HomeMy WebLinkAboutPZ - Staff Report for 8-1 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 8/l/2024
DATE:
TO: Planning&Zoning Commission '
FROM: Sonya Allen,Associate Planner
208-884-5533
sallen@meridiancity.org
APPLICANT: Adler Industrial _ �'=
;.
SUBJECT: H-2024-0018
Legend
TMW-CUP =
� Project Location
LOCATION: 1085 S. Ten Mile Rd., in the SW 1/4 of = Area of Impact - -
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Section 15,T.3N., R.1 W. City limits
I. PROJECT OVERVIEW
A. Summary
Conditional use permit for warehouse,including distribution,uses on 15.97-acres of land in the
Mixed Employment(M-E)zoning district.
B. Issues/Waivers
None
C. Recommendation
Staff: Approval with the conditions included below in Section IV.
D. Decision
To be determined
II. COMMUNITY METRICS
Table l: Land Use
Description Details Map Ref.
Existing Land Use(s)/Proposed Use Vacant/undeveloped/warehouse,including distribution -
Proposed Land Use(s) Warehouse,including distribution -
Existing Zoning Mixed Employment(M-E) VII.A.2
Future Land Use Designation Mixed Employment(ME)in the Ten Mile Interchange VII.A.3
Specific Area Plan(TMISAP)
Table 2: Process Facts
Description Details
Preapplication Meeting date 4/16/2024
Neighborhood Meeting 5/1/2024
Site posting date 7/19/2024
City of Meridian I Department Report I. Project Overview
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District Error!
Reference
source not
found.
• Comments Received Yes -
• Commission Action Required No -
• Access W.Villaggio Way/Grand Mogul,a collector street -
• Traffic Level of Service Unknown -
ITD Comments Received No(NA) Error!
Reference
source not
found.
Meridian Fire Distance to Station#6:2.4 miles Error!
Response Time: 3 minutes Reference
source not
found.
Meridian Public Works Wastewater Distance to Mainline: Will be available at site when IV.A.15
Villaggio/Grand Mogul is extended along north boundary.
Impacts or Concerns:No
Meridian Public Works Water Distance to Mainline: Will be available at site when IV.A.15
Villaggio/Grand Mogul is extended along north boundary.
Impacts or Concerns:No
See City/Agency Comments and Conditions in Section IV and in the public record for all comments
received.
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The existing development agreement anticipates this property developing with a mix of light
manufacturing(i.e. classified as light industry) and warehouse uses, including distribution. The
proposed development plan is generally consistent with the conceptual development plan
included in the DA, as required.
The proposed use contributes to the mix of land use types desired in the Mixed Employment
designation in the Ten Mile Interchange Specific Area Plan(TMISAP),which include light
industrial uses. The proposed structures are a single-story in height with floor areas ranging from
28,500 to 128,730 square feet(s.f.),which is within the anticipated ranges for such in the
TMISAP. The floor area ratio(FAR)of 0.41 (283,810 total gross floor area/696,960 s.£ lot area)
is below that anticipated in the Plan; the Plan anticipates that FAR will exceed 0.75.
Table 4: Pro aect Overview
Description Details
History AZ-09-008 Meridian Crossing [Ord.#10-1467,Development Agreement
(DA)Inst.#110115738];H-2021-0081 Vanguard Village(MDA,RZ,PP,
CUP—DA Inst.#2 022-049 7 799);H-2023-0072 Vanguard Village(MDA
—DA is not yet recorded);FP-2024-0012 Vanguard Village No. 1 —FP
(not yet approved or recorded)
Acreage 15.97-acres
Notes:See Error!Reference source not found..Error!Reference source not found..
City of Meridian I Department Report IIl. Staff Analysis
B. History and Process
There is a development agreement in effect for this property that governs future development
(Vanguard Village Inst. #2022-0497799).An amendment to the agreement was recently approved
but has not yet been recorded. A preliminary plat was previously approved that includes the
subject property; a final plat application has been submitted but has not yet been approved.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
None
2. Proposed Use Analysis (UDC 11-2):
The UDC(Table 11-2B-2)lists warehouse uses,which includes distribution, as an allowed
use with a conditional use permit in the M-E zoning district; compliance with the specific use
standards for such in UDC 11-4-3-42 is required.
3. Dimensional Standards (UDC 11-2):
Future development is required to comply with the dimensional standards listed in UDC
Table 11-2B-3 for the M-E zoning district.
4. Specific Use Standards (UDC 11-4-3):
11-4-3-42. -Warehouse.
A. Accessory uses allowed. Office not to exceed twenty-five(25)percent and retail sales not
to exceed ten(10)percent of the total enclosed area of the use.
B. Outside activity areas shall be located a minimum of three hundred(300) feet from any
property line adjoining a residence or a residential district.
The proposed use must comply with these standards.A floor plan should be submitted with
the Certificate of Zoning Compliance application to ensure accessory office and retail uses
don't exceed the standard.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
Buildings are required to be designed in accord with the design standards in the Architectural
Standards Manual. See Section III.D.4 below for more information on design requirements.
Because the site is not accessed via 1-84, it's determined not to have street frontage per UDC
11-1A-1,therefore the standards listed in UDC 11-3A-19B.2 do not apply.
The proposed development plan complies with the parking lot design standards.
Per UDC 11-3A-19B.4, a minimum 5-foot wide pedestrian walkway is required to be
provided from the perimeter sidewalk to the main building entrances per UDC 11-3A-
1913.4a. The walkway is required to be distinguished from the vehicular driving surfaces
through the use of pavers,colored or scored concrete, or bricks.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
The landscaping within the street buffers along I-84, W. Villagio Way and La Vista should
be installed with the subdivision improvements associated with Vanguard Village
Subdivision No. 1. However, if they're not completed prior to the issuance of the first
Certificate of Occupancy within this development, this developer should be responsible
for these improvements as required with the final plat(FP-2024-0012).Review of the
City of Meridian I Department Report III. Staff Analysis
street buffer landscaping for consistency with UDC standards will take place with FP-
2024-OOIZ Note:Although this site doesn't abut the future extension of Villagio, the
larger(soon to be) lot does; therefore, street buffers are required on the larger(future)
lot.
ii. Parking lot landscaping
Parking lot landscaping is required in accord with the standards listed in UDC 11-3B-8C.
Additional trees are required in the west perimeter buffer(a minimum of 1 tree is
required per 35 linear feet); alternative compliance to this standard may be requested as
allowed in UDC 11-5B-5. A minimum buffer width of 7-feet is required if wheel
restraints aren't provided in abutting parking spaces to prevent vehicle overhang per
UDC 11-3C-5B; if wheel restraints are provided,the minimum buffer width is 5-feet—
the width of the perimeter buffer is different on the site plan vs. the landscape plan and
the buffer along the west boundary isn't depicted in its entirety on the site plan. Shrubs
along with lawn or vegetative groundcover are also required in the perimeter buffers.
The site/landscape plans submitted with the Certificate of Zoning Compliance
should be revised to comply with these standards.
iii. Landscape buffers to adjoining uses
No residential uses exist or are planned adjoining this site to the west or east;therefore,
no buffers are required.
iv. Tree preservation
There are some existing trees on the southwest portion of this site. The landscape plan
includes a tree mitigation schedule that depicts(32)2-inch caliper trees but doesn't
include how many caliper inches are being removed; the plan submitted with the
Certificate of Zoning Compliance application should include detailed information
that demonstrates compliance with the standards listed in UDC 11-3B-IOC.5.
v. Storm integration
Stormwater integration on the site is required to comply with the standards listed in UDC
11-3B-11 C.
vi. Pathway landscaping
Landscaping is required along the multi-use pathway within the street buffer along I-84
along the southern boundary of the site in accord with the standards listed in UDC 11-3B-
12C.A mix of trees,shrubs,lawn and/or vegetative groundcover should be
provided; the landscape plan should be revised to include shrubs as required.
3. Parking (UDC 11-3C):
Off-street vehicle parking is required in accord with the standards for commercial districts in
UDC 11-3C-6B.1. Bicycle parking is required in accord with the standards listed in UDC 11-
3C-6G and should comply with the design standards listed in UDC 11-3C-5C.
i. Nonresidential parking analysis
A minimum of one(1) space is required for every 500 s.f. of gross floor area. Based on
the total square footage of the structures(i.e.283,810 s.f.), a minimum of 568 spaces
are required; only 473 spaces are proposed—a minimum of 95 additional spaces are
required to be provided. The buildings may need to be decreased in size to comply with
the parking standards. See UDC 11-3C-7—Parking Alternatives and UDC 11-5B-5—
Alternative Compliance for other options.
ii. Bicycle parking analysis
City of Meridian I Department Report III. Staff Analysis
A minimum of one(1)bicycle parking space is required to be provided for every 25
proposed vehicle parking spaces or portion thereof, bicycle parking should be
depicted on the plans in accord with this standard along with a detail of the rack
that demonstrates compliance with the design standards.
4. Building Elevations (Comp Plan,Architectural Standards Manual):
Elevations and renderings have been submitted for the proposed structures, included in
Section VII.E below.
The architectural design of the proposed structures is required to comply with the design
standards in the Architectural Standards Manual,the structure and site design standards listed
in UDC 11-3A-19 and the design guidelines in the Ten Mile Interchange Specific Area Plan
(TMISAP) for the Mixed Employment(ME) designation as noted in the Application of the
Design Elements table on pg. 3-49,unless otherwise modified in the Development
Agreement(DA).Note: The most recent amendment to the DA (H-2023-0074) allows a
minimum of 8%windows on the frontage (i.e. visible from I-84) and a single plane wall
maximum distance of 150 feet without building modulation and included a conceptual site
plan and building elevations for the proposed structures.
The design elements in the TMISAP applicable to ME designated areas include the
following: architecture and heritage (3-32),building form and character(3-37) (i.e. building
facades;building heights;base,body and top; and roofs), signs(3-46) and public art(3-47).
Architecture and heritage:New buildings are encouraged to incorporate architectural
features and details reminiscent of the earlier farming and dairy activities built around
1900 in the area(see pg. 3-32 in the Plan for more information). Due to the industrial
nature of the proposed development, it may be difficult to incorporate the type of features
desired.
Building form and character: The primary facades of the structures include entries into
the buildings. Trash dumpsters should be located away from the primary fagade of the
building, ideally within a rear fagade, and should be contained within screened enclosures
with minimum 6-foot tall walls. Low-rise buildings of 2-4 stories are desired over much
of the area—although the proposed structures are only 1-story,they do have a taller form
at 41-feet in height(note: The ME designation allows buildings 1-4 stories in height).
The base,body and top is defined on the proposed elevations through variations in color,
minor step-backs, fenestration patterns and varying parapet heights. Roof equipment,
including mechanical equipment, should be screened from view by the parapets. Flat
roofs with varying parapet heights are proposed.
Signs should be designed to contribute to the overall character, identity and way finding
system(see pg. 3-46 for more information). A separate sign permit is required.
Public art, in a high quality of design, should be incorporated into the design of
streetscapes,public buildings,parks,transit, infrastructure, and other public projects in
the Ten Mile area. Because this is an industrial type of use that doesn't include public
spaces, Staff isn't recommending public art is provided with this project.
5. Fencing(UDC 11-3A-6, 11-3A-7):
Fencing is not depicted on the landscape plan.
6. Parkways (UDC 11-3A-17):
Parkways are required to comply with the standards listed in UDC 11-3A-17E.
City of Meridian I Department Report 111. Staff Analysis
E. Transportation Analysis
1. Access (UDC 11-3A-3):
Access is proposed via La Vista Way, a private street(yet to be approved), from the future
extension of W. Villaggio Way, a collector street,along the northern boundary of the site;
direct access via I-84 is prohibited.A cross-access easement should be granted and a
driveway constructed midway along the west boundary of the site for future
interconnectivity and access to/from the parcel to the west in accord with UDC 11-3A-
3A.2.An access easement should also be granted to the future lot to the east for use of
the private street and interconnectivity between lots. These easements may be
accomplished through a note on the final plat or a separate recorded easement.
2. Multiuse Pathways (UDC 11-3A-5):
A 10-foot wide multi-use pathway is required as proposed within the street buffer along 1-84
in accord with the Pathways Master Plan and should be constructed with the subdivision
improvements associated with Vanguard Village. A 14-foot wide public use easement(10'
pathway+2' each side) is required to be submitted for the proposed pathway.
3. Pathways (Comp Plan, UDC 11-3A-8):
Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8.
A pathway connection should be provided to the adjacent property to the west along the
driveway stub for interconnectivity. Sidewalks are proposed adjacent to the private street
along the east boundary.
4. Sidewalks (UDC 11-3A-17):
Sidewalks are required along all streets as set forth in UDC 11-3A-17. Sidewalks are
proposed in accord with UDC standards.
5. Private Streets (UDC 11-3F-4):
A private street(La Vista Way) is proposed along the east boundary of the site.A private
street application is anticipated to be submitted with the final plat application that's currently
in process.
F. Services Analysis
1. Waterways (Comp Plan, UDC 11-3A-6):
All waterways, except natural waterways, are required to be piped unless used as a water
amenity or linear open space, in which case they may be left open as set forth in UDC 11-3A-
6. The Marvin Lateral lies along the south and west boundaries of this site within a 50-foot
wide Nampa&Meridian Irrigation District(NMID) easement(20-feet left and 30-feet right)
and should be piped. See comments from NMID in Section IV below.
2. Pressurized Irrigation (UDC 11-3A-I S):
Underground pressurized irrigation water is required to be provided in each development as
set forth in UDC 11-3A-15.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in accord with the adopted standards,
specifications and ordinances; design and construction shall follow Best Management
Practice as adopted by the City per UDC 11-3A-18.
4. Utilities (Comp Plan, UDC 11-3A-21):
All utilities for the proposed development are required to be installed in accord with the
standards listed in UDC 11-3A-21.
City of Meridian I Department Report III. Staff Analysis
G. Special Request
The Applicant has requested a clarification to the determination of an abandoned use in regard to
the proposed warehouse/distribution use to be included in the conditions of approval for this
application. The UDC(11-1A-1)defines"abandoned"as follows, "To cease or discontinue a use
or activity for 12 months."
The Applicant proposes the term"abandoned"shall be applied to the subject area as a whole and
not individual sites or buildings within the subject property(e.g. if one suite or building is being
used for warehouse/distribution, such use shall not be deemed abandoned for any portion of the
subject area).
Note:Light Industry uses are also proposed in this area, which include manufacturing. This use
isn't included in this clarification because light industry is a principal permitted use in the M-E
zoning district and as such, cannot be deemed abandoned.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. The Applicant shall comply with all previous conditions of approval associated with this
development [H-2021-0081 Vanguard Village(MDA,RZ,PP, CUP—DA Inst. #2022-
0497799); H-2023-0072 Vanguard Village(MDA); FP-2024-0012 Vanguard Village No. 1 —
(FP)]
2. The proposed use shall comply with the specific use standards listed in UDC 11-4-3-42:
Warehouse.
3. Submit floor plans for the buildings with the Certificate of Zoning Compliance application(s)
that demonstrate compliance with the maximum square footage of accessory uses (i.e. office
and retail sales)allowed in UDC 11-4-3-42A.
4. The site plan and/or landscape plan, as applicable, shall be revised as follows:
a. Depict minimum 5-foot wide pedestrian walkways from the perimeter sidewalk to the
main building entrances; the walkways shall be distinguished from the vehicular driving
surfaces through the use of pavers, colored or scored concrete,or bricks as set forth in
UDC 11-3A-19B.4.
b. Depict parking lot landscaping in accord with the standards listed in UDC 11-3B-8C[a
mix of Class II or III trees (I per 35 linear feet)and shrubs,lawn or vegetative ground
cover is required].Also, comply with the standards in UDC 11-3C-5B.3, 4.
c. Include linear feet of perimeter buffers in the Parking Lot Perimeter Tree Schedule.
Note: The width of the western perimeter buffer isn't the same between the site and
landscape plans and the full perimeter buffer isn't depicted on the site plan—revise
accordingly.
d. Include tree mitigation information on the plan that demonstrates compliance with the
standards listed in UDC 11-3B-IOCS.
e. Include shrubs and lawn or vegetative groundcover along with the trees within the
landscape strips along the multi-use pathway within the street buffer along the southern
boundary of the site adjacent to I-84 in accord with the standards listed in UDC 11-3B-
12C.
f. Depict off-street parking in accord with the standards listed in UDC 11-3C-6B.1,which
requires a minimum of one(1)off-street parking space to be provided for every 500
City of Meridian I Department Report IV. City/Agency Comments & Conditions
square feet of gross floor area. See UDC 11-3C-7—ParkingAlternatives and UDC 11-
513-5—Alternative Compliance for other options.
g. Depict bicycle parking in accord with the standards listed in UDC 11-3C-6G; include a
detail of the bicycle rack that demonstrates compliance with the design standards listed in
UDC 11-3C-5C.
h. Depict a driveway and pedestrian walkway midway along the west boundary of the site
for future vehicular and pedestrian interconnectivity and access to/from the parcel to the
west(#S1215325450)in accord with UDC 11-3A-3A.2.
i. Depict the 50-foot wide easement for the Marvin Lateral along the southern and western
boundaries of the site.
5. The design of the proposed structures shall comply with the design standards in the
Architectural Standards Manual and the design elements in the Ten Mile Interchange Specific
Area Plan(TMISAP)as noted in the Application of the Design Elements table on pg. 3-49 for
the Mixed Employment(ME) designation,unless otherwise modified in the Development
Agreement(DA).Note: The most recent amendment to the DA (H-2023-0074) allows a
minimum of 8%windows on the frontage and a single plane wall maximum distance of 150-
feet without building modulation.
6. The landscaping within the street buffers along 1-84,Villagio Way and LaVista should be
installed with the subdivision improvements associated with Vanguard Village Subdivision
No. 1. However, if it's not completed prior to the issuance of the first Certificate of
Occupancy within this development,this developer shall be responsible for those
improvements as required with the final plat(FP-2024-0012).
7. The recent modification to the development agreement(H-2023-0074) shall be approved by
City Council and recorded prior to submittal of the first Certificate of Zoning Compliance
and Design Review application for this site.
8. A cross-access easement shall be granted and a driveway constructed midway along the west
boundary of the site for future interconnectivity and access to/from the parcel to the west
(#S 1215325450) in accord with UDC 11-3A-3A.2. This easement may be accomplished
through a note on the final plat or a separate recorded easement.
9. A cross-access easement shall be granted to the future lot to the east(i.e. depicted as Lot 4,
Block 1 on the proposed final plat) for use of the private street and for interconnectivity
between lots. This easement may be accomplished through a note on the final plat or a
separate recorded easement.
10. A 14-foot wide public use easement(10' pathway+2' each side) shall be submitted for the
proposed multi-use pathway within the street buffer along 1-84 prior to issuance of Certificate
of Occupancy. Alternatively,this easement may be provided earlier prior to recordation of
final plat application for Vanguard Village Subdivision No. 1.
11. The Marvin Lateral,which lies along the south and west boundaries of this site within a 50-
foot wide Nampa&Meridian Irrigation District(NMID) easement, and any other open
ditches shall be piped as set forth in UDC 11-3A-6.
12. Signage for the proposed development should be designed to contribute to the overall
character, identity and way finding system in accord with the TMISAP(see pg. 3-46 for more
information). A separate sign permit is required.
13. For the purpose of determining an abandoned use in regard to the conditionally approved
warehouse/distribution use on the subject property,the term"abandoned" shall be applied to
City of Meridian I Department Report IV. City/Agency Comments & Conditions
the subject property as a whole and not subareas of the subject property or individual
buildings. For example, if at least one(1) suite or building is being used for
warehouse/distribution, that shall be deemed continued warehouse/distribution use for the
subject property as a whole, and such use shall not be deemed abandoned for any portion of
the subject property Note:Light industry uses, which include manufacturing, are principally
permitted in the district and as such, cannot be determined an abandoned use.
14. A Certificate of Zoning Compliance and Design Review application(s) shall be submitted and
approved prior to submittal of building permit applications for this site. Building permits may
be issued prior to recordation of the final plat;however,no Certificates of Occupancy shall be
issued prior to recordation of the final plat for the lot on which the building(s)is located,per
requirement of the most recent amendment to the DA(H-2023-0074).
15. The Applicant shall commence the use as permitted in accord with the conditions of approval,
satisfy the requirements set forth in the conditions of approval, and acquire building permits
and commence construction of permanent footings or structures on or in the ground within
two (2)years from the date of approval of the subject conditional use permit; or apply for a
time extension prior to that date as set forth in UDC 11-5B-6F in order for the conditional use
permit to remain valid.
Other Agency comments may be accessed in the project file,included in the public record.
City of Meridian I Department Report IV. City/Agency Comments & Conditions
V. FINDINGS
A. Conditional Use(UDC 11-5B-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
l. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
Stafffinds the site is large enough to accommodate the proposed use and meet all
dimensional and development regulations of the recommended M-E zoning district. However,
the size of the buildings may need to be decreased in size to comply with the minimum off-
street parking standards.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Stafffinds the proposed warehouse use, which includes distribution, use will be harmonious
with the Comprehensive Plan and is consistent with applicable UDC standards with the
conditions noted in Section IV of this report.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
Stafffinds the design, construction, operation and maintenance of the proposed use should be
compatible with other uses in the general neighborhood, with the existing and intended
character of the vicinity and will not adversely change the essential character of the area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Stafffinds the proposed use will not adversely affect other properties in the vicinity if it
complies with the conditions in Section IV of this report.
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.
Stafffinds the proposed use will be served by essential public facilities and services as
required.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Stafffinds the proposed use will not create 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.
Stafffinds the proposed use will not be detrimental to any persons,property or the general
welfare by the reasons noted above.
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.
Stafffinds the proposed use will not result in the destruction, loss or damage of any such
features.
City of Meridian I Department Report V. Findings
9. Additional findings for the alteration or extension of a nonconforming use:
This finding is not applicable.
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed CUP application and finds it in conformance with the
Comprehensive Plan, specifically the TMISAP, and the UDC with the conditions included in
Section IV.
B. Commission:
Pending
C. City Council:
Pending
City of Meridian I Department Report VI. Action
VII. EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
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Area of Impact
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2. Zoning Map
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City of Meridian I Department Report VII. Exhibits
3. Future Land Use
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4. Planned Development Map
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Project Location
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Planned Parcels
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City of Meridian I Department Report VII. Exhibits
B. Service Accessibility Report
PARCEL S1215427850 SERVICE ACCESSIBILITY
Overall Scare: 25 17th Percentile
Location In City Limits GREEN
Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN
Floodplain Either not within the 1DO yrfloodplain or > 2 acres GREEN
Emergency Services Fire Response time > g min. RED
Emergency Services Police Meets response time goals most of the time GREEN
Pathways V ithin 1/4 mile of current pathways GREEN
Transit Within 1/4 mile of future transit route ='E--a'.',
Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets GREEN
plan) matches existing (#of lanes)
School Walking Proximity From 1I2 to 1 mile walking ='E--OV
School Drivability Not within 2 miles driving of existing or future school RED
Park Walkability No park within walking distance by park type RED Ig
Repart gerem?d on U-2&EM4 by M.iERID1A%T-&31&
City of Meridian I Department Report VII. Exhibits
C. Site Plan(date: 12/19/2023)
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City of Meridian I Department Report VII. Exhibits
D. Landscape Plan(date: 6/11/2024)
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City of Meridian Department Report VII. Exhibits
III
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City of Meridian Department Report VII. Exhibits
E. Building Elevations(date: 8/21/2023)&Renderings
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City of Meridian Department Report V11. Exhibits
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City of Meridian Department Report VII. Exhibits