive by I tell my husband we got to pop in there. I think it was very clever of you to be able to take a car wash -- to have that vision and turn it into an event space or restaurant or bar. So, that's very clever and it sounds like you have enough parking, you just really want to change the coding really and I would be in support of whatever they needed to do to continue their business. Garrett: Mr. Chair? Seal: Go ahead. Garrett: Yeah. I just wanted to say I have been in there several times and I compliment you, so -- I have enjoyed the -- the ambiance and the -- the wine and the refreshments and great charcuterie reports. Lorcher: Mr. Chair? Seal: Commissioner Lorcher, go right ahead. Lorcher: After considering all staff and public testimony I move to approve File No. H- 2024-0008 as presented in the staff report for the hearing date of June 6th, 2024, with no modifications. Smith: Second. Meridian Planning & Zoning Commission June 6, 2024 Page 10 of 11 Seal: It's been moved and seconded to approve File No. H-2024-0008 for Maddie's Wine and Whiskey. All in favor, please, say aye. Opposed nay? The application is approved. Thank you very much. I would imagine more of us will be there. Thank you very much. MOTION CARRIED: SIX AYES. ONE ABSENT. 4. Public Hearing for The Gateway at 10 Mile (H-2024-0010) by KM Engineering, LLP., located at the North East corner of W. Franklin and N. Ten Mile Rd. A. Request: Conditional Use Permit for 390 multi-family units in the R- 40 zoning district. B. Request: Preliminary Plat consisting of 31 buildable lots and 3 common lots on 38.99 acres of land zoned C-G and R-40. Seal: And with that I would like to open File No. H-2024-0010, the Gateway at 10 Mile for continuance to July 18th, 2024. Lorcher: Mr. Chair? Seal: Go ahead. Lorcher: I move that we continue the Gateway at 10 Mile, H-2024-0010, for continuance for July 18th, 2024, to allow additional time to coordinate with ACHD and the city on access on traffic comments. Seal: Do I have a second? Smith: Second. Seal: Okay. It's been moved and seconded to continue File No. H-2024-0010 to the date of July 18th, 2024. All in favor, please, say aye. Opposed nay? The item is continued. MOTION CARRIED: SIX AYES. ONE ABSENT. Seal: All right. And with that I will take one more motion. Smith: Mr. Chairman? Seal: Go ahead. Smith: Move to adjourn. Meridian Planning & Zoning Commission June 6, 2024 Page 11 of 11 Sandoval: Second. Seal: It's been moved and seconded that we adjourn. All in favor say aye. Opposed nay? We are adjourned. MOTION CARRIED: SIX AYES. ONE ABSENT. MEETING ADJOURNED AT 6:28 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED _____________________________________ _____|_____|_____ ANDREW SEAL - CHAIRMAN DATE APPROVED ATTEST: _____________________________________ CHRIS JOHNSON - CITY CLERK E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of May 16, 2024 Meeting of the Planning and Zoning Commission Meeting 3 Meridian Planning&Zoning Commission May 16,2024 Page 26 of 26 potential topics for the future, but I am open to whatever -- you know, inviting ACHD and I am going to tell them if we come where I can totally throw you under the bus or ask you, you know, all the hard questions, but not going to guarantee there won't be some hard questions. But some of those types of things. So, if there is other trainings or guest speakers or things like that you are like, hey, I want to hear from someone or about a topic, we will see if I have -- if I know somebody that can maybe help -- help with that presentation. So, you don't have to do that now. If you want to call that phone number or my direct line or whatever and you are like, hey, can we get a guest speaker to talk -- talk on this or whatever. I just -- whatever you want to hear. But, likely, again, we will be back later this year to do some more discussion. I don't want to call it training. But have a discussion on best practices or whatever topics you all want. So, appreciate your time tonight. Little more than 20 minutes, but -- and we can keep going, too, if there is other things that are just on your heart now, let's do it. Seal: Commissioners, anything further? No? Really appreciate the time and -- and I mean some of us our new and some of its newer information for those of us that haven't been through it in quite a while. So, always appreciate -- appreciate the refresher in there and do appreciate the dedication that the staff has to providing, you know, really good information. The new staff report that is going to -- I mean that -- that's just a highlight on what you guys are doing to help improve things for us that have to sit up here and kind of deliberate on all this stuff. So, you know, again, staff does a great job and, again, Kurt really appreciate your -- your guidance on some things to help keep us out of trouble and, yeah, we are -- we will just keep on doing this and I know that everybody's doing their best to provide, you know, what the city needs long term. So, appreciate that. Hood: Thank you. Seal: With that I will take one more motion. Grace: Move to adjourn, Mr. Chairman. Lorcher: Second. Seal: Okay. It's been moved and seconded to adjourn. All in favor, please, say aye. We are adjourned. Thanks, everyone. MOTION CARRIED: ALL AYES. MEETING ADJOURNED AT 7:36 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED 6 1 6 1 24 ANDREW SEAL - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK F29] E K IDIAN:--- iuAn Planning and Zoning Presentations and outline h2 Planning & Zoning June 6,2024Commission Meeting Slide 1 h2 Agenda Item Numbers/Order: hoodc, 12/19/2006 ZoningAerialFLUM ZoningAerialFLUM Changes to Agenda:  Item #4: The Gateway at 10 Mile (H-2024-0010) – Applicant requests a continuance to July 18, 2024, to allow for additional time to coordinate with ACHD and the City on access and traffic comments. Item #2: Two Mustard Seeds Women’s Resale Shop (H-2024-0009) Application(s):  Rezone Size of property, existing zoning, and location: This site consists of 0.63 acres of land, zoned R-8, located at 817 N. Meridian Road. History: None Comprehensive Plan FLUM Designation: Old Town (O-T) Summary of Request: Rezone 0.63 acres of land from the R-8 zoning district to the O-T zoning district for the purpose of converting the existing home into a women's resale retail store. The proposed 2,463-square-foot retail store will be located in the downtown area within the Meridian Urban Renewal District. The home was built in 1902 and is slated for further improvements to meet city code requirements and enhance the customer experience. Remodel will include handicap bathroom access and ramp for store access. As well, new flooring, paint, landscape and other minor interior makeovers. Access will be off of NW 1st Street and parking with handicap stall will be at the back of the retail store. Walk and handicap ramp will provide access to front door. Five (5) off-street parking spaces are being proposed as part of the rezone from residential to commercial. The proposed hours of operation would be from Wednesday to Saturday, 9:00 am to 5:00 pm. Development Agreement: The City may require a development agreement (DA) in conjunction with a rezone pursuant to Idaho Code section 67-6511A. Due to the size of the development, Staff believes a DA should not be required. Parking: The existing home has unpaved parking in the rear of the property off NW 1st Street. The Applicant is required to pave both the access and the area for the five (5) proposed parking stalls with the development of the site. Wheel restraints should be added to prevent overhanging beyond the designated parking stall dimension in accordance with UDC 11-3C-5.B(3). st Sidewalks: There are existing sidewalks along N. Meridian Road and NW 1 Street. along the existing property frontage. Landscaping: There is existing landscaping along N. Meridian Road. No additional landscaping shall be required except for buffers to adjacent residential uses in accordance with UDC 11-3B. Written Testimony: None Staff Recommendation: Staff recommends approval of the proposed rezone with the conditions and per the Findings in in the Staff Report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2024-0009, as presented in the staff report for the hearing date of June 6, 2024, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2024- 0009, as presented during the hearing on June 6, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0009 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) ___________________________________________________________________________________________________________ Item #3: Maddies Wine and Whiskey (H-2024-0008) Application(s):  Conditional Use Permit Size of property, existing zoning, and location: This site consists of 0.867 acres of land, zoned C-G, located at 835 E. Fairview Avenue. History: CZC-04-073; A-2022-0070; CZCU-2023-0026 Comprehensive Plan FLUM Designation: Commercial Summary of Request: The proposed use will be a drinking establishment within the existing 6,400-square-foot commercial building which requires CUP approval. The drinking establishment will operate from 11 AM to 11 PM Wednesdays through Saturdays, and from 11 AM to 8 PM on Sundays. The proposed use is subject to specific use standards as listed in UDC 11-4-3-10. The building and site improvements for the proposed drinking establishment were approved with a separate Certificate of Zoning Compliance (CZC) and Design Review (DES) application (A-2022-0070). The applicant is not proposing to further renovate the interior or exterior of the building at this time. The Applicant intends to submit a future Certificate of Zoning Compliance (CZC) application and Administrative Design Review (DES) to expand the dining area by adding a vinyl covering over the existing outdoor patio area to create more space during the colder months. The conditional use is a process to ensure any impacts associated with a particular use are mitigated. Based on the location, presently, 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 per UDC 11-4-3-10. The proposed drinking establishment is not located within three hundred (300) feet of an existing church and/or any public or private education institution. If this is not approved by the City the applicant should operate in accordance with the arts, entertainment or recreation facility indoors and outdoors specific use standards (UDC 11-4-3-2). Parking: The parking analysis approved with the CZC and Design Review Approval (A-2022-0070) for this site, required one parking space for every two hundred fifty square-feet of floor space based on a restaurant use. The Applicant currently provides 51 parking stalls on this site, with a parking agreement established with adjoining property owners for cross-access parking after normal business hours. The Applicant meets the parking requirements listed in the UDC code. Food Trucks: The Applicant is currently operating their commercial kitchen out of a food trailer permanently parked in a designated space on the property. The use of a food truck for this proposal cannot be approved under this conditional use permit as it is not an allowed use according to the 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 on the site. Staff is currently processing a code change to allow food trucks as an accessory use with bars, breweries, and entertainment facilities. Staff anticipates the proposed code changes to be th discussed with the Commission during the June 20 hearing. Written Testimony: None Staff Recommendation: Staff recommends approval of the proposed conditional use permit with the conditions and per the Findings in in the Staff Report. Notes: ________________________________________________________________ Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2024-0008, as presented in the staff report for the hearing date of June 6, 2024, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2024-0008, as presented during the hearing on June 6, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-008 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) V IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Two Mustard Seeds Women's Resale Shop (H-2024-0009) by Arlene Hardy, Expansion International, located at 817 N. Meridian Rd. Application Materials: https://bit.ly/H-2024-0009 A. Request: Rezone of 0.63 acres of land from the R-8 zoning district to the 0-T zoning district for the purpose of converting the existing home into a women's resale retail store. 30 PUBLIC HEARING SIGN IN SHEET DATE : June 6, 2024 ITEM # ON AGENDA : 2 PROJECT NAME : Two Mustard Seeds Women ' s Resale Shop ( W2024 - 0009 ) I wish to testify Your Full Name Your Full Address Representing mark X ( please Print ) HOA . if yes ) 1 C 7Qc 2� i �Z3 7. . 5:z\UcrtQ1 2 �� 1� � -� a � � � SaWmxo�c � N� 3 L. -c,��� p l�.c,� B�-�1 y dV t1U FrAm 5 6 7 8 9 10 11 12 13 14 STAFF REPORT E COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT A H C HEARING June 6,2024 Legend . 0 DATE: Project Location TO: Planning&Zoning Commission . a;. ,.� FROM: Linda Ritter,Associate Planner fi;a, - 208-884-5533 SUBJECT: H-2024-0009 r: { Two Mustard Seeds Women's Resale #I IF,Rezone LOCATION: 817 N. Meridian Road(Parcel# . . �P S s- r; R9323750041) s _ f . I. PROJECT DESCRIPTION Request to rezone 0.63 acres of land from the R-8 zoning district to the O-T zoning district for the purpose of converting the existing home into a women's resale retail store. A. Project Summary Description Details Page Acreage Rezone-0.63 of an acre Future Land Use Designation Old Town Existing Land Use(s) Single-family residential Proposed Land Use(s) Retail Store Lots(#and type;bldg./common) 1 lot Phasing Plan(#of phases) NA Physical Features(waterways, No unique physical features hazards,flood plain,hillside) Neighborhood meeting date;#of 3/24/2024 attendees: History(previous approvals) None Pagel ■ B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD Commission No Action(yes/no) Access(Arterial/Collectors/State Access occurs from NW I"Street,a local street via W. Hwy/Local)(Existing and Proposed) Idaho Avenue or W.Pine Avenue. Stub Street/Interconnectivity/Cross N/A Access Existing Road Network Meridian Road is improved with 5-travel lanes,vertical curb,gutter,and 7-foot wide sidewalk abutting the site. There are 5-foot wide sidewalks along NW 1 st Street. Existing Arterial Sidewalks/ There is an existing 7-foot wide sidewalk along Meridian Buffers Road and existing landscape buffer to remain.No landscape Additional landscape along the street frontage is required. Proposed Road Improvements No road improvements are required. Fire Service No comments Police Service No comments Wastewater • Comments • No changes to public sewer infrastructure shown in records.Any changes need to be approved by public works. Water Distance to Water Services • No changes to public water infrastructure shown in records.Any changes need to be approved by public works. • Distance to Service—Water available at site • Pressure Zone—2 • Estimated ERU—See Application • Water Quality Concerns—None • Project Consistent with Master Plan—Yes Page 2 32 V VME Legend Legend i ■ .u....--- !!�!� Project Location ■ -- .111� ■_ -�■■■ ■ i IIIIIII 111■ 111_ II . 1 �■ �-.pl.....■ ��-- � ;IIIIIII 11111 ■111 II � �- � - '. III 1� :-■1!!1■.11� ■11■■�1--•�� 11.1111 .Ihi 111111 1 ■..■■r!■ r■■ ■■II■II Inl ■■-PIyN E,-ram Inl ■■ :I -- P .N u�ali � ° 11: ==:uu '2=_fir. !■I: d MMPi elru ■ ,NI�■��1_II��1111.�11■ III■ :r11.1..•a ■IlLllllllrl �:::, :i ■ ,■, ' ���■■i ■q m■ ■.1■II : � - I11J■■Ir�11 0 ■ M■Ib•m:all: : j ._.�, ,�e .• L;I aul:Sul= o,�w �FRANKLINI•lTa�i■ens . �� I_� — =FRIm AN lm tomm. Legend Legend ■• • - • • • :■ _© I • - • • • : (IIIIIII 111■ II '■i�l:■-- :IIIIIII (III! ■! ■ --.■ 1.1111 ■Iln IIIIII ■�-^_ . 1 -PIN - r • . -. •. - 1 PLLN�'.�-- 1� 11111 ■■ :I ��IIIIII�■il III 1_■■•!n•��= �r e■I: Iu 11 11 1• 11++ ■1■111111 ■:■■111:1■■■■(III 111 elrlll �� II ,I ■IILii►C -'C 0 :' . :rui�� ■111�11111111Jill III S= III■ C ��7� �i1■■ ■ �'� '� �W\III■ 111:1■I■ e ��1�■ :Illr:.lf�! i ��_ w ��_ � ■1111���■:1111�' ■ � ' � ■■ �fa111:■111: = ■— „� �■. �FRAN K�L��I �.,,, � '� o �,� FRAN -,■ ME �` -.a.•,'e ■r i � III. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 5/21/2024 Radius notification mailed to properties within 500 feet 5/17/2024 Sign Posting 5/23/2024/ 5/28/2024 Nextdoor posting 5/20/2024 IV. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORG/COMPPLAN): Land Use: This property is designated Old Town(O-T) on the Future Land Use Map(FLUM). 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. Proposed Use: The Applicant proposes to develop the site with a retail store,which will resale upscale women's clothing, accessory and home decor items. These items will be donated by local area residents in Boise,Meridian and Nampa. The store will be open 3-4 days per week and will have volunteers to manage the sorting,pricing and stocking of items. The proceeds from the store will provide matching scholarships for students in Kenya, Africa to attend high school. Remodel will include handicap bathroom access and ramp for store access.As well,new flooring, paint,landscape and other minor interior makeovers. Access will be off of NW Pt Street and parking with a handicap stall will be at the back of the retail store. A five(5) foot walkway and handicap ramp will provide access to front door from the rear of the property. COMPREHENSIVE PLAN POLICIES(https://www.meridiancity.or /g compplan): Goals,Objectives,&Action Items: 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): • "Support a compatible mix of land uses Downtown that activate the area during day and night." (2.09.02G). Introducing a retail store into the Downtown area presents an opportunity for increased foot traffic and commerce to occur within a desired location during the day and early evening. This addition contributes to the overall appeal and character of Downtown Meridian. The proposed operational hours are from Wednesday to Saturday, 9:00 am to 5:00 pm. This new commercial use should be a welcome addition to the other uses in the surrounding area. • "Support owners of historic buildings in their efforts to restore and/or preserve their properties. (5.02.01B). Permitting the establishment of retail store in a historical downtown home has the potential to share knowledge and history regarding both Meridian and the specific house. This, in turn, is likely to boost the economic impact of more foot traffic, leading to the growth of other historical sites in the downtown area. Page 4 ■ V. UNIFIED DEVELOPMENT CODE(UDC1 The proposed use, retail store (used merchandise) is listed as a principally permitted use in the O-T (Old Town)zoning district per UDC Table 11-2C-2.Compliance with the standards listed in UDC I I- 2D-3 and 11-2D-4 is required. VI. STAFF ANALYSIS A. Rezone(RZ): The Applicant is requesting to rezone 0.63 acres of land from R-8 to O-T to operate a retail store on the subject property. A legal description and exhibit map for the rezone area is included in Section VIII.A. This property is within the City's Area of City Impact boundary. Personal services -The use of a site that offers merchandise to the public for monetary compensation. The use includes,but is not limited to,convenience stores; food stores; apparel and accessories stores;book,computer,and music stores; electronics and appliances; florists; furniture and home furnishings; general merchandise stores;health and personal care stores; hobby, office supplies, stationery and gift stores; specialty stores; sporting goods; and used merchandise stores is listed as a principal permitted use in the O-T(Old Town)zoning district per UDC Table 11-2C-2. The proposed 2,463-square-foot retail store will be located in the downtown area within the Meridian Urban Renewal District. The home was built in 1902 and is slated for further improvements to meet city code requirements and enhance the customer experience. Remodel will include handicap bathroom access and ramp for store access. As well,new flooring,paint, landscape and other minor interior makeovers. Access will be off of NW 1 st Street and parking with handicap stall will be at the back of the retail store.Walk and handicap ramp will provide access to front door. Five(5) off-street parking spaces are being proposed as part of the rezone from residential to commercial. The proposed hours of operation would be from Wednesday to Saturday, 9:00 am to 5:00 pm. The City may require a development agreement(DA)in conjunction with a rezone pursuant to Idaho Code section 67-6511A. Due to the size of the development,Staff believes a DA should not be required. Dimensional Standards(UDC 11-2): The existing home meets all dimensional standards. Access(UDC 11-3A-3): Access is provided off NW 1st Street a local road via W.Pine Avenue a residential arterial or W. Idaho Avenue a local street. Parking(UDC 11-3C): The existing home has unpaved parking in the rear of the property off NW Pt Street. The Applicant is required to pave both the access and the five(5)proposed parking stalls with the development of the site upon submittal of a future Certificate of Zoning Compliance Application. Wheel restraints should be added to prevent overhanging beyond the designated parking stall dimension in accordance with UDC 11-3C-5.B(3). Old-Town is classified as a Traditional Neighborhood zoning district and no off-street parking is required for a lawfully existing structure unless an addition occurs (UDC 11-3C-6B). No additions are proposed with this project except for expanding the rear entry area. The Applicant is providing 5 parking stalls at the rear of the existing building which meets the required number of off-street parking spaces (2 spaces required)per UDC 11-3C-6B.3 for the Traditional Neighborhood district. A minimum of one (1)bicycle parking space is required to be provided based on one (1) space 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. The site plan does not Page 5 35 include bicycle racks. The Applicant should revise the plans and include one(]) bicycle rack and submit a detail of the bicycle rack with the CZC submittal. Sidewalks(UDC 11-3A-1 : There is an existing 7-foot wide attached sidewalk on N. Meridian Road along the existing property frontage. Staff does not recommend any additional changes to the frontage improvements. There are also existing five(5) foot wide sidewalks along NW 1st Street. All sidewalks around buildings and serving public street shall be a minimum of five (5)feet in width in accordance with UDC 11- 3A-17. A continuous internal pedestrian walkway that is a minimum of five(5) feet in width shall be provided from the perimeter sidewalk to the main building entrance(s) for nonresidential uses. The walkway width shall be maintained clear of any obstructions, such as vehicles, outdoor sale displays, vending machines, or temporary structures. Landscaping(UDC 11-3B): The Applicant is not proposing any additional landscaping to be added to the site with this project. For additions less than twenty-five (25)percent of the existing structure or developed area,no additional landscaping shall be required except for buffers to adjacent residential uses in accordance with UDC 11-3B-2D(1). Fencing(UDC 11-3A-6,ll-3A- • Fences shall comply with the standards listed in UDC 11-3A-7.No additional fencing is being proposed. Outdoor Lighting(UDC 11-3A-11): All outdoor lighting is required to comply with the standards listed in UDC 11-3A-11C. Building Elevations: Conceptual building elevations and perspectives were submitted for the existing structure as shown in Section IX.D. The building consists of existing siding, facia trim, asphalt roof shingles and new ADA ramp. The only addition to the existing building is the new ADA ramp. This addition will not require design review. Certificate of Zoning Compliance(UDC 11-5B-1 A Certificate of Zoning Compliance(CZC)is required to be submitted for the proposed use and site changes prior to submittal of a building permit application to ensure compliance with UDC standards and staff comments listed in Section IX. Page 6 36 VII. DECISION A. Staff. Staff recommends approval of the proposed rezone from R-8 to O-T per the comments in Section IX and the Findings in Section X of this report. Page 7 37 VIII. EXHIBITS A. Rezoning Legal Description and Exhibit Map IDAHO W Emerald St SURVEY In 837a4 GROUP (21M)846-857O 15G (208)OU-5399 Rezone Qescaptlon for Expansion International Inc., The following Describes a Parcel of Land being a portion of Lot 2,Block 1 of West View Addition to Meridian Subd€visbn as filed in Book 2 of Plats at Page fib,Records of Ada County, Idaho Lying in a Portion of the Southeast 114 of Section 12, Township 3 North,Range 1 East,Boise Meridian,City of Meridian,Ada County, Idaho,more Particularly Described as follows: COMMENCING at the Northeast Comer of the Southeast 1A(East 114 Corner)of said Section 12; From which,the Southeast Corner of said Section 12 bears, South 00'43'W'West, 2662.62 feet;Thence along the Easterly Boundary Line of the Southeast 14 of said Section 12. South 00'4335"West, 114.88 feet to a paint being on the Prolongation of the Northerly Boundary Line of Lot 2,Block I of said West View Addition to Meridian SuWMslon,the POINT 4F BEGINNING: Thence continuing along said Easterly Boundary Line,South 00'43'35"Walt,84.75 feet to a point being on the Prolongation of the Soulherly Boundary Line of Lot 2,Block 1 of said West View Addition to Meridian 5uWivie4on; Thence leaving said Easterly Boundary Line, and along the So&wrty Boundary Line of said Lot 2,and its Prolongation,North 89'26'02"West,325.04 feet to the Centerline of Northwest i"Street; Thence ieaving said Souti-rarly Boundary Line,and its Prolongation, and along the Centerline of Northwest 1 u Street. Norio 00'2a'ov East,64.62 feet to a point being on the Prolorrgah n of the Northerly Boundary Line of said Lot 2; Thence leaving s*6 Centerline,and along the Northerly Boundary Line of said Lot 2,and its Prolongation.South 89'27'25"East,325.42 feet to the POINT OF BEGINNING: The above Described Parcel of Land contains 0.63 acres(27,5d2 Sq-ft.)more or loss. emPage 1 of f Page 8 38 S99`29'3i"E 3a .4a' 4/a E- PINE AVE- lFd47 r � a# w� Id T C 2 z - Y Paint of "9'27R25NE 325,42` Beginning 3U,00 i 249-60' « _gg IaJI +//" SIN Y;n 00 ED ^f N ¢ 0i 00Is Y •30.i7(Y =— ——_ 246,19' 48.85' N99«26'02NW 325.44' w m cr * I i q, WSQl icm � i m a � i W. IDAHO ALE N89-3'i1"W 324.47' 1C 60 MCI I 120 dr 'Scale. 1" = 60' �L LA Legend Nap. a�1171 PCB �� Found Alurninum Cop Monument � �G I 'd � G � Calculated Point. NothingFound or Sit � � Property Boun dory/Rezone Line of Right-W-Way Line H Lot/Parcel Lln a of Record ---- Section Line W. Franklin 1 fl 7 - - Centeriinir --- 13 18 IDAHO Rezone Exhibit growing for SURVEY 7@MMELEMLOS Expansion International Inc.. Sheet rqo eiaf.�o+xoea w 1 �wye`o-duo A Pardon an Lot 2 Block 1 of West VhY ndditron to Wmidim GROUP, LLO Located it inn SE 1 f4 of SectYon 1Z ❑at• T.dN-, RAL,e.M., Cily M Meridien, Ada County,Idaho. 1f3f20 24 Page 39 ee9'z7'�5� t 325AA n 6261 ip Expansion International Inc., Rezone Description 4117/2024 Scale: 1 inch=43 feet File: Trao 1:0.8323 Acmr i27M2 Sq.Fadl1,Closure:rM.OG00e 0.00 R.(1r21 B994F,Per mw----820 @ 01 s00.4336w 84.75 02 n89 2002w 325.94 03 n04.2801-0 84.82 04&U.2725e 325.42 Page 10 40 B. Existing and Proposed Site Plan(1/17/2024) Site Mnp for 1x Expansion tnfernatronal Inc S A Pntw of Lot 2,Block 1 of West Yew Addit—to Meridian, Sile Olhi I�thD$OD 1h Dpgt pDo.t. 6$D M-i 12, x Township 3 f♦orth,l— 1 Weat,9aise Meridian, ----- scax��— City Dl Merltllon,Ado County,Itloho. 2024 zx Y s � ' _ 9 `r —Q N d T �p Q n IOAHO w�uu,n sl Exlsnnn �a.....,..m ,,... SURVEY sec i��um. m ,.....,...,.e,w TIC C wmr.iaarceuirohvcy A-050 fl F� •e..on.o.w.e.ww `��_ �x 7y a�Zp� w �Zwz �i in d i d --i--------- -------- -- --- --�'--------------------- - -1-- f� PRUPOSE� SITE PGN A-075 Page 11 41 C. Existing and Proposed Floor Plans (1/17/2024) 0 z Qo`N" FIMTFL OR � a A-100 �r I o � zoo a z^ w0 gam¢ wZ 7i�77 XTM -�--- A-300 Page 12 42 Z< Z 2 d ---------- Wl 77 �R N -D A-200 F3 ccEi w R", Fr IC w L I S-D F-D A-400 Page 13 F 43 D. Existing and Proposed Ekevodioxm (l/17/2024) ---------------- ----------------- ---------------- L9 -------—-—- ------------Is" z - F3 Cl> Fr 5 w I 9.� Fr CC LU ------- ------- .,& ---------- ----------- ------ ----------- --------- ---------- -------- 'R-D IA-7001 11 A&I------------ ----------------- Le ------------ v,_,,-e`l ci zoo o<Cl) w FC LU2� FE ------------ ------- ­EVATUN V-S --D A-800, Pagel5 F 45 ,k .. r rlimam �� y _ _ 73 P annetl C'-- — rca Arlene y�y `e ` ,9. _ ..�� tires � -w+,t�. �` ' �, � Y,�✓g-.� ,r rwc �� � .' IF it, { .K-.Y rw ww cr Sr _iC � Y /� c - — r':• J _ is 4 ' - m IL G LI S p. dr m IX. CITY/AGENCY COMMENTS A. PLANNING Staff Comments: 1. The maximum number of allowable customers at the facility at one time at any given time must not exceed the maximum occupant load specified in the Fire Code. 2. Prior to building permit submittal,the Applicant shall obtain Certificate of Zoning Compliance (CZC) approval to establish the use and approval for the exterior modifications to the property. 3. The site and landscape plans submitted with the Certificate of Zoning Compliance application shall depict the following: a. Pave the entire driveway and parking area.Any unpaved areas need to be landscaped to prevent vehicles from expanding the approved parking area. b. The drive aisle onto the property shall be a minimum of twenty-six(26) feet in width. c. All internal pedestrian circulation shall be a minimum of five(5)feet in width. d. Install wheel restraints in front of the 5 parking stalls in accordance with UDC 11-3C-5.B(3). e. Include a bicycle rack and a detail of the bicycle rack with the CZC submittal. f. Coordinate with and provide documentation of approval from Republic Services on the size and location of your trash enclosure with the CZC submittal. 4. Direct lot access from N. Meridian Road is prohibited. B. IDAHO TRANSPORTATION DEPARTMENT(ITD) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=330209&dbid=0&repo=MeridianCitX C. IDAHO DEPARTMENT OF ENVRONTMENTAL QUALITY(DEQ) https://weblink.meridiancioy.o.-glWebLinkIDocView.aspx?id=345724&dbid=0&repo—MeridianCiny D. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=33168 7&dbid=0&repo=MeridianCity X. 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 the proposed zoning map amendment to rezone the property from the R-8 zoning district to the O-T zoning district is consistent with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Page 19 49 Stafffinds the proposed zoning map amendment complies with the regulations outlined in the requested Old Town designation. 3. The map amendment shall not be materially detrimental to the public health, safety,and welfare; Stafffinds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 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 Stafffinds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Subject site is already annexed so staff finds this finding not applicable. Page 20 50 V IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Maddies Wine and Whiskey (H-2024-0008) by Steve Bainbridge, Owner, located at 835 E. Fairview Ave. Application Materials: https://bit.ly/H-2024-0008 A. Request: Conditional Use Permit to change the use of the existing 6,400 square foot building to a drinking establishment on 0.867 acres of land in the C-G zoning district. 51 PUBLIC HEARING SIGN IN SHEET DATE : June 6j 2024 ITEM # ON AGENDA : 3 PROJECT NAME : Maddie ' s Wine and Whiskey ( H = 2024- 0008 ) I wish to testify Your Full Name Your Full Address Representing ( mark X ( Please Print ) HOA ? if yes ) 701 ^4 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT C� w IDIAN�. COMMUNITY DEVELOPMENT DEPARTMENT J A H HEARING 6/6/2024 Legend DATE: Project Location 10 TO: Planning&Zoning Commission vJ-ciRo r Z A w , Y _ FROM: Stacy Hersh,Associate Planner ZCAROLS 208-489-0573 —�E"F=A1 R- -W=AV-E SUBJECT: H-2024-0008 Maddie's Wine and Whiskey-CUP - -- - IiN8� A �� LOCATION: 835 E. Fairview Avenue - - aE - Z DRUCKER.` y �jo ST - _ t,Ctyb i m F I. PROJECT DESCRIPTION The Applicant applied for a conditional use permit(CUP)to operate a drinking establishment from an existing 6,400 square-foot building on 0.867 acres of land in the C-G zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 0.867acres(contains existing building) Future Land Use Designation Commercial Existing Land Use(s) Indoor recreation facility.Previous use was a restaurant. Proposed Land Use(s) Drinking establishment Neighborhood meeting date;#of 02/28/2024 ■ attendees: CZC-04-073;A-2022-0070—Maddie's CZC,DES;CZCU-2023-0026— History(previous approvals) Maddie's Wine&Whisky Change of Use for an indoor entertainment facility. Page 1 52 �■■■■■■■■■■■■■■■MINIMUM � ■ /1111111oom ,._ Pro ,. Inn a J r a - - ' - � •eTk . FAI .�� EW— Fl4IRVIEW l k :■ '■��■■/1son 01111�I r� CIE■► �► ♦ Imo= IN1/T11 now I IN _ . _ _ . _ 11■■1�1111■ ME II ��i���±liiYi ■ ■ ter ra,v �_ �SI° _ ■ eli�L i�J1■ �- .• �• �p■ililii�� � In win !� III �IJ1 !.' _ .■ice w � .. B. Owner: Same as above C. Representative: Michael Amoureux,Maddie's LLC DBA Maddie's Wine and Whiskey—835 E. Fairview Avenue,Meridian,ID 83642 IV. NOTICING Planning&Zoning Posting Date Newspaper Notification 5/21/2024 Radius notification mailed to 5/17/2024 properties within 500 feet Site Posting Date 5/21/2024 Next Door posting 5/20/2024 V. STAFF ANALYSIS A. Future Land Use Map Designation(https.11www.meridiancity.orz/compplan) Commercial-This designation will provide a full range of commercial uses to serve area residents and visitors. Desired uses may include,retail,restaurants,personal and profession services, and office uses, as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in some cases,but should be careful to promote a high quality of life through thoughtful site design, connectivity, and amenities. The subject site is already zoned General Retail and Service Commercial District(C-G). The proposed use will be located on a 0.867-acre parcel and located within an existing 6,400 square- foot building. The building and site improvements for the proposed drinking establishment were approved with a separate Certificate of Zoning Compliance (CZC) and Design Review(DES) application (A-2022-0070), see analysis below). B. Comprehensive Plan Policies(https.11www.meridiancity.or,-/compplan): Goals,Objectives, &Action Items: 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): • 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 drinking establishment is proposed within an existing building in the C-G zoning district. • Preserve private property rights and values by enforcing regulations that will prevent and mitigate against incompatible and detrimental neighboring uses. (3.05.01C) Page 3 54 The conditional use is a process to ensure any impacts associated with a particular use are mitigated. Based on the location,presently, 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 per UDC 11-4-3-10. The proposed drinking establishment is not located within three hundred(300)feet of an existing church and/or any public or private education institution. If this is not approved by the City the applicant should operate in accordance with the arts, entertainment or recreation facility indoors and outdoors specific use standards (UDC 11-4-3-2). • Minimize noise,lighting,and odor disturbances from commercial developments to residential dwellings by enforcing city code. Operation of the proposed use should comply with City ordinances pertaining to noise, lighting, and odor disturbances. Based on the analysis above, staff finds the proposed development is consistent with the Comprehensive Plan. C. Existing Structures/Site Improvements: The proposed project is within an existing 6,400-square-foot building and the applicant is not proposing to further renovate the interior or exterior of the building at this time. The Applicant intends to submit a future Certificate of Zoning Compliance(CZC)application and Administrative Design Review(DES)to expand the dining area by adding a vinyl covering over the existing outdoor patio area to create more space during the colder months. During the review of the outdoor seating, staff will verify if the parking in this area meets the requirements of the UDC. Parking dimensions for any on-site parking need to meet the minimum standards of 9' X 19' feet as required in UDC 11-3C-5. D. Proposed Use Analysis: The proposed use will be a drinking establishment within the existing 6,400-square-foot commercial building which requires CUP approval. The drinking establishment will operate from 11 AM to 11 PM Wednesdays through Saturdays, and from 11 AM to 8 PM on Sundays. The proposed use is subject to specific use standards as listed in 11-4-3-10. E. Specific Use Standards(UDC 11-4-3): UDC-11-4-3-10 states the following: A. The facility shall comply with all Idaho Code regulations regarding the sale,manufacturing, or distribution of alcoholic beverages. 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 property is not 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. A drinking establishment requires a Conditional Use Permit in the C-G zoning district. • C. Page 4 55 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. • The property is not located within one thousand(1,000)feet of an adult entertainment 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. • N/A—This property does not abut a residential use or a residential district as defined in Chapter 1. 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. • This property is zoned C-G and requires one(1)parking space per five hundred(500) square feet of gross floor area. However, the change in use requires the applicant to meet the higher parking requirement listed above. The parking analysis approved with the CZC and Design Review Approval(A-2022-0070)for this site, required one parking space for every two hundred fifty square feet of floor space based on a restaurant use. The Applicant currently provides 51 parking stalls on this site, with a parking agreement established with adjoining property owners for cross-access parking after normal business hours. The Applicant meets the parking requirements listed in the UDC code. F. Dimensional Standards (UDC 11-2): This use will occupy an existing commercial building. The applicant is required to apply for a Design Review Application approval to add a vinyl covering over the existing outdoor patio area to create more space during the colder months prior to building permit issuance. Additionally, the Applicant is required to meet all Fire and Building Department requirements for enclosing the patio. G. Parking(UDC 11-3C): UDC 11-3C-6B requires one parking space for every five hundred(500) square feet of gross floor area for the C-G zoning district.As mentioned above,the Applicant has already allocated one parking space for every two hundred fifty(250) square-feet of gross floor area with their previous approvals. Therefore,no additional parking spaces are required at this time. NOTE: Both a restaurant and a drinking establishment required a parking ratio of 1 stall for every 250 square feet of gross floor area.Outdoor seating is not required to be included in the parking calculation. H. Food Trucks: The Applicant is currently operating their commercial kitchen out of a food trailer permanently parked in a designated space on the property. The use of a food truck for this proposal cannot be approved under this conditional use permit as it is not an allowed use according to the unified development code. However;the applicant can apply for a temporary use permit(TUP)through Page 5 56 the City Clerk's office for the use of a food truck on the site. Staff is currently processing a code change to allow food trucks as an accessory use with bars,breweries, and entertainment facilities. Staff anticipates the proposed code changes to be discussed with the Commission during the June 20th hearing. I. Building Elevations: This is an existing commercial building on this site. Building elevations are shown below in the Section VII Exhibits. 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. Page 6 57 VII. EXHIBITS A. APPROVED SITE PLAN ............ ------------------------------------ --------------------------------------------------------------- A . ,� 1ji i i n i i ! TF7j saw- imp --------- ........... -------------- - m � .._ • # -2 IMP F&AsS D SITE PLAN -- ,--- _-AEC- Page 7 58 B. APPROVED LANDSCAPE PLAN YE3 B ------- ---------- ... ....... E3 E3 .......... I Lu ..........------------------------------7 -- Ll Li !* ......................................... ............. .................... VAL a 1, 28. I1. 2A, a3. 21 6, A, 41 . .. ........ ............... SITE PLAN ---------------------------------------------------------------------------------.............----------------------------------------------------ilmm Page 8 F 5-9 1 C. EXISTING FLOOR PLAN ........................... ............................ U . ...................... IOU ------------- O > 1 0 wo --------------------------------------- 6 E-D C) ff- m j (30 C) 0 ........................ .......................... H UU1 B MC)o H: E3 Coco ..................... PROJECT SUr'rAFRT --------- MW I- 7 um RISER ROCM 97UC>WALLe, Page 9 F 60 D. APPROVED ELEVATIONS \q� � pil a � §| \�c-CN7Ro_ �E �F-MvA ��. �— § rxa RUN ~ E4,5T EXTERIOR res_0N \. 3 Page !O e1 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Design Review application is required to be submitted to the Planning Division and approved prior to building permit submittal to address adding a vinyl covering over the existing outdoor patio area to create more space during the colder months. 2. The Applicant shall have a maximum of two (2)years to commence the use as permitted in accord with the conditions of approval. If the use has not begun within two(2)years of approval, a new conditional use permit must be obtained prior to operation or a time extension must be requested in accord with UDC 11-5B-6F. 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 as set forth in UDC 11-4-3-10. All outdoor activity shall remain within the designated patio areas. B. ADA COUNTY HIGHWAY DISTRICT No comments provided. C. IDAHO TRANSPORTATION DEPARTMENT (ITD) Click on link to review comments D. NAMP MERIDIAN IRRIGATION DISTRICT(NMID) Click on link to review comments E. IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) Click on link to review comments 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. The proposed project is within an existing structure in the C-G zoning district. No expansion of the building or site is being proposed and therefore no additional site improvements are required for this proposal. Staff finds the site is large enough to accommodate the proposed. 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 align harmoniously with the Comprehensive Plan by offering an indoor/outdoor wine&whiskey bar, which will contribute to the desired mix of uses outlined in the Commercial Comprehensive designation. Page 11 62 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. The proposed project is within an existing building and is similar to other uses operating in the area. Operating hours will occur between 11 AM and 11 PM Wednesdays through Saturdays, and from 11 AM to 8 PM on Sundays. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Staff ,finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other properties in the area. 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. Staff ,finds 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. Staff ,finds the proposed use will not be detrimental to any persons,property or the general welfare, if the use operates within the proposed hours of operation (II AM—I PM) and all outdoor activity remains within the designated outdoor patio areas. 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. The proposed use will operate within an existing commercial building and will not result in damage of any such features. Page 12 63 v IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for The Gateway at 10 Mile (H-2024-0010) by KM Engineering, LLP., located at the North East corner of W. Franklin and N. Ten Mile Rd. Application Materials: https://bit.ly/H-2024-0010 A. Request: Conditional Use Permit for 390 multi-family units in the R-40 zoning district. B. Request: Preliminary Plat consisting of 31 buildable lots and 3 common lots on 38.99 acres of land zoned C-G and R-40. 64 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING June 6,2024 Legend DATE: Project Location -` TO: Planning&Zoning Commission FROM: Stacy Hersh,Associate Planner 208-884-5533 -- SUBJECT: The Gateway at Ten Mile PP, CUP - H-2024-0010 i LOCATION: NEC of W. Franklin Rd. &N. Ten Mile Rd., in the West %of the SW 1/4 of = Section 11,Township 3N.,Range 1 W. (Parcel: 51211336065) I. PROJECT DESCRIPTION Preliminary plat(PP)consisting of 31 buildable lots 3 common lots on 38.99+/-acres of land zoned C-G and R-40 for The Gateway at Ten Mile; and a Conditional use permit(CUP)for a multi-family development containing a total of 390 residential dwelling units in the R-40 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 38.99-acres(plat boundary) Future Land Use Designation Mixed Use—Commercial(MU-COM)with a small area of Civic in the Ten Mile Interchange Specific Area Plan (TMISAP) Existing Land Use L Vacant/undeveloped land Proposed Land Use(s) Commercial,multi-family development Current Zoning — General Retail and Service Commerical District(C-G)& High-Density Residential(R-40) Proposed Zoning NA Lots(#and type;bldg/common) 31 buildable lots/3 common lots Phasing plan(#of phases) A Phasing Plan was not submitted Number of Residential Units(type 390 units(200 one-bedroom, 174 two-bedroom,and 16 three- of units) bedroom units) Page 1 65 Density(gross&net 10(gross)units/acre Open Space(acres,total [%]/ 4.44 acres buffer/qualified) Amenities A clubhouse with a swimming pool,fitness center,pickleball court,two 5,000 square foot open space areas,a dog park,and bike repair shop. Physical Features(waterways, The Ten Mile Creek bisects a small portion of the southwest hazards,flood plain,hillside) corner of the lot. Neighborhood meeting date;#of February 21,2024;no attendees other than the Applicant attendees: History(previous approvals) H-2020-0046(DA Inst.#2021-082775—Gateway at 10 Mile) B. Community Metrics Description Details Page Ada County Highway See Link to the Staff Report in Section IX below. District • Staff report(yes/no) Yes • Requires ACHD No Commission Action (yes/no) Traffic Impact Study Yes es/no Access Access is proposed via W.Franklin Rd.,N.Ten Mile Rd.as shown on (Arterial/Collectors/State the plat. Hwy/Local)(Existing and Proposed) Traffic Level of Service W.Franklin Rd.—better than"B"/existing plus project`; S.Ten Mile Rd.—"F"(acceptable level of service is"E") Stub There is a stub street on the east boundary of this site(W.Fred Street) Street/Interconnectivity/ that is extended to the west then runs north through this site. Cross Access Existing Road Network There are no existing internal roadways within the site;W.Franklin Rd. and N. Ten Mile Rd. are existing arterial streets that border the site along the south and west boundaries. Existing Arterial Curb,gutter and a 7-foot wide attached asphalt path exists along N. Ten Sidewalks/Buffers Mile Rd. Curb,gutter and a 7-foot wide attached(near the intersection) and 5-foot wide detached(outside of the influence area of the intersection)concrete sidewalk exists along W.Franklin Rd.No buffers exist on this site along either roadway. Proposed Road There are no roadways,bridges or intersections in the general vicinity Improvements that are in the IFYWP or the CIP. Fire Service • Distance to Fire 2 miles from Station#2 Station • Fire Response Time Within 5-minute response time goal • Resource Reliability 74%(goal is 80%or greater) • Risk Identification 4—current resources would not be adequate to supply service to this proj ect. Page 2 66 Description Details Page • Accessibility Meets all required access,road widths and turnarounds • Special/resource Will require an aerial device—can meet this need in the required time needs frame if a truck company is required. • Water Supply Will vary depending on building size and occupancy types. • Other Police Service See Section IX.D West Ada School District • Distance(elem,ms,hs) West Ada School District has experienced significant and sustained growth in student enrollment dur years.Based on current enrollment data specific to the area surrounding this proposed development development consisting of 0 single-family units and 390 multi-family units could house approximately • Capacity of Schools children.Approval of this application will affect enrollments at the following schools in West Ada Sch • #of Students Enrolled Enrollment Ca ac' Chaparral Elementary School S43 700 Meridian Middle School 955 1250 Meridian High School 170 2075 • Predicted#of students 51 school-aged children generated from proposed development Wastewater • Distance to Sewer Services Directly adjacent • Sewer Shed • Estimated Project Sewer ERU's See Application • WRRF Declining Balance IEWoject Consistent with WW Master Plan/Facility Plan Yes • Impacts/Concerns •Flow is committed •See Public Works Site Specific conditions in Section IX.B Water • Distance to Water Services Water available at site • Pressure Zone 2 • Estimated Project Water ERU's See application • Water Quality None • Project Consistent with Water Master Plan Yes • Impacts/Concerns See Public Works Site Specific Conditions in Section IX.B Page 3 67 1 ■I 1 1 lwilar B - Jim E ......_, ;•,:: � `�. PINE 1 -:411"III, ::__„- VJr � � ' ..,,,-•n.-:• W�„. ' noun • � B'- �• �I� ; _ • • • - ■• 'Rio. I■ ! _ 9 :: III ■111. - f =JA KVIN ■ fq� r. „, .■.. NKL-IN-- . � ■■.. ANKLIN� _ - ■ eta =nni _ •�I' s • � - • IIIIIIIIIIIII '' y`' � a��o. � . a 1 1 1 1 1 1 1 �Nl fag, - • - • ,�... '.,�gip?�::. - • - • ._-qi..n::::::•::u �,:•:�::. • • • • 1♦:• : :::::� �: n Oi L�1•..n.n•�•�.n... � • • • • ,�_.._::::::::nm:uuuJq.i.�1•nnm•�•uuw P.INE �• e� ::w�u" m\•.o'.'� � '' �: ::w�uunmm�unnnu\\::::� III �-�•'�••.�.;:"�:� to ,, 1 `/ - Ir ■1��. :;III„ ,,1� I. ��f' _ —pop":1��■■1��. � �1 - �'�n■�r.��'�� J---�Y��`� fit`'=' � C�--C`Jd� �IIIIII IIIIIIII - �': I���il���l`��IIIIIIII IIIIIIIIII C • C. Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 5/20/2024 Radius notification mailed to properties within 500 feet 5/17/2024 Public hearing notice sign posted 5/17/2024 on site Nextdoor posting 5/20/2024 V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAI�: LAND USE: The property is designated Mixed-Commercial(MU-COM) and Civic on the Future Land Use Map(FLUM)in the Comprehensive Plan. This property is located within the area governed by the Ten Mile Interchange Specific Area Plan (TMISAP). The purpose of the MU-COM designation is to encourage the development of a mixture of office,retail, recreational, employment, and other miscellaneous uses,with supporting multi-family or single-family attached residential uses(see pg. 3-9 in the TMISAP for more information). Mixed-use designated areas in the TMISAP are recommended locations for development of activity centers that are specifically planned to include both residential and non-residential uses.Mixed-use areas are anticipated to have 3 or more significant income-producing uses(i.e. retail, office,residential and lodging facilities)with significant functional and physical integration in conformance with a coherent plan(pgs. 3-7 &3-8). The site is proposed to develop 17 commercial lots with uses that may include retail,restaurants,personal and professional services, and office uses as shown on the site plan in Section VIII.H. Additionally,the Applicant has provided plaza and seating areas in the commercial areas that will be easily accessible and approachable to residents and patrons (refer to figures below). }fI &f11o5FUiN6 MAP rO51f I o 1 fr a1AIA,�l rrteww..anfan ercx fenwo e¢errca rxmP++��•.o*• r � � r'r f Page 5 69 The multi-family complex consists of six four-story interior corridor-style buildings and five three-story townhome-style buildings, all featuring flat roofs and contemporary finishes(200 1-bedroom, 174 2- bedroom units, and 16 three-bedroom units). Additionally, amenities include a clubhouse, swimming pool, fitness center,pickleball court,three 5,000 square foot open spaces, a dog park, and a bike repair station located within the central open space. The proposed development encompasses a total of 390 residential units and 17 commercial lots on the overall site. Bicycle and pedestrian connections with decorative street crossings are integrated throughout the site, allowing residents of the multi-family portion of the development and visitors to travel within both the commercial and residential areas, as shown in Section VIII,Exhibit D. Staff finds the mix of income-producing uses proposed as well as the vertical and horizontal integration of such uses and residential densities interconnected by pedestrian walkways and amenities is generally consistent with the goals of the TMISAP for this area. Transportation: W. Franklin Rd. and N. Ten Mile Rd. are existing 5-lane arterial streets that run along the south and west boundaries of the site and are fully built out. S. Wayfinder Avenue and W. Fred Smith Street are proposed to be extended as collector streets from W. Franklin Road at the southeast corner and off-site along the eastern boundary of the site consistent with the Master Street Map in the Comprehensive Plan and the Transportation System Map in the TMISAP. The Transportation System Map depicts the Ten Mile intersection with Wayfinder Avenue as a full access. The Street Section Map depicts this segment of Wayfinder as Street Section E,which is a towncenter collector street per the Transportation System Map. Buildings on such streets are built to the sidewalk and tree-wells are required. The pedestrian experience is enhanced with 12-foot sidewalks, street trees inwells, and pedestrian scale lighting. Ample on-street diagonal parking supports the businesses within the Lifestyle Center and in Mix Use Commercial area. This section may be modified to allow parallel parking as a local section in these areas. A 5-foot wide dry-utilities corridor should be provided along both sides of the street curb. Both wet utilities may be located in the street. Streetlights should be placed in the dry utilities corridor on either side of the street. NAM m mr I I.., no- 64 M Frtng SIree[ Sectian E I i Design: Conceptual building elevations were submitted for the multi-family residential structures and the associated clubhouse. The design of the proposed multi-family structures appears to be of a high quality and are generally consistent in style,materials and colors. Elevations weren't submitted for the commercial portion of the development as tenants are unknown at this time. Final design of the site and all structures is required to comply with the design elements of the TMISAP per the Application of Design Elements matrix on pg.3-49 of the TMISAP and the design standards in the Architectural Standards Manual in accord with the Development Agreement(Inst.#2021-082775,provision#5.1j). The commercial portion of the development should incorporate similar design elements,colors and materials as the residential portion of the development. Page 6 70 Goals,Objectives, &Action Items: 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): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) A variety of multi family housing is proposed in this development consisting of interior corridor-style buildings and townhome-style buildings, allfeaturingflat roofs and contemporary finishes, which will contribute to the variety of housing types in the City, specifically in the Ten Mile area as desired, that should cater to different financial capabilities. • "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 services are available and can be extended by the developer with development in accord with UDC 11-3A-21. The West Ada School shows capacity at area schools below capacity currently serving this area. • "Locate higher density housing near corridors with existing or planned transit,Downtown, and in proximity to employment centers."(2.01.01H) The site is located at a major intersection along two major mobility arterials (Franklin and Ten Mile Roads) and in close proximity to employment centers. Transit services exist in the Ten Mile Crossing development to the south at the intersection of Vanguard/Wayfinder to serve this area—other transit stops may be added in the future. Transit services are available to serve this site via Route 40. Lots 4 and 5, Block I align with the future land use map designation of"Civic"and have been preserved to comply with DA Provision 5.1.d. Currently, Valley Regional Transit does not have any specific plans for a transit center in this location. • "Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability."(3.06.02B) The proposed project with multi family residential and commercial with nearby employment (retail/office uses) and restaurant uses, should provide a good mix of uses that residents won't have to travel far for, thus reducing vehicle trips and enhancing overall livability and sustainability. • "Slow the outward progression of the City's limits by discouraging fringe area development;encourage development of vacant or underutilized parcels currently within City limits."(4.05.03B) This property is an enclave currently annexed into the City and surrounded by other annexed land. The development of this property will maximize public services. • "Improve and protect creeks and other natural waterways throughout commercial,industrial and residential areas."(4.05.01D) The Ten Mile Creek runs through the site's southwest corner and is proposed to be preserved as a natural amenity on Lot 10, Block 3. The Applicant should protect and enhance Ten Mile Creek by adding planters with trees, shrubs, and boulders to match the landscaping Brighton installed around the creek across the street. • "Require collectors consistent with the ACHD Master Street Map(MSM),generally at/near the mid- mile location within the area od City impact."(6.01.03B). A Collector street(Wayfinder Avenue) is proposed along the eastern boundary of the site, intersecting with the proposed continuation of W. Fred Street(local street) running west, consistent with the Page 7 71 MSM. • Provide housing options close to employment and shopping centers". (3.07.02D) This project is proposed as a mixed-use development, offering both residential and employment opportunities within the same area. Additionally, the area immediately south of the subject site, in the Ten Mile Center Subdivision, is filled with commercial and employment development. Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan as discussed above and is consistent with the approved Development Agreement. VI. STAFF ANALYSIS A. PRELIMINARY PLAT A preliminary plat(PP)consisting of 31 buildable lots on 38.99+/-acres of land in the C-G and R-40 zoning districts is proposed for The Gateway at 10 Mile (see Section VIII.A). The Applicant has not yet submitted a phasing plan. Staff recommends that the Applicant provide,or be prepared to discuss a phasing plan at the public hearing. Additionally,the development agreement requires the Applicant to connect to W. Fred Smith Street from the east. Staff recommends that the plat illustrates the connection from the east. Existing Structures/Site Improvements: There are no existing structures on this site. Curb, gutter, and a 7-foot wide attached sidewalk exist along N. Ten Mile Rd. Curb, gutter, and 7-foot wide attached and 5-foot detached sidewalk exist along W. Franklin Rd. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Table 11-2A-8 for the R-40 zoning district and Table 11-2B-3 for the C-G zoning district. In the R-40 district,residential buildings shall provide a minimum setback of ten(10)feet unless a greater setback is otherwise required per Building Code. In the C-G district,there are no minimum setback requirements; however, future buildings may not encroach within required street buffers and residential structures must have a minimum 20-foot separation between structures per Building Code. Access(UDC 11-3A-31: Access is proposed via three roads: W. Franklin Rd., a commercial arterial;N. Ten Mile Rd.,a residential mobility arterial; and the future extension of N. Wayfinder Avenue,a towncenter collector street designated as N. Innovation Lane on the plat. However,the Applicant inaccurately labeled the collector street as S. Innovation Lane on the plat,whereas S. Innovation Lane is located farther west across Franklin Road and functions as a local street. South Wayfinder Avenue lines up directly to the development's south across Franklin Road. Staff recommends that the Applicant correct the name of the future collector street on the plat. Two(2)access driveways are proposed via W. Franklin Rd.—one(1)right-in/right-out only(Private Street A), 565-feet east of Ten Mile Rd. and one(1)full-access, east of Ten Mile Rd. (Wayfinder Avenue -future collector to be built). Upon dedication of the required right of way by third parties,the Applicant shall construct half plus twelve feet of the future collector street adjacent to the property's southeast corner, as shown on the preliminary plat The City supports the additional access to Franklin Road because the completion of the collector roadway is contingent upon the owners of the adjacent properties to the southeast(parcels S1211336300&S1211336401) ACHD has approved the full access for the future collector to be built as a full access and the right-in/right-out only as proposed Page 8 72 with Private Street A. Staff recommends depicting Private Street A as a drive aisle on the plat because it does not meet the private street standards outlined in UDC 11-3F-4. Two(2) access driveways are proposed via S. Ten Mile Rd.—two(2)full-accesses, 825-feet north of Franklin Rd. (Public Street B) and one (1) 1,330-feet north of Franklin Rd. (Public Street A). Where access to a local street is available, the Applicant shall reconfigure the site circulation plan to take access from the local street (Public Street Q in accordance with UDC 11-3A-3. Staff recommends removing the access for Public Street B on Ten Mile Road from the plat limiting the number of access points on a busy arterial street near an intersection per UDC 11-3A-3. The proposed commercial lots can take access from Public Street C. The following existing driveways are to be closed per ACHD's conditions of approval: Close the existing driveway onto Franklin Road located 712-feet east of Ten Mile Road with vertical curb, gutter, a 5-foot wide planter strip and 5-foot wide detached concrete sidewalk to tie into the existing improvements on either side, as proposed. Close the three existing driveways onto Ten Mile Road located 260, 610 and 970-feet north of Franklin Road with vertical curb, gutter and 7-foot wide attached concrete sidewalk to tie into the existing improvements on either side. Other than the accesses specifically approved with this application,direct lot access is prohibited to Franklin Road and Ten Mile Road and should be noted on the final plat(refer to figure below). Staff is supportive of the construction of a continuous local commercial street extending from Ten Mile R4ed thrOUgh the site tp the$pVthe0sl prgperty ling (highlighted in red)and the proposed rlghl-irvrlght-out only drlveway-onto Franklin Road (highlighted in orange). The proposed Idcal street access to Ten Mile Road.Site Acoess B.located 505-feet south of the proposed local street, Street A. ,w,4 should not he �a approved as proposed, as it t : t does not meet Local Street Intersection ® y• r Spacing on M inor Arterials which requires a ' u minimum offset PM 1 of 660•feet from any other 4 RIVATE I roadways, is not i r� M DRIVE needed to serve I P r AISLES the site and this & site will have _ r access to the s signalized intersection of 3ehek Amara nklin I Road via Fred — Smith street. y = See Findings W. on page 17 For ;. i 11 ArFI HOER AVEHLIE - the requirements ,.. w a_ -ems_ regarding Street 6, a proposed R IRO o NLY scree and fecal DRIVEWAY the proposed cut- = de-sac al the terminus of -� r—fir Street A. A Fire Protection Access/Phasing plan was not submitted with this application,which is included in the Fire Dept. comments in Section IX.C. Page 9 ■ Based on ACHD's traffic counts,with development of this property Franklin Rd.will still operate at an acceptable level of service (i.e. "E") but Ten Mile Rd.will not("F").An acceptable level of service is "E" (refer to below). Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Franklin Road between Ten Mile Road and 724-feet Principal Arterial 925 Better than "E" Wayfinder Avenue Ten Mile road between Site Access A and 1,486-feet Minor Arterial 1,555 Franklin Road *Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH). • Acceptable level of service for a seven-lane principal arterial is "E" (2,720 VPH). *Acceptable level of service for a five-lane minor arterial is "E" (1,540 VPH). Road Improvements: Ten Mile Rd. and Franklin Rd. are fully improved with 5-lanes; road widening is not required. The Applicant proposes extending W. Fred Smith Street from east to west,then turning into Public Street C heading north. The Applicant should connect into Fred Smith Street from the east and construct Street C and Fred Smith Street as a 36 foot wide local commercial street sections with 2- travel lanes,parking on both sides of the roadway, vertical curb,gutter, and bulb-outs at intersections and pedestrian crossings with an 8 foot planter strip and 10 foot wide multi-use pathways on both sides of the roadway. The Applicant proposes constructing Public Street A to run east-west along the northwest portion of this site, ending at the southwest corner of the proposed future Civic site, as required by the Development Agreement(#2021-082775). The Applicant should construct Street A between Ten Mile Road and Street C as a 36 foot wide street section with 2-travel lanes,, vertical curb,gutter, an 8-foot wide landscape strip, and 10 foot wide detached concrete sidewalk. The Applicant proposes to construct a portion of Wayfinder Avenue to the site's east property line. The Applicant should construct a temporary cul-de-sac turnaround at the terminus of Wayfinder Avenue with a minimum of a 50 foot paved turning radius in accordance with ACHD's conditions of approval. The Applicant should construct the following turn lanes in accordance with ACHD's conditions of approval: Construct a dedicated westbound right-turn lane on Franklin Road, as proposed, when Site Access C, a driveway, is constructed to intersect Franklin Road located 565-feet east of Ten Mile Road. Coordinate the design of the turn lane with ACHD's Development Review staff. Construct a dedicated northbound right-turn lane, on Ten Mile Road, when Site Access A, a local street is constructed to intersect Ten Mile Road located 1,330-feet north of Franklin Road. Coordinate the design of the turn lane with ACHD's Development Review staff. Page 10 74 As noted above, City Staff recommends that the center access be removed from the plan,unless otherwise approved by City Council. Pathways(UDC 11-3A-8) & Sidewalks(UDC 11-3A-17): There are no multi-use pathways depicted on the Pathways Master Plan for this site. Walkways are proposed throughout the site for pedestrian access and interconnectivity. A 7-foot wide attached sidewalk exists along Franklin Rd. abutting the site within the influence area of the intersection transitioning to a 5-foot wide detached sidewalk for the remaining site frontage.A 7-foot wide attached sidewalk exists along N.Ten Mile Rd.,which should be a minimum 6-foot wide detached sidewalk, separated from the curb by a minimum 8-foot wide tree lawn/parkway, consistent with Street Section A in the TMISAP(see pg.3-20).A 10-foot wide pathway is preferred along Franklin Rd. and Ten Mile Rd.based on ACHD's adopted Livable Streets Performance Measures but not required. Staff is not requiring the Applicant to replace the existing 7-foot wide attached sidewalks and 5-foot wide detached sidewalk that run along both arterials. The Applicant is proposing what appears to be 6-foot wide sidewalks along both sides of W. Fred Smith Street and Public Street C. Staff recommends that the Applicant construct 10 foot wide detached pathways along both sides of these streets in accordance with ACHD's adopted Livable Street Performance Measures and UDC 11-3A-5. West Ada School District(WASD) recommends the addition of a micro-path from the plaza area between Street A and Street B to the sidewalk along Ten Mile Road. This location would be a prime location for a bus stop. Landscaping(UDC 11-3B): Street buffer landscaping is required to be provided with the subdivision in accord with the widths specified in UDC Table 11-2A-8 for the R-40 zoning district and 11-2B-3 for the C-G zoning district based on the street classification and planted in accord with the standards listed in UDC I1-3B-7C. A landscape plan was submitted for the proposed subdivision landscaping,included in Section VIII.B. Required street buffer widths are as follows: 25-feet along W. Franklin Rd., an arterial street; 25-feet along N. Ten Mile Rd., an arterial street; 20-feet along N. Wayflnder Avenue, a collector street; and . The street buffers along W. Franklin Rd.,N. Ten Mile Road, and the portion along N. Wayfinder Ave. east of the driveway access nearest the intersection appear to meet the minimum width standard. Multiple common lots for the street buffers are depicted on the plat and they should be maintained by the property owner or business owners' association in accord with UDC 11-3B-7C.2b. The number of trees proposed in buffers meets the minimum standard required by UDC 11-3B-7; however,the TMISAP requires an enhanced street buffer to align with the TM Center Subdivision directly to the south. (refer to figure below). Furthermore, Staff finds that the Applicant should enhance the landscaping around the Ten Mile Creek on Lot 10,Block 3 to create ab attractive linear open space for the development. Page 11 75 " 4 � ., nth� d s�1�7,e- � r• ��� � ��� F77 ,:' j,rp • �,` 3 ti� -,]r 'GIs�',' i� i.M1 jI ' Landscaping is required in common open space areas in the R-40 portion of the development in accordance with the standards listed in UDC 11-3G-3E. A calculations table is included on the landscape plan submitted with this application demonstrating compliance with the above standards; however, Staff recommends that the applicant enhance the street buffers in accordance with the TMISAP guidelines (pages 3-26,3-27, 3-28,3-29& 3-30. Waterways(UDC 11-3A-A): The Ten Mile Creek bisects the southwest corner of this site and is proposed to be left open as an amenity for the development in accord with UDC 11-3A-6,which requires laterals to be piped unless improved as a water amenity or linear open space. Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. Pedestrian-scale street lights consistent with Street Sections A and B in the TMISAP are required along W.Franklin Rd. and N. Ten Mile Rd. (see pg.3-22). Streetlights shall be placed in the dry utilities' corridor on either side of N.Wayfinder Avenue in accord with Street Section Ein the TMISAP (pg.3-23). Page 12 76 Dry utilities should be located at the back of the curb in the dry utilities corridor along S. Ten Mile Rd. and W. Franklin Rd. in accord with Street Sections A and B in the TMISAP (pg. 3-22). A 5-foot wide dry-utilities corridor should be provided along both sides of S.Wayfinder Avenue; both wet utilities may be located in the street. Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. Storm Drainage(UDC 11-3A-18 : An adequate storm drainage system is 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 as set forth in UDC 11-3A-18.A Preliminau Geotechnical En ine eeringRReport dated 03/06/2020 was submitted with this application; an updated copy should be submitted prior to or with the first final plat application. B. CONDITIONAL USE PERMIT FOR MULTI-FAMILY DEVELOPMENT Conditional use permit(CUP) for a multi-family development containing a total of 390 residential dwelling units(200 1-bedroom units, 174 2-bedroom units, and 16 3-bedroom units)in the R-40 zoning district for The Gateway at 10 Mile. The proposed development plan is in substantial compliance with the conceptual development plan and building elevations included in the Development Agreement(Inst. #2021-082775)as required. Specific Use Standards(UDC 11-4-3): The proposed use is subject to the following standards: (Staff's analysis/comments in italic text) 11-4-3-27: MULTI-FAMILY DEVELOPMENT: A. Purpose. 1. To implement the goals and policies of the Comprehensive Plan: a. Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. b. Require the design and construction of pathways connections,easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities as part of new multi-family residential and mixed-use developments. 2. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents. a. To create quality buildings and designs for multi-family development that enhance the visual character of the community. b. To create building and site design in multi-family development that is sensitive to and well-integrated with the surrounding neighborhood. c. To create open space areas that contribute to the aesthetics of the community,provide an attractive setting for buildings, and provide safe,interesting outdoor spaces for residents. B. Site design. 1. Residential buildings shall provide a minimum setback of ten(10)feet unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches, and patios, and how they impact adjacent properties. Page 13 77 The residential buildings look to meet the minimum setback requirement of 10 feet as required. 2. All on-site service areas, outdoor storage areas,waste storage,disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street or shall be fully screened from view from a public street. The site plan depicts screened trash enclosures not visible from a public street;all proposed transformer/utility vaults and other service areas shall comply with this requirement. 3. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping, entryway, and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standards would create an inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as outlined in section 11-513-5 of this title. The floor plans submitted with this application depictpatios and balconies that exceed this standard. 4. For this section, vehicular circulation areas, parking areas, and private usable open space shall not be considered common open space.None of these areas were used in the open space calculation. 5. No recreational vehicles, snowmobiles, boats, or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. The Applicant shall adhere to this standard 6. The parking shall meet the requirements outlined in chapter 3, "regulations applying to all districts", of this title. The proposed parking meets and exceeds UDC standards (see parking analysis below). Additionally, the Applicant has provided seven (7)storage buildings/garage structures intended for use as either storage or additional parking for tenants. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office.Located in clubhouse. b. A maintenance storage area.Located in clubhouse. c. A central mailbox location, including provisions for parcel mail,that provides safe pedestrian and/or vehicular access.Located in clubhouse d. A directory and map of the development at an entrance or convenient location for those entering the development.Depict on site plan The site plan submitted with the Certificate of Zoning Compliance application should depict the location of these items in accord with this standard. C. Common open space design requirements. 1. The total baseline land area of all qualified common open spaces shall equal or exceed ten (10) percent of the gross land area for multi-family developments of five (5) acres or more. The multi- family portion of the site is 17.5 acres, requiring 1.75 acres(76, 052 square feet)of baseline open space according to the standard. The Applicant is proposing 10.52% of baseline open space, totaling 1.84 acres(80,157 square feet), exceeding the requirement. 2. All common open spaces shall meet the following standards: a. The development plan shall demonstrate that the open space has been integrated into the development as a priority and not for land use after all other development elements have been designed. Open space areas that have been given priority in the development design have: (1) Direct pedestrian access; Page 14 ■ (2) High visibility; (3) Comply with Crime Prevention through Environmental Design(CTED) standards;and (4) Support a range of leisure and play activities and uses. b. Open space shall be accessible and well-connected throughout the development. This quality can be shown with open spaces that are centrally located within the development,accessible by pathway and visually accessible along collector streets or as a terminal view from a street. c. The open space promotes the health and well-being of its residents. Open space shall support active and passive uses for recreation,social gathering,and relaxation to serve the development. Staff finds the proposed open space areas within the multi family development comply with these standards by providing open space that is well connected,highly visible,and promotes health and well-being by supporting a range of leisure and play activities with the proposed amenities and general design of the open space.See the submitted landscape plan and rendering for a visual of compliance with this standard. 3. All multi-family projects over twenty(20) units shall provide at least one (1) common grassy area integrated into the site design allowing for general activities by all ages. This area may be included in the minimum required open space total.Projects that provide safe access to adjacent public parks or parks under a common HOA,without crossing an arterial roadway,are exempt from this standard. a. Minimum size of the common grassy area shall be at least five thousand(5,000)square feet in area. This area shall increase proportionately as the number of units increase and shall be commensurate to the size of the multi-family development as determined by the decision- making body. Where this area cannot be increased due to site constraints, it may be included elsewhere in the development. b. Alternative compliance is available for these standards if a project has a unique targeted demographic; utilizes other place-making design elements in Old-Town or mixed-use future land-use designations with collectively integrated and shared open space areas. The submitted plans feature three common grassy open space areas, each 5,000 square feet in size that exceed the requirement. These areas are situated internally to the site, adjacent to Building "F"; adjacent to the clubhouse, and between Buildings "E"and "D': 4. In addition to the baseline open space requirement, a minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150)square feet for each unit containing five hundred(500)or fewer square feet of living area.None of the units are below 500 square feet(sf.) of living area. b. Two hundred fifty (250) square feet for each unit containing more than five hundred (500) square feet and up to one thousand two hundred(1,200) square feet of living area. There are 320 units proposed between 500 and 1,200 s.f.; therefore, a total of 1.84 acres (80,000 square feet) of common open space is required. C. Three hundred fifty (350) square feet for each unit containing more than one thousand two hundred(1,200)square feet of living area. There are 70 units proposed that are over 1,200 sf of living area; therefore, a total of 0.56 acres (24,500 square feet) of common open space is required. At a minimum, a total of 104,500 sf. (or 2.40-acres) of outdoor common open space is required to be provided in the proposed development. A total of 113,424 square feet(or 2.60-acres) is proposed to be provided in excess of UDC standards. Overall, the proposed qualified open space complies with the standards in 11-4-3-27C. Page 15 79 5. Common open space shall be not less than four hundred (400) square feet in area, and shall have a minimum length and width dimension of twenty(20) feet. The common open space areas depicted for the overall multi family development meet this requirement. 6. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. Staff is not aware of any phasing for the proposed multi family project. 7. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to a collector or arterial streets unless separated from the street by a berm or constructed barrier at least four(4)feet in height,with breaks in the berm or barrier to allow for pedestrian access. The Applicant is not including or requesting that the required 25 foot street buffer along N. Ten Mile Road(arterial roadway) and W. Franklin Road(arterial roadway)be included as part of the open space calculations. However, these frontage improvements are required with the development of the proposed commercial portion of the development. D. Site development amenities. 1. All multifamily developments shall provide for quality of life,open space,and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life. (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. (5) Dog park with a waste station. (6) Commercial outdoor kitchen. (7) Fitness course. (8) Enclosed storage b. Open space. (1) Community garden. (2) Ponds or water features. (3) Plaza. (4) Picnic area including tables,benches,landscaping, and a structure for shade. c. Recreation. (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. d. Multi-modal amenity standards. Page 16 so (1) Bicycle repair station. (2) Park and ride lot. (3) Sheltered transit stop. (4) Charging stations for electric vehicles. 2. The number of amenities shall depend on the size of the multifamily development as follows: a. For multifamily developments with less than twenty (20) units, two (2) amenities shall be provided from two (2) separate categories. b. For multifamily development between twenty (20) and seventy-five (75) units, three (3) amenities shall be provided,with one(1) from each category. c. For multifamily development with seventy-five (75)units or more, four(4) amenities shall be provided,with at least one(1)from each category. d. For multifamily developments with more than one hundred (100) units, the decision-making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection (D), provided that these improvements provide a similar level of amenity. To satisfy the specific use standards for the proposed 390 multi-family units the decision- making body may deem if the proposed amenities for the multi-family development is sufficient. According to the submitted plans and narrative, the applicant believes they have included four qualifying amenities, each from a different category. The proposed amenities consist of the following: ➢ Clubhouse ➢ Swimming pool ➢ Fitness center ➢ Pickleball court ➢ Three 5,000 square foot open space areas ➢ Dog park ➢ Bike repair station ➢ Enclosed storage All amenities are located within the central open space lot. The Applicant is proposing multiple amenities from the"Quality of Life"category,and missing an amenity from the"Open Space" category. The Applicant should add a picnic area that includes tables,benches,and a structure for shade in one of the open space grassy areas to meet the requirements of UDC Code 11-4-3- 27.1)for the site. Overall,the proposed amenities satisfy the required standards. E. Landscaping requirements. 1. Development shall meet the minimum landscaping requirements by chapter 3,"regulations applying to all districts", of this title. 2. All street-facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three(3)feet wide. Page 17 81 b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty-four(24)inches shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. According to the submitted landscape plans, the Applicant is showing compliance with this standard. F. Maintenance and ownership responsibilities. All multifamily developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant shall comply with this requirement and provide said document at the time of CZC submittal. Landscaping(UDC 11-3B): Street buffer landscaping is required to be provided with the subdivision improvements as noted above in Section VI.A. Parking: Off-street vehicle parking is required for the proposed multi-family dwellings as set forth in UDC Table 11-3C-6.Based on(200) 1-bedroom units, 174 2-bedroom units,and 16 3-bedroom units, a minimum of 735 off-street spaces are required with 390 of those being in a covered carport or garage, and 39 spaces designated for guest parking.A total of 744 spaces are proposed,including 363 carports provided,231 standards provided,and 150 garages provided. The proposed parking exceeds the minimum standards per the UDC code.Furthermore,the Applicant has provided seven storage buildings,totaling 82 storage garages, designated for either storage purposes or additional parking for tenants. Bicycle parking is required per the standards listed in UDC 11-3C-6G and should comply with the standards listed in UDC 11-3C-5C. One bicycle parking space is required for every 25 proposed vehicle parking spaces or portion thereof. Based on 744 spaces,a minimum of 30 spaces are required. The site plan states a total of 30 spaces are proposed for the multi-family portion of the development. Bike racks should be provided in central locations for each building as proposed and comply with the standards listed in UDC 11-3C-5C. According to the submitted plans, the Applicant is demonstrating compliance with this standard. Fencing(UDC 11-3A-7): A 6' privacy fence is proposed on the north and west side of the multi-family development. Staff recommends that the Applicant submit a detail of the fencing at the time of CZC submittal. Building Elevations(UDC 11-3A-19;Architectural Standards Manual; TMISAP) Conceptual building elevations were submitted for the various types of multi-family units proposed in this development as shown in Section VIII.F. All of the structures consist of a complementary mix of materials,including stucco,brick veneer,horizontal exterior cement siding,metal parapet caping, glazing,and colors. The Applicant should work with the Police Dept.on a plan for emergency police access into each building entry point using a multi-technology keypad(see Section IX.D for more information). An administrative Design Review application is required to be submitted for approval of the design of the multi-family structures and clubhouse prior to submittal of building permit application for those structures.An application for Certificate of Zoning Compliance is also required to be submitted along with the Design Review application. The design of the structures is required to be consistent with the design standards in the Architectural Standards Manual and the design guidelines in the TMISAP as noted in the Development Agreement(Inst.#2021-082775) (see the Application of the Design Elements table on pg.3-49 of the TMISAP). Page 18 82 VII. DECISION A. Staff: Staff recommends approval of the proposed Preliminary Plat and Conditional Use Permit per the provisions included in Section IX in accord with the Findings in Section X. Page 19 83 VIII. EXHIBITS A. Preliminary Plat(date: 03/11/2024) PRE LIMINARY PLAT 5HOWI M5 GASSER LAND DEVELOPMENT SUBDIVISION A PARCEL OF LAND SrFUTED IN THE WTiT 1fl OF THE 9XUR WE 514 Of SB=PP 11.TOVk%rHIP i WWK ROAM I WEST.EIOLSE IWKHIDIM.&M OWWff.UVd0 QS+Lw7v.%.-_-n E&Z ir y fir• = I •>Lrrsa --�^•^� ��- x,� � + itar i IMF - W Run— Page 20 ■ B. Landscape Plan(date: 03/11/2024) P9 'yy - -y r Lw nrra sr ao srT n ' L Ib law 1,4 s O - 4 kml 2+?-AT LANDSCAP Page 21 ■ C. Overall Conceptual Site Plan --.1 IF] E Air TE- WAY AT 10 M I CCIiNCEPTUAL.SUBJECT TO CHANGE RMUGYIG IIIGMTar Mwr CC, :EI 41' IIFIL-OAD 174h?W NAY :I - Lh7C 4'al1 -4L6F16� i � � I I� a �.T' � .,I a.soxG■ RLAIAA r I I u r _emu - 1 } 1 pvNKsn[[•�. 1 Ll 1 i i. mm �c8 I 1 5 ti I x / SF PIEp�LLRII fTA(#T 0AM M 1; FUP44LIN II34G II*WIPAL ANTLEIRL1 - L Ca'r"fYSJVif XiFITOW f�MVFDCIAJ )CCWLWRCIAL RY Page 22 86 T '111 .1 G� A--r l iE WAY 711" I 0 M i L IL CGICEPTUAL,SUEJECfTOCR&NGE a►amsouuno��ua _ I{ aft � •7.1 .r�ti f I I •- try i •1 5 ��1 '1�S F yy55 r��J 5 �L k I.N •1.11 � , _ fit ratwa��� '— •- k,.,crl�arrewu __ kl - 7 U lTM sMh[r MULTI- If CMtW1rYU4L CCW"L}R�CUL Page 23 F87 CONCEPTUAL,S-LIC)ECfTOCHANCE T� w.rFCw�e avrarw*r .. h i.� � 4RM f • xrx eai�nce L Ms I. k� I r a iR MILbC';M15 r all 'a �li�7h�4 FAR r� �w.FF[D SWr—wxc' 3 x 3 F F h4bp;u y no58 i 7FTX`JF'alF Mill F-I'A i' Page 24 F88 T FI ;E - F IE WAY AT 10 M 1 LE CONCEFrUAL,SLIEJEC-rm CHANGE SEtiZFGMw .49 1 S EC Alp I'A AI&UA s�c►►ow a - � � _ _ I a SfrTm a 1'ul6rl��i► ' — I '� � �r • a r+ rr r � r � • a � � r ,'� '' f , FiRFIA Y y DG LD G/JMGALYIac P'JI' rid ARrimm: Jl+1 pm NFKH PW44 Tppm M-01% "HEM LLTWO u itG LIAb IVKK 1 � ,4 r• I y { • .. 4 — ■ 4 __ a - rr i l UZAa ' i R[FLIITLYI[•JYFI-SIGH Ala SGATIIIS Tw am*TK D'DDDPATM1l!FL{M!1 rml5 Et7m,"lm, 911DG f f 1 ' r � • �ti.r I '• DEWEW MENT PLAN Page 25 F89 D. Pedestrian &Bicycle Circulation Plan THE Tof , SAY AT 10 M T LIF CONCEPTUAL,5UI�JECT TO CRAPIGE di � a• I elf, 4 `+�_ i rE i � : � I • _ iN i • �,i L�AXI4I IX II]Y�U i rmrmk1901 lA7fAIRLi rff CIRCULATION DIAGRAM (NIMBI 9{•YQE41FKULADON 06*4 rtxsrrltenL*;wLmr i Page 26 90 E. Site Plan For Multi-Family Portion Of Development(date: 03/11/2024) VIMr ----• tr— - rrr I I r . LL OWL t Aw- km Vgtl �, --- Page 27 F-91 F. Landscape Plan for Multi-Family Portion of Development(date: 03/11/2024) • '�•'('�' ,�_ '. STREFT7REFCALCVEATION5�_7REU351FI x.w.x wr•r,r�w..xx...r •... .•.._. .._.. - G1Q S16i�10m[ iRS lL3�ItlY ORG Aw.a7wT .T,.SPdSiP .. TO(AL S RFFi REFS Ow _ ,poi � .� BUFFER TRE[CRLCLIIATIONS ITPEE�3S IE TOTAL B�FFERTREFSREM PdRI(ING CdLN1ATI0NS � 'Y-'•""'•• ••�•••• �v _ ;;i i�i TO AL P0.RpIG ISLAND TREES 'x ••r � • err.• } ...i I �. .. �y , ORIYFALIE TRE[CALCIMTIONS�ITPEF�3S IFS ``• •••• r• •4�-. _ _ _ __ T�_L ORrvF arsLF rRFEs -. � _ '.SFAC[TIIEE CALCIJLATM]16 �.' ILL CF[N SPACE 1REFS `� �EOIJIRFMEMS g[ -i '''O a ',_ALCIJLAN01611 RACE=35TALI5'r •• I I j �y w/SPACES TOTAL w w I I i km o LANDSCAPE PLAN - _ — _ _ • ^ - - 2! [uPu.OFw Page 28 sz G. Qualified Open Space Exhibit(dated: 03/11/2024) F77777777-Ln 00 "ENE T� -------- i IIIIIII IIIIIIIUIIIIIIII VRF L) - ----------- L--- -------I-. ox km OPEN SPACE IXHIIIIT CuPL2.0 Page 29 IM Eii■■■ii�������i■ii�i<�al:e����l I ��iO��l II■I MIN ■I ■■ II■i1■II ■■ I■ ■� III ■■ II■��■II ■■ II■I ■■ I■ . II IL.II_�_IL.II �_IL.II_I�..1 rl..l 1..� 1 L.II II i1�■1::111�e�111:illl■YID■III::111�Ib::111■i�::III■YID■lil::l 111■11::111!1! - - —._....--••—•— —•—•—---—---— —-- ._.._.. 11■I ■■ I■ �I ■■ II■Y�■II ■■ I■ -- 11■1 ■■ II■Y�■II ■■ 11■1 ■■ I■ II II_I II_..1_�..1 �..11 I Il..t lI---1..11_II ' - = 1■I ■■ I■ ■I ■- 1■ ■I ■■ I■ ■■ I�T■■T I■ ■I T-■ _ I■ ■■ I■ �yMINE! MEN Fd it®■1 1i1111111.- 11=.111t����11:11 ��:ffi��1■11 HIM Mini 1�■do,-WE'R lip---�I - .� a.. �I ME n■Il�ul W lu®u®nl:_I■®III_:P1��I�ul_:II®II RICH -■ 11�111�11 e■ �■ 11®11�11 •� ®Ifill!II�Y�®II �• ®I ■I �■ I�11 elI� — -- i = I Ili it=1 1no II■11■II ■■ ®■ 11■11■11 ®■ ®I ®■ II■Y�■II �■ ®I ■I -■ I■11 ■�11 II�•�-•1 1■�1■-1_I_.■1_ II_.■1_II_ II_I_■■I_I ■■ I I■ ■I I ■■ ■■ IN ■1 ■■ l l ■I ■■ I■ ■I I -- MI ■I -■ 1■ A AIMEE EME ME ME ;; II®1 ;; II■11■II ;; ;; Ilill■11 ;; ;; II■11■II ;; II■1 ;; 1 1 1 1 11 11 1 II 1 -■ 11®1 -■ II�11®II -• -■ Ililllell -■ •■ II�11■II -• II1®1 �� 1_.I No 1_.�._I e_.ln_.1 L■1 I I�._� ME WE II1®1 e■ II�11®II M■ -■ IIl11�11 �■ �■ II�11�11 •• II1®1 •� _ 1�•11 �■ I 1�•�•�11 I II�•��•11 I •• I II•�1 HE So i� ■I :: :. I■ ■I P.M. M.N. I■ ■I E.E. JI :: rt■� ■■il._ 1 -■I i--—----- IIEIm.■■I_111 110 pa ■' 17q in ■' l�i�i. ISI�sl;�1= ��,■spa=�i�i� ■����� ;:1®III III��®III 111■1i■111 III���I No onMISSION i11�11 1� �■ •■ II■YY■II -• •■ II�11■II -■ IIl1 -• �1:1®111::Ili®�®III::Ii1■rY■111:_:Ili���ll:_I_III■u■ul1'53 11i1■11;:1l - Ia I :: 10 ■I In ■I IN l l :: IN ■I is 1■ is A m TA01 1 �=1=1 -■� I■1I=1=Ii I LEFT ELEVATION 2—R'G—ff-mEvA-now ETRIZIGR FINISH LEGEND TEN MILE FRONT ELEVATION I �■e I■f e ■ =11�■�11==11�■�11==11�■�11= lei■iel--lei■iel--lei■�ei- TA01 1■=■1 �1■I■1�NMI1■=■11 1 1■=■1 �1■I■1� 1■=■1 FRONT ELEVATIONN EXTERIOR FINISH LEGEND 7EN MILE FRANKLIN Page 31 ee■ee■ II■■■11==11■■■11==11■■■11 11■■■11==11■■■11==11■■■11= =1e�■ie 1==1e�■ie 1==1e�■�e l le�■ie 1==1e�■�e 1==1e�■�e 1= F95 � � QQ Q T Q T T TA 01- T 0 It .-04 4 1 —AJ�%Cuo��— i� �,.Eq 1 CLURFICKISE-SIDE ELEVATION CLUBMI-t5E-FZ3NT ELEVATION 2 K-Y NOTES 0 "R TEN MILE FRAMKLIN EXTERIOR FINISH LEGUID 3CLURRMISE REIN ELEVATION III= - ------------------ X - Ak"6, ID I CLURKME-SIDE ELEVATION DENFRAL NffrEs 5GLLIB SLOE ELEVATION PARTIAL SIDE ELEVATION AC5.0 60—'BFmusE TAM -------------- --—-------------- H TEN MILE FRANKLIN BERuIIIIIIIIIII ml.T lRompi-m-CLUMUSE as AC2.0 "In Page 32 F 96] TA0 ~'t� --E PrLNOIIM5ff11RA 77%CA......E SIDE EEEW[INII GARAGE FRONT ELEVATION-12 RAT bit, O O '3TPICAL UNAGE SIRE EIETARON GARAGE REAR ELEVATION-11 DAY TEN MILE& Fr;nxlcux fiARARE F ELEVATION-12 EAT A'ACCEMBLE EAT KEPIOTES f: .Y�.» IRE GAIIAGE RFAR EIEVARON-12 EAT NAOCESSI D E BAT saENUEIEEu - '!GARAGE FRIINT ELEVATION-d EAT N IEAm"NAIECE ... ,..�. _ AG5.0 GAME FRONT ELEVATION-R EAT N MAwEENAOCE Page 33 97 City/Agency Comments&Conditions IX. PLANNING DIVISION 1. Future development shall comply with the provisions in the existing Development Agreement(Inst. #2021-082775,H-2020-0046)and the conditions in this report. Preliminary Plat: 2. The final plat shall include the following revisions: a. All street buffers are required to be placed in a common lot or on a permanent dedicated buffer, maintained by the property owner or business owners' association, as set forth in UDC 11-3B- 7C.2b.Required street buffers are a minimum of 20 feet wide along N. Wayfinder Avenue, a future collector street. Street buffers are measured from the back of sidewalk where attached sidewalks are provided and from the back of curb where detached sidewalks are provided per UDC 11-3B-7C.1 a. The Applicant shall depict the 20 foot buffer along Wayfinder Avenue in a common lot or as a permanent easement on the plat. b. The extension of N. Wayfinder Avenue on the east property boundary shall be included in the construction drawings for the first phase of development; or,may be included in a separate submittal to ACHD. *Replace S. Innovation lane with N. Wayfinder Avenue on the plat. c. Wayfinder Avenue shall be constructed to stub to the site's east property line. Construct a temporary cul-de-sac turnaround at the terminus of Wayfinder Avenue. The temporary cul-de- sac turnaround shall be paved with a minimum 50-foot turning radius. If the temporary turnaround extends onto a buildable lot,the entire lot shall be encumbered by an easement and identified on the plat as a non-buildable lot until the street is extended. Install a sign at the terminus of the stub street, stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE") shall d. The Applicant shall construct a temporary cul-de-sac turnaround at the terminus of Wayfinder Avenue with a minimum of a 50-foot paved turning radius per ACHD guidelines. e. Depict a minimum 12-foot wide sidewalk, street trees in wells,and pedestrian scale lighting along N.Wayfinder Avenue with street lights in the dry utilities' corridor on either side of the street consistent with Street Section E in the TMISAP(see pg. 3-23). £ A 5-foot wide dry-utilities corridor shall be provided along both sides of N. Wayfinder Avenue; both wet utilities may be located in the street. Streetlights shall be placed in the dry utilities corridor on either side of the street in accord with Street Section E in the TMISAP(pg. 3-23). g. Dry utilities shall be located at the back of the curb in the dry utilities corridor along S. Ten Mile Rd. and W.Franklin Rd. in accord with Street Sections A and B in the TMISAP(pg. 3-22). h. Remove Public Street B from the plat limiting the number of access points on a busy arterial street near the intersection per UDC 11-3A-3. i. Depict a cross-access easement on Lots 3—9,Block 3 for the right-in/right-out drive aisle on the plat. j. Lot 6,Block 3 shall take access from W.Fred Smith Street; direct lot access to S. Innovation (Wayfinder Avenue) shall be prohibited. k. Depict W. Fred Smith Street connecting from the east and construct Street C and Fred Smith Street as a 36-foot wide local commercial street sections with 2-travel lanes,parking on both Page 34 98 sides of the roadway,vertical curb, gutter, and bulb-outs at intersections and pedestrian crossings with an 8-foot planter strip and 10-foot wide multi-use pathways on both sides of the roadway on the plat. j. Depict the Irrigation District's easement for the Ten Mile Creek. k. Lot 4 and 5,Block 1 shall remain preserved for the future Civic portion of the site for future development of a multi-modal transit station, in accordance with DA provision 5.1d. 1. Lot 11, Block 3 shall remain preserved to relocate an ACHD pond and/or coordinate with the Meridian Parks Department to determine a future plan for the lot in accordance with DA provision 5.In. m. Lot 10, Block 3 shall remain preserved for the Ten Mile Creek and associated easement. n. Add a note to the plat requiring cross-access for all lots that do not have access to a public street. o. The Applicant shall construct the decorative crossings and the plaza areas as shown in Exhibit C, Section VIII with the commercial development. 3. The landscape plan included in Section VIII.0 shall be revised as follows: a. Street buffers at the required width are required to be placed in a common lot or on a permanent dedicated buffer,maintained by the property owner or business owners' association as set forth in UDC 11-3B-7C.2(see#2a above for required widths). b. Include a detail of the proposed fencing at the time of CZC submittal. c. Depict a minimum 5-foot wide detached sidewalk along S. Ten Mile Rd. in accord with UDC 11-3A-17A. d. Depict a micro-path from the plaza area between Street A and Street B to the sidewalk along Ten Mile Road for the future bus stop. e. Depict a minimum 12-foot wide sidewalk, street trees in wells, and pedestrian scale lighting along N. Wayfinder Avenue with street lights in the dry utilities corridor on either side of the street consistent with Street Section E in the TMISAP(see pg. 3-23). f. Depict 10-foot wide detached pathways along both sides of W. Fred Smith Street and Public Street C in accordance with ACHD's adopted Livable Street Performance Measures and UDC 11-3A-5. g. Enhance the street buffers along Ten Mile Road and Franklin Road to align with the TM Center Subdivision directly to the south and meet the guidelines outlined in the TMISAP. h. Enhance the landscaping around the Ten Mile Creek on Lot 10,Block 3 to create an attractive linear open space for the development. i. Construct the plaza areas with the commercial development consistent with the renderings in Exhibit C, Section VIII. 4. The subject property shall be subdivided prior to issuance of the first Certificate of Occupancy for the development as set forth in the Development Agreement(Inst. #2021-132704,provision#5.1d). 5. Submit an updated Geotechnical Engineering Report prior to or with the first final plat application. 6. The Applicant shall comply with ACHD's conditions of approval. Page 35 99 1 7. Construct half plus twelve feet of the fixture collector street(N.Wayfinder Avenue) from the south to the north along the southeast corner property boundary shall be constructed prior to or with the first phase of development in accord with the specifications noted herein. 8. A Certificate of Zoning Compliance and Design Review application shall be submitted for each structure(or group of structures if desired)and approved prior to submittal of application(s)for building permits. The plans submitted shall comply with the design elements of the Ten Mile Interchange Specific Area Plan(TMISAP) and the design standards in the Architectural Standards Manual(see the Application of Design Elements matrix on pg. 3-49 of the Plan)as required by the Development Agreement.The commercial portion of the development should incorporate similar design elements, colors and materials as the residential portion of the development. Conditional Use Permit: 9. The multi-family development shall have an ongoing obligation to comply with the specific use standards listed in UDC 11-4-3-27. 10. Add a picnic area that includes tables,benches, and a structure for shade in one of the open space grassy areas to meet the requirements of UDC Code 11-4-3-27.1)for the site at the time of CZC submittal. 11. The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. 12. Comply with building code requirements for separation between structures within the development. 13. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised as follows: a. Depict the locations of the property management office,maintenance storage area, central mailbox location(including provisions for parcel mail,that provide safe pedestrian and/or vehicular access),and a directory and map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3-27B.7. c. All transformer and utility vaults and other service areas shall be located in an area not visible from a public street,or shall be fully screened from view from a public street in accord with UDC 11-4-3-27B.2. d. Add a picnic area that includes tables,benches, and a structure for shade in one of the open space grassy areas to meet the requirements of UDC Code 11-4-3-27.D for the site at the time of CZC submittal. g. In phased developments,common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units as set forth in UDC 11-4-3-27C.3. 13. A Certificate of Zoning Compliance and Design Review application(s) shall be submitted for the multi-family development and approved prior to submittal of application(s) for building permits. The plans submitted shall substantially comply with those approved with this application and with any required modifications noted herein. The design of structures shall comply with the design elements of the Ten Mile Interchange Specific Area Plan(TMISAP) (see the Application of Design Elements matrix on pg. 3-49 of the Plan) and the design standards in the Architectural Standards Manual. One application may be submitted for the entire multi family development. Page 36 Fool I. PUBLIC WORKS https:llweblink.meridiancily.orglWebLink/DocView.aspx?id=344373&dbid=0&repo=MeridianCitX J. FIRE DEPARTMENT https:llweblink.meridianciV.ofglWebLinkIDocView.aspx?id=344378&dbid=0&repo=MeridianCitX K. POLICE DEPARTMENT https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=344375&dbid=0&repo=MeridianCitX L. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=344632&dbid=0&repo=MeridianCity&cr =1 M. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https:llweblink.meridianciU.ofglWebLinkIDocView.aspx?id=346027&dbid=0&repo=MeridianCitX N. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridianciU.ofglWebLinkIDocView.aspx?id=346190&dbid=0&repo=MeridianCitX O. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridianciiy.orglWebLinkIDocView.aspx?id=345722&dbid=0&repo=MeridianCitX P. WEST ADA SCHOOL DISTRICT(WASD) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=347726&dbid=0&repo=MeridianCitX Q. KUNA SCHOOL DISTRICT https:llweblink.meridianciV.ofglWebLinkIDocView.aspx?id=344407&dbid=0&repo=MeridianCitX R. VALLEY REGIONAL TRANSIT https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=345874&dbid=0&repo=MeridianCiU&cr =1 ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.meridiancily.org/WebLinkIDocView.aspx?id=348785&dbid=0&repo=MeridianCitX Page 37 Fl-ol IX. FINDINGS A. Preliminary Plat(UDC 11-611-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision- making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Staff finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the Development Agreement provisions and conditions of approval in Section IX. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds there are no roadways, bridges or intersections in the general vicinity that are in the IFYWP or the CIP. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. B. Conditional Use Permit(UDC 11-511-6E) The Commission shall base its determination on the Conditional Use Permit requests 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 that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the R-40 and C-C zoning districts (see Analysis, Section V for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed use is consistent with the future land use map designations of MU-COM and Civic and is allowed as a conditional use in UDC Table 11-2B-2 in the R-40 and C-C zoning districts. 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. Page 38 F1 Staff finds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other uses planned for this area and with the intended character of the area and that such uses will not adversely change the 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. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other properties in the area. The Commission and Council should weigh any public testimony provided to determine if the development will 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. Staff finds that essential public services are available to this property and that the use should be adequately served by these facilities. Page 39 103