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2024-12-05
PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, December 05, 2024 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Andrew Seal Commissioner Patrick Grace Commissioner Matthew Sandoval (arrived at 6:09 PM) Commissioner Jared Smith Chairperson Maria Lorcher Commissioner Sam Rust ABSENT Commissioner Brian Garrett ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Commissioner Seal, Seconded by Commissioner Grace. Voting Yea: Commissioner Seal, Commissioner Grace, Commissioner Smith, Chairperson Lorcher, Commissioner Rust 1. Approve Minutes of the November 21, 2024 Planning and Zoning Commission Meeting 2. Findings of Fact, Conclusions of Law for WaFed at Ten Mile, by Joy Patrick, located at 688 N. Cliff Creek Ln. ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 3. Public Hearing for Newkirk East (H-2024-0043) by Laren Bailey, Conger Group, located at in the SE 1/4 of the SW 1/4 of Section 10, Township 3N, Range 1W, parcel: S1210346850 Continued to January 16, 2025 Applicant Requests Continuance A. Request: Preliminary Plat for 95 single family lots on 10.08 acres of land zoned Traditional Neighborhood Residential (TN-R). B. Request: Development Agreement Modification to revise the concept plan to remove the 216 multi-family units and replace with 95 single-family attached homes. Motion to continue to January 16, 2025 made by Commissioner Rust, Seconded by Commissioner Seal. Voting Yea: Commissioner Seal, Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher, Commissioner Rust 4. Public Hearing for 3970 E. Overland Rd. (H-2024-0053) by Dominic Pera, JGT Architecture, located at 3970 E. Overland Rd. Recommend Approval to City Council Application Materials: https://bit.ly/H-2024-0053 A. Request: Annexation and Zoning of 1.120 acres of land from the R-1 zone in Ada County to the General Retail and Service Commercial District (C-G) zoning district for the construction of a 4,950 sq. ft. multi-tenant building with one side being used for a restaurant. Motion to recommend approval made by Commissioner Seal, Seconded by Commissioner Rust. Voting Yea: Commissioner Seal, Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher, Commissioner Rust 5. Public Hearing for Foldesi Reserve (H-2024-0055) by Jeff Hatch, located at 3915 N. Ten Mile Rd. Recommend Approval to City Council Application Materials: https://bit.ly/H-2024-0055 A. Request: Annexation of 3.31 acres of land for the construction of approximately 46,000 sq. ft. of flex space in the I-L zoning district. Motion to recommend approval made by Commissioner Rust, Seconded by Commissioner Seal. Voting Yea: Commissioner Seal, Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher, Commissioner Rust 6. Public Hearing for 330 N. Linder Rd. (H-2024-0048) by Nicholas Rinker, located at 330 N. Linder Rd. Recommend Approval to City Council Application Materials: https://bit.ly/H-2024-0048 A. Request: Annexation of 1.0 acre of land with an I-L (Light Industrial) zoning district to operate a Vehicle Sale or Rental and Service Facility. Motion to recommend approval made by Commissioner Rust, Seconded by Commissioner Grace. Voting Yea: Commissioner Seal, Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher, Commissioner Rust 7. Public Hearing for Pollard North (H-2024-0037) by Brighton Corporation, generally located approximately 1/4 mile north of W. Chinden Blvd. at the north end of N. Levi Ave. on the north side of W. Waverton Dr. Recommend Denial to City Council Application Materials: https://bit.ly/H-2024-0037 A. Request: Rezone of 21.95 acres of land from the R-8 to the TN-R zoning district. B. Request: Preliminary Plat for 177 building lots and 26 common lots on 19.76 acres of land in the TN-R zoning district for Pollard North Subdivision. Motion to recommend denial made by Chairperson Lorcher, Seconded by Commissioner Grace. Voting Yea: Commissioner Seal, Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher Voting Nay: Commissioner Rust ADJOURNMENT 7:57 PM --------------------------------------------------------------------------------------------------------------------- To view upcoming Public Hearing Notices, visit https://apps.meridiancity.org/phnotices --------------------------------------------------------------------------------------------------------------------- Meridian Planning and Zoning Meeting December 5, 2024. Meeting of the Meridian Planning and Zoning Commission of December 5, 2024, was called to order at 6:04 p.m. by Chairman Maria Lorcher. Members Present: Commissioner Andrew Seal, Commissioner Maria Lorcher, Commissioner Jared Smith, Commissioner Matthew Sandoval and Commissioner Sam Rust. Members Absent: Commissioner Brian Garrett. Others Present: Tina Lomeli, Kurt Starman, Bill Parsons, Sonya Allen, Nick Napoli, Linda Ritter and Dean Willis. ROLL-CALL ATTENDANCE Brian Garrett X Maria Lorcher _X Matthew Sandoval X Patrick Grace _X Sam Rust X Jared Smith X Andrew Seal - Chairman Lorcher: Good evening. At this time I would like to call the meeting to order. The Commissioners who are present for this evening's meeting are in City Hall and on Zoom. We also have staff from the city attorney's office, the city's clerk office and 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 testimony portion of the meeting you will be unmuted and, then, be able to comment. Please note we cannot take questions until the public testimony portion of the meeting. If you have a process question during the meeting please e-mail cityclerk@meridiancity.org and they will reply as quickly as possible. If you simply want to watch the meeting we encourage you to watch on the city's YouTube channel. You can access it at meridiancity.org/live. With that let us begin with roll call. Madam Clerk. ADOPTION OF AGENDA Lorcher: The first item on the agenda is the adoption of the agenda. Please note Item 6 on the agenda, Newkirk East, will be opened solely for the purpose of continuance. So, if there is anyone here to testify for Newkirk -- Newkirk East we will not be taking public testimony this evening. Can I get a motion to adopt tonight's agenda? Seal: So moved. Rust: Second. F Meridian Planning&Zoning Commission December 5,2024 Page 2 of 37 Lorcher: It's been moved and seconded to adopt the agenda. All those in favor say aye. Aye opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the November 21, 2024 Planning and Zoning Commission Meeting 2. Findings of Fact, Conclusions of Law for WaFed at Ten Mile, by Joy Patrick, located at 688 N. Cliff Creek Ln. Lorcher: The next item is the Consent Agenda. We have several items on the Consent Agenda. To approve the meeting minutes of November 21st and the facts, findings and conclusions for Washington Federal. Could I get a motion to accept the Consent Agenda? Seal: So moved. Grace: Second. Lorcher: It's been moved and seconded to accept the Consent Agenda as presented. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Lorcher: At this time I would briefly like to 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 items adheres to our Comprehensive Plan and our 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 is finished we will open the floor to public testimony. Each person will be called -- called only once during the public testimony. The clerk will call the names individually of those who have signed up on our website in advance to testify. You may come to the microphones in Chambers or you will be unmuted on Zoom. Please 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 screen and our clerk will assist you to run the presentation. If you 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 to speak. After all those who have signed up in advance have spoken we will invite any others who wish to testify. If you wish to speak on a topic you may come forward in Chambers or if on Zoom press the raise hand button in the Zoom app or if Meridian Planning&Zoning Commission December 5,2024 Page 3 of 37 you are listening on a telephone please press star nine and wait for your name to be called. If you are listening on multiple devices, such as a computer or a phone, please, be sure to mute those extra devices so we don't experience feedback and we can hear you clearly. 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 and you will no longer have the ability to speak. And, please, remember we will not call on you a second time. After all the testimony has been heard the applicant will be given another ten minutes to come back and respond. When the applicant has finished responding to the questions or concerns -- and concerns we will close the public hearing and the Commissioners will have an opportunity to discuss and hopefully make either final decisions or recommended -- recommendations to City Council as needed. ACTION ITEMS 3. Public Hearing for Newkirk East (H-2024-0043) by Laren Bailey, Conger Group, located at in the SE 1/4 of the SW 1/4 of Section 10, Township 3N, Range 1W, parcel: S1210346850 A. Request: Preliminary Plat for 95 single family lots on 10.08 acres of land zoned Traditional Neighborhood Residential (TN-R). B. Request: Development Agreement Modification to revise the concept plan to remove the 216 multi-family units and replace with 95 single-family attached homes. Lorcher: We are going to go out of order this evening. We are going to actually start with Item No. 6, the Newkirk East. They request a continuance for preliminary plat. Lomeli: Madam Chair, Commissioner Sandoval has joined us online as well. Lorcher: Oh. Okay. Welcome, Commissioner Sandoval. So, we are going to open this for the sole purpose to have a continuance. Can -- do we have a date in mind for this application? Ritter: Madam Chair, Commissioners, we would like it for the second meeting in January if possible. Lorcher: Okay. Can I get a motion to continue the application for Newkirk East for January 16th? Rust: So moved. Seal: Second. Lorcher: It's been moved and seconded to continue Newkirk East, File No. 0048 for January 16th. All those in favor say aye. Any opposed? Motion carries. Meridian Planning&Zoning Commission December 5,2024 Page 4 of 37 MOTION CARRIED: SIX AYES. ONE ABSENT. 4. Public Hearing for 3970 E. Overland Rd. (H-2024-0053) by Dominic Pera, JGT Architecture, located at 3970 E. Overland Rd. A. Request: Annexation and Zoning of 1.120 acres of land from the R- 1 zone in Ada County to the General Retail and Service Commercial District (C-G) zoning district for the construction of a 4,950 sq. ft. multi-tenant building with one side being used for a restaurant. Lorcher: The next item on the agenda is from JGT Architecture for annexation and zoning at 3970 East Overland Road and we will begin with the staff report. Ritter: Good evening, Madam Chair and Commissioners. So, tonight we are here for an annexation with zoning for the property located at 3970 East Overland Road. The site consists of 1.120 acres. It is currently zoned R-1 in Ada county. So, the current use of the property is a -- is residential. It has several outbuildings on it, so the -- all the structures will be removed and the existing well and septic system will be abandoned as required. The applicant will be required to apply for a certificate of zoning compliance and design review for this application prior to building permit approval. They are requesting to construct a 4,800 square foot multi-tenant building with one side of it being a restaurant. These are the elevations that were submitted for this property. The building materials consist of stucco, stone, wood and metal accent. Again, the full design review will be required to comply with our architectural standards upon review. Sorry. So, this is the site plan. The applicant will be -- is proposing water conserving landscaping along the front for the landscape buffer towards Overland, which will allow the applicant to reduce that landscape buffer by 50 percent. The applicant is also requesting a Council waiver for the landscape buffer to the north of the property adjacent to the residential property. They are asking to reduce it by -- to -- to 15 feet from the 25 feet. That will be an action for Council to consider. Again, this property -- the future land use designation for this property is mixed use regional. This property is just over an acre in size and actually cannot accommodate mixed use on that and that's why they are doing a multi-tenant building. One half of it will be a restaurant and we have limited the uses for the other half of the building. So, we have the restaurant, we will limit it to professional services, retail, specialty shops, but what we did say excluding any type of drive-thru, because the property cannot accommodate a drive-thru on here. Access to this property is off of South Topaz Avenue, which will be turned into a residential collector. They are to provide some right of way to the highway district for Topaz Avenue and for Overland. So, basically, this is a straightforward application. It is an annexation requesting the C-G zoning for this. The property to the east of it is currently zoned C-G. There have been no written testimony on this application and in talking with the applicant they are in full agreement with staff conditions for this application. So, at this time staff is recommending approval for this with the conditions outlined in our staff report and at this time I will stand for any questions that the Commission has. Meridian Planning&Zoning Commission December 5,2024 Page 5 of 37 Lorcher: Okay. Would the applicant like to come forward? Wallgren: Good evening, Commissioners. My name is Jerrod Wallgren. I'm with JGT Architecture, 1135 12th Avenue Road in Nampa, representing the applicant, who is the owner of the Dong Khanh Vietnamese Restaurant in Boise. He is looking to acquire this property and build a building for himself and occupy it with his business. We have read the staff report. We agree with all the findings and conditions with that one concern of the buffer to the north. It's a fairly shallow site, so to have the large buffer along Overland and the large residential buffer, it just -- it makes the building footprint impractically narrow and so the applicant is requesting that reduction from 25 to 15 feet. We also have a cross-access required to the property to the east and so that kind of gears that the site be configured the way that we have done it. That's really the only way we can do it. So, that large buffer just makes it really challenging to get a building in there that's not too narrow. So, he is excited to move his business to Meridian and we are looking forward to your recommendation to Council and we will -- we will address that buffer at that time and I'm glad to stand for any questions. Lorcher: Commissioners, do we have any questions for the applicant at this time? Commissioner Grace. Grace: Madam Chair, thank you. Jarrod, have you talked to the owner to the north and -- first question. Second question is are you going to mitigate -- if you were to get that waiver are you going to mitigate that in any way by putting trees or fence or landscaping or things like that? Wallgren: Yes. So, the applicant did have a neighborhood meeting and spoke with the owner of that property in the summer. She did write a letter of support. Unfortunately, she passed away shortly after that. So, the property is currently unowned. It's in -- in probate. So, that's the status of that property. And, yes, we will -- we will -- for whatever reduction we have for that we intend to load it up with evergreen screening, a fence, a berm, everything we can do to provide as much buffer as possible. Grace: Okay. Thank you. Lorcher: Okay. Thank you very much. Wallgren: Thank you. Lorcher: Madam Clerk, do we have anybody signed up to testify? Lomeli: Thank you, Madam Chair. No one wishes to testify. Lorcher: Is there anybody in Chambers that would like to say anything in regard to this application? We will take her and, then, if you would like to come up after. Good evening. If you can just state your name and address for the record. Meridian Planning&Zoning Commission December 5,2024 Page 6 of 37 Adsitt: Good evening, Madam Chair and Commissioners. My name is the Lynette Adsitt. I live at 1360 South Topaz Avenue. So, I'm just north of the -- north to the person that passed away. Lorcher: Okay. Adsitt: So, excited to see a Thai restaurant come in. Not excited about the traffic that it will create. It's really hard to get out on to Overland between 5:00 and 6:00. It's basically a right-hand turn only. Yeah. To go left is -- you are just going to get an accident. I would also like to ask the applicant if they have considered the expansion of Overland from five to seven lanes, if that's in their plan. Lorcher: Okay. We will ask him to address that when he comes back up. Adsitt: Thank you. Those are my concerns. Lorcher: Thank you. Sir, did you have anything you would like to add? Babbitt: Yes. My name is Carl Babbitt, 1671 East Time Zone, Meridian, Idaho. Just had a question. Topaz, is it still scheduled to be widened to go back towards TopGolf and stuff? So, I was wondering if this development has enough room if they widen that road. Lorcher: We will ask the applicant to address that, but we were under the impression, based on what staff commented, that ACHD is going to make that a collector street. So, yes, it will be widened. Babbitt: Okay. Lorcher: But we don't know when, so -- was there anything else that you want -- just want to know that. Babbitt: No, that -- Lorcher: Okay. Anybody else in Chambers that would like to ask a question? Can the applicant come back forward and answer some of our questions, please. Wallgren: Madam Chair, Commissioners. Jarrod Wallgren. JGT Architecture. The question regarding Overland, yes, we are accounting for the right of way. The property line is currently near the back of a sidewalk and if you see from the site plan we have -- I think it's roughly an additional 14 foot of right of way take to get -- I believe it's 62 feet from center line of road. Topaz is a little less clear to us, but we have plenty of room in that direction to shift our building as needed to account for any right of way that -- that comes up with more detailed ACHD review. So, we will certainly account for that. Flo Meridian Planning&Zoning Commission December 5,2024 Page 7 of 37 Lorcher: Have you heard from ACHD as far -- or if -- do you know like what their plans are? Is it within two years, five years? Wallgren: We haven't heard. Lorcher: You haven't heard. Okay. Staff, do we have -- do we know anything about ACHD's plans for Topaz or -- Ritter: Madam Chair, Commissioners, so ACHD at some point will be widening Overland. I don't know exactly when, but that is in the plan. That's why they are acquiring additional right of way. I think it's like five lanes now and it's supposed to be widened I think somewhere to seven lanes along there. So, they are planning on widening that. I do not have a time frame at this moment for you. I can reach out to the person who asked that question and get that information to her, so -- Lorcher: And, Topaz, is that going to go all the way through the TopGolf? Ritter: That I don't know, but I know they are getting additional right of way from this property owner, so -- Lorcher: Okay. Ritter: So, there is something in the plan for that, too. Lorcher: All right. Commissioners, do we have any other questions for the applicant before we close the public testimony? All right. Thank you very much. Wallgren: Thank you. Lorcher: Can I get a motion to close the public testimony, please? Rust: So moved. Grace: Second. Lorcher: It's been moved and seconded to close the public testimony for 3970 East Overland. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Lorcher: I think the only concern I have is that what you can't see in this picture is to the west of this development or this proposed building are houses. The good news is is that there is not a drive-thru and Thai restaurants are lovely, but I don't think there is ever really a hundred people there all at the same time, so -- but it will create a little bit more in and out traffic on Topaz. But if it does become a collector street it should be F-11 Meridian Planning&Zoning Commission December 5,2024 Page 8 of 37 able to accommodate whatever additional cars that this generates and it's going to have a shared parking lot going east as well. Seal: Madam Chair? Lorcher: Commissioner Seal. Seal: This -- this area here has been part of some hot debates in our past, so -- you know. And this is kind of one of the first dominoes to fall out there, so we kind of knew this -- this was coming. I'm glad to see that it's -- you know, there is -- there is no doubting this is a commercial deployment here. So, that's -- that's nice. We don't have to worry about anything like that going on, but that was some of the worry of some of the residents that were there. But, you know, as more of this land gets -- gets purchased and -- and subdivided and developed and everything I think a lot more of this is going to come in and it -- I mean it's in line with what's happening to the north of it. You know, it's kind of sad to see some of it go away, but that's -- that's what's happening in the area. So, I have no concerns with what's going on in there and -- I mean Council will let them know if they can get the setback that they want, so I'm in favor. Lorcher: Okay. Any other comments or a motion? Seal: Madam Chair? Lorcher: Commissioner Seal. Seal: After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File No. H-2024-0053 as presented in the staff report the hearing date December 5th, 2024, with no modifications. Rust: Second. Lorcher: It's been moved and seconded to approve File No. 2024-0053 -- 43. Sorry. All those in favor say aye. Any opposed? All right. Motion carries. Thank you. MOTION CARRIED: SIX AYES. ONE ABSENT. 5. Public Hearing for Foldesi Reserve (H-2024-0055) by Jeff Hatch, located at 3915 N. Ten Mile Rd. A. Request: Annexation of 3.31 acres of land for the construction of approximately 46,000 sq. ft. of flex space in the I-L zoning district. Lorcher: All right. The next item up is Foldesi? Am I saying that right? Foldesi Reserve. Requests annexation at 3915 North Ten Mile Road. And we will start with the staff report. 12 Meridian Planning&Zoning Commission December 5,2024 Page 9 of 37 Napoli: Good evening, Madam Chair, Members of the Commission. The next item on the agenda is the annexation for Foldesi Reserve. The applicant is requesting annexation of 3.31 acres of land for the construction of approximately 46,000 square feet of industrial space in the I-L zoning district. The site consists of 3.31 acres of land and is located at 3915 North Ten Mile Road as shown on the screen. The current zoning is RUT in Ada county and the FLUM designation is mixed use nonresidential. The current use of the property is residential with several existing buildings on the property. All the structures will be removed and existing well and septic will be abandoned as required. The applicant has indicated the proposed uses for the site will be industrial buildings for industrial users. The use of industrial buildings aligns well with the mixed use nonresidential future land use designation, which accommodates a range of commercial industrial users. Access is proposed off North Ten Mile Road, an arterial street, through a single curb cut. The applicant has condensed the three access points along North Ten Mile Road into a single access point in the center of the property. Additionally, cross-access shall be stubbed to the property to the north and south. The applicant has chosen to do a water conserving design to reduce the landscape buffer along Ten Mile by 50 percent. So, that would reduce it down to 12 and a half feet. The landscaping -- the landscaping will be analyzed with the CZC submittal. The developer is proposing three industrial buildings with a mix of one and two story tenant spaces comprised of stucco, brick veneer, stucco wainscot, metal panels and metal panel roofing with moderate to large setbacks from the street and fringes exceeding the required 30 percent windows along streets. Staff is recommending approval with condition -- or with a development agreement and has not received any written testimony and I will stand for questions at this time. Lorcher: Okay. Would the applicant like to come forward? Good evening. Thiessen: Good evening, Madam Chair, Commissioners. Lorcher: If you can state your name and address for the record. Thiessen: My name is Steve Thiessen. I'm representing the applicant Hatch Design Architecture. Address is 200 West 36th Street in Boise. Lorcher: Okay. Just speak up in the microphone, so we can hear you. Thiessen: Get this thing working right here. Lorcher: Okay. Thiessen: Okay. And tonight we are looking at Foldesi is the pronunciation on that. Foldesi. Lorcher: Oh, did I say it wrong? Thiessen: That's okay. 13 Meridian Planning&Zoning Commission December 5,2024 Page 10 of 37 Lorcher: Foldesi? Is that how you say it? Thiessen: Foldesi. Lorcher: Foldesi. Okay. Thiessen: And this is an annex with zoning to I-L. Do I have control of this? Lorcher: If the mouse doesn't work you might want to try the arrows on the keyboard. Thiessen: Okay. I don't see that on there. Oh, there we are. Okay. Thank you. Okay. All right. Thank you. Sorry about that. Get this figured out. Okay. And here is our vicinity map. This is off of Ten Mile. We are just north of the water treatment facility. I wanted to give a little background on the name itself. If we can go back. There we are. The former owner of the property -- his name is Foldesi and from Hungary and this -- the name means strong connection to the land and nature and we -- and the place itself, a sense of being -- of belonging to a specific place. Even in -- there is a walnut tree to the west of the -- just to the west, kind of center of the property that will be preserved and this walnut tree was planted from seed from Hungary. Lorcher: Oh. Fabulous. Thiessen: Cool to go with the history of the facility there -- of the place there. As stated before, this is -- the subject property is currently county RUT. We are proposing an I-L zoning and we are surrounded by I-L. Again, the future land use map is -- is mixed use nonresidential and the -- the uses proposed are consistent with the comp plan. And this is our site plan. Again, we are -- we are proposing industrial flex buildings and to handle a variety of -- of uses that are allowed or are conditional in the -- in the -- in the zone and, then, also -- my site plan got a little messed up there, but we did add the north and south access as staff was requesting. Lorcher: Okay. Thiessen: And this is a rendering of the property along Ten Mile and, yes, there is lots of materials used. Glazing. Be a very nice looking facility. This slide here kind of shows the industrial side of it. The glass doors. The use of warehousing. So, very good looking building. And I will stand for questions. Lorcher: Commissioners, do we have any questions for the applicant at this time? Thank you very much. Thiessen: Thank you. Grace: Madam Chair, I did -- Lorcher: Oh. 14 Meridian Planning&Zoning Commission December 5,2024 Page 11 of 37 Grace: -- have one question, Steve. Lorcher: Hold on. Grace: Sorry. What -- Lorcher: That's okay. Grace: I don't know that I read or heard -- what -- what are you proposing that's going to go in these buildings -- or maybe a sense of what types of things might go in these buildings? Thiessen: Okay. Madam Chair, Commissioner Grace, it's more -- I guess we are looking at contractor offices, warehousing and -- but just kind of a wide range that would fit within the I-L permitted uses and conditional uses. I think they are geared towards contractor offices and warehousing. Grace: Okay. I just thought I read maybe -- and I may have read -- or I may have incorrectly thought that they were going to be storage facilities. I know you are surrounded by storage facilities there, but -- Thiessen: Yeah. I can address that. These were originally proposed as like large storage facility -- Grace: Okay. Thiessen: -- but applicant has changed the use, so -- Grace: Okay. Thank you. Thiessen: Are there any other questions? Lorcher: Commissioners? No, I think we are good at this time. Thiessen: All right. Thank you. Lorcher: Madam Clerk, do we have anybody in Chambers -- or anybody signed up to testify? Lomeli: Thank you, Madam Chair. No one has signed up. Lorcher: Is there anybody in Chambers that would like to testify? Good evening. Hatch: Good evening. Jeff Hatch. My address is 200 West 36th Street, Boise, Idaho. Commissioners, I appreciate your consideration of our annexation this evening. We have spent a fair amount of time with the owner of this development, who intends to F15] Meridian Planning&Zoning Commission December 5,2024 Page 12 of 37 operate his business here, as well as maintaining these facilities and wanted to, you know, put a thoughtful development into Meridian, but also something that is an opportunity surrounded by not necessarily unsightly industrial projects, but something that can enhance this area despite, you know, the industrial nature around it and really elevate the expectation in Meridian for industrial land. So, sincerely appreciate your time this evening. Lorcher: Thank you. Steve, did you have anything else that you would like to add before we close the public hearing? Okay. Can I get a motion to close the public hearing, please. Rust: So moved. Seal: Second. Lorcher: It's been moved and seconded to close the public hearing for Foldesi -- Foldesi Reserve. All those in favor say aye. Any opposed? All right. Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Seal: Madam Chair? Lorcher: Commissioner Seal. Seal: This one seems pretty straightforward. I'm actually glad to see that it's not going to be storage in there. To be honest, have a lot of storage in that area. I live there, so kind of nice to see this is going to come in and kind of help round out, you know, some of the -- some of what's available in that area for it. So, kind of looks like -- there has been some rumblings of kind of a classic car component going in somewhere in that area, so -- scratch my head on that one a little bit. I don't know. I have heard rumors. But we will see. So, I think this is going to fit into the neighborhood well and it's a -- you know, it's probably pretty hard to -- being right next to the wastewater treatment facility to get in something that's going to kind of help dress up the area and bring in -- bring in more business. Lorcher: Right. And I appreciate you are going to save the walnut tree, too. So, that's -- a little green space in there, so that's good. All right. Commissioners, any other comments? Rust: Madam Chair? Lorcher: Commissioner Rust. Rust: After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File No. H-2024-0055 as presented in the staff report for the hearing date of December 5th, 2024, with no modifications. 16 Meridian Planning&Zoning Commission December 5,2024 Page 13 of 37 Seal: Second. Lorcher: It's been moved and seconded to recommend File 0055 to City Council. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. 6. Public Hearing for 330 N. Linder Rd. (H-2024-0048) by Nicholas Rinker, located at 330 N. Linder Rd. A. Request: Annexation of 1.0 acre of land with an I-L (Light Industrial) zoning district to operate a Vehicle Sale or Rental and Service Facility. Lorcher: All right. Well, we are just going to keep kind of going along here. The next application is Nicholas Rinker requests annexation at 330 North Linder Road and we will start with the staff report. Napoli: Madam Chair, Members of the Commission, next item on the agenda is the annexation for 330 Linder Road. The applicant is requesting annexation of one acre of land for the proposed use of vehicle sales or rental and service. The site consists of one acre of land located at 330 North Linder Road. As shown on the screen the zoning is R-1 in Ada county and the FLUM designation is general industrial. The subject property is part of an enclave -- enclave area surrounded by city annexed property. Annexation of this land will provide more efficient provisions for city services. Industrial uses exist to the west across North Linder Road, to the south and to the east. Single family residence does exist to the north in Ada county. But this property is designated as general industrial on the FLUM designation. The use of vehicle sale or rental and service is consistent with the Comprehensive Plan for general industrial designation. The existing residence is -- existing residence is proposed to remain as the main office for the vehicle sales business. The building shall abandon well and septic and connect to city services at the time of annexation in accord with the UDC. Additionally, the current structure proposed to remain will be nonconforming if approved, with a 35 foot street setback required for the I-L zoning. Any future development on the site will be required to be in compliance of this setback. The applicant is requesting -- is also requesting a Council waiver to reduce the 25 foot landscape buffer to the adjoining residential to the north. The property owners for the property to the north did provide a letter in support of this. The applicant is proposing water wise landscaping, which allows the landscape buffer along Linder Road to be reduced to 12 and a half feet. One full driveway access exists to the site via Linder and this is proposed to be eliminated and the applicant will share access with the property to the south through a cross- access agreement. Staff is recommending approval and has not received any written -- written testimony at this time and I will stand for any questions. Lorcher: Would the applicant like to come forward? F17] Meridian Planning&Zoning Commission December 5,2024 Page 14 of 37 Wilke: Good evening, Commissioners. Lorcher: Good evening. Wilke: I'm not the applicant, I'm the applicant's representative. I represented him for the purchase of the property, but he here with us to answer questions. Lorcher: Okay. Very good. If you can just state your name and address for the record. Wilke: My name is Matt Wilke. P.O. Box 7, Middleton, Idaho. 83644. Lorcher: Okay. Wilke: Like to say we agree with the staff report and recommendation for approval and appreciate the -- the approval there. The -- the -- the applicant agrees with the terms and as -- as stated in the staff report. It is in a future industrial area shown as general on the future land use map and we do have industrial properties contiguous to the south and east already. The neighbors have been fantastic to work with. They seem to have the same vision for the area as the applicant. The neighborhood meeting went well, so that's always a great sign. And the neighbor to the north, as was stated in the staff report, has worked with the applicant to reduce the landscape buffer as they anticipate sometime in the future probably be industrial as well. On the development agreement we just had a couple items to bring up there. One is it does say in the development agreement no more than three cars will be displayed along North Linder Road at any one time. We do have a slight issue with the ITD requirements for a dealer license. So, once he does seek or receive hopefully approval for the annex and rezone his plan would be to apply for the dealership license through ITD and they need to have a display area large enough to display five vehicles of the type the dealer is licensed to sell and so right now being limited to three there is a little bit of conflict there that might need a work around, but in his latest site plan that's dated November 4th, 2024, you can see the four -- or the five display lots on the frontage there and ITD just requires that to be along the office there and he has got plenty of room there to display those five. I don't think it would be an eyesore for automotive and the kind of vehicles he sells. So, that would be our one request there. Also the driveway stub to the north for cross- access, the applicant does not intend to remove the home in front and intends to convert that to an office for the dealer business and so cross-access would probably not be actually very effective in the future, because it would be in the way -- that building would be in the way. It's not going to be removed. He did work with the southern landowner for access there and will come in from that cross-access, which is great, but the -- that northern one is going to be probably not -- it's probably not going to work out just because of the way the lot's designed and this is a small project. ACHD didn't require a traffic impact study due to the low traffic generated and it's really not large enough to -- I don't think really warrant the -- a cross-access to the north, unless this site were to be completely changed in the future, which would require another application and see everyone, but that was our comment there. Also the applicant to install a six foot privacy fence, that's no issue at all. He has actually done that on the Fl-81 Meridian Planning&Zoning Commission December 5,2024 Page 15 of 37 north already, so he has matched the east and south boundary. Done some work on the property to clean it up while they are working on the application here. So, that's all great. So, other than that great staff report and we appreciate the recommendation for approval and I stand for questions. Lorcher: Commissioners, do we have any questions for Matt? Seal: Madam Chair? Lorcher: Commissioner Seal. Seal: I guess it's more of a concern and maybe staff can help with it, but with asking for the reduced buffer space and everything with the house where it is, how is that going to be impacted when they widen Linder? Because they are going to do the overpass for Linder and I would imagine that they are probably going to accelerate widening that, so that to me there -- I just have a concern that, basically, the house structure that's left there, even though it's converted to an office, is that -- is that something that's going to be able to even stay? Wilke: I believe I read in the staff report that there was -- and maybe staff can talk more on this, but because of the recent work on frontage there on Linder it wasn't going to be required to expand past that. That's all pretty much new construction, new sidewalk and new -- new -- new expansion there already. It's already widened. So, I don't know how that would work with the long-term future plan, but I thought it was already built to that standard. Seal: Staff, can you collaborate on that a little? Napoli: Yeah. Madam Chair, Commissioner Seal, as far as with that -- so, Linder has been widened to five lanes here already and there is no planned further improvement on Linder Road at this time from ACHD. So, it is built out to its ultimate capacity at this point. You know, that could change at some point in the future and, you know, at that time have a similar concern, correct, at 35 foot it would create a nonconforming use or -- because of the setback requirement in the I-L zone, which is also part of the reasoning for the cars, the display area. We want the building to be prominent on the property and not have cars displayed in front of it. It's kind of designed for Meridian, because we don't want cars displayed, you know, in front of all the buildings on -- in these areas. We would like the buildings to be prominent. But, you know, as far as Linder Road, you know, at a later point ACHD, you know, it is built out to its ultimate capacity with the five lanes. It was already done. There is actually a moratorium to not cut into Linder Road at this time at that point because of how new it is. I believe it -- in 2026 is when you are able to cut into Linder Road in this portion, but I guess does that answer your question? Seal: It does. Thank you. F-19 Meridian Planning&Zoning Commission December 5,2024 Page 16 of 37 Lorcher: Nick, who makes the decision for his question in regard to three cars displayed or five cars displayed? That's not a city question. Is that an ITD question? Napoli: So, that's a great -- honestly, I didn't know about that issue. I'm not familiar with the dealer license through ITD. Definitely a conversation I can have with ITD and the applicant before our Council hearing to see if they are willing to work with us on that or if there needs to be some bend on our end. I think either way we can get there to where the applicant won't have an issue with that, so he can get his dealer license -- license. Really, the intent behind that as far as staff is to not have vehicles in front of the building. Lorcher: Right. So, just understand that, you know, all powerful ITD has their own way of doing things, so it may be the way it is and you will have to decide if that's in your best interest or not. Grace: Madam Chair? Lorcher: Commissioner Grace. Grace: So, with regard to the development agreement in the 35 foot setback, is that related to any expansion and the existing home structure is sort of exempt from that or is that -- does that capture that existing building? Wilke: It's two feet off, so they need to be 35 or 37, one way or the other, I believe, and so the way I understand it is as long as he doesn't remodel that home and add on to the structure that's there, then, it can stay nonconforming. But maybe someone could educate me more on that one, Commissioners. I'm just not sure that that -- he doesn't need to adjust the size of the home. If he is going to do any development on there it would be more for like a maintenance shop in the future, which wouldn't be attached to that structure, so it could stay in place as it sits. Grace: Yeah. And I'm just trying to get a sense if you are asking us to modify that -- that DA or are you -- I guess I'm not sure what you are asking us. Wilke: I'm just -- I guess on your question, Madam Chair, Commissioners, on the question regarding the structure being nonconforming with the 35 foot setback, any future expansion will require compliance. So, he is not planning on expanding that structure. So, it's fine as it sits, just as long as -- unless I'm seeing something wrong there, I don't think that's an issue. Grace: Okay. Napoli: Madam Chair, Commissioner Grace, yeah, as far as with that -- so, really, any further intensification or redevelopment of the property would require it to be brought into compliance. That's really the intent. You know, if they decide to redevelop this 20 Meridian Planning&Zoning Commission December 5,2024 Page 17 of 37 site in five years' time into something else, essentially, that building will have to be torn down. That's correct. Lorcher: First, staff, also the shared access for the north and the south, is that something that the city is requiring? Napoli: Madam Chair, that is correct. Yeah. We are going to continue to ask for that cross-access easement. You know, as far as where it's going to be on site it doesn't necessarily need to be in alignment with the one to the south, it can be further back on the property. It's just essential for us to consolidate these access points on these arterial roadways to prevent, you know, a lot of curb cuts like we see on Eagle Road. We are trying to prevent that in the future to where we have a lot of traffic coming off these arterial roadways into curb cuts where it creates conflict points and danger to citizens. Correct. Lorcher: So, I mean in regard to that request from the city, the reason it's there is that you are the applicant today and, then, you are developing the site because you are the one who is annexing to the city, but let's pretend it's ten years from now and the current owner chooses to sell and it becomes something else. So, we have no -- as a city has no ability to create that cross-access if we don't do it at the beginning of the annexation. So, you can work with staff with that, but the north and south, you know, cross-access will most -- will be required. So, you will have to work with staff and kind of figure that part out. Parsons: Madam Chair, if I can just elaborate on those comments a little bit more. So, you are correct -- I agree with the applicant, it probably doesn't make a lot of sense today because of the way that they may function with a car lot. They want secure inventory. You don't want people going through your site. In instances like that we still require the cross-access. However, we say if it does -- changes to a different use other than that, it will be required -- or doesn't mean they shouldn't build it, but at least we could put -- you could put parameters on that. If this happens, then, they do it. If not, then, they don't have to do it. The other option is the code allows the Council to waive that requirement as well. So, again, it's -- it's really something that the Commission -- the Council could take under consideration as they move forward in front of them for their annexation request. Lorcher: Okay. Are your neighbors right now to the north and south of you residential? Wilke: The neighbor to the north, Madam Chair, is R-1 still and it has not rezoned, but the neighbor to the south is light industrial and to the east and I believe to the west across Linder as well if I remember correctly. Lorcher: Okay. Commissioners, do we have any other questions for the applicant at this time? Thank you very much. Wilke: Thank you, Madam Chair. Thank you, Commissioners. Thank you, staff. F21 Meridian Planning&Zoning Commission December 5,2024 Page 18 of 37 Lorcher: Madam Clerk, do we have anyone signed up to testify? Lomeli: Madam Chair, no one has signed up. Lorcher: Is there anybody in Chambers that would like to speak in regards to this application? Matt, did you have anything else to add or are you good? Okay. Thank you. Can I get a motion to close the public hearing? Seal: So moved. Rust: Second. Lorcher: It's been moved and seconded to close the public hearing for application 0048. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Lorcher: This one's weird, because I travel Linder all the time and -- and it's changing, but it hasn't changed yet and on the west side of the road -- what is it, A-1 Heating and there is a T-shirt shop and, you know, Ace Auto Body and Meridian Storage and all that kind of stuff. So, it's -- it's been there, but on the west -- on the east side of the road it's always been residential and I guess this is one of the -- not the first one, but one of the few that are -- are really starting to happen. So, to me it seems out of place, but, then, again, it's all going to be kind of, you know, dominoing that way anyway, so -- Grace: Yeah. Madam Chair, my -- my biggest concern was the residential neighbor to the north and it -- it sounds like that that neighbor has been very agreeable and has agreed to the buffer adjustment and so that was my kind of biggest concern, because they seem to be the last residential -- Lorcher: Right. Grace: -- in that area. So, that -- that does seem to be the way this area is going and, you know, therefore, I wouldn't want to stop that progression. Lorcher: All right. Any other comments? Do we have any feelings about the cross- access that we want to share with City Council or should we let that kind of ride and let them decide what -- whether they are not going to support a waiver or not? Seal: Madam Chair, I would leave it for City Council. Lorcher: City Council. Okay. Seal: Personally. I don't know if everybody else feels that way or not, but -- Rust: Madam Chair? F22 Meridian Planning&Zoning Commission December 5,2024 Page 19 of 37 Lorcher: Commissioner Rust. Rust: After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File No. H-2024-0048 as presented in the staff report for the hearing date of December 5th, 2024, with no modifications. Grace: Second. Lorcher: It's been moved and seconded to apply -- to approve Item No. 2024-0048. All those in favor say aye. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: SIX AYES. ONE ABSENT. 7. Public Hearing for Pollard North (H-2024-0037) by Brighton Corporation, generally located approximately 1/4 mile north of W. Chinden Blvd. at the north end of N. Levi Ave. on the north side of W. Waverton Dr. A. Request: Rezone of 21.95 acres of land from the R-8 to the TN-R zoning district. B. Request: Preliminary Plat for 177 building lots and 26 common lots on 19.76 acres of land in the TN-R zoning district for Pollard North Subdivision. Lorcher: All right. We are going to carry on for 2024-0037, Brighton requests a rezone and a preliminary plat for the Pollard North Subdivision and we will begin with the staff report. Allen: Thank you, Madam Chair, Members of the Commission. The next applications before you are a request for a rezone and a preliminary plat. There is also an accompanying development agreement modification application that will be heard by City Council, but does not require action tonight. This site consists of 19.76 acres of land. It's zoned R-8, generally located a quarter mile north of West Chinden Boulevard at the north end of North Levi Lane on the north side of West Waverton Drive. The subject property is part of a larger area annexed with R-8 zoning in 2019 and included in a development agreement and a preliminary plat for Pollard Subdivision. The property was approved to develop with 74 building lots for conventional single family residential homes, independent living units for 55 and older, and an 88 bed assisted living facility. The Comprehensive Plan future land use map designation is medium density residential. The applicant is requesting Council approval of a modification to the existing development agreement for a new agreement for the residential portion of the development with an updated development plan. The approved plan is for the development of 74 building lots, four conventional single family residential homes, independent living units for 55 and older, and an 88 bed assisted living facility and that plan is shown there on the top of the screen. The proposed plan is shown on the F23] Meridian Planning&Zoning Commission December 5,2024 Page 20 of 37 bottom and it's for 177 single family residential detached and attached homes. A rezone of 21.95 acres of land is proposed from the R-8 to the TN-R, which is a Traditional Neighborhood Residential Zoning District. The rezone to TN-R allows more lots to develop on the property as there is no minimum lot size or street frontage requirement in the district and a lesser setback is allowed, as opposed to that in the R-8 district. A preliminary plat is proposed consisting of 177 building lots, 26 common lots on 19.76 acres of land in the proposed TN-R zoning district. The plat is proposed to develop in one final plat phase. The minimum lot size proposed is 2,238 square feet, with an average lot size of 3,062 square feet. The gross density of the development is 8.06 units per acre, with a net density of 14.23 units per acre, which is consistent with the medium density residential future land use map designation and the proposed TN-R zoning district. A mix of single family residential detached and attached units are proposed with front loaded and alley loaded options. Conventional front loaded detached homes are proposed along the perimeter boundary to the north and east, which will transition to existing and future homes, with alley loaded attached and detached units internal to the development and along the southern boundary of the site. The applicant is requesting a waiver from City Council to the block face standards in the UDC for the TN-R district to extend the face of Lots 1 through 6 along West Flat Rock Street and West Waverton Drive beyond the 500 foot standard. Seven hundred and fifty feet is allowed with a pedestrian connection. They are requesting block faces ranging from 620 to 875 feet in length due to the location of the streets approved with previous entitlements and the proposed rezone from R-8 to the TN-R district, which has reduced block face standards. A 20 foot wide street buffer is required along the portion of West Waverton Drive designated as a collector street east of Levi Avenue. Off-street parking will be required based on the number of bedrooms per unit. On-street parking is also available along internal streets. A minimum of 15 percent or 2.96 acres of common open space is required to be provided with development that meets the quality and qualified standards listed in the UDC. The applicant proposes a total of 3.53 acres or 17.86 percent qualified open space, consisting of several open grassy areas exceeding 5,000 square feet an area. Linear open space. The street buffer along the eastern portion of West Waverton Drive. A collector street. And parkways along local residential streets as shown. This does comply with and exceeds the minimum UDC standards for such. Amenities totaling a minimum of four points are required to be provided based on the area of the development. The applicant proposes a small 3,900 square foot dog park with a waste station, which is 1.5 points. And a picnic area on a site 5,000 square feet or greater in size, which is two points. And these are from the quality of life category. And a tot lot with benches for seating, which is one point from the recreation activity area category, which complies with and exceeds the minimum standards. The amenities are required to comply with the associated standards for such in the UDC. Several conceptual building elevations were submitted as shown for two story detached and attached single family residential homes. A variety of materials are proposed, including vertical and horizontal lap siding, board and batten siding, stucco and fenestration, with masonry accents in a variety of colors and design elements and features with varying roof profiles and wall modulation that demonstrates the high quality of development proposed. All single family residential attached structures are subject to the residential design standards in the Architectural Standards 24 Meridian Planning&Zoning Commission December 5,2024 Page 21 of 37 Manual. Written testimony has been received from Eli Benski, Brighton Corporation, in agreement with the staff report conditions. Staff is recommending approval with the provisions in the staff report. Staff will stand for any questions. Lorcher: Would the applicant like to come forward? Benski: Good evening. Eli Benski. 2929 West Navigator Drive, Meridian, Idaho. 83642. Thank you. As Sonya mentioned, we are here for a rezone, preliminary plat, and development agreement for Pollard North. Pollard North is located north of Chinden Boulevard and east of State Highway 16. 1 know Levi Lane is a little bit smaller, so this probably helps you better locate where it is. The property is designated medium density residential in the future land use map. We are not proposing a modification to the FLUM. We are proposing a modification to the zoning. It's currently zoned R-8. As Sonya mentioned we are proposing TN-R for 21.9 acres. We believe TN-R is best fit for this property, because to the south we have commercial and to the north we have a mix of medium low density residential with bigger lots. This allows us to accommodate both the commercial side, as well as providing the buffer to this -- to the north. In the preliminary plat we are including 19.7 acres, 177 single family residential lots, 21 common lots and, then, again, the rezone area of 21.9 acres. Within Pollard North we are providing a few amenities. Here in this first image you will notice that we have a covered picnic area and a tot lot. This is creating a central park area for residents. We are also providing a dog park here in the second image. Below you will see that we have multiple pedestrian walkways creating connectivity within this community, as well as the neighboring communities. We are offering a variety of home types. We have four. We have two different conventional style homes and two different Carriage Lane homes. One of those is going to be attached, the other is going to be detached. Here you will notice on the bordering part of the property we have in pink Conventional A and in blue Conventional B. These are wider lots to help better transition between the commercial and residential, as I had previously mentioned. And in orange and green we have the Carriage Lane homes that are accessed via an alley. The Carriage Lane C are the detached and Carriage Lane B are the attached. With that we want to agree with Planning and Zoning's recommendation for approval and we ask Commission's recommendation for approval for the rezone, preliminary plat, development agreement for Pollard North. I will stand for questions. Lorcher: Do we have any questions for the applicant at this time? Did you have one? Grace: Yeah. Thank you, Madam Chair. Eli, thank you for that. Can you help me understand what -- what's changed, what -- what's changed with -- with regard to the development that you need to now add a pretty significant number of -- of homes and residents in this area? Benski: Yes, Commissioner, thank you. So, previously, as mentioned, we had an assisted living here on the property. With a few other properties we noticed that the valley actually doesn't have as great of a need. After COVID 19 the numbers dropped 25 Meridian Planning&Zoning Commission December 5,2024 Page 22 of 37 within the residents going into assisted living facilities and we could not justify putting that in another development. Grace: Okay. And follow-up, Madam Chair. What -- I heard what you said about the transition between commercial to residential and how these types of homes might be better. I'm just not -- can you -- can you maybe convince me a little more or explain that a little more? Benski: I would love to. So, I'm going to go back to that image here. So, as a whole site you will see here up against Chinden these two lots -- or I guess the bigger pieces. There is multiple lots there. But those bigger pieces are all commercial. There is going to be a mix of uses there that are going to be serving this community. So, there is going to be medical and, then, retail office, things of the sort. When you are accessing this property -- if you look at the properties behind the residential, they are all bigger lots. So, to go from commercial to big lot residential typically you want to see that buffer transition as mentioned in the Comprehensive Plan. So, when you are looking at medium density on the -- on the FLUM, one of the recommendations for zoning is TN-R, because TN-R allows for multiple -- or requires multiple home types. So, here we have the higher density residential right up against that commercial to provide essentially that buffer and, then, we put the wider lots on the back to say, essentially, you are going -- easing into it, kind of like a tide pool. You are going commercial, a little bit higher residential, lower residential and, then, you can access those bigger lots on the far back Seal: Madam Chair? Lorcher: Commissioner Seal. Seal: Do we have a map of any sort that shows kind of the alignment of the properties to the north? That just to show kind of the lot placement and things like that as it transitions, so -- and it seems like the property to the north are very large lots is kind of my understanding. I remember from -- from files long ago. Parsons: Madam Chair, Members of the Commission, we may not, but I will go ahead and see if I can generate one real quickly and drop it in there and we will pull it up as you continue to discuss the application. Seal: Okay. Because that's -- share a similar -- similar feelings with Commissioner Grace is with things that have changed. So, if I remember right the original use of some of the larger lots was going to be a hospital facility. This is what it seemed like. So, that's changed to just basic medical facilities or just open commercial, whoever is going to land in there is going to land in there? Benski: I'm going to ask for clarification. Wardle: Good evening. For the record my name is Jon Wardle. 2929 West Navigator Drive, Meridian, Idaho. 83642. Madam Chair, Commissioner Seal, the area south of 26 Meridian Planning&Zoning Commission December 5,2024 Page 23 of 37 Waverton, which is kind of a split between the -- what we are talking about tonight. So, north of Waverton is what we are talking about and south of Waverton is the commercial. St. Alphonsus actually has purchased the property to the south. They own 16 acres and their intent is to do two things, which is consistent with before. A medical office building would be their phase one and, then, phase two would be a hospital and so they are still planning on doing that. So, their property is adjacent to Chinden and goes up to Waverton and, then, the area that Eli has described is we are talking about the area north of Waverton -- the 19 or 20 acres between Waverton and the property to the north. As it relates to the properties in question directly to the north of us and to the west, this Commission and the City Council had previously heard applications for Alden Ridge. Alden Ridge went through an annexation, rezone process. They received an R- 4 zoning and an R-8 zoning directly -- their R-8 is directly against us. We actually have matched up our lot widths to match their lot widths. When you look at the property on the east side, Fairbourne, we did the same thing where our lot widths have matched their lot widths. There are two properties that are currently in the county. They are not brought into the city yet, but they are directly north of ours. One is ten acres and the others five acres and we have provided access to them and they also have access over into Fairbourne and I believe that the Alden Ridge provides an access to them as well. So, at some point in the future those properties will redevelop, but we did also, as it relates to our preliminary plat this time, kept the same lot widths as related to those parcels previously. So, we brought a preliminary plat into this commission and the City Council and it was approved. So, we intentionally tried to maintain the same lot widths directly adjacent to the properties that have -- that we have abut to the north, but we are transitioning slightly higher density to the south between us and the future commercial on the south side of Waverton. Seal: Appreciate that. Wardle: And if I can just add one I guess clarification or a little bit of color to what Eli mentioned regarding the assisted living. We -- we did previously receive a conditional use permit for that assisted living facility here, but, as she mentioned, the -- the economics of that are not favorable. We still have two other assisted living facilities that we have done. We had a third one that we were going to do, but, again the economics were such that it just didn't make sense. We did look at this revised plan once the St. Alphonsus project was moving forward and looked for opportunities to, yes, increase the density, but we also recognize that there are going to be services here that we did not anticipate before and we feel like there is an opportunity for that at this time. Lorcher: Commissioner Rust, did you have a question for the applicant before we open the -- Rust: I did. Yes. Thank you, Madam Chair. Those Carriage Homes, are those going to be for sale or for rent product? Wardle: Madam Chair, Commissioner Rust, good evening. We are platting the entire project and the intent is that we would be -- these will be for sale, but I will tell you that 27 Meridian Planning&Zoning Commission December 5,2024 Page 24 of 37 we have done for rent in some of our other projects as well. So, I'm not going to say that they won't be, but -- so, that is on the table as a possibility that some of those paired homes could be for rent. Rust: Okay. Thank you. Wardle: You bet. Lorcher: Commissioner Grace. Grace: I don't mean to jump in front of you if you had a question, Madam Chair. No? Okay. Thank you. So, I appreciate the width -- the lot widths and lining those up with the abutting -- I think to the north or the east, but can you help me understand -- that doesn't translate -- excuse me. That's -- it still translates into a significant increase in density and traffic and in homes and it -- would it be accurate for me to conclude that? Wardle: Madam Chair, Commissioner Grace, yes, any increase in density will have that equal amount of traffic related to it. So, I would be giving you false hope that that is not the case. But with that said, we have designed these in such a way that we are not just focused on a garage dominated type community and so by bringing those homes and facing the street, facing Waverton, instead of what we typically do with collectors or streets like this is we turn our back to them. There is no relationship with them. So, we have been -- we have tried to be very thoughtful in the design. Also thoughtful in the placement of where the amenities are on the project and providing what I would call some permeability north to south with a series of pathways that would allow that instead of, you know, walking down long stretches of road, you are really within about 300 feet of a pathway getting through as well. So, yes, there -- there will be -- I will note, however, that one of the things that we have done with our project -- and just stepping back a little bit. Pollard -- we brought forward Pollard as a preliminary plat and part of that was the construction of a couple things. One was Levi Lane, which is a five lane road and paying for a signal and the other one was the completion of Waverton, which is a collector road going to the east, which ultimately ties into Black Cat, which also has a signal. So, the majority I would say of the traffic that will be here will go right out to Chinden Boulevard and the traffic has been accommodated and has been addressed by the highway district. So, yes, there will be more traffic, but we have actually not only anticipated, we have built in advance those roadways and have paid for a signal. The only reason the signal is not there today is ITD continues to make their improvements on Highway 16 and once they get a little farther along, then, they will do that. But the signal has already been paid for and it's in their work flow now. Grace: Okay. Thank you. Lorcher: Okay. Thank you very much. Wardle: Thank you. F28] Meridian Planning&Zoning Commission December 5,2024 Page 25 of 37 Lorcher: Madam Clerk, do we have anybody signed up to testify? Lomeli: Madam Chair, we have David Hitts. Lorcher: Good evening. Hitts: Good evening. How are you? Lorcher: Good. If you can state your name and address for the record. Hitts: Yep. David Hitts. I'm at 6669 North Elmstone Way, Meridian. 83646. I am right as -- that map, you have got that circle, I'm right about the edge of that circle. So, my backyard looks -- backs right up to Waverton right there. So, I see the cars that are coming through as I note, the 27 count that they got at the peak hours, I disagree. There is a lot of development still going in. I have seen this before a few years ago in Star where we had a similar situation. Builder came in, rezoned, and all of a sudden we all had a lot of cars going through our roads and my kids couldn't play in the street. Brighton has a history of doing something similar to this as well where they will rezone and, then, come back and say, actually, we want apartments. We want even more doors than we have right here and so I actually really appreciate the concern that has been shared among the Commissioners for the more than doubling amount of residents in these lots and based on history of this particular developer, have no reason to believe why that wouldn't increase even more. So, I have a lot of concerns, especially with young kids. I have four and there is a lot of kids in the community in Fairbourne. One of the reasons that we moved to this community was because of how it was zoned before, knowing that there wouldn't be crazy amounts of cars, traffic, and that we could have a nice community as families and young families. Lorcher: Okay. Thank you very much. Madam Clerk. Lomeli: Madam Chair, we have Jacob Jensen. Lorcher: Good evening. Jensen: Jacob Jensen. 5011 West Caragana Street, also part of the Fairbourne neighborhood. We were all extremely concerned when Waverton was built as a through street in this area and, then, we see the zoning one to increase -- drastically increase the number of homes and residents in this area. We know Chinden gets backed up -- often backs up clear to Black Cat and when that happens we are already seeing cars turn into Black Cat and use this blue street to bypass traffic to get through, which is an extremely major concern. You are adding a lot more residents and instead of waiting in ten, 15 minutes of traffic, how many of them are just going to turn into Black Cat to bypass to get -- to get to Levi. Fairbourne is full of children. It's a very wonderful neighborhood and community for kids. They all play in the parks and areas there and we are extremely concerned for the safety of our children with adding so many more homes. Thank you. F29] Meridian Planning&Zoning Commission December 5,2024 Page 26 of 37 Lorcher: Thank you. Madam Clerk. Lomeli: Madam Chair, we have David Dorrogh. I'm -- I apologize. Dorrogh: Good job on pronunciation by the way. I'm David Dorrogh. We -- I own the property just to the west. It's the buildings between the subdivision and Highway 16. We own some more buildings out there. About -- starting about seven years ago when we got our buildings approved one thing was very important to the neighbors and also to the zoning -- it was -- there was -- there was a space and we have -- we were, you know, neighbors were very -- it was -- it was up against the rim here and had nice houses and the space was important. We have -- a lot of landscape was important. We had a lot of landscaping. We had 35 foot setbacks, even -- even up against the highway and -- and to me this seems inconsistent with -- with what the -- what was I -- what the idea for this -- for this area was. It was supposed to be low density up against the rim and it seems inconsistent with -- with what the -- what I did or what was thought about when this area was being -- was being, you know, laid out of -- it was being planned. So, thanks for your time. Lorcher: Thank you. Lomeli: Madam Chair, we have Kyle Enzler. Lorcher: Good evening. Enzler: Good evening, Commissioners. Thank you for your time and service and for the work that planning has done. My name is Kyle Enzler. My address -- a few of them there. It's 5720 North Old School Lane. 7000 North Pollard Lane. 6870 North Pollard Lane. So, I'm both the homeowner in this area and the developer of Alden Ridge to the north -- which is directly to the north of the proposed application. So, to start I strongly disagree that the proposed zoning change that would allow nearly twice the density of the current R-8 standards creates a better transition to the neighbors to the north and that's primarily what I would like to talk about. So, when I decided to purchase and develop land here and build our personal residence, it was based on the City of Meridian's future land use map with the designated R-8 zoning and the currently approved development agreement for Pollard North. These plans designated this area as an R-8 zoning, with R-4 zoning to the north, aligning with the Comprehensive Plan. To comply with the Comprehensive Plan goal number 3.07.01A and staff recommendations, when we were planning Alden Ridge we incorporated an R-8 zoning along its southern border -- border, complimented by a 20 foot, five foot common area buffer to ensure compatibility with Brighton's project and to preserve the neighborhood's character. Additionally, the future land use map shows the area directly to the east of Alden Ridge and north of the proposed application currently zoned as RUT as a future R-4. Considering this I disagree that the applicant has met the goal number 3.07.01A, which requires the creation of a site design compatible with surrounding uses through buffering, screening, traditional densities and best site design practices. The property in question is currently zoned R-8. The applicant is now requesting a zoning change to 30 Meridian Planning&Zoning Commission December 5,2024 Page 27 of 37 TN-R, along with a new design that permits higher density than R-8 zoning would allow given the setback requirements. This zoning change would reduce setbacks and enable even a greater density increase. Nearly double. It's crucial to note that the adjacent properties to the north and east are also zoned R-8 and the Comprehensive Plan designates the entire area as R-8. That proposed zoning change is inconsistent with the designations incompatible with the area. While the applicant may be meeting the 15 percent open space requirement, TN-R zoning drastically reduces yard space. So, with them saying that we are having homes facing the street, what that really means is that they have rear load garages, which reduces their backyards, which if you double the density, I just don't think that that 15 percent open space is going to accommodate all the neighbors in this area, which is going to push that to our subdivision to the north where we only have 41 larger lots. Moreover, approving a zoning change induces risks of further incompatibility. Once rezoned the applicant could return with a different design that complies with the TN-R standards, but deviates even further from the community's expectations and character. At that point the community would have limited recourse to address these concerns, undermining the zoning process and leaving neighborhood properties vulnerable. For these reasons I respectfully urge the Commission to deny this application -- deny recommending this application for rezoning and the accompanying plan. While I respect Brighton's contributions to our community, Mr. Wardle and his team's efforts, it's only fair to the families in our community to remain true to the zoning that has been approved and designated in Meridian's land use map. Thank you for your time and consideration. Lorcher: Thank you very much. Lomeli: Madam Chair, no one else has signed up. Lorcher: Is there anybody else in Chambers that would like to speak? Willoughby: Good evening. Scott Willoughby. I live at 6800 North Elmstone Way, just in the Fairbourne community. Lorcher: Okay. Willoughby: Just another concern. What my -- a lot of my neighbors have said is that pushing that traffic down Waverton through our community, I -- we already see it come through there. I think -- and the other thing with the houses facing the street, that's going to be cars parked along the street most likely, which is also going to congest things more and, then, I also think the green space that they did for that amount of people that it's just continued to change and be more populated, isn't enough and it's just going to push everybody into our community, which I mean we -- we bought there for that style of living and I feel like -- I live right across from the park there that most people are going to come down there because, honestly, that green space is not large enough for that amount of people. So, those are my concerns. Again, the traffic. Lots of kids by myself. The green zone and just -- it's just too dense in my opinion. Thank you. F31 Meridian Planning&Zoning Commission December 5,2024 Page 28 of 37 Lorcher: Thank you very much. I keep forgetting to ask about our Zoom people to -- no. Go ahead. Is there anybody else in Chambers that would like to speak? Come on up. Do we have anybody on Zoom, too? Okay. Don't want to forget those folks. Hi. If you can state your name and address for the record. Taylor: Hi. Yes. My name is Leah Taylor. I live at 7000 North Pollard. So, I'm on a ridge lot directly north of this proposed zoning change as well and I'm also in opposition to the zoning change. The applicant -- let's see. I don't think it's fair for Brighton to come in and recommend such a big change. It seems like there is a pattern of this in the past and if they wanted to do this plan originally they would have -- they should have proposed it then, but they -- chances are they didn't because they were hoping to make these changes in smaller implements -- increments, which are a little bit easier to get by. When we moved here we also paid attention to the current zoning and the current plan for that area and I don't think it's fair for the residents that are already here to make such a drastic change and, you know, you guys also made that zoning approval and I don't think it's fair for you guys to go back and make that change. Like has already been mentioned, there is not enough green space. Those lot sizes are very small and they will be using the green spaces of the neighboring communities, who pay for upkeep and it's just -- doubling the number of residents is going to have a significant impact on the neighboring communities. Brighton said that they accounted for the extra traffic with the light and the road and all of that, but they didn't account or make adjustments for all the extra people. It's not just traffic, it's the people that will be using the space and using the space of the neighboring communities. I also had a question. Brighton said that they made the adjacent lots to the -- to the neighboring communities the same size, but how many are those lot? How many lots are those? I don't know the number. I'm sure he can answer that. But -- I mean it's one line of houses. The Alden Ridge community that will be nearby is only what -- what did he say, 41 homes. So, if he is just talking about making that -- those lots that are adjacent that's really a small portion of their community that is adjacent. The rest of it is nowhere near equivalent in size or space or use. The other thing that I wrote down that I was going to say -- that I cannot remember now. I can't remember. But I just hope that you guys will oppose the zoning change. Thank you. Lorcher: Thank you. Madam Clerk? Come on up. Good evening. J.Enzler: Hi. Thank you for having us. My name is Jade Enzler. I'm at 5720 North Old School -- or West Old School Lane in Meridian. 83646. My property is directly north of the proposed change and I would like to make sure that you do know that my neighbors to the east are in five acres and to east of them are on 15 acres. So, the -- they do not match up lot to lot on that and when they were advertising or sending out the, you know, assigned forms that you have to send out to the neighborhood, a lot of it said, hey, this is so similar to Fairbourne and this is -- advertising it like Fairbourne where Fairbourne has ridge lots. It's similar to the Alden Ridge ridge lots and, then, a little bit smaller and, then, kind of your standard Meridian size home lot as well. That's not true; right? Because they backed up -- the lots that back up to Fairbourne do match and the lots that back up to Alden Ridge do match, which Alden Ridge matched their lots because of F32] Meridian Planning&Zoning Commission December 5,2024 Page 29 of 37 what was already there. So, they would have had something different, but they were asked to match lots to that. So, I think there was a little bit of false advertising there when sending out messages to the neighborhood for one and I don't think they can say at all that they are anything like Fairbourne as they have multi-million dollar homes. Sorry. I get nervous when I speak. Multi-million dollar homes on the ridge and million dollar homes and, then, you know, some -- and other very nice properties. So, I wanted to clarify that and, then, you know, when they had the assisted living center in there, that's little to no traffic. You know, you get people who work in the assisted living and, then, you know, some visitors here and there. You know, my grandma's in assisted living. There is not a lot of people that visit every day, unfortunately. So, the traffic from that compared to adding double the homes in there is a huge difference in the traffic and the use and everything like that. So, I, obviously, strongly oppose and appreciate you guys listening and taking time tonight. Thank you. Lorcher: Thank you. Would you like to come up? Hi. C.Taylor: Hi. Good evening. My name is Chase Taylor. I live on 7000 North Pollard Lane, just in the back, you know, just north of where the proposal is. I agree with my neighbors, agree with what they have had to say, but also just kind of know that, you know, this is not the first time -- I mean I feel like this is the second, maybe third time that they have come back with changes and if we get it rezoned to a different zone, you know, what -- it's going to change again and it really is not matching up with the neighborhood. I have little kids that ride along on their bikes and sidewalks and all that. With this much new traffic it just seems like I just have to keep them at home. So, concerned about another change and another map of what they want to do. So, appreciate your time. Lorcher: Thank you. Anybody else in Chambers that would like to speak? And we don't have anybody online? Lomeli: Madam Chair, no. Lorcher: Would the applicant like to come forward and answer some of the concerns? Wardle: Madam Chair, for the record, again, Jon Wardle with Brighton. Appreciate the opportunity to come up and just kind of talk for a couple minutes to clarify a few things that were mentioned. First off, when we -- when we made the decision to make a change, the first thing we did look at is what was our previous preliminary plot approval and -- and the big change here was we did remove the assisted living, but as it related to the other single family lots that were adjacent to what is proposed to be Alden Ridge into Fairbourne, we matched those. We matched actually the widths of what Alden Ridge had. Our lots before were 44. They went to 50. In fact, when you look to the other side we had preliminary platted lots against -- that's shown here as well -- the area against the five acre and 15 acre, which have not been annexed and zoned. We actually reduced by about two or three lots overall in that stretch as well as it is laid in there. So, we did try to look at what was there, but candidly we did also look at how F33] Meridian Planning&Zoning Commission December 5,2024 Page 30 of 37 could we create a plan that would be relevant with the future commercial that's coming? I mean we made a pretty focused effort here. I'm I guess a little concerned about the characterization about a bait and switch. I'm not sure where that comes from. It's pretty easy to say that we have been in here several times to change the plan. I think this is the first time we have come in to request a change on this project and it really was because a function of the market. The assisted living isn't viable and we thought it would be and it's not. So, we looked at the entire plan -- like I said looking specifically at how we would address our neighbors to the north and to the east specifically. As it relates to this overall, we have made an investment here. That's not the only decision that should be considered, but there are utilities that we put in, sewer, water, that benefit both Alden Ridge and the property to the other side, so that their developments could occur. Those are expenses that we carried. We also made investments into the transportation system of building a five lane road, which is Levi Lane, and connecting Waverton over to Fairbourne, which was anticipated to be a collector road. So, we completed those improvements. In fact, Levi Lane really only needed to be a three lane road, but given the growth and anticipation of what would happen on Chinden Boulevard, we actually worked with the highway district and with ITD and came up with a solution that it could be five lanes to handle multiple queuing opportunities as the interchange at Highway 16 would be built out. With all of that said, we do feel like we have not only looked at how to interface with the neighbors, but also to come up with a variety of housing. Most communities are very limited in what they are. You have a -- you have a conventional home, which is a front load, and they are all exactly the same and we have been able to come up with a plan that allows four different home or lot sizes with multiple home types, which will provide a nice transition from the commercial, which is C-G in nature to the south, up to what eventually is -- we would have as TN-R. There would also be the R-8 and the R-4 to the north and to the east. So, again, we do agree with the staff report and the recommended approval conditions that are in there and we request your referral for approval to the City Council. Lorcher: Commissioner, do we have any other questions for the applicant at this time? Seal: Madam Chair? Lorcher: Commissioner Seal. Seal: With -- with the original layout of everything and the, you know, 74 buildable lots versus 177, 1 mean my understanding of it is -- is -- I don't think it was assisted living, it was 55 and older how it was classified, is that -- I'm missing -- Wardle: Madam -- Madam Chair, Commissioner Seal, we had an assisted living building, which was kind of in the middle of the site and, then, we had smaller cottage or lots that would be to the east of that that could have been independent living. So, we -- we were leaving that door open to what the single family lots would have been, but, yes, we did have an assisted living facility planned as part of the original application of Pollard. 34 Meridian Planning&Zoning Commission December 5,2024 Page 31 of 37 Seal: Okay. Wardle: And that's what you see there in the middle was the assisted living. And, then, to the west of that were the smaller lots that could have possibly been independent living or just for sale. Standard lots as well. Seal: So, really, I mean the difference here is really taking out the -- the assisted living piece of it and, then, making all of that houses; correct? Wardle: Correct. And so removing the assisted living and we are -- we have increased the overall density. So, it -- instead of the assisted living being there, which you can see we have added more homes to it. So, yes, the density, obviously, has increased. So, that's -- from what the original plan is to what it is now. Lorcher: Okay. Jared or Matthew, do you have any questions for the applicant at this time? Smith: Yeah. Madam Chair? Lorcher: Go ahead, Commissioner Smith. Smith: Just -- yeah. Just a quick question. I really appreciate the transit -- the kind of transition on the eastern boundary of -- of the plot and along a lot of the eastern and of the northern boundary as well. I'm just -- one thing I'm kind of wrestling with a little bit is that transition space to the north to Alden Ridge and kind of -- it seems like in the process of -- of kind of revising this plan we added kind of some -- four homes on that western most block. I just wanted to just get some insight into it. It seems like there is -- while you did a really good job on the eastern boundary, it seems like maybe we have kind of -- we are struggling with a little bit of the transition space to the north and I know that there is some stuff you can do regarding the block face length. I know that's more of a Council thing, but I'm wondering did you guys look at -- you know, killing two birds with one stone with some pedestrian access and possibly slightly reducing that back down one or two lots? Like I feel like there is just a little bit of more work that could be done on that northern boundary. Wardle: Madam Chair, Commissioner Smith -- correct? Lorcher: Uh-huh. Wardle: It's a really good question. So, there is two parts to the answer. There is we did look at what the lot widths for Alden Ridge were 50 feet and we also went 50 feet wide. But there is a little nuance here, is that Alden Ridge actually has a 30 foot landscape buffer between their lots and our lots in that section and so we are not actually back to back, there is a separation. I do know that that is their open space, that's not our open space, but that was part of their project where they created a 30 foot landscape buffer. So, from an additional buffering I don't know what that would be, if it F35] Meridian Planning&Zoning Commission December 5,2024 Page 32 of 37 was a question of, you know, maybe reducing in width a few of those we could look at that, but I think there is -- there is a really sufficient buffer between us and them specifically along that row of homes. If you went back and you looked at their plat, it would show that there is a 30 foot landscape buffer along their southern boundary against our property. Kind of hard to see there, but that's what's there -- kind of where it says old school right there, that's an existing private road that goes across their property and services the two other properties to the east, the five acre and the 15 acre and that Old School Road goes away, I believe with, their plan and becomes an open space corridor once the roadway connections are made that we are providing through our property to both Alden Ridge and to those other properties. Lorcher: Right. Okay. Commissioner Sandoval, do you have any questions for the applicant at this time? Sandoval: No. Lorcher: All right. Thank you very much. Wardle: Thank you for your time. Lorcher: All right. Can I get a motion to close the public hearing? Grace: So moved. Rust: Second. Lorcher: It's been moved and seconded to close the public hearing on Pollard North. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Seal: Madam Chair? Lorcher: Commissioner Seal. Seal: I'm struggling with this one. I mean the first thing that I see, especially with this map view -- and that's why it's one of the first things I asked for is it -- it seems a little out of place with everything that's going on and I understand the commercial element to the south of it and how that would be convenient for people, depending on what's put in there. It is by a major corridor as well. So, as much as it seems out of place, the density is not inappropriate for that area, it just seems out of place for where it's at and the reason I struggle with this is because -- I mean I -- I have kids that can't afford houses. We can't all live in million dollar homes. So, this isn't -- this is an alternative for them. So, you know, the people that are starting out and need to start somewhere, especially if these homes are for purchase, so -- and a lot of people -- I mean I know a lot of people with active lifestyles that don't -- you know, they don't want a yard, they F36] Meridian Planning&Zoning Commission December 5,2024 Page 33 of 37 don't want any of that stuff, they just want to -- you know, a place to park their bikes and kayaks and things like that, so they can go elsewhere to enjoy life. So, I know that that kind of living is something that's sought after in the valley, but -- but, again, the thing that I struggle with with this is just the density as it sits, especially when you are looking at this view right here, it just seems out of place for what it is. You know, I think going back to the original plan of the R-8 with the 74 homes in there just fits better, so -- you know. And -- I mean that's just kind of where I'm at with it. Plus -- plus, you know, you don't have the block face elements and things like that where we have to do a whole bunch of things to approve something that's not -- you know, that's nonstandard. So, I'm -- I'm torn on it. Lorcher: Yeah. I don't like this plan at all. I -- they were prepared to make Levi Lane and Waverton with 74 homes and, you know, they made the infrastructure in there with the anticipation of those two things. So, that was already anticipated with -- and I understand also that the market changes, so, okay, now an assisted living facility doesn't fit, but does that one building, then, turn into another hundred homes and that's where I'm struggling with and, you know, having a hospital right in front of this, I hope you all like sirens, because they are going to be coming through. It's going to be a challenge I think no matter what you have based on what's happening at the time of its being built. As a community we don't have control of the space that's not developed in front of us. So, if your developer told you one thing, he didn't have the right to tell you exactly what it was going to be, because he doesn't own it to tell you that; right? But, you know, plans are kind of put in place and it feels a little like a bait and switch, but also market changes at the same time. I am not comfortable with 177 homes here. I will not support this application. I agree that Brighton should do something to accommodate the fact that the assisted living is not there or maybe not do the 55 and older that they had planned, but this just seems too dense to fit everything in regardless of the infrastructure, because they planned the infrastructure with 75 homes anyway. Commissioners, what else do you guys think? Sandoval: Madam Chair? Lorcher: Commissioner Sandoval. Sandoval: Yeah. Plans change. I get it. But if you are switching from assisted living to much higher density and it's a financial reason, just say that presuming and stating that, you know, because of COVID these projections are dramatically, you know, altered or changed, be ready to back that with some statistics or study, because I think that's a little bit of a leap. After listening to the community input here and just considering that dramatic increase in density, I don't think the rezone is appropriate or the density change. I think it's going to really affect those neighbors in an adverse manner. So, yeah, I'm not in favor of recommending approval. Lorcher: Thank you. Commissioner Rust. F37] Meridian Planning&Zoning Commission December 5,2024 Page 34 of 37 Rust: Madam Chair, thank you. A couple of things that I want to point out. This is already zoned for R-8. If you applied the max density we would be at 158 dwelling lots, which is, you know -- was that 19 lower than what the applicant is coming back and asking for and so I think it's a little bit of a misnomer for us to sit here and think, well, we are doubling the number of housing units here. There is going to be a significant increase, even if they came back with a different plan that was R-8. We could get 90 percent of this and it would be allowed by zoning. We talk a lot about cost of housing.. Commissioner Seal, I appreciate what you said. I think it's important that we have a variety of housing types where people can get in and actually afford a starter home. That's -- that's changing by the year with inflation and everything else that's happening in our economy and these Carriage Homes -- it might not be what -- what I would want to live in now with seven kids, but there was a moment in time where I would have loved to live in an establishment like that. I also think that we talk a lot about density and where it fits and where it doesn't and I understand the concerns of the neighbors around, but fundamentally we are talking about a piece of ground, 20 acres, that's at the intersection of Chinden and Highway 16. I'm not sure that we are going to have a better location for dense -- density of this kind. You know, I think the reality is if this doesn't get developed -- and I'm not advocating for a bait and switch in the future, but adjusting to business plans, like this is a prime multi-family spot. Somebody is going to come in and look at this, if that -- if this doesn't happen that's going to be on the table that -- that will bring even more housing into this area. So, I like the fact that it's either a BTR concept or a starter home, probably likely a starter home with my understanding of where economics are for building these days. I like the fact that, yes, Levi Lane is now a five lane entrance. They oversized it to begin with and you are going to have so much accessibility here and I think a lot of the traffic that some of the neighbors have talked about is going to end up exiting on to Levi and not coming through Waverton. Levi is going to be the -- the better collector and exit onto Chinden than Black Cat would be over to the east. So, for all those reasons I'm going to be supporting this development. Lorcher: Okay. Thank you very much. Commissioner Grace. Grace: Thank you, Madam Chair. I'm not convinced that the transition as articulated between commercial and residential is a valid basis for the change -- the rezone change. I -- I just don't -- it just didn't resonate with me. The developer has a good reputation. I wouldn't -- I'm not sure I would characterize it as a bait and switch, but it does look like a little bit of an attempt to -- to build more homes, honestly and it's two times the density and the -- the applicant sort of admitted that, that it's -- you get -- you get less -- you get more dense -- you get more. You get more. You get more traffic. You get more demand on schools. You get more demand for services. I do appreciate the developer's contribution to the transportation system and the utilities, but I also know that things change and that's sort of the -- the risk of business. You rely on certain things and the other developer relied on certain things and -- and abutting residents rely on certain things, so I think ultimately I kind of -- I quoted what Kyle said and that it was just to stay true to the approved zoning and I think that's probably where I am with this application. F38] Meridian Planning&Zoning Commission December 5,2024 Page 35 of 37 Lorcher: Commissioner Smith. Smith: Madam Chair, yeah. I really appreciate, Commissioner Rust, what you said about kind of the max density under R-8, because I kind of was thinking that and I arrived at a similar -- you know, down a similar path, but I think I arrived at a slightly different conclusion and before he said that I was looking at this and saying I think a lot of the problems that I have with it would be solved by about 20 fewer houses -- or 20 fewer units and so I think that is -- you know, I guess as a percentage it is, you know, 90 percent or something like that of -- of the final percentage, but when you are -- we are looking at the block phase stuff, when we are looking at kind of some -- you know, meet the statutory requirements of open space, but I don't love kind of the open space layout. The issues I have are in degree, not -- not in kind. I do think the proximity to, you know, that C-G zone -- I do think the R-8 and medium density residential designation in the FLUM, I do think its proximity to, you know, major transit corridors. Transit oriented development is a massive boon to long-term effective planning. I think there are a lot of things going for it, I really just have an issue in that last ten percent and so what I don't want is -- I don't know that I can support this, but I don't want denial of this -- at least from my perspective -- to look like fully abandon this plan, because I think in general the -- thematically I think that the plan is close, but I just don't think that transition to the north -- I think the block facing thing -- I think there are a lot of different small things that add up to be some significant concerns. They can all be solved by kind of just a small reduction in the housing. I'm not saying that it needs to go back to, you know, 70s. I'm not saying it needs to even stay at, you know, 110. It's not my place to say necessarily how many the plan should have. I'm okay with increasing the density here. I think, you know, this kind of housing is what our community needs. It just I think it doesn't fully transition with -- with that northern boundary as well as it could and I think there is some really simple solutions that could be, you know, arrived at by just going back to the drawing board and revising this slightly. So, I don't -- I don't think I agree with some of the views from some of my fellow Commissioners around -- it being drastically too much. I really think it's close, to be honest from my perspective, but -- but it's -- it's just on the edge. I don't think I can support this, but I do -- I would love for the developer to give it another -- another crack in the near future, because I do think that they are close. Lorcher: Okay. Thank you, Commissioner Smith. Seal: Madam Chair? Lorcher: Commissioner Seal. Seal: Yeah. And I'm -- I'm kind of on the same lines as Commissioner Smith, where it's -- I mean I understand that this is going to be R-8 and that the -- that the amount of housings -- houses that are in there are going to increase, but if we stick with the R-8, then, there is different rules that are going to be applied for open space and amenities as well. So, it's probably not going to hit that 159 marker. So, I think that the original plan -- you know, replacing the assisted living with -- with housing is probably more in line with what fits in this area. You know, I think that, you know, I definitely would not go 39 Meridian Planning&Zoning Commission December 5,2024 Page 36 of 37 any lower than R-8 for this area, considering where it's at and the access that's provided, but at the same time I think that, you know, that would give -- that would give the applicant, you know, plenty of opportunity to be able to put more housing in there and, you know, without drastically altering the plan as it's set out and it still fills, you know -- I mean the density of it and, you know, the cost point of the housing is probably going to be a little bit more appropriate in there as well, so -- because, like I said, I just -- what's sitting there right now just -- just doesn't fit in my mind. So, you know, what I mean. But there is -- there is a lot of Brighton developments and stuff out there that do have million dollar homes and, you know, large multi-family and things like that and generally they have quality construction and quality homes. I would expect this to be no different, but I just think for where this is at and what to ask is on the application, that the R-8 is more appropriate and I just -- I don't think I can support the rezone. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: One thing I do want to add, just in light of what Commissioner Seal said. We have six commissioners, I think we had eight opinions. But I don't have an issue at all with the TN-R, you know, rezone, to be -- to be honest. I would be fine with it as R-8, but I think some of the issues that -- I know the waiver discussion is a Council decision, but I think some of the things where they are out of compliance with the TN-R requirements are some things that they could improve their product vastly while also getting into compliance with that. So, I think it's -- you know, I'm lining up somewhere between maybe Commissioner Seal and Commissioner Rust on the -- on the spectrum of opinions tonight, but, yeah, I don't personally have an issue with the TN-R. I don't know if that's how the rest of the Commission feels. I don't know that -- I'm not sure what the norms or the expectations are about, you know, advisory opinions, if you will, but I guess that's just my perspective regarding any future changes I don't know that, you know, some of the block face -- or sorry. Some of -- some of the lot size requirements and things like that regarding, you know, R-8 requirements, I actually think maybe some of the benefit here might not be through expanding the lot sizes necessarily, but by increasing open space and increasing some pedestrian accesses and providing additional amenities, that's the route that I see some improvement going. I don't necessarily have an issue with the lot sizes themselves. So, again, I think we have different opinions. I just wanted to communicate that perspective as well that -- to give additional feedback to the -- the applicant. Lorcher: Okay. Thank you. Well, I'm going to make a motion. After considering all staff, applicant and public testimony, I move to recommend denial to City Council for File No. H-2024-0037 as presented in the public hearing on December 5th for the following reasons: The rezone creates too much density for the area and the transition for low density is not enough. Grace: Second. F40] Meridian Planning&Zoning Commission December 5,2024 Page 37 of 37 Lorcher: It's been moved and seconded to deny File No. 0037. All those in favor say aye. Any opposed? Rust: Nay. Lorcher: And mine is aye as well. Motion carries. MOTION CARRIED: FIVE AYES. ONE NAY. ONE ABSENT. Lorcher: Can I have one more motion? Rust: Madam Chair? Lorcher: Commissioner Rust. Rust: I move that we adjourn. Grace: Second. Seal: Second. Lorcher: It's been moved and seconded that we adjourn. All in favor say aye. Any opposed? Motion carries. Thank you very much. Good night. MOTION CARRIED: SIX AYES. ONE ABSENT. MEETING ADJOURNED AT 7:57 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED Maria Locher, Chair ATTEST: CHRIS JOHNSON - CITY CLERK F41 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the November 21, 2024 Planning and Zoning Commission Meeting 4 Meridian Planning&Zoning Commission November 21,2024 Page 34 of 34 Seal: I move we adjourn. Grace: Second. Lorcher: All right. It's been moved and second to adjourn. All those in favor say aye. Any opposed? Thank you very much. Happy Thanksgiving. MOTION CARRIED: FIVE AYES. TWO ABSENT. MEETING ADJOURNED AT 7:53 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED 12 I 'S 120I Li r W K H U H MARIA LORCHER - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK ■ E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for WaFed at Ten Mile, by Joy Patrick, located at 688 N. Cliff Creek Ln. F39 CITY OF MERIDIAN V IDIAN;--- FINDINGS OF FACT, CONCLUSIONS OF LAW AND ! DAHO DECISION& ORDER In the Matter of the Request for a conditional use permit for WaFed at Ten Mile, Located at 688 N. Cliff Creek Lane in the C-C Zoning District,by Joy Patrick. Case No(s).H-2024-0051 For the Planning& Zoning Commission Hearing Date of: November 21`t,2024 (Findings on December 5'",2024) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of November 21',2024, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of November 21 St,2024, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of November 21st, 2024, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of December 51t', 2024, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 1 I Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I I-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-00511 Page 1 F40 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of November 21st,2024, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning &Zoning Commission's authority as provided in Meridian City Code § 1I- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for a conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of November 21 St, 2024, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-617.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of November 21 st,2024. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-00511 Page 2 F41 By action of the Planning&Zoning Commission at its regular meeting held on the 5th day of December ,2024. COMMISSIONER MARIA LORCHER, CHAIRMAN VOTED COMMISSIONER JARED SMITH,VICE CHAIRMAN VOTED COMMISSIONER BRIAN GARRETT VOTED COMMISSIONER ANDREW SEAL VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MATTHEW SANDOVAL VOTED COMMISSIONER SAM RUST VOTED Maria Lorcher, Chairman 12-5-2024 Attest: Chris Johnson, City Clerk 12-5-2024 Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 12-5-2024 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-00511 Page 3 F42 Exhibit A COMMUNITY DEVELOPMENT C��fEPIDIAN*,-, DEPARTMENT REPORT HEARING 11/21/2024 Legend DATE: Project Location 0 TO: Planning&Zoning Commission .-, Area of impact �= City Limits FROM: Nick Napoli,Associate Planner O Analysis ' M7- � 208-884-5533 nnapoli@meridiancity.org � II APPLICANT: Joy Patrick SUBJECT: H-2024-0051 ; �_- WAFed at Ten Mile LOCATION: Located at 688 N. Cliff Creek Lane in the NE 1/4 of the SE 1/4 of Section 10, T.3N., }I 1� R1W. PROJECT OVERVIEW Summary A Conditional Use Permit (CUP)is requested for a 2,435 square foot drive drive-through establishment within 300-feet of another drive-through facility and a residential use. The site consists of 0.77-acre of land in the C-C zoning district. Recommendation Staff. Recommend Approval with Conditions Decision Commission: Approved CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASENO(S). [H-2024-0051] Page 4 F43 COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Financial Institution/Drive Through Establishment - Existing Zoning C-C(Community Business District) Proposed Zoning C-C(Community Business District) Adopted FLUM Designation MU-C(Mixed Use Community) Proposed FLUM Designation MU-C(Mixed Use Community) Table 2: Process Facts Description Details Preapplication Meeting date 5/28/2024 Neighborhood Meeting 7/25/2024 Site posting date 11/8/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District Comments Received Yes - Commission Action Required No - Access N.Ten Mile Road(Arterial) - ITD Comments Received No Meridian Public Works Wastewater Distance to Mainline Available at site Impacts or Concerns No Meridian Public Works Water Distance to Mainline Available at site Impacts or Concerns Yes _ Note: See section 0. CITY/AGENCY COMMENTS& CONDITIONS for comments received or see public record https:llweblink.meridianciU.orglWebLink/Browse.aspx?id=365370&dbid=0&repo=MeridianQU. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASENO(S). [H-2024-0051] Page 5 F44 STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) General Overview This property is designated as Mixed-Use Community(MU-C) on the Future Land Use Map (FLUM). The use of a financial institution and drive-through establishment is consistent with the plan for MU-C designation. The subject site is among several commercially zone properties fronting along Ten Mile in the Mile High Pines Subdivision. The proposed use of a financial institution with a drive-through aligns with the desired uses specified within the Mixed-Use Community designation in the comprehensive plan, as noted above. In conjunction with the already approved medical office directly to the north and the current residential to the west,the proposed use satisfies the general Mixed-Use Community future land use designation for this area. A financial institution is a permitted use in the C-C zoning district but the drive through is within 300 feet of a residential district therefore a conditional use permit is required. The proposed financial institution and drive through are required to comply with UDC 11-4-3-11 and 11-4-3- 17. Table 4: Proiect Overview Description Details History H-2020-0099(AZ,PP,CUP),FP-2021-0013,DA Inst#2021-046525 Acreage 0.77 acre History The subject property is part of the Mile-High Pines Subdivision that was annexed with a concept plan in 2020. The development agreement associated with the annexation currently governs the site (DA Inst#2021-046525) and requires future development to be generally consistent with the approved site/landscape plan. The building elevations are required to be generally consistent with the approved concept elevations in size, form, scale and roof lines; at a minimum, at least(1) field material and color that matches the residential portion of the site is required. See below for analysis on compliance with the existing DA. Site Development and Use Analysis Proposed Use Analysis (UDC 11-2): The proposed use of a financial institution and drive-through establishment aligns well with the Mixed-Use Community(MU-C) future land use designation,which supports a blend of residential, commercial, and recreational uses. By offering service options within proximity to both residential areas and existing commercial developments,this project contributes to the community's overall livability and sustainability. Specifically,it adheres to Policy 3.06.02B, which encourages and supports mixed-use areas that provide the benefits of living, shopping, dining, and working nearby,thereby reducing vehicle trips. Additionally,the proposal is consistent with Policy 3.07.02B,which recommends locating smaller-scale,neighborhood- serving commercial uses in clusters that complement and provide convenient access to nearby residential areas,while minimizing direct access to major roadways. The establishment's location adjacent to N. Ten Mile Road and within the Mile-High Pines Subdivision enhances its accessibility and supports the local commercial landscape, fulfilling the need for such amenities in the immediate and broader community. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASENO(S). [H-2024-0051] Page 6 F45 Dimensional Standards (UDC 11-2): Development of the site shall comply with the dimensional standards of the C-C district in UDC Table 11-213-3. Staff has reviewed the proposed plans and building elevations and they comply with the required standards. Specific Use Standards (UDC 11-4-3): Drive-Through Establishment: The proposed drive-through establishment is subject to the specific use standards listed in UDC 11-4-3-11, Drive-Through Establishment.All establishments providing drive-through service are required to identify the stacking lane, menu and speaker location(if applicable), and window location on the site plan. The proposed site plan depicts the stacking lane and service locations. The site plan is required to demonstrate safe pedestrian and vehicular access and circulation on the site and between adjacent properties.Pedestrian walkways are depicted on the site plan that will provide safe pedestrian connectivity to the west and the north from the sidewalk along N. Ten Mile Road. Vehicular access and circulation is provided on this site and with adjacent properties that should be safe. At a minimum,the plan is required to demonstrate compliance with the following standards: 1) Stacking lanes have sufficient capacity to prevent obstruction of driveways, drive aisles and the public right-of-way by patrons; The stacking lane provides sufficient capacity to prevent obstruction of driveways and drive aisles by patrons. 2) The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designated employee parking. The stacking lane is a separate lane from the parking and circulation lanes. 3) The stacking lane shall not be located within ten(10) feet of any residential district or existing residence; The stacking lane is not located within 10'of any residential district or residence. 4)Any stacking lane greater than one hundred(100) feet in length shall provide for an escape lane; and An escape lane is depicted on the site plan meeting this requirement. 5) The site should be designed so that the drive-through is visible from a public street for surveillance purposes. The drive-through is located on the west side of the building and is visible from N. Ten Mile Rd. Financial Institution: The proposed use is also subject to the specific use standards listed in UDC 11-4-3-17 for financial institutions,as follows: The location, access and safety features of all automated teller machines(ATMs)shall be subject to review and approval by the Meridian Police Department, and in accord with the standards set forth in section 11-3A-16 of this title. The Police Dept. has reviewed and approved the proposed site plan. All ATMs shall be deemed an accessory use to a financial institution. All approaches and entrances to ATMs should be highly visible and adequately lit so that people cannot loiter,or enter,without being seen. The addition of security cameras CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-00511 Page 7 F46 are highly recommended. One (1)ATM is located in the drive-through on the east side of the building visible from N. Ten Mile Rd. and one (1) is located on the west side of the building visible from the parking lot and adjoining businesses. Lighting shall be provided at both ATM locations. Security cameras should be provided in all ATM locations. Self-service Uses: Any unattended,self-service uses,including,but not limited to, laundromats,automatic teller machines(ATMs),vehicle washing facilities,fuel sales facilities, and storage facilities,shall comply with the following requirements.The Meridian Police Chief or designee may approve alternative standards where it is determined that a similar or greater level of security is provided. Entrance or view of the self-service facility shall be open to the public street or to adjoining businesses and shall have low impact security lighting. The ATM located on the west side of the building is visible from the neighboring businesses and residential.; the ATM located on the east side of the building is visible from N. Ten Mile Rd. Lighting is not depicted on the elevations and shall be provided with the submittal of certificate of zoning compliance and design review. Financial transaction areas shall be oriented to and visible from an area that receives a high volume of traffic,such as a collector or arterial street. The ATM on the west side of the building is visible from Ustick Rd., an arterial street; the ATM's located on the east side of the building are not visible from a collector or arterial street but will be visible from the driveway along the east side of the property that provides access for the development via N. Ten Mile Road. Landscape shrubbery shall be limited to no more than three(3) feet in height between entrances and financial transaction areas and the public street. The Applicant should comply with this standard; modifications to the existing street buffer landscaping along N. Ten Mile Road. may be necessary. Design Standards Analysis Landscaping (UDC 11-3B): Landscape buffers along streets A 25-foot wide street buffer is required along N. Ten Mile Road, an arterial road. This landscape buffer shall be landscaped per the standards in UDC 11-3B-7C. The proposed landscaping does not meet the minimum requirements.Lawn and other grasses shall not comprise of more the 65 percent of the vegetated coverage. This shall be revised with the submittal of certificate of zoning compliance and design review. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-313-8. The proposed landscape plan does not meet the minimum requirements. The west landscape buffer shall be widened to 7 feet and the parking stall shall be reduced to 17 feet to provide adequate vehicle hang over. Additionally, the northern most parking stall on the west buffer shall be removed and curbing shall be extended to the next parking stall. Landscape buffers to adjoining uses Landscaping is required to meet the standards of UDC 11-3B-9. The landscape plan meets the minimum requirements. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASENO(S). [H-2024-0051] Page 8 F47 Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape setbacks along N. Ten Mile Road. Pathway landscaping Landscaping is required to be provided along all pathways per the standards listed in UDC 11-3B-12C. The proposed landscape plan appears to meet the minimum requirements. Parking (UDC 11-3C): Nonresidential parking analysis A minimum of one(1) off-street parking space is required per 500 square feet of gross floor area. Based on the 2,435 square-foot building, a minimum of 5 spaces are required. A total of 18 parking spaces are proposed exceeding the minimum requirements in the UDC. However, staff is recommending the removal of one(1)parking stall on the western buffer as it is encroaching into required open space for the neighboring multi- family development. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided 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.Bicycle parking is depicted on the plans submitted with this application that meet the requirements. Building Elevations (Comp Plan,Architectural Standards Manual): Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct, engaging identities within commercial and mixed-use enters through design standards to integrate commercial, multifamily,and parking areas with existing neighborhoods. In response,the developer has submitted conceptual building elevations for the proposed structure as shown in Section VII.C. Building materials consist of EIFS stucco, stone veneer, aluminum panels with the appearance of wood,parapet metal wall cap flashing, and glazing. The conceptual building elevations appear to meet guidelines set forth in the Architectural Standards Manual. The final design is required to comply with the Architectural Standards Manual for Commercial Design Guidelines. Transportation Analysis Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goal 6.01.0213 focuses on minimizing access points to arterial streets by implementing strategies like cross-access agreements,access management, and developing frontage and backage roads,while enhancing connectivity between local and collector streets. The site plan includes a single access point via a private drive aisle(W. Treva Lane)on the southern side,along with cross-access to the property to the north. Vehicles will enter from the south, with parking available on the west side of the building and a drive-through option on the eastern side. An escape lane is also provided on the east side(along Ten Mile)to meet regulatory requirements. Sidewalks and Pathways (UDC 11-3A-17): The proposed plan includes a pedestrian walkway from the main walkway on the north side of the building connecting to the main entrance on the west side of the building. Where pedestrian walkways cross vehicular driving surfaces,they're required to be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete, or CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASENO(S). [H-2024-0051] ■ Page 9 bricks as set forth in UDC 11-3A-19B.4. The site/landscape plan submitted do not reflect compliance with this standard and shall be revised with the certificate ofzoning compliance and design review.Additionally, staff recommends moving pedestrian connections on the north portion on the site to the south to better align with the existing sidewalk to the west. This will reduce the landscaping between the pathway and drive through exit. Services Analysis Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided as set forth in UDC 1I- 3A-15. Storm Drainage (UDC 11-3A-18): Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales shall not be within the street landscape buffer along N. Ten Mile Road. Utilities (Comp Plan, UDC 11-3A-21): Both the Comp Plan and the UDC outline policies and regulations for extending and connecting to City utilities. Goal 3.03.03G of the Plan requires that urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, and water and sewer utilities. Additionally, all utilities for the proposed development must be installed in accordance with the standards specified in UDC 11-3A-21. CITY/AGENCY COMMENTS& CONDITIONS Meridian Planning Division Future development of this site shall comply with the previous conditions of approval and terms of H-2020-0099(AZ,PP,CUP),FP-2021-0013,DA Inst#2021-046525,and the conditions contained herein. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of zoning compliance application as follows: - The west landscape buffer shall be widened to 7 feet and the parking stall shall be reduced to 17 feet to provide adequate vehicle hangover. - Revise the eastern landscape buffer to incorporate a variety of vegetation coverage as lawn and other grasses shall not comprise of more the 65 percent of the vegetated coverage. - A tree shall be depicted in the planter island to the northwest of the trash enclosure. - Delineate the pedestrian connection through the drive aisle with the use of pavers or stamped and colored concrete. - Shift the northern pedestrian connection to the south to better align with the existing pedestrian connection on the western portion of the site. - Remove the northernmost parking stall on the western landscape buffer and provide landscaping in lieu of the stall per the recorded development agreement. 1. Compliance with the standards listed in UDC 11-4-3-17 and 11-4-3-11 is required. 2. Preserve and protect the existing landscaping on the north and east buffers of the site during construction,per UDC 11-3B-10. 3. The building elevations shall be revised to incorporate additional lighting around the ATM's for surveillance purposes. 4. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed use prior to submittal of a building permit application. The design CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASENO(S). [H-2024-0051] Page10 F49 of the site and structure shall comply with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual and with the Development Agreement. 5. The conditional use permit is valid for a maximum period of two (2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. Irrigation Districts Nampa&Meridian Irrigation District t�'ri17�l�lte�r�rYml +4pArld[drbFi313 W rA644WM middy {Iirllk Joh n ( II_51 J4'li City a MGri"I 13 a=arumkwp;�Atim4w.&d1[IOF Meridian,I-D MW'.3610 KE; II-31F2i 9iIr44' Er.lalTrnt1ik: `�CIIdCmkli 'I G VN%M It May C43FA:M: PrOvldiT19 Idl Mcm dtailtlge is rezoned on sue there will;%�no uttpw to Nampa d Mrridim Ier12411 0 I?ietrk A fIN2N]U1.T%Mf0ft."D F03hcr FCVk94 will k tNL3 red it Ihi■CdI If{U-Wf&Cc&%irwo [awes dw iite-XWO maul lrL a filed Lmb�Uge ChsW Apoimlon Fair 1rdvw pricy iD Grwtl pi11111iolp All lxivate latetalm"waffle wayp ntur'_i.b,r Xtllstiud.h i.leaama>WmdC+i Ihm irdvaiup wow be ati'410p1e to all detielopmenu widlin NMI). LkvekWamusl compJp with# 16;.Co&31- 3M5. I`kneocuJ w«h.ny fgL[l p yuelmma at f2W)168-+]685 ARCMJy, Dk� A OtIvId T.Duval.' Amt.Wjks Supesinie &w n}e k kferidlan Jrri�lui�sn Daatlict DTn cull C': off l File "` f4PlR7n+',r111 am@ CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-00511 Page I I Fo Ada County Highway District(ACHD) l4 Ck4 Pro414n# n4a cold,�G*-PF* 4ryt Jim KanslS CoM/ dildrkr fA," a&hbrr*,CbMrtdeder�C6 VJF & C1ee Mrllinney,435mrt7issiumr Outcber 1, 2024 To-. Joy Patrick DFlftmi$F Architects 7983 NE Leary Way Redmond,WA98052 Subject: MER24-0099 I H-2024-0051 688 N Cliff Creek Lane WAFed at Ton Mile The Ada County Highway district (ACHD) has reviewed the submitted application for the application referenced above and has determined that IheFe are no improvements required to the adjacent stre+gt(S}. The appllcant shall be required to: 1, Pay a traffic impact fee,if applicable. For any questions regarding the traffic impact fee please contact ACHD's Impact Fee Administrator at impactfaaQachdidaho_org_ 2. If applicable,a traffic impact fee shall be assessed by ACHD and will be due prior to the issuance of a building permit by the lead agency_ This is a separate review process and 4 is the applicanV5 responsibility to Submit plans directly to ACHD. 3, f'ayrneni can be accepted over the phone by calling (2D8)387-6170 or can be senV delivered to the following address: Ada County Highway District Atin- Development Serv"F, 1301 N Orchard St,Suite 200 90150. 1083706 Reference the file number above when making the payrnent_ Please note: o Fees are subject to change if not pall prior to October V o All card payments are subject to a 3%processing fee a All a-check payments are subject to a$1.50 processing fee 4. Submit a driveway approach request fer any proposed driveways. Driveway approach permits can be found al: htta5:lfwww_aohdl da ho.orulhomel5hc wpu bl i5heddcw-u menU9SM38245965711600000 5. Comply with all,ACHD Policies and ACHD Standard Conditions of Approval fOF any improvements or work in the right-of-way. 6. Dbtain a permit for any work in the right-of-way prior to the construction,repair,or installation of any roadway improvements(curb,gutter, sidewalk, pavement widening_driveways,culverts,etc_)_ CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASENO(S). [H-2024-0051] Page 12 F51 Standard C*nditlons of Approval 1, All proposed irrigation facilities shall be located outside of the ACHD right-of-way (Induding all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-af-way (including all easements). 2, Private Utilitles including sewer or water systems are prohibited frxn being located wlthln the ACHD right-of-way. 3. In accordance with district policy, 7203.3,the applicant may be required to update any existing nor mpliant pedestrian improvements abutting the site to meet current Public Right-of-Way Acoessibilily Guidelines (PROWAG) requirements, The akpllcani's engineer should provide dccurnerrkatlDn of comeNance to District Development Review staff for review, 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 2D8-387-6280 (with file nurnber}for delails. S. A license agreement and compliance with the Districts Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas- 6. All utilily relocalion oosts associated with Improvwng street fronlages abutling the rile shall be bome by the deve4loper- 7. It is the responsibility Of the applicant to verify all wdsting utilities within the right-of-way- The applicant at no call to AC HD shot I reps it existing utiliti"damaged by the applicant- The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground wlthln ACHD right-of-way, The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits(spare Or filled)are compromised during any phase of construction. a. Utility street cols in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utlllty Coordinator al 208-387-6258(with flle numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPVVC Standards and approved supplements, Construction Services, procedures and all applicable ACHD Standards unless specYflcally waived herein. An engineer registered In the State of Idaho stral I prepare and certify all improvement plans. 10- Construction, use and property development shall be in Conformance with all applicable requirements of ACHD prior to District approval for occupancy- 11. NO change in the terms and oonditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of ACHID. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the ske plan or use should change in the future,ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant 10 comply with ADHD Policy and Standard Conditions of Approval in place at dial time unless a waivertvariance of the requirements or other legal relief is. granted bey the ACHD Commission, FINDINGS Conditional Use(UDC 11-513-6E) The commission shall base its determination on the conditional use permit request upon the following: CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASENO(S). [H-2024-0051] Page 13 F52 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 Commission finds the site is large enough to accommodate the proposed development and meet all dimensional and development regulations of the C-C zoning district. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. The Commission finds the proposed financial institution with a drive-through will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section IV of this report. 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 Commission finds the design, construction, operation and maintenance of the proposed use will be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The Commission finds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section IV of this report. 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 Commission finds the proposed use will be served by essential public facilities and services as required. 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. The Commission finds 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. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. The Commission finds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 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 Commission finds the proposed use will not result in the destruction, loss or damage of any such features. Additional findings for the alteration or extension of a nonconforming use: This finding is not applicable. 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. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASENO(S). [H-2024-0051] Page 14 F53 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. ACTION A. Staff: Staff recommends approval of the proposed Conditional Use Permit per the provisions included in Section IV in accord with the Findings in Section V. Commission: The Meridian Planning&Zoning Commission heard this item on November 21" 2024. At the public hearing.the Commission moved to approve the subject conditional use permit request. 1. Summary of the Commission public hearing: a. In favor: Joy Patrick and Joe Berretta b. In opposition:None c. Commenting: Joe Berretta d. Written testimony. e. Staff presenting application:Nick Napoli f. Other Staff commenting on application:None 2. Kev issue(s)of public testimony: a. None 3. Key issue(s)of discussion by Commission: a. None 4. Commission change(s)to Staff recommendation: a. None CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-00511 Page 15 F54 EXHIBITS Project Area Maps (link to Project Overview) • - rial Project Location Analysis CITY CHERRY H - Y W OF MERIDIAN FINDINGS OF FACT,CONCLUSIONSOF LAW AND DECISIONORDER CASENO(S). 1 11 lum..npfrf .:�. b:fjai�Inr�!�SIJg E3 0 __-�parr i Y�ai."w♦wa poi..�'.�i'� ■�+ r�. - - ■,p RII n�=..' r:p�i`rlr�a _ -_ • Y•r ♦ i•• ♦ 4•t '-�-_�'6'�= �'i'::as M••a • .•.. ` '�I�rh�/•ilhlll� •i +�.+ i• ♦+ra•� - ...•+ ♦�•fs• �•+.a ' hh •�.■ �� I��,a t•:1� uwrnst\?..'■...`.i�h •■ .i•I.'.ix xh♦•r'n lrr ••r r.�A I�y.. ♦rp Z. ..a..nu•Iu■•G•a'4�'� ■..r'i=::ii yi•r 1 .•• Clr•• •r�ir•' rl"'.aa► ••rY�s raS m._ - :::::::r•�•r•.:ri i �•� �='ry.'i♦."rz•`•ri�+�ia�-�.'r��l'i:■n ^iii�� n • x• loll... ��':_:i•.•. w:liu u •T.. aA.�: - ...i ' n nr•• + nif��r $• i ■..a a, �•riSi•::i::a�• ni 'nib r `,:•'•+'T. y:a• s-. as.'`':::::::::=`la:.. �::iii� •w\ra. �.�� aNa•�/Ilnnuu•I�►a.....' 'I-rill �N a ,■.'. 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[H-2024-0051] Page 18 F57 Service Accessibility Report Overall Score: 38 98th Percentile Description . . Lceation In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft. from parcel GREEN Floodplain Either not within the 100 yrfloodplain or > 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of future transit route YELLObV Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing (# of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles CR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either a Regional Park within 1 mile OR a Community ParkWalkability Park within 1/2 mile OR a Neighborhood Park within GREEN 1/4 mile walking CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASENO(S). [H-2024-0051] Page19 F581 Site Plan(date: 9/18/2024) Cm APPROVAL STAMPS ^ V LEW— DRIFTMIEN �—Ya ,�.��_............. �....�.. -.. �_ )j ..tee SITE PLAN ROTES 1 2:6 ~4j LL � s I a VICNfiY MAP SfiE PLAN 4 j CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASENO(S). [H-2024-0051] Page 20 F59 Landscape Plan (date: 8/23/2024) Lv�� [ f I 1 l HEN LLREUE TO—ft[Q PWW.^!ALL i IZ� .REPAIR CAI—AD L*V5C+PE 1 - � �! iuifTfG[Lf LNLS�IPE . Q I iq1 N.HOR'�ST b2322� CfWI �� La CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASENO(S). [H-2024-0051] Page 21 60 Building Elevations(date: 9/18/2024) CRY APPROVAL STAMPS QD RIFTMIER .....x........w...... EXT.ELEVATION NOTEs.- 1 �p ....... g x..r...M.a ,.x..e.tz..-.. —.awpp.B W m ..............x., ..ii..n-anr ri.rx ix ..w.r.i.. - .....e.... �^ 4 WO :a..•�.r,x•..r.�............,.,..� �� .r... .�...m...s... m fin' ,a AIR BARRIER NOTES 1I R301JI ELEVATION 2 LL LL � ...s.e,...� � _� ----- _-- �•tea • . _� -,. �..e =: E]R MATERIAL SGFEDl1LE DRIVE THRIL CANOPY ELEVATION W 1 CRY APPROVAL STAMPS y;� ^ ^ � DRIFTMIER J _ j Uj - � o In C7 NORTH ELEVATION 2 LL LL --moo SOUTH @EVATXIN { 1 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASENO(S). [H-2024-0051] Page 22 F61 E K IDIAN:--- iuAn Planning and Zoning Presentations and outline h2 Planning and Zoning 12/5/2024Commission Meeting Slide 1 h2 Agenda Item Numbers/Order: hoodc, 12/19/2006 Aerial MapFuture Land Use MapZoning Map Zoning MapAerial MapFuture Land Use Map Future Land Use MapAerial MapZoning Map Aerial MapFuture Land Use MapZoning Map Approved Conceptual Development PlanProposed Conceptual Development Plan Changes to Agenda: Item#6 Newkirk East(H-2024-0043)applicant requests a continuance. Item#3: 3970 E.Overland Road (H-2024-0053) Application(s): ➢ Annexation Size of property,existing zoning, and location: This site consists of 1.120 acres of land, zoned R-1 in Ada County, located at 3970 E. Overland Road. History: None Comprehensive Plan FLUM Designation: Mixed Use Regional (MU-RG) Summary of Request:Annexation and zoning of 1.120-acres of land from the R-1 zone in Ada County to the General Retail and Service Commercial District(C-G)zoning district for the construction of a 4,800 square foot multitenant building with one side being used for a restaurant. The current use of the property is residential with several existing buildings on the property. The property consists of one home and two outbuildings. All structures will be removed, and the existing well and septic system will be abandoned as required.The applicant will need to submit a Certificate of Zoning Compliance (CZC)and Design Review(DES)application for review and approval prior to building submittal. The single-family residence to the north and the east will be required to be screened with a twenty-five(25)foot landscape buffer and a six(6)foot privacy fence. Applicant is requesting council waiver to reduce the 25-foot landscape buffer adjacent to the residential properties to the north and east. The property is in probate therefore staff cannot verify the letter received authorizing the landscape buffer reduction.The applicant has the option of requesting permission from the probate court or requesting a waiver to reduce their landscape buffers. Conceptual building elevations were submitted for the proposed structure as shown in Section VII.F. Building materials consist of stucco, stone,wood and metal accent. Final design is required to comply with the design standards in the Architectural Standards Manual and recorded development agreement. The Comprehensive Plan's goal is to require appropriate building design, and landscaping elements to buffer,screen, beautify, and integrate commercial, multifamily,and parking lots into existing neighborhoods. Written Testimony: None Staff Recommendation:Approval per the conditions of approval included in Section IV in accord accordance with Findings in Section V. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2024-0053, as presented in the staff report for the hearing date of December 5, 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- 0053, as presented during the hearing on December 5, 2024,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0053 to the hearing date of(insert continued hearing date here)for the following reason(s): (You should state specific reason(s)for continuance) Item#4: Foldesi Reserve (H-2024-0055) Application(s): Annexation Size of property,existing zoning, and location: This site consists of 3.31 acres of land,zoned RUT in Ada County, located at 3915 N.Ten Mile Road. History: N/A Comprehensive Plan FLUM Designation: Mixed Use Non-Residential Summary of Request: The applicant is requesting annexation of 3.31 acres of land for the construction of approximately 46,005 square feet of industrial space in the I-L zoning district. The applicant has indicated the proposed uses for the site intends to be industrial spaces.The use of industrial buildings aligns with the Mixed-Use Non-Residential (MUNR)future land use designation,which accommodates a range of commercial and industrial users. Access is proposed off N.Ten Mile Road (an arterial street)through a single curb cut. The applicant has condensed the three access points to N.Ten Mile into a single access point in the center of the property.Additionally, cross-access shall be stubbed to the property to the north and south.While this may not be pertinent in the near term, if or when the storage units redevelop, the cross-access agreement will be essential to limiting access points on Ten Mile. A 25-foot wide street buffer is required along N.Ten Mile Road, an arterial street.This buffer shall be landscaped per the standards in UDC 11-313-7C. The applicant has chosen to incorporate the water-conserving design standards into this buffer which allows the buffer to be reduced by 50%. The concept plan shows a 12'/2 foot buffer meeting this requirement. The developer is proposing three industrial buildings with a mix of one-and two-story tenant spaces comprised of stucco, brick veneer, stucco wainscot, metal panels, and metal panel roofing with moderate to large setbacks from the street, and frontages exceeding the required 20%windows along the streets. Written Testimony: None Staff Recommendation: Staff is recommending approval with a development agreement. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2024-0055, as presented in the staff report for the hearing date of December 5'h, 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- 0055, as presented during the hearing on December 51h, 2024,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0055 to the hearing date of for the following reason(s): (You should state specific reason(s)for continuance) Item#5: 330 Linder Road (H-2024-0048) Application(s):Annexation Size of property,existing zoning, and location: This site consists of 1.0 acres of land,zoned R1 in Ada County, located at 330 N. Linder Road. History: N/A Comprehensive Plan FLUM Designation: General Industrial Summary of Request: The applicant is requesting annexation of 1.0 acre of land for the proposed use of vehicle sales or rental and service. The subject property is part of an enclave area surrounded by City annexed property.Annexation of this land will provide more efficient provision of City services. Industrial uses exist to the west across N. Linder Rd and to the south and east; single-family residences exist to the north in Ada County. This property is designated as General Industrial on the Future Land Use Map (FLUM).The use of vehicle sales or rental and service is consistent with the comprehensive plan for the general industrial designation. The existing residence is proposed to remain as the main office for the vehicle sales business.The building shall abandon well and sceptic and connect to city services at the time of annexation in accord with UDC.Additionally,the current structure proposed to remain will be non-conforming within the 35-foot street setback required if approved.Any future development will require compliance with this standard. The applicant is requesting a council waiver to reduce the 25-foot landscape buffer adjacent to the residential properties to the north. The property owners to the north have provided a letter in support of the reduction. The applicant is proposing waterwise landscaping which allows for a 50% reduction in street landscape buffers.A 12.5-foot wide street buffer is required to be constructed along N. Linder Rd. One(1)full driveway access exists to this site via Linder Rd.that is proposed to be eliminated, and the applicant will share access with the property to the south through a cross-access agreement. Written Testimony: NIA Staff Recommendation: Staff is recommending approval with a development agreement. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2024-0048, as presented in the staff report for the hearing date of December 5th, 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- 0048, as presented during the hearing on December 5th, 2024,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0048 to the hearing date of for the following reason(s): (You should state specific reason(s)for continuance) Item#7: Pollard North (H-2024-0037) Application(s): ➢ Development Agreement Modification ➢ Rezone ➢ Preliminary Plat Size of property,existing zoning,and location: This site consists of 19.76-acres of land, zoned R-8, generally located '/4 mile north of W. Chinden Blvd. at the north end of N. Levi Ln. on the north side of W. Waverton Dr. History: The subject property is part of a larger area annexed with R-8 zoning in 2019 and included in a DA&preliminary plat for Pollard Subdivision.The property was approved to develop with 74 building lots for conventional SFR homes, independent living units for 55 and older and an 88-bed assisted living facility. Comprehensive Plan FLUM Designation: MDR(medium density residential) Summary of Request: The Applicant requests Council approval of a modification to the existing DA for a new agreement for the residential portion of the development with an updated development plan. The approved plan is for the development of 74 building lots for conventional SFR homes, independent living units for 55 and older, and an 88-bed assisted living facility.The proposed plan is for 177 SFR detached &attached homes. A rezone of 21.95-acres of land is proposed from the R-8 to the TN-R(traditional neighborhood residential)zoning district. The rezone to TN-R allows more lots to develop on the property as there is no minimum lot size or street frontage requirement in the district and a lesser setback is allowed, as opposed to that in the R-8 district. If the rezone is not approved, the plat will need to be revised, and the number of buildable lots will be significantly reduced to comply with the minimum dimensional standards of the R-8 district. A preliminary plat is proposed consisting of 177 building lots&26 common lots on 19.76-acres of land in the TN-R zoning district. The plat is proposed to develop in one (1)final plat phase. The minimum lot size proposed is 2,238 s.f.with an average lot size of 3,062 s.f. The gross density of the development is 8.06 units/acre with a net density of 14.23 units/acre which is consistent with the MDR FLUM designation and the proposed TN-R district A mix of SFR detached &attached units are proposed with front-loaded and alley-loaded options—conventional front-loaded detached homes are proposed along the perimeter boundary to the north &east,which will transition to existing and future homes,with alley- loaded attached &detached units internal to the development and along the southern boundary of the site. The Applicant requests a waiver to the block face standards in the UDC for the TN-R district to extend the face of Blocks 1-6 along W. Flat Rock St. &W.Waverton Dr. beyond the 500' standard (750' is allowed w/a pedestrian connection)to 620'-875' in length due to the location of the streets approved with previous entitlements and the proposed rezone from R-8 to the TN-R district,which has reduced block face standards. Note: The existing R-8 district allows a maximum block face of 750'without an intersecting street or alley,the block face may extend up to 1,000'where a pedestrian connection is provided. If the R-8 district were retained, only the faces of Blocks 2&3 along the northern boundary would not meet the standard and require a Council waiver but they could be revised to comply with the minimum standard. A 20'wide street buffer is required along the portion of W.Waverton Dr. designated as a collector street, east of Levi Ave. Off-street parking will be required based on the number of bedrooms per unit; on-street parking is also available along internal streets. A minimum of 15% (or 2.96-acres)common open space is required to be provided with development that meets the quality&qualified standards listed in the UDC. The Applicant proposes a total of 3.53-acres(or 17.86%)qualified open space consisting of several open grassy areas exceeding 5,000 s.f. in area; linear open space;the street buffer along the eastern portion of W. Waverton Dr., a collector street; and parkways along local residential streets as shown on the open space exhibit,which complies with and exceeds the minimum standard. Amenities totaling a minimum of four(4) points are required to be provided based on the area of the development. The Applicant proposes a small 3,900 s.f. dog park with a waste station (1.5 pts.)and a picnic area on a site 5,000 s.f. or greater in size (2 pts.)from the Quality of Life category; and a tot lot with benches for seating (1 pt.)from the Recreation Activity Area category,which complies with and exceeds the minimum standard. The amenities are required to comply with the associated standards for such in the UDC. Several conceptual building elevations were submitted for 2-story detached &attached SFR homes as shown.A variety of materials are proposed including vertical and horizontal lap siding, board and batten siding, stucco and fenestration with masonry accents in a variety of colors and design elements/features with varying roof profiles and wall modulation that demonstrate the high quality of development proposed. All SFR attached structures are subject to the residential design standards in the ASM. Written Testimony: Eli Benski, Brighton Corp.—In agreement with staff report conditions Staff Recommendation:Approval with the provisions in the staff report. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2024-0037, as presented in the staff report for the hearing date of December 5, 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- 0037, as presented during the hearing on December 5, 2024,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0037 to the hearing date of(insert continued hearing date here)for the following reason(s): (You should state specific reason(s)for continuance) W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for 3970 E. Overland Rd. (H-2024-0053) by Dominic Pera, JGT Architecture, located at 3970 E. Overland Rd. Application Materials: https://bit.ly/H-2024-0053 A. Request: Annexation and Zoning of 1.120 acres of land from the R-1 zone in Ada County to the General Retail and Service Commercial District (C-G) zoning district for the construction of a 4,950 sq. ft. multi-tenant building with one side being used for a restaurant. 63 PUBLIC HEARING SIGN IN SHEET DATE : December 5v 2024 ITEM # ON AGENDA : 3 PROJECT NAME : 3970 E Overland Rd ( W2024 - 0053 ) Your Full Name Your Full Address Representing I wish to testify ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name w 17 71 1 20a 3 Wh fivt W VCA 3P �Nfikt r- eb wA- -� �tr�► ► I �,�, � � � r'W I�--D N�d� A� RX c � 4 ITO 6 7 8 � 9 10 11 i I 12 13 14 COMMUNITY DEVELOPMENT CjfE IDIAN DEPARTMENT REPORT HEARING 12/5/2024 legend DATE: ij Project Location �'��' 90 TO: Planning&Zoning Commission ::.Area of Impact = City Limits FROM: Linda Ritter,Associate Planner O analysis fi 208-884-5533 - -------- Iritter@merifiancity.org APPLICANT: Dominic Pera,JGT Architecture If SUBJECT: H-2024-0053 3970 E. Overland Road-AZ LOCATION: 3970 E. Overland Road, located in a ;; o portion of the SE 1/4 of the SW 1/4 of Section 16,Township 3N,Range 1E, parcel: S 1116347191 I. PROJECT OVERVIEW A. Summary Annexation and zoning of 1.120-acres of land from the R-1 zone in Ada County to the General Retail and Service Commercial District(C-G)zoning district to construct a 4,800 square foot multi-tenant building with a portion being used for a restaurant. B. Issues/Waivers • Applicant is requesting a reduction of the 25-foot landscape buffer adjacent to the residential properties to the north and east. Property is in probate therefore staff cannot verify the letter received authorizing the landscape buffer reduction. The applicant is seeking a Council waiver to reduce the required landscape buffer as allowed under the UDC. C. Recommendation Staff recommends approval of the requested annexation per the conditions of approval included in Section IV in accord accordance with Findings in Section V. D. Decision City of Meridian I Department Report 1. Project Overview ■ I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Commercial - Existing Zoning R-1 Ada County VII.A.2 Proposed Zoning General Retail and Service Commercial District(C-G) Adopted FLUM Designation Mixed-Use Regional(MU-RG) VII.A.3 Proposed FLUM Designation Mixed-Use Regional(MU-RG) Table 2: Process Facts Description Details Preapplication Meeting date 9/24/2024 Neighborhood Meeting 7/23/2024 Site posting date 11/15/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IVY • Comments Received Yes/Staff Report - • Commission Action No - Required • Access Topaz Avenue via E. Overland Road - • Traffic Level of Service Overland Road—Better than"E" - ITD Comments Received Yes/Email stating no comments for this project IV.G Meridian Public Works Wastewater IV.B • Distance to Mainline Sewer main is available in Topaz Ave • Impacts or Concerns See plat conditions Meridian Public Works Water IV.B • Distance to Mainline Water available at the site • Impacts or Concerns • Applicant will be required to extend water main down Topaz Ave.to their North boundary. • Engineer to verify if there is a well onsite.If a well is located on the site it must be abandoned per regulatory requirements and proof of abandonment must be provided to the City. • Water meter should come off the line in Topaz Avenue. Note: See City/Agency Comments and Conditions Section and public record for all department/agency comments received. 3970 E. Overland Rd.H-2024-0053(copy this link into a separate browser). City of Meridian I Department Report II. Community Metrics ■ Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S1116347191 Date Retrieved:2024/10/25 Parcel Count Parcel Acreage Infill Indicator: Surrounding Area AIMI 94 215 18% Vot city 1& ® City Limits 1,713 1,008. ■ Not City Household Household& Population Growth Households 02020 Population Change:9.9% Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 Use Types Residential Addresses All Addresses ■ Single-family 41% 32% 21% Multi-family 59 47% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 500 1000 1500 2000 0 500 1000 1500 ■ Single-family ❑ Multi-family Notes: See 0. City of Meridian Department Report II. Community Metrics ■ Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 2:ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based an Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Overland Road 208-feet Principal Arterial 027 Better than "E" Topaz Avenue 1 B2-feet Collector NIA WA ' Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH)_ ' Acceptable level of service for a two-lane collector is 'D" (425 VPH)_ Notes: See 0. City of Meridian I Department Report II. Community Metrics ■ Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary ImpactService . . Ready Marginal Caution ¢'� �", 5 Q �•�• �t to °�d Notes: See 0. City of Meridian Department Report II. Community Metrics ■ Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics ■ III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The Future Land Use Map(FLUM)designates the area proposed to be annexed as "Mixed-Use Regional,"which is intended to encourage a balanced blend of employment opportunities,retail, residential dwellings, and public uses,particularly in areas near major arterial intersections. This designation supports a diverse and integrated community where residents can live,work, and shop without needing to travel far. The applicant is proposing a 4,800 square foot multi-tenant building with a restaurant. This site is part of a larger Mixed-use Regional area,and the developable area is less than an acre therefore, staff has not provided a full analysis on how the project meets the design concepts of the plan. Table 4: Proiect Overview Description Details History Located within Ada County and zoned Rl Physical Features Within the floodplain Acreage 1.21 acres B. History Located within Ada County and zoned R1. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The current use of the property is residential with several existing buildings on the property. The property consists of one home and two outbuildings. All structures will be removed, and the existing well and septic system will be abandoned as required. The applicant will need to submit a Certificate of Zoning Compliance (CZC) and Design Review (DES) application for review and approval prior to building submittal. 2. Proposed Use Analysis (UDC 11-2): The proposed use "restaurant"is a principally permitted use in the C-G zoning district. 3. Dimensional Standards (UDC 11-2): The proposal will be required to meet the dimensional standards for setbacks,parking requirements, maximum building height, landscape buffers and landscape requirements and for the C-G zoning district. 4. Specific Use Standards (UDC 11-4-3): The proposal shall meet the requirement of the specific use standards for a restaurant per UDC 11-4-3-49.At a minimum, one (])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. D. Design Standards Analysis 1. Existing structure and Site Design Standards(Comp Plan 3.07.02A, Comp Plan 5.01.02D UDC 11-3A-19): Require pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments. City of Meridian I Department Report III. Staff Analysis ■ Require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. Buildings shall be designed in accord with the "City of Meridian Architectural Standards Manual." Per UDC 11-3A-19 pedestrian walkways shall provide a continuous walkway that is a minimum of five(5)feet in width from the perimeter sidewalk to the main building entrance(s)for nonresidential uses. The internal pedestrian walkway shall 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 Per UDC 11-3B-8,the intent of these requirements is to ensure the long term and consistent maintenance of landscape buffers along streets that improve the visual quality of the streetscape,unify diverse architecture,and carry out the comprehensive plan policies related to promoting attractive street(s) and street beautification. The applicant is proposing water conserving design to reduce the required buffer along Overland Road by fifty(50%)percent as allowed per UDC 11-3B-50. ii. Parking lot landscaping Per UDC 11-3B-8,the purpose of perimeter and internal parking lot landscaping is to soften and mitigate the visual and heat island effect of a large expanse of asphalt in parking lots, and to improve the safety and comfort of pedestrians. The applicant needs to add an additional landscape island along the north side of the building as no linear grouping of parking spaces shall exceed twelve(12) in a row, without an internal planter island. The planter island shall run the length of the parking space and may be reduced by two (2)feet to allow for improved vehicular maneuvering. iii. Landscape buffers to adjoining uses Per UDC 11-3B-9, a landscape buffer is required in the C-N, C-C, C-G,L-O, M-E,H-E, and I-L districts on any parcel sharing a contiguous lot line with a residential land use. The landscape buffer is required in the I-H district on any property sharing a contiguous lot line with a nonindustrial use. The single-family residence to the north and the east will be required to be screened with a twenty-five(25)foot landscape buffer and a six(6)foot privacy fence. The applicant is requesting a reduction of the 25 foot landscape buffer adjacent to the residential properties to the north and east. The property is currently in probate therefore staff cannot verify the letter received authorizing the landscape buffer reduction. The applicant has the option of requesting permission from the probate court or requesting a waiver to reduce their landscape buffers. The applicant is requesting a Council waiver to reduce the landscape buffer to the residential use down to fifteen (15)feet. iv. Tree preservation The applicant will be required to submit tree protection and mitigation plans to City Arborist. Per UDC 11-3B-10, the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. v. Storm integration 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. City of Meridian I Department Report III. Staff Analysis ■ 3. Parking (UDC 11-3C): i. Nonresidential parking analysis Per UDC 11-3C commercial buildings require one(1)parking space for every two hundred(250)square feet of gross floor area for restaurants. The total number of parking spaces required is nineteen (19). The applicant is proposing thirty-seven (37) parking spaces which exceeds the required number parking spaces for this proposal. NOTE: The parking for the site will be reduced by one stall due to the requirement for the applicant to provide another planter island along the north side of the building as mentioned above. ii. Bicycle parking analysis Per UDC 11-3C-6.G One (1) bicycle parking space shall be provided for every twenty- five(25)proposed vehicle parking spaces or portion thereof, except for single-family residences, two-family duplexes, and townhouses. Based on the thirty-seven (37)parking spaces provided, a total of two (2) bicycle parking spaces is required. 4. Building Elevations (Comp Plan 5.01.02D, Architectural Standards Manual): Conceptual building elevations were submitted for the proposed structure as shown in Section VII.F. Building materials consist of stucco, stone, wood and metal accent. Final design is required to comply with the design standards in the Architectural Standards Manual and recorded development agreement. The Comprehensive Plan's goal is to require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. 5. Fencing (UDC 11-3A-6, 11-3A-7): The applicant is proposing to install a six(6)foot high vinyl fence along the northern property line. The applicant will need to provide fencing on the residential portion on the east side of the property. Fencing shall comply with the requirements outlined in UDC H- 3A-7. E. Transportation Analysis 1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4): Access to the property is from S. Topez Avenue via E. Overland Road in accord with UDC 11-3A-3. The applicant shall be required to grant cross-access/ingress-egress to adjoining properties by a recorded easement per UDC 11-3A-3A.2. NOTE: The property to the east was only required to provide cross access if the existing storage yard is ever converted to parking in the future. 2. Sidewalks (UDC 11-3A-17): All sidewalks constructed as part of this proposal are required to comply with the standards listed in UDC 11-3A-17. The applicant is proposing sidewalks along the west side of the property along S. Topez Avenue. F. Services Analysis 1. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided with this development as set forth in UDC 11-3A-15. City of Meridian I Department Report 11I. Staff Analysis ■ 2. 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. 3. Utilities (Comp Plan 3.03.03A, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main,fire hydrant and water service require a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum,incorporate the following provisions: a. Future development of this site shall be generally consistent with the concept plan and conceptual building elevations included in Section IV and the provisions contained herein. b. Direct access to E. Overland Road is prohibited. c. Provide a 25-foot landscape buffer to the north and east along the north side of the property along with a six(6) foot privacy fence to block headlines from the residential property unless waived by Council. d. The applicant shall be required to grant cross-access/ingress-egress to adjoining property to the east by a recorded easement. A copy of the easement shall be submitted with the certificate of zoning compliance application. e. A Certificate of Zoning Compliance(CZC) and Design Review application shall be submitted and approved for the proposed commercial building prior to submittal of a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-49; the design standards listed in the Architectural Standards Manual. f. Future development of the site shall comply with the ordinances in effect at the time of development. g. Development of the subject property shall comply with the C -G standards listed in UDC 11-2B- 3. The only uses allowed on the subject property are as follows: City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ • Restaurant-excluding drive-through • Flex Space; • Retail Sales; • Professional and personal service; and • Office. h. Business hours of operation within the C-G District shall be limited from 6:00 a.m. to 11:00 p.m. when the property abuts a residential use or district. B. Meridian Public Works See public record(copy the link into a separate browser) Itgps://weblink.meridianciN.org/WebLink/Browse.aspx?id=365356&dbid=0&repo=Meridian Cit Y C. Meridian Park's Department 1. Submit tree protection and mitigation plans to City Arborist. D. Idaho Department of Environmental Quality(DEQ) See public record(copy the link into a separate browser) https://weblink.meridiancioy.orkIWebLink/Browse.aspx?id=365356&dbid=0&repo=MeridianCit Y- E. Ada County Development See public record(copy the link into a separate browser) https://weblink.meridiancity.org/WebLink/Browse.aspx?id=365356&dbid=0&repo=MeridianCit Y F. Ada County Highway District(ACHD) See public record(copy the link into a separate browser) https://weblink.meridiancioy.ory WWebLink/Browse.aspx?id=365356&dbid=0&repo=MeridianCit Y G. Idaho Transportation Department(ITD) See public record(copy the link into a separate browser) https://weblink.meridiancitE.orglWebLink/Browse.aspx?id=365356&dbid=0&repo=MeridianCit Y V. FINDINGS A. Annexation and/or Rezone(UDC 11-513-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds annexation of the subject site with C-G zoning designation is consistent with the Comprehensive Plan Mixed-Used Regional FL UM designation for this property, if the Applicant complies with the provisions in Section IV. City of Meridian I Department Report V. Findings ■ 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the layout proposed will be consistent with the purpose statement of the commercial district in that business opportunities provided consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the map amendment will 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 that the map amendment will not result in an adverse impact upon the delivery of services. 5. The annexation(as applicable)is in the best interest of city. Staff finds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section IV. VI. ACTION A. Staff: Staff recommends approval of the requested annexation per the conditions of approval included in Section IV in accord accordance with Findings in Section V. B. Commission: Pending C. City Council: Pending City of Meridian I Department Report VI. Action ■ ' I � ct Location -• of •• ® Q f Analysis 84 ` III ,,.,,�:. A. r. yMA, d w_ - • A OVERLAND _ - - ' VL J. # W A- I iLUJe j� h Eli Legend Project Location ll .°' ��� ��i�i arrn►j':C WOMENArea of Impact ■ ■ �nuar•o■0��. 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Map Notes Nearby Recent Preliminary Plats(2018+) H-2016-0112 H-2017-0104 Nearby Recent Conditional Use Permits(2018+) H-2020-0123 City of Meridian I Department Report VII. Exhibits ■ h ' y Ida� - --4•-r— !'x 4 3 k� a wti„ r h • f 1 B. Subject Site Photos .arm � � +i:•'r 71.11 - . City of MeridianDepartment Re 11Exhibits C. Service Accessibility Report PARCEL S1116347191 SERVICE ACCESSIBILITY Overall Score: 29 32nd Percentile Criteria Description k Location Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains < 5CO ft. from parcel GREEN Floodplain Within 100 yr floodplain & < 2 acres RED Emergency Services Fire Response time e 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing (# of lanes) School Walking Proximity From 1/2 to 1 mile walking YELLOIV Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) ParkWalkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits ■ D. Site Plan (date: 9/30/2024) .A. — r L I I u � a w vrwaoseo swLoiroc- ••� � � "OD M.FT. zffz8 o z o 1 t, o�Re.u�o Aare ANX-1.0 SITE VLAN VLAN �v. City of Meridian Department Report VII. Exhibits ■ E. Building Elevations(date: 9/30/2024) 'I I w MT OLL m 6fc m M ¢��s M m25 :g � II I F I � I I I � I I � I I I I I 1 _ I f I I a Y #IEIM1 MULTI-TF, euIILYING r jgt architecture OR VUONG NGUYEN L �® TOU E OVULMU 190M.WREMN.10 M642 City of Meridian Department Report VII. Exhibits ■ F. Annexation Legal Description& Exhibit Map PORTSIDE LAND SURVEYING , LLC EXHIBIT A ANNEXATION I-MAL DESCRIPTION A paroelof land that Includes Ada County Highway District rlght•of•way,io be annexed into the Ctty of Meridldft,said parcel being located 4n a panlan of the Southeast Quarter of the southwest QUO rter of Section 16,Township 3 t+Iorth,Range 1 EaSt,Eloise M e rdiari,said area of I and being more pa rticuia rly descrlbed as follows; Commneing at a found brass cap monument at the South Quarter corner of sabd Sectlon 16,the True Point of 9egiriniog; thence along the Sotith line ofsald Section 16,North 89'15'33"west a dlstance of 2n.71 feet tc a paint of i nteneetion of the cer tefline of 5.Topaz Avenue a nd said South I irne; Them along said centerline,North W05'20"West a distance of 208,50feet. Thence South 89%2'37"East a distance of n-00 feet to the Southwest comer of tot 17,clock 1, Plat of Jewel Subdivision,Book 34r 2056,records of Ada County; Thence along sa id Lot I Inc,South 89'12'37"East a dicta nce of 209.71 feet to a po int an the East line Of Rol ling H III 5ubdh+isi0 n, Book 4$r 1202,records of Ada County; Thence along sald East Ilfie South W05'30 r East a dicta nre of 160.70 feet to a point on the North right-of-way line of East ovedand Road; Thence 5oadh W05'30"East a dlsta nee of 48.00 feet to the True Paint of Begifinl rkg- Said par"I containing 1.120 acres W,793 Sq.Ft.,more or iess.) End pescriptlon Project No.24-13i# Prepared August 28,2024 X]`" iS- \ T ri, 1272 3626 W. Hdf Rd.$o!#,1D 8370-1 (208)184-666 12gr xxet2dcsLro-ey.e'urs City of Meridian I Department Report VII. Exhibits ■ HXMI-RIT B ANNEXA 77ON MAP A PARCEL OF LAND INCLUMG ACHD RIGIHT—CEF—WAY. SAID PARCEL BEING LWA7ED IN 7TIE SE 714 OF THE SW 114 OF SEC770N 16 ro*NSa4IP 3 NORTH, RANGE I EAST, 80NSE MERILYAN, ADA C UAII Y, WAHO + LOT 17, BLOCK 1 S 1237-F 2J3.71' SCALE' 1 _SHEET �7 8 1/2 X 11 SHEEP ONLY 2 't a LEGEND w PARCEL LINE LIE } O � m BECKON UNE ACREEUENT AREA $ " , I? RIGHT—OF—WAY LWC zm --------- DWENSIOaN IJM o FUMV BRAS$ CAP ray to # 5yW-REBAR, TO BE SET M 52133'02 w N &9't�'30' w p FWJV9 516'RERAR 22,25' 0.77' CALCULATED POINT „y P.O.B. POWT OF BEGNNRWG OF OESCRIPPON 5 89'2- 04' w i44.74' w 1/1a DoRrrErr I � I09$.92' — — �233,T1' _ L f 70 N 99 W33" w 1332-53' E. � T14 CORNER tl P.0.B "y Oft 1 Cyr I M LAW &N EY T _ ANNEXA77ON AREA 3626 W HILL ROAD, BOISE, ID 63703 PHOW (2W 454-6666 City of Meridian I Department Report VII. Exhibits ■ 129Ta � 4 ro� Mall Annexation parcel closure 18128J2024 Scale" 1 inch=O feet File; Tray[1.1.1201 Acm(45793 5q.F&Gn.Cb6UY:s85-4440r 6A1 R(1.1734441,P9ernemr4M M. 61 n89.1533k 2M.71 02 n00.0520w 20&9 as"V.17370 25 dl sl14.1237e 20&71 "e06A"1"' City of Meridian I Department Report VII. Exhibits ■ VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases, and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size,configuration,right-of-way, and other factors. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. C. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. D. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts ■ conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians, nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts ■ w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Foldesi Reserve (H-2024-0055) by Jeff Hatch, located at 3915 N. Ten Mile Rd. Application Materials: https://bit.ly/H-2024-0055 A. Request: Annexation of 3.31 acres of land for the construction of approximately 46,000 sq. ft. of flex space in the I-L zoning district. as PUBLIC HEARING SIGN IN SHEET DATE : December S . 2024 ITEM # ON AGENDA : 4 PROJECT NAME : Foldesi Reserve ( W2024 - 0055 ) Your Full Name Your Full Address Representing I wish totes tify ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT CjfEN 1 1 N DEPARTMENT REPORT ' HEARING 12/5/2024 Legendr1 DATE: Project Location ' TO: Planning&Zoning Commission Area of impact }= City Limits rt @ ` FROM: Nick Napoli,Associate Planner O Analysis '_ @� 208-884-5533 nnapoli@meridiancity.org _ APPLICANT: Jeff Hatch SUBJECT: H-2024-0055 Foldesi Reserve 't �A_ . LOCATION: Located at 3915 N. Ten Mile Road in@ F North I/ of the SE'/4 of Section 34, TAN.,R.1W. I. PROJECT OVERVIEW A. Summary Annexation of 3.31 acres of land for the construction of approximately 46,005 square feet of industrial space in the I-L zoning district,By Jeff Hatch. B. Recommendation Staff. Approval with Conditions C. Decision Commission: Council: City of Meridian I Department Report I. Project Overview ■ I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Industrial/Flex Space - Existing Zoning RUT in Ada County VII.A.2 Proposed Zoning I-L Adopted FLUM Designation Mixed Use Non-Residential(MUNR) VII.A.3 Proposed FLUM Designation Mixed Use Non-Residential(MUNR) Table 2: Process Facts Description Details Preapplication Meeting date 7/16/2024 Neighborhood Meeting 9/23/2024 Site posting date 11/22/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.D • Comments Received Yes - • Commission Action Required No - • Access Existing driveway to N. Ten Mile Rd(arterial); - Consolidating the 3 access points to a single access point. • Traffic Level of Service Better than E - ITD Comments Received Yes Meridian Public Works Wastewater IV.B • Distance to Mainline Available at the site. r • Impacts or Concerns No Meridian Public Works Water IV.B • Distance to Mainline Available at the site. ` • Impacts or Concerns Yes: Connection to Ten Mile Road and to the water main on the south boundary will be required at time of development. Note: See section IV. City/Agency Comments&Conditions for comments received or see public record https:llweblink.meridiancioy.org/WebLink/Browse.aspx?id=365958&dbid=0&repo=MeridianCioX. City of Meridian I Department Report II. Community Metrics ■ III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The subject property is designated as Mixed Use Non-Residential on the Future Land Use Map (FLUM). The proposed zoning of Light Industrial(I-L)is consistent with the FLUM. The applicant is proposing to construct approximately 46,005 square feet of industrial space and self- storage(storage condos). These uses are listed as allowed in the I-L zoning in the UDC and Comprehensive Plan. The subject site is surrounded by self-service storage facilities as this property is within the proximity of the Cities wastewater plant. Industrial spaces and self-storage facilities are a desired use specified in the Mixed-Use Non-Residential designation,as noted above. These spaces provide employment opportunities and valuable spaces for small-scale industrial businesses. Each user will be evaluated at the time of applying for certificate of occupancy. Table 4: Proiect Overview Description Details History N/A Acreage 3.31 acres B. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The site currently contains seven(7)residential and accessory structures. Prior to the issuance of the building permit,these structures shall be removed. 2. Proposed Use Analysis (UDC 11-2): The applicant has indicated the proposed uses for the site intends to be industrial spaces and self-storage buildings. The use of industrial buildings and self-storage facilities(storage condos) aligns with the Mixed-Use Non-Residential(MUNR) future land use designation, which accommodates a range of commercial and industrial users. This project not only provides employment and industrial options within city limits but also advances the city's economic goals and meets the needs of its residents. Specifically,it complies with Policy 3.07.01D,which promotes the preservation of industrial land by discouraging non-industrial uses and emphasizing light manufacturing,distribution, flex-space, and base employment. Additionally, it aligns with Policy 3.03.01E,which encourages infill development within the city. The property's location adjacent to N. Ten Mile Road enhances its accessibility and supports the local industrial landscape, addressing the demand for such developments in both the immediate area and the wider community. Furthermore, industrial buildings and self- storage facilities are permitted in the I-L zoning district which supports the applicant proposal. 3. Dimensional Standards (UDC 11-2): Development of the site shall comply with the dimensional standards of the I-L zoning district in UDC Table 11-3B-3.Based on the concept plan and elevations, the applicant is meeting the 35 foot building setback, 50 foot height limit, and has chosen to do a water conserving design to reduce the landscape buffer to 12 %feet along Ten Mile in conformance with the UDC. City of Meridian I Department Report III. Staff Analysis ■ 4. Specific Use Standards (UDC 11-4-3): The applicant has proposed the uses of Industrial space and Self Service Storage Facility but staff is not limiting them to these uses as any allowed uses in the I-L zoning can be established. UDC 11-4-3-34: Storage Facility, Self-Service a. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial place of business. The manufacture or sale of any item by a tenant from or at a self-service storage facility is specifically prohibited. The applicant is proposing the storage facility/building to be for storage condos which will be for personal use and not for business purposes. b. On site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with Chapter 3,Article E, "temporary use requirements", of this Title. The applicant will comply with this if and when this happens at the facility. c. The distance between structures shall be a minimum of twenty-five(25)feet. The applicant meets this standard. d. The storage facility shall be completely fenced,walled,or enclosed and screened from public view. Where abutting a residential district or public road,chainlink shall not be allowed as fencing material. The storage building will have enhanced architecture, and the roll-up doors will screened from public view. This is not a typical storage building as it will be used for storage condos which is a more specialized and heightened use. e. If abutting a residential district,the facility hours of public operation shall be limited to 6:00 a.m.to 11:00 p.m. Not applicable. £A minimum twenty-five-foot wide landscape buffer shall be provided where the facility abuts a residential use,unless a greater buffer width is otherwise required by this title. Landscaping shall be provided as set forth in subsection 11-3B-9.0 of this Title. Not applicable. g. If the use is unattended,the standards in accord with Section 11-3A-16, "self-service uses", of this Title shall also apply. The applicant will comply with these standards. h. The facility shall have a second means of access for emergency purposes as determined by the Fire Marshal. The fire department has reviewed the concept plan and will work with the applicant on a second means of access.Additional details will be reviewed with the submittal of the certificate of zoning compliance. i. All outdoor storage of material shall be maintained in an orderly manner so as not to create a public nuisance. Materials shall not be stored within the required yards. Stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. The applicant is not proposing outdoor storage for the larger self-storage building. j. The site shall not be used as a"vehicle wrecking or junk yard" as herein defined. The applicant will comply with this standard. k. For any use requiring the storage of fuel or hazardous material,the use shall be located a minimum of one thousand(1,000)feet from a hospital. Not applicable. City of Meridian I Department Report III. Staff Analysis ■ C. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): Based on the concept plan,the applicant appears to comply with the standards outlined in UDC 11-3A-19. The applicant has positioned no more than 50%of the total off-street parking between building facades and abutting streets. Additionally,the building on the southern portion of the site exceeds the 30%building frontage requirement. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 25-foot wide street buffer is required along N. Ten Mile Road, an arterial street. This buffer shall be landscaped per the standards in UDC 11-3B-7C. The applicant has chosen to incorporate the water conserving design standards into this buffer which allows the buffer to be reduced by 50%. The concept plan shows a 12 '/foot buffer meeting this requirement. However, the existing landscaping between the sidewalk and Ten Mile Road will be required to be brough into compliance and landscaped per UDC 11-3B-7C. The landscaping will be evaluated with the certificate ofzoning compliance and shall be landscaped per UDC 11-3B-5-2B-0. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The proposed landscape plan does not meet the minimum requirements. The south landscape buffer shall be widened to 7 feet and the parking stall shall be reduced to 17 feet. The landscaping will be evaluated with the submittal of the certificate of zoning compliance. iii. Tree preservation Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees).Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. A Tree Mitigation Plan should be submitted with the final plat detailing all existing trees and methods of mitigation outlined by the City Arborist before any trees are to be removed as set forth in UDC 11-3B-1OC.5. iv. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape setbacks along N. Ten Mile Road. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis UDC 11-3C-6 requires one space for every two thousand(2,000) sq. ft. of gross floor area in industrial districts. The applicant is proposing 94 parking spaces on the concept plan which exceeds the 23 spaces that are required with the building(46,005 square feet).Additionally, the applicant anticipates potential commercial users will use portions City of Meridian I Department Report III. Staff Analysis ■ of the site in the future which is why the parking is in excess. The uses will be analyzed as they are proposed within the tenant spaces. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided 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.Bicycle parking is not depicted and the plans shall be revised to incorporate the location of the bicycle parking with the Certificate of Zoning Compliance submittal that meet these requirements. 4. Building Elevations (Comp Plan,Architectural Standards Manual): Goals 5.01.02C and 2.09.03A of the comprehensive plan promote area beautification and community identity through heightened design standards providing distinct and engaging identities. In response,the developer is proposing three industrial buildings with a mix of one-and two- story tenant spaces comprised of stucco,brick veneer, stucco wainscot,metal panels,and metal panel roofing with moderate to large setbacks from the street, and frontages exceeding the required 20%windows along the streets. Primary entrances are oriented toward the parking lots rather than toward the loading docks. The Architectural Standards Manual requires modulation in the surface plane at no less than 50 ft. intervals. There should be at least 2 pedestrian-scale architectural features,and physical distinctions to anchor the building. There should be at least two different field materials,with at least one accent material. The proposed elevations appear to meet the architectural manual. However,the applicant shall submit the architectural standards manual checklist with the design review application to ensure compliance with these standards. 5. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. The submitted concept plan shows fencing on the Northwest portion of the site but does not provide details. The applicant shall include fencing details with the submittal of the certificate of zoning compliance. D. Transportation Analysis 1. Access (Comp Plan, UDC I1-3A-3, UDC 11-3H-4): Goal 6.01.02B emphasizes reducing the number of access points onto arterial streets by utilizing strategies such as cross-access agreements, access management, and the creation of frontage and backage roads,while also improving connectivity between local and collector streets. Access is proposed off N. Ten Mile Road(an arterial street)through a single curb cut. The applicant has condensed the three access points to N. Ten Mile into a single access point in the center of the property. This was a requirement from both ACHD and the City of Meridian with this application. While this property was not granted access from the storage facility to the south it was granted cross access from the north for when the storage facility redevelops in the future, staff finds the proposed entrance to be in compliance with the UDC and comprehensive plan. City of Meridian I Department Report III. Staff Analysis ■ Additionally, cross-access shall be stubbed to the property to the north and south.While this may not be pertinent in the near term,if or when the storage units redevelop,the cross-access agreement will be essential to limiting access points on Ten Mile. The Meridian Fire Department has requested secondary access to the site. The applicant and staff will work with MFD to find the best location for this before CZC submittal. 2. Multiuse Pathways,Pathways, and Sidewalks (UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17, Comp Plan): The site has an existing detached 5-foot sidewalk along N. Ten Mile Road which has been determined to be sufficient from the city parks department. Typically, 10-foot detached multi- use pathways are required along arterial and collector roads. However,the 5-foot detached sidewalk was recently constructed, and the parks department deemed it as acceptable at this time. Additionally,the two curb cuts that are being removed shall be replace with curb, gutter, sidewalks, and landscaping with the first certificate of zoning compliance application. There is no pedestrian connection from this sidewalk to the front entrances for any of the suites. The applicant shall provide a pedestrian connection point to the entrances of the suites. If the pedestrian walkway crosses vehicular driving surfaces, it is required to be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete, or bricks as set forth in UDC 11-3A-1913.4. E. Services Analysis 1. Pressurized Irrigation(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. 2. 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. 3. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G& 3.03.03F.Urban sewer and water infrastructure and curb,gutter, and sidewalks are required to be provided with development. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance,a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption, and the developer. A final plat or certificate of zoning compliance shall not be submitted until the DA and Ordinance is approved by City Council. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum,incorporate the following provisions IF City Council determines annexation is in the best interest of the City: City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ a. Future development of this site shall be generally consistent with the concept plan, landscape plan, and conceptual building elevations included in Section VIII and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. c. 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). d. In accord with UDC 11-3A-3,the applicant shall construct driveway stubs to the north and south property lines and record a cross-access/ingress-egress easement granting accesses to the north(Parcel#S0434417201) and south(Parcel#S0434417605) properties in an effort to combine and limit access points to N. Ten Mile Road. Copies of the recorded easements shall be submitted with the Certificate of Zoning Compliance application for the proposed use. e. All existing structures shall be removed from the property prior to issuance of the first building permit. f. The applicant shall consolidate all the access points into a single access point as shown on the concept plan. At the submittal of the first certificate of zoning compliance,the access points being removed shall be replaced with curb, gutter, sidewalk, and landscaping in compliance with the UDC. g. The property is allowed to develop with any permitted and conditional uses in the I-L zoning district as represented in UDC Table 11-2C-2. Planning Division comments related to future application submittals: - Provide emergency access to the site as requested by the Meridian Fire Department. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ B. Meridian Public Works ANNEXATION PUBLIC WORKS DEPARTMENT Wastewater ............. • Distance to Sewer Directly adjacent Services • 5ewer 5hed • Estimated Project See application Sewer ERU's + WRRF Declining Balance + Project Consistent Yes with WW Master Plan/Facility Plan Impacts/concerns Water + Distance to Water Available at the site. Services • Pressure Zone • Estimated Project See application Water ERU's + Water Quality None • Project Consistent Yes with Water Master Pla n + Impacts/Concerns Connection to Ten Mile Rd and to the water main on the south boundary will be required attirne of development. City of Meridian Department Report IV. City/Agency Comments &Conditions ■ C. Nampa&Meridian Irrigation District ,FF-1. NOV 712 4 I TYCLERKS OFUCE 1503 FIRST STREET SOUTH NAMPA,E DAHO M651-4395 FAX 420"634M92 rMid-Pr$ Off7CE: Nciripa 2OB-466-7ML Novembs.-r 19,2Q24 SHOP. Non'pa 206 4a6-086 Chris Johnson,City CIcrk City of Meridian 3� EJ-Broadway Avenue., `.suite 102 Meridian.ID 83 2-2619 RE: H-207A-OV&Foldesi Roerrv;39 15 N.Ten Mile Road To Whom It May Concern: Providing a]i dorm drainage is rciainnd on-site thcrc will be no impact to Nampa&. McridiHa Irrigation District(NM ID).Therefore, no further review will he required at this tinie- If My surMce dtaiaage leaves dtr site, NM ID rcgiFires a Filcd sand Use Changc Applicatimi for review prior to Final platting, All privalc lalertlls ark] wmAc ways must be protcctcd. It is recommended that irigatiolti water he available to all developments within NMID. Developers must comply udth Idaho Code 3 E- 3 05- Please call with any further questions at(208)466-4663. Sincerely, Stc,"C Pardew Development Coordinator Nampa& Meridian Irrigation District SPI gnf Cc: Of eel Fi le APPRCMMA1E IRRr,--.kf r CRES D. Ada County Highway District(ACHD) City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ ACHD Presidard MirarAa CM,YrC64brLns1*ant ]im Nansgn,Cammismissioner oncr Kimc GNdthOrptr.Commleeionlr 'Vro-i Q3V4 M[ICIf1fW1'Comm144i0nrtr Date:October 21,2024 To,Jeff Hatch and Steve Thiessen, Hatch Architecture and Design Staff Contact:Sam Standal,Assistant Traffic Engineer Project Description: Foldesi Reserve RA Trip Generation: This de+.+eloprnent is estimated to generate 223 vehicle trip6 per day. 23 veh icle trips per hour in the PM peak hour,based on the Institute ofTranspot tiOn, Engineers Trip Generation Manua1.11t',edition_ ■ RoadwayACHID Policies If yes,is mitigation required Area Service yes Livable Street Area roads will meetACHD's 1-05 • ■ • _ -• Comments= As this application is for annexation and rezone only,the tables above reflect existing conditions without the proposed project_ This table will be updated to reflect the development and its impact as part of a future development application_ can nett n g you to more V. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) 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: City of Meridian I Department Report V. Findings ■ 1. The map amendment complies with the applicable provisions of the comprehensive plan; Stafffinds the Applicant's proposal to annex I acre of land with I-L zoning for the development of 46,005 square feet of industrial buildings is consistent with the General Industrial FLUM designation for this property. (See section III above for more information) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment to I-L and conceptual development plan generally complies with the purpose statement of the I-L district in that it will encourage industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated entirely or almost entirely within enclosed structures and is accessible to an arterial street (i.e. Ten Mile Road). 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed industrial use should be conducted entirely within a structure. 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 City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the city. VI. ACTION A. Staff: Staff recommend approval of the proposed annexation with the requirement of a Development Agreement. B. Commission: Pending C. City Council: Pending City of Meridian I Department Report 0. Staff finds the Applicant's proposal to annex 1 acre of land with I-L zoning for the development of 46,005 square feet of industrial buildings is consistent with the General Industrial FLUM designation for this property. 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Location Within 1/2 mile of City Limits YELLOI-v Extension Sewer Trunkshed mains < 500 ft. from parcel GREEN Floodplain Either not within the 140 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time > 9 min. RED Emergency Services Police Meets response time goals some of the time YELLOW Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route RED Arterial Road Buildout Status Ultimate configuration (#of lanes in master street= GREEN plan) matches existing of lanes) School Walking Proximity From 1/2 to 1 mile walking YELLOW Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either a Regional Park within 1 mile OR a Community Park Wa I ka hility Park within 1/2 mile OR Neighborhood Parkwithin GREEN 1/4 mile walking City of Meridian I Department Report VII. Exhibits 104 D. Site Plan(date: 9/20/2024) WE RECAP � a SSFsES o ❑ =r,,;• Qk ■UILUING e� _ - 6UILOIN6 ` SYM6CL LEGE14D rt fJ w ■ I{ l I z RIRLDNC AREA RECAP ° i ..- _. n- ------------------------ l ------ BUILDING 1 l'I AREA RECAP I �I: { o .3 ❑ III III LL o { :'I A 1.0 City of Meridian Department Report VII. Exhibits 105 E. Building Elevations(date: 10/31/2024) .t SPECIRIC:ATHlNS Fg �t J x..r.cn.m.xeona..r v� Im -7n ® ®� a If 1 W - a $ u - o J v k. AL a&LajL k a -�U L .. .� = :0 ....... P _ p ❑ _ 0 Ll A 4.0 IXiERIC]R FINLLi SPEC TICATIONS $ kgkg - $59 5k5 LI r-a onn.m u n u o u 0 m ® on j4 } A 4.1 City of Meridian Department Report VII. Exhibits 106 F. Annexation Legal Description& Exhibit Map 1RDURR Projoct Noc 240333 Datc:October 10,2024 Pagc 1 of 1 ANNEKATION DESCRIPTION A parod of land located in the N112 of the SE114 of Section 34,Tnwrush p 4 North Range 1 West Boisc McridiarL City of Moridiarc Ada County,Idahn,nwwc particularly dcsoibod as"lows: COMMENCINGatthe southeast comcf of said Soction 34;thenc�-alongthe cast boundaryoFthc 5 E114. A) N.W 5Z59'E,14SZ132 fcctta the south boundary of said N112otttrc SEif4and the POINT OF f3EGINNING.1hrncr-alarg said boundary, 11 N,B9°lb'10'W_.425DD6 N!octb knee,having mid boundary- 21 N-01°5T30'W_,33a11 Fcakthcncc, 3� 5 69°1&1-5'E 441-57 text tb said cast boundary of the SEV4=thenco,alorg said boundary, 4) S_0752'59'W 33276k-ettn the POINT OFBESINNINa OWf AINIMGc 3.31 liucs. � 13765 /11 372•_CrO31-ors%len? \anr7.Id93=UT I 201.44-63F, —vrw,ordrra:nm City of Meridian Department Report VII. Exhibits 107 ANNEXATION EXHIBIT SKETCH LQrrATE❑IN THE N 1 r2 OF THE SE 14 OF SECTION 34. TOWNSHIP 4 NORTH,RANGE 1 WEST,BOISE MERIOIAN_CITY OF MERIDIAN IE 20241 C 34 35 $ A95R 5��1 2667.19' r� SiOSi'14•I5� 44i.57' pG I 7. v w ,W, I L � ANNFXATM PARCEL n; 3.31 ACRES ] =m i RM11',0'w 425DIV ! S F *+{ R i3765 +�� ,mow 35 W.U9YIM AD QR �� DU 3321L 9ROAUMDRE WAY NAMPA IDANp I=? 11394426744 I WBWJSHDUHHAZGN City of Meridian Department Report VII. Exhibits Fl 08 E IDIAN;--- Applicant Presentation Foldesi Reserve ( H-2024-0 / Road,3915 N Ten Mile Meridian, rl'50F •' _ ' HATCH DESIGN ARCHITECTURE n vL t. yh�'`� � I� t s 1 s` `, � ��� L Ili _ ' 1�.#�-' • , �, :� \ f _ a SHERBURE - RR Planning • • Zoning Commission HATOF-i desines • lauilde�rs w ■ ARCHITECTURE De - b- design. Llncamp�omisinq inte�lr'itV. y, :,� �► Foldesi Reserve e • e Id F o esi is a Hungarian �• `.; 3 ._,� a ,,, . surname with a strong s ; R e r r r .. =' connection to the a� land and nature. It � _,- e� � •i v �_ signifies a person who hails from or has ties I :sf to a specific region or r' 37353?35 v village. . . _ 35 :• -' f, 2 7 35 °35 •• r` ` A sense of belon _ icinnq A. :!35 to a specificp/ace. A � � � 2 ice••.. �Y. 70 '•i Tet ii i<:Ci 2,408.110-._ Vicinity Map HATCH DESIGN ARCHITECTURE December 5, 2024 ti At - - v 13915 ten mile .fi .� Y��L'..rT a. n - i YM •y t_`KT4� I � � — L-O m p WA P G 9 LLJ LL Subject Property z Current Zone: County RUT Proposed Zone: I-L 4V Sdn RFran St W ,an i - - z -L R-4 W_ W Mza F)O b f I d G� k�v 'o]mail]ME]Ll I a L& Zoning Map HATCH DESIGN ARCHITECTURE + December 5, 2024 x -Kx x xx - Xx X X X x - ,-- - -� x x x X x x x x v Find address or p€ac, )> x x x - xx x xx x X X X - - — T i x x'R —x ► 3d88 3064 3052 Q OAI !( x x x. .x S x xx x f y xX N yCx i. ) Y x x x xx' `� l X X, > x x xxx % x . .. x pfix — — wrenutaSc — X X x- x X' ' t % x x X xx xX x X xx x c x x '1 X:_ is x?t x. xx Ne % x.. x x 3063 3071 30.59 3007 * x xX .. 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X X x x % x x St fI x x — X X - X .x,X- x x r M1 a { X X x ' X x x X x X x X x X xx X x ). 1 .�x x xx x x x x N x x fat x x x 'M x R.I.ir X X x w. x xi X k k x x x �;c x X x �� x X x x { t.�ec '"'iE`, x '%I J xx ;-- XX; a ) R W Alzanc Gr x x �R > X r i , X k ., _X Xx x - x x ' z Y n �x xx ' : M Future Land Use Map HATCH DESIGN ARCHITECTURE + December 5, 2024 W Tub ra IV 991 16 1.1.IN 365,11 1 _—�—`•�: __`� ® unl -1 uNIT a I- I I UNITS e IL ❑ ` I — BUILDING 3 I o — — I U BILDING 21 g— 1 UJT2- -,• UNIT I ,� UNIT L ! O - ----------------------- ---------------------------- it I I NYC I UNTF7 UNITE UNIT UNIT4 UNITS UNIT2 UNRI - •I III I —J II zseo I al W N II I BUILDING 1 �— I —ate I I 1 II UNIT 9 UNIT 9 UNIT 10 UNR 11 UNIT 12 UNR 13 UNR 14 �I I —_— —— ———_ ————jy (vnoffxry tlNEY EnrvosC4FE Bu.[a N SIiE PLAN G ■ ■ t ■ ■ Conceptual Site Plan HATCH DESIGN r ARCHITECTURE pillill I- December 5, 2024 ` -- -=��-•T _ �IIIIIIIINIIINIIyIIINllllll �II i f u N � �! IIIII■ �= Igf1■�'• uG��$�YIYIYIYlY, � _i _ F lYg1 q■I� ��` -�' rl . • HERBURNE - MARRY • - • - • - • . . - . designers • builders w ■ � - - Timeless design. Uncompromising incewity. ..V dle cli rim __ �_ - 17 � . � �� A r r HERBURNE - MARRS • - • - • - • . . - . designers • builders w ■ ' - - Timeless design. Uncompromising integrity. Thank you for your time. Questions? on 14 no]Doll]no] I=A kif HATCH DESIGN � - * ARCHITECTURE December 5, 2024 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for 330 N. Linder Rd. (H-2024-0048) by Nicholas Rinker, located at 330 N. Linder Rd. Application Materials: https://bit.ly/H-2024-0048 A. Request: Annexation of 1.0 acre of land with an I-L (Light Industrial) zoning district to operate a Vehicle Sale or Rental and Service Facility. 109 PUBLIC HEARING SIGN IN SHEET DATE : December 5v 2024 ITEM # ON AGENDA : 5 PROJECT NAME : 330 N Linder ROW2024 - 0048 ) Your Full Name Your Full Address Representing I wish to testify ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name 1 hn 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 12/5/2024 r Legend DATE: Project Location f TO: Planning&Zoning Commission Area of impact }= City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 nnapoli@meridiancity.org - ------ APPLICANT: Nicholas Rinker SUBJECT: H-2024-0048 --- - 1 330 Linder Road Annexation LOCATION: Located at 330 N. Linder Road in the SE '/4 of Section 12, T.3N.,R.1W. I I l I I I l 1111111111111 ;A.m,"-i -� 1. PROJECT OVERVIEW A. Summary Annexation of 1.0 acre of land with an I-L(Light Industrial) zoning for the proposed use of vehicle sales or rental and service. B. Issues/Waivers The applicant has received a letter from the northern property owner to allow for a reduced landscape buffer to the residential property. This reduction will be from 25 feet to 5 feet.With this letter, staff finds the intent of the dimensional standards is being met. The applicant is seeking Council waiver to reduce this buffer as requested. The existing building is proposed to remain which will cause it to be non-conforming with the 35- foot street setback. C. Recommendation Staff: Approval. Commission Recommendation: Pending. D. Decision Council: City of Meridian I Department Report 1. Project Overview 1 10 11. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Industrial/Car Dealership - Existing/Proposed Zoning R1 in Ada County V.A.2 Future Land Use Designation General Industrial V.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 8/26/2024 Neighborhood Meeting 9/5/2024 Site posting date 11/23/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District III.0 • Comments Received Yes - • Commission Action Required No - • Access Shared access with the property to the south. - • Traffic Level of Service Better than E. - ITD Comments Received Yes - Meridian Public Works Wastewater III.B • Distance to Mainline Available at site • Impacts or Concerns Yes: See comments below. Meridian Public Works Water III.B • Distance to Mainline Available at site — • Impacts or Concerns No Note: See section III. City/Agency Comments&Conditions for comments received or see public record hgps://weblink.meridiancity.org/WebLink/Browse.aspx?id=362253&dbid=0&redo=Meridian0ty. City of Meridian I Department Report F-1111 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated as General Industrial on the Future Land Use Map(FLUM). The use of vehicle sales or rental and service is consistent with the comprehensive plan for the general industrial designation. The subject site is among several Industrial properties along Linder Road in the immediate area. The proposed use of vehicle sales or rental and services is a permitted use in the I-L zoning which is the zoning the applicant is requesting. In conjunction with the existing industrial users surrounding this property,the proposed use satisfies the general industrial designation on the comprehensive plan. Table 4: Proiect Overview Description Details History N/A Acreage 1.0 acre B. History and Process The subject property is part of an enclave area surrounded by City annexed property. Annexation of this land will provide more efficient provision of City services. Industrial uses exist to the west across N. Linder Rd and to the south and east; single-family residences exist to the north and in Ada County. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The existing residence is proposed to remain as the main office for the vehicle sales business. The building shall abandon well and sceptic and connect to city services at the time of annexation in accord with UDC 11- 2. Proposed Use Analysis (UDC 11-2): The proposed use of vehicle sales or rental and service is a permitted use in the I-L zoning district and aligns with the surrounding area. By adding additional industrial properties in the city,this project contributes to the community's employment and economic growth. Specifically, it adheres to Policy 3.07.01D,which encourages the preservation of industrial land use areas by discouraging non-industrial users. Additionally,the proposal is consistent with Policy 3.06.02D,which recommends locating industrial uses close to state highways and the rail corridor. The property's location adjacent to Linder Road enhances its accessibility to both the rail corridor and state highways. Staff finds the proposed use to be consistent with the UDC and Comprehensive Plan. 3. Dimensional Standards (UDC 11-2): Development of the site shall comply with the dimensional standards of the I-L zoning district in UDC Table 11-3B-3. The applicant has received a letter from the northern property owner to allow for a reduced landscape buffer to the residential property. This reduction will be from 25 feet to 5 feet and requires City Council waiver to reduce the buffer as proposed. Staff is supportive of the reduction since the adjacent property will more than likely develop with an industrial use in the future. Additionally,the existing building will be non-conforming if annexed due to the 35-foot setback requirement off Linder Road. The building is roughly 37-feet off the curb line but is within the 35-feet when measured from the ultimate right of way. If approved,this would City of Meridian I Department Report 112 create a non-conforming building and any new construction will be required to comply with the I-L dimensional standards. 4. Specific Use Standards (UDC 11-4-3): Vehicle Sales or rental and service—UDC 11-4-3-38: A. Vehicle repair may be allowed as an accessory use, subject to the standards for vehicle repair,major, and minor,in the district where the use is located. The applicant is proposing a future maintenance shop for vehicle repair purposes. While this is not going to be a use established on the site with the initial development, the applicant will come through permitting for establishing this accessory use in the future. B. Inoperable or dismantled motor vehicles shall be stored behind a closed vision fence, wall,or screen or within an enclosed structure and shall not be visible from any street. The applicant is proposing a future maintenance shop that will house any inoperable vehicles. In the interim, there will be no inoperable or dismantled cars on the site. C. Automotive sales and rental areas shall be subject to the minimum perimeter landscape requirement of parking areas in chapter 3, article B, "landscaping requirements", of this title. The minimum perimeter landscape requirements are being met and a reduction of the northern 25 foot landscape buffer is requested through a council waiver. D. In addition to chapter 3, article B, "landscaping requirements", of this title, one(1) square foot of landscaping for every fifty(50) square feet of vehicle display area shall be provided. The site has 540 square feet ofproposed vehicle display area which means 11 square feet of landscaping is required and the applicant exceeds this landscaping requirement. E. Vehicle display pads are prohibited in the required landscape buffers. The vehicle display is outside of the required 12.5 foot with water conserving design landscape buffer along Linder Road fulfilling this requirement. However, the applicant shall only be allowed to have 3 vehicles displayed along N. Linder Road at any one time. UDC 11-3A-19 discusses the importance of building frontage along public roads and requires a minimum of 30%of the fagade to occupy the frontage. By limiting the display vehicles to 3, staff finds the fagade will maintain is prominent form along the frontage. F. Vehicle display areas shall incorporate design features including,but not limited to, landscape islands, curbing,and pedestrian walkways,that define main drive aisles and internal circulation patterns. The concept plan shows curbing around the vehicle display with landscaping on both sides to meet this requirement. D. Design Standards Analysis 1. Landscaping (UDC 11-3B): i. Landscape buffers along streets The applicant is proposing waterwise landscaping which allows for a 50%reduction in street landscape buffers. A 12.5-foot wide street buffer is required to be constructed along N. City of Meridian I Department Report 113 Linder Rd., an arterial street,measured from back of sidewalk, landscaped per the standards listed in UDC 11-3B-7C. Landscaping requirements will be analyzed with the Certificate of Zoning Compliance. ii. Parking lot landscaping Parking lot landscaping is required per the standards listed in UDC 11-3B-8C. A minimum 5-foot wide buffer should be provided along the east property boundary unless the requirement is reduced or waived by the Director for truck maneuvering areas as set forth in UDC 11-3B-8C.1a. Staff recommends the applicant shift the planter islands to the eastern buffer where the easement begins to maximize the parking on site. Landscaping requirements will be analyzed with the Certificate of Zoning Compliance. iii. Landscape buffers to adjoining uses A 25-foot wide buffer is required to the residential land use to the north as set forth in UDC Table 11-2C-3 and 11-4-3-34F, landscaped per the standards listed in UDC 11-3B-9C. The Applicant requests City Council approval of a reduced buffer width from 25-to 5-feet adjacent to the residential use to the north as allowed by UDC 11-313-9C.2 with notice to surrounding property owners.A reduction to the buffer width shall not affect building setbacks; all structures shall be set back from the property line a minimum of the buffer width required in the I-L district(i.e.25-feet).A letter was submitted from the abutting property owner to the north, Christopher and Angela Olson,agreeing to the proposed reduced buffer.While the landscape buffer will be reduced,the building will still be 25 feet from the north property line. Additionally,the eastern landscape buffer shall be landscaped in accordance with the irrigation districts' allowances. iv. Tree preservation A Tree Mitigation Plan should be submitted with the final plat detailing all existing trees and methods of mitigation outlined by the City Arborist before any trees are to be removed as set forth in UDC 11-3B-1OC.5. v. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape setbacks along N. Linder Road. 2. Parking (UDC 11-3C): i. Nonresidential parking analysis UDC 11-3C-6 requires one space for every two thousand(2,000) sq. ft. of gross floor area in industrial districts. The applicant has provided 27 parking spaces which exceeds the UDC requirement. However,the applicant shall provide details for where customers will park on the lot. This shall be separate from the vehicles for sale on the property. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided 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. Bicycle parking is not depicted in the plans and shall be included with the certificate of zoning compliance application. 3. Building Elevations (Comp Plan, Architectural Standards Manual): The applicant is proposing to keep the existing residence and convert it into the main office. Since the building is proposed to remain, it is not subject to the architectural standards. However, a tenant improvement permit will be required from the Meridian Building City of Meridian I Department Report 114 Department to convert the residence into a commercial building.Additionally,the applicant is proposing a future maintenance building that will be required to comply with the architectural standards manual. 4. Fencing (UDC 11-3A-6, 11-3A-7): The applicant is not proposing fencing with this application. However, staff recommends a 6- foot tall privacy fence is installed and maintained on the north boundary to help buffer the neighboring residential. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): One(1)full driveway access exists to this site via Linder Rd.that is proposed to be eliminated, and the applicant will share access with the property to the south through a cross- access agreement. The intent of the UDC(11-3A-3) is to improve safety by combining and/or limiting access points to arterial streets to ensure motorists can safely enter all streets. Where local street access is not available,the property owner is required to grant cross-access/ingress-egress easements to adjoining non-residential properties. Although the use to the north is currently residential, it's anticipated to change to a non-residential use at some point in the future. The use to the south is commercial; as a provision of the development agreement, a cross- access/ingress-egress easement was required to be provided to the subject property at the time of future construction on the site and/or expansion of the existing parking lot,which has not occurred. In accord with UDC 11-3A-3, Staff recommends as a provision of the development agreement, driveway stubs are constructed to the north and south property lines and a cross-access/ingress-egress easement granted to the properties to the north(Parcel #R3579000012) and south(Parcel#R3579000020)in an effort to combine and limit access points to the arterial street(i.e.Linder Rd.). Copies of the recorded easements should be submitted with the Certificate of Zoning Compliance application for the proposed use. While a fire truck turnaround is provided on-site,the applicant shall widen the cross-access from the south to a 25-foot drive aisle. Additionally,the applicant shall work with our fire department to ensure the turning radius for the entrance is sufficient. This will be analyzed with the certificate of zoning compliance. 2. Sidewalk/Pathways (UDC 11-3A-5): An attached 7-foot wide sidewalk was recently constructed along N. Linder Rd. along the frontage of this site. The Pathways Plan designates a 10-foot wide detached multi-use pathway in this area. Because the sidewalk was recently constructed,the Park's Dept. does not recommend it's removed and a new pathway constructed in its place at this time. If a new pathway is constructed in the future,there should be adequate room within the existing right- of-way(11'+/-) for the pathway without dedication of a public use easement. F. Services Analysis 1. Pressurized Irrigation(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. City of Meridian I Department Report 115 2. Storm Drainage (UDC I1-3A-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. 3. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G& 3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided with development. III. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption, and the developer. A final plat or certificate of zoning compliance shall not be submitted until the DA and Ordinance is approved by City Council. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum,incorporate the following provisions IF City Council determines annexation is in the best interest of the City: A. Future development of this site shall be generally consistent with the concept plan, landscape plan, and conceptual building elevations included in Section VIII and the provisions contained herein. B. No more than three(3) cars shall be displayed along N. Linder Road at any one time. The vehicles shall not be displayed in front of the building. C. In accord with UDC 11-3A-3,the applicant shall construct driveway stubs to the north and south property lines and a cross-access/ingress-egress easement granted to the properties to the north(Parcel#R3579000012)and south(Parcel#R3579000020) in an effort to combine and limit access points to N. Linder Road. Copies of the recorded easements shall be submitted with the Certificate of Zoning Compliance application for the proposed use. D. The applicant shall install a 6-foot-tall privacy fence on the north property boundary to help buffer the neighboring residential. E. The existing structure is nonconforming with the 35-foot setback along N. Linder Road. Any future expansion will require compliance with the I-L zoning regulation per UDC 11-2C-3. City of Meridian I Department Report 116 B. Meridian Public Works Wastewater • olstance to Sewer Available at Site Serwiws + Sewer Shed Estimated Project Seeappllcatlon Sewer ERU's • WERF Nelining Balarrtp + Project Consistent Yes with WW Master Plan{Facili r Plan r I mpacts{canoerns + See Publ le Works Slte S cific Conditions Water + Distance to Water Water AvailableatSite Senrims PressumZone Estimated Project see appl leatlon Water ERt!'s Ww+ ergauality None + Project Consistent Yes with Water Master Plan ImpactVConcemr, N one-Ensure rno trees are I ocated withl n 10'Gf the Water Meter NON-PLAT CONDITIONS PUBUC'WORY4 DEPARTMENT 5iie Specific Conditions of Approval I_ If a+rWel l it 10"Vd an tlu siu it must ht abpmdcmodl pvt regulmory requirements and PAPof of abandonment must be provided to the City, 2. Ensure no sewer services pass ll Bough infiltration benches, 3_ Provide HIP Easements For mains,hydrmt laterals a,td water sirvices. Easements shoLdd Oxlond up to the end of mftiWhydmntlwater meter and 1.0'heytmd it. 5. No pemtaiient.s"ctures(tree%,hushes,buildings,carport,trash receptacle walls, fences, infiltration trenches. light poles, ctc_)tobt:built within the utility eawrnLntt. CenOral Conditions of Approval l. Applicam shall coordinale water and swer main size mW routing with the Public Works Depaninaot. 2_ PtK Meridian City C'adc(NIC'C),the"Iir!ant shall br"pomsibie 1p in"I sewCr r]nd walcr mains to and through this&vclopment. Applicant may be eligible for a reimbursement agmcmcm For infrastnEctvrc enhancement per MCC s 5, City of Meridian I Department Report 117 3_ The applicant shall pmvide easemern(s)for all public water/sewer maims outside of public right of away(include all water services aitd hydrants)_ Sewerfwater easement varies depending on 94wor depth.Srwer U-20 ft doLrp require a 30 ft-L Swmcnt,20-25 ft a 40 ft rkWMCnt,and 25-30 Il 1145 d casement. Ensurc no permment structures(trees,busbcs,buildings,carpans,trash morptaole walls,fences,infiltration wenches,light poles,etc.)are built within[he utility casarnem. &Ibntit an executed easement(on the form available front Public Works),a legal description pr4p0rVd by an Idaho Licensed Professional Land Surueyw,which must include the area of the eascmwnl (marked EXHIBIT A)and an 8113'x I I"rnup with bearings and distances(marked F-Xl-110IT 3) for review.Both exhibits must he waled,signed and dated by a Professional Land Surveyor.DO NOT RECORD. 4_ The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3 111-6).The applicant should be required to use any existing surkm or well water for the primary source_ If a surface or well source is rat available,a single-p0iet eonne4tion to the culinary water syswm 5ha11 be rLxgUirrd_I F A sin�]e-point.oonnceliart is 111;l i serf the developer m ill be responsible for the paymcnt ofasscssrncnts foT the common areas prior to prior to Tecciving&velopment plan approval. S_ Any structures that are al lowed to retrain shall be subject to evaluation and possible reassignment of street addressing to be in oampliance w iih MCC- 6- All irrigation ditches,canals,laterals,or drains,exclusive rafnatural waterways,intersecting, er05$ing OF baying AdiACent And ermtiguouS to thr W&inning subdi%�dUd shall be bddmS2e3 per UDC I l-3A-6, In performing such veock,the appl i cant shall complywith IdahoCc&42-1207 and any otherapplisablc law or wguiation, 7_ Any wells Thal wiI l not continue to W used must be properly abandoned according to]d;dto W0 Consttwction Standards Rules administered by the Idaho Department of Water Resourect. 'N- Developrr's Engineer shrill pMvide S statement addressing whettuK there tare any existing walls in the drvelopunerit,and if so,how they will continur to br used,qr PFMidc rrOof4(if their abandonment. x_ Any existing septic systems within this project shall be removed from servicc per City Ordinano 5sction 9-1-4 and 9 4 8, Contact Central District Health for abandonment procedures and inspections(208)375-5211. 9_ Al l improvements relatod to public life,safety and huttlih shall be oornplctcd pritw to occupancy of the structures, 10, Applicant shall be required to pay Public Works development plan review,and construction inspection tees_as detertu ined duriug the plan review process,prior to the issuance of a pl mi approval letter. 1_ It shall be the responsibility of the applicant to ensure that all development features comply with the AmonCAns with DissbililirS ACL and OW Fair]lousing Act. 12. Applicant shall bt`responsible for application and compliancc with any Section 404 Pcrmining that may be required by the Army Corps of Enginccrs. 13. Dcvcloper shall coord i uate mailbox locations with the Meridian Pas[Office_ 14_ Cornpacticm test results shall be submitted to the Meridian Building Department for all building pads receiving enginccred backfil I,whtKe footing wcruld sit atop fil l rbatefiNl_ 15_ Thu design rngincer shall be rcquirjud to certify that the street ofnwKne elevations ue mat a minimum of 3-fc0 above the hiShest establ i shed perk groundwater cle ation, IN s is w=urc that the bottom elevation of the crawl spaces of homes,is at least 1-foot above_ 16. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction ofan irrigation diS4110 or AC'HD.The design enginrurShall provide ccrtifitulirm 1hA1 the fstilitieS bAVC been inmallcd itt aCeordbncc with the appverd design plans.This certifu:Atinn will be required before a CCrUfieAic of occupancy is issued for any structures within the pealed. City of Meridian I Department Report 118 17_ At the completion-of the prge-ci,the appl leant shall be risponsibke to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the imuancc of a OcniFiication of nrcuppnry for any suuctures within the proj-ta 18, A street light plan will need w be included in the civil construction plans.Street light plan requirements are listed in scetion 6r5 of Ibc Improvement Standards for Street 1-19171in9,A copy ofthe standards can be found at hup. wwtw_mcridianwy.oigrpublic_works.aspr:1id=u7;. 19_ The City of k 1uridian requires that the owne r post io the Ci ty a perfonnance surety in tku:Amount of 1251Ya of thr total crmscn-wLion cost far all imomptctc vXwrer,water and reuse iTAhStructurc prior to final plo-u signntura.This surety wilt he verified by a 1iM item Cost ewtimaw pr*Vidvd by the owner to the City,The sutcty can be posted in the form of an i rrcvocabl a Icttcr of ctcdi t,cash deposit or bond.Appiimat must file au application for surety,which can be found on tilt: Conf iliunity Developtucnt Depantuettt website. Please contact Land Development ScrVica tfiar snore infotmation at 88'7-221 t_ 20_ Thu City of lVieridian rk�quims that thr owncK post t0 the City a warranty Surety in the wnnun r of 2Wo of the total consinw1icm cost for all completed scswcr,ti+'4 r and reuse infr Lstructurc for duration of two years.This surety swill be verif ed by a line itctta cost craim ate provided by the OWFker to the City_The surety can be posted in the fomt of an irrevocable letter of credit_cash deposit or bond.Applicant must file an application for surety,which can be found an the Community Development Department website. Please contact Land Development Service for mim information at 887-221 t. City of Meridian I Department Report 119 1 C. Ada County Highway District(ACHD) NdM PeauI M1Q,RrlYdOM WHD w , limer f C'Mdawm Carlm lcaalw rv&,W- O Moxll "Ca wi&on Imo; Se;x4; ber 27,'202 To: Hk±k41d5 kin ker,via 4jwna,I Staff Contact:uaraLeigh Trayer,Planner Pr.i5Jt-tt E4MrlptI0ft Lihdbr WPM Cbr RLntal d SaMS This ii,an anrwxetiwr and Feaone applira[ion for The development of a 1,194 square foot office space and 1.4n sci uare foot automobile mai ntenance soap on 627-acres_ TIP GeneFbt&ax TMS dewebprnent•S e3tlrngned W$enLIIWe 2-�rehli:M tr,Gs per day. 3 vahkle trip M hour uI tyre PM peak hour,batted on the IMitUto Of Tramponat+or% ENirw4rs Trip Generation Manua 1,TV editiwx L05 Planning Tivesholdir in r he ruture with planned Comments; The tables above lest the existlrlg condltronsof"surrounding roadways witr*vut the prQpQwd dgv*Ippmerrt as rhis applicat:pn i€fGr annex@TMn bfsd rezor*onry.with a future Oevelppriwnr a ppicatran,rhis sunvnalry wi,Il t)e updated torw%ct the dav9WpRtient and di impxt, conr*ctingij,ou to more Ache rlry Hg*"rim1C.T.M.E/dame Scrc -i7-wd nGoy,ID-Ea71a-Ph.URMY-GX10-FX3aFW.SC.�a[rd.amray IV. FINDINGS A. Annexation and/or Rezone(UDC 11-511-3E) 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: City of Meridian I Department Report 120 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the Applicant's proposal to annex 1.0-acre of land with I-L zoning for the development of a vehicle sales or rental service facility is consistent with the General Industrial FL UM designation for this property. (See section V above for more information) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment to I-L and conceptual development plan generally complies with the purpose statement of the I-L district in that it will encourage industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated entirely or almost entirely within enclosed structures and is accessible to an arterial street (i.e. Linder Rd.). 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed industrial use should be conducted entirely within a structure. 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 City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City. IV. ACTION A. Staff: Staff recommends approval of the proposed annexation with the requirement of a Development Agreement. B. Commission: Pending C. City Council: Pending City of Meridian I Department Report 121 ' 1 � • CHERRY _ _ FAI 10 .. .ir Y PINE. z `I ` s ■K _` Z` Miamirt f k W— �;s � ��l�lllll�lllllilh� � q ,ire` o ��sal.. � 1• ik �.q6:.� J - ,, ' :� !, �1 ���s ■■■■�l�=fir ■ I"I i!1■■■u11111■■I `IIII� - ■�lllllllllll.■ • ; � ■■■11111■■r■■ �� �■r■■llll■■ �■r' • ■ ■� �::■■�� `� •:r■■lrlll Win■ ■■rr■■rr■■�■■� w.Ig111■■111 ■11■■ 1 ■■■uv ■n w n � ■I \■! r1 III. � �;Cp �■■� -Will- Al uj NONE loll rllllll _ .ter■ � ■■I all nn' ■IIu11u1 ! 111 � 11��I fill FRANKL—IN -- � ■:■■�r+yip� ��►q►►► //�`I� �H�t�;■ l■iir� �hh��►►1� ` rl�j■■ • 0 LLI �w.r ■■■■■!!� • � Q>•w r1 �■ ■■■i■ii■ ii - - ■ r"r [[[[u11111■■[ `Iul ■�llllllllll[■■ J ■■r■lllrl�■ll■ A i■lull!■ 7■ w • ■�,[1111�.. i �� ■-■oil■■■iol 1� w I.■■■■■■■i■■f■[I :i1r1111■■111 ■IN�00 • y•-` i�ni■► 1■r` ll am ■11■ �i!■ l■■ 1■I 111■ 11� IVVYi_!a y�1 1�� ��� ■�C-■ l r±'r Ilr1 11..its in [l�,Ai.'PC7 wi■ n qr i�[I 11■��� . ��I O�► �� O 1� ���; � J!##! 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Subject Site Photos ILI City of Meridian Department Report F124] C. Service Accessibility Report Description Lceation Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Within 100 yrfloodplain & < 2 acres RED Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing # of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a High Schaal or College within 2 miles OR. a School Drivability Middle or Elementary School within 1 mile drivin.-. GREEN (existing or future) Park Walkability No park within walking distance by park type RED City of Meridian I Department Report 125 A Site Plan(date: 11/4/2024) CL 5pg E S IS C wr •a�a.s��a�wrw� w.ww 15 @ �"P .[ Alwn We�eYa F� 9 g. � F ar s TARCHI tLC7URAL SITE PLAN City of Meridian I Department Report 126 E. Annexation Legal Description& Exhibit Map ELSE iGEBRIISON LAND SURVEYS,PLLC 2261 Sumac Sf+Nar,Bwe,Jdeho&3706 TeiVharre(20)$* 6m rr&&@eo wys.mm t7 OCbb§r 2024 F=L$ft)ed Na 74097E r.wnd GowApuon EXHIBIT A Lat 3 of liappem A,cro Suhdivlsna J8.'ewdrd plat cn file in&]olr 20 of Rats aA Page 129a rKQnjs cf A k Gmmn ,Idehc) erd�i pQrWi to N SPA of$Ocdon i 21 T.3 N..R.11U,.9,M2,Mer,dlan Ada Caunly,Idaho:dmatcd as Ulam: Cwmercing a1 a dearrd drams cep mQinU"ML maf"the 44W oalnFI of AO 8*�i or Seatian 12,thence SOLN.-1 lg almg the weMk Ir9 od eaid Secfim$OD'31'3Er W a dstance of Wd 124W.Lb th9 POUF OF KUNMING' Thenaele Oi9saldline598"13U Ea4istainof4C.01faetieafoaridSterolpinmonurneM4thenplhwesl amner of 960 Lol 3 an the eaMPe l4yMs�ine or Narlh--k&r Road. ThmmIwA*q said nghm-cd.Wspw9cimiruing*(NMnpfLPrdfly fine af*aid Lat39W13 Eamstanneof 116.6;feat 63 a found sie$I Viu nmumemkq Me nrrit*W camAr or said La; TtYk"seulhedy aroig the eml lire of said lW S WSV N a ftuncs od 120A W 1k a fwnd eleel on rmnumanoN liresouRleaslearnerof9W Lol; Itwoe w+anMa along the SoUltrorl!inA or said Lot N W13'52'W it dWarce of 316.62 fleet t ths Mufhrreet Comr of ssid lot an the eas"Nhb-O-wq irx,of W Math Ljrjder Read; Thence 6euing said fins fi W 13'52 h'g dstaam of 44.t11 feei to a pain-:�m Il:e wmsbBdy Lhe of sad Section 1 T. Therwe nAhedy moms said wmtedp IIN of 5adw 12 N C4'31W E a dislarrae of 120M kw to ttio RUN-OF LSE NNINS. Theabovm-descrihednOQfrW4COR3hE42,030 square feeLmmorb %ajNEdmeIIOISWi eawments and righly.of. ,wary. e' J8 9 g! Ka FI$lPrelgpg'�UIf�4[�66ti W4'+r'Le]�le'�U.'5]A Dex fo-mrrc+epgn 99t .d€rt City of Meridian Department Report 127 — IV LINDER ROAD ------ — _ 74#2 75 { I �4 fd 003i'39" E P20.CQ' t j r I � Q ca �to y w 2 Z I y_ rn 00 Qr "1s roil Sp IQ LW 0 Puzi City of Meridian Department Report F128] w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Pollard North (H-2024-0037) by Brighton Corporation, generally located approximately 1/4 mile north of W. Chinden Blvd. at the north end of N. Levi Ave. on the north side of W. Waverton Dr. Application Materials: https://bit.ly/H-2024-0037 A. Request: Rezone of 21.95 acres of land from the R-8 to the TN-R zoning district. B. Request: Preliminary Plat for 177 building lots and 26 common lots on 19.76 acres of land in the TN-R zoning district for Pollard North Subdivision. 129 PUBLIC HEARING SIGN IN SHEET DATE : December 5 , 2024 ITEM # ON AGENDA : 7 PROJECT NAME : Pollard North ( W2024 = 0037 ) Your Full Name Your Full Address Representing I wish to testify ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name 42 N E I mS� ne \tj Nk" d k-o Vm, 93ta b / 4 � _ 5 w oldde L Y7 : er 57 ;o UO/ 0101 Sc�oo1 X . 5 l 'vvo N Vollafol4h I 6170 IV FcAla rd L h 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,, DEPARTMENT REPORT HEARING 12/5/2024 Legend DATE: (" Project Location TO: Planning&Zoning Commission :::Area of Impact City Limits FROM: Sonya Allen,Associate Planner O Analysis 208-884-5533 sallen@meridiancity.org _ APPLICANT: Brighton Corporation'` SUBJECT: H-2024-0037 Pollard North-PP,RZ LOCATION: Generally located approximately 1/4 mile i north of W. Chinden Blvd. at the north m �R end of N. Levi Ave. on the north side of - �kk W. Waverton Dr., in the south 1/2 of Section 21,TAN.,R.1W. (Parcel #SO421438475). I. PROJECT OVERVIEW A. Summary The Applicant requests a modification to the existing development agreement(Inst. #2019-060655)for a new agreement for the residential portion of the development with an updated development plan; rezone of 21.95-acres of land from the R-8 to the TN-R zoning district; and a preliminary plat for 177 building lots and 26 common lots on 19.76-acres of land in the TN-R zoning district. B. Issues/Waivers The Applicant requests a waiver to the block face standards in UDC 11-6C-3F.2 to extend the block face of Blocks 1, 2, 3,4, 5 and 6 along W. Flat Rock St. and W.Waverton Dr. beyond the 500-foot standard to 650-to 915-feet in length due to the location of streets approved with previous entitlements. C. Recommendation Staff. Staff recommends approval of the proposed MDA, RZ and PP requests with the provisions included below in Section IV. Commission: Pending D. Decision Pending II. COMMUNITY METRICS Table 1:Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped land I - , Proposed Land Use(s) Single-family residential detached&attached dwellings - City of Meridian I Department Report I. Project Overview 130 Description Details Map Ref. Existing Zoning R-8 (Medium-density Residential) VII.A.2 Proposed Zoning TN-R(Traditional Neighborhood Residential) Existing Future Land Use Map Medium Density Residential(MDR) VII.A.3 Designation Table 2: Process Facts Description Details Preapplication Meeting date 7/15/2024 PREAPP-2024-0061 Neighborhood Meeting 7/22/2024 Site posting date 11/21/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes • Commission Action Required No_ • Access N.Levi Ln.,a collector street,and N.Black Cat Rd.,an arterial street,via W.Chinden Blvd. • Traffic Level of Service NA(ACHD doesn't set LOS thresholds for local streets) Traffic Impact Study(Y/N) No ITD Comments Received Yes(no significant impact to the state highway system) Meridian Fire No comments received Meridian Police No comments received Meridian Public Works Wastewater Distance to Mainline: Sewer is available at site;Impacts or Concerns: see site specific conditions Meridian Public Works Water Distance to Mainline:Water provided by Veolia;Impacts or Concerns:None See City/Agency Comments and Conditions Section for all department/agency and the public record for comments received on this application. Figure 1: One-Mile Radius Existing Condition Metrics 2.00 1,500 Single-family em Residential U 1.50 1,000 Parcel Diversity tA 1.00 $ f]Parcel Count H 0.50 ® 500 v *Average Acres —� � a 8 J 0.00 0:00 0 0 0 0 0 00• 0 R-2 R-4 R-8 R-15 10.00 Average Single-family Density by Zoning Average Residential Net Density O 9.28 5.00 �% :r58 O 3.78 4,76 • 36 0.00 1. Dwelling Units / Acre R-2 R-4 R-8 R-15 City of Meridian I Department Report II. Community Metrics 131 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview Development Agreement Modification: The Applicant requests a modification to the existing development agreement(Inst. #2019-060655)for a new agreement for the proposed development with an updated development plan. This property will no longer be subject to the existing DA.A legal description and exhibit map for the property to be included in the new DA is included below in Section VII.C. The current approved development plan for this area, shown below, consists of 74 building lots for conventional single-family residential homes, independent living units for 55 and older, and an 88-bed assisted living facility. •.r t Y 0 The updated development plan(i.e.preliminary plat), shown below, is for 177 building lots and 26 common lots for the development of(47) front-loaded"conventional"single-family detached dwellings and alley-loaded"carriage lane"(38) single-family detached and(92)attached"duet"dwellings. Conceptual building elevations for these dwellings are included below in Section VII.I. Larger lots are proposed along the north and east sides of the development as a transition to adjacent lots of a similar width for compatibility. L O= 00CD0000(D 00000000 O D Rezone: A rezone of 21.95-acres of land from the R-8 to the TN-R zoning district is proposed as shown in the legal description and associated exhibit in Section VII.D below. The rezone area is designated Medium Density Residential(MDR)on the Future Lane Use Map (FLUM)included in the Comprehensive Plan. The proposed use and development plan with a gross density of 8.06 units per acre and net density of 14.23 units per acre is consistent with the MDR FLUM designation and the TN-R district. City of Meridian I Department Report 111. Staff Analysis F132] Preliminary Plat: A preliminary plat consisting of 177 building lots and 26 common lots on 19.76-acres of land is proposed in the TN-R zoning district. The plat is proposed to develop in one(1)final plat phase. The minimum lot size proposed is 2,238 square feet(s.£)with an average lot size of 3,062 s.f. The proposed development is consistent with Comprehensive Plan Goal#3.07.01A which states, "Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices." Table 4: Project Overview Description Details History H-2019-0021 (Pollard Subdivision AZ,PP -DA Inst.#2019-060655); TED-2021-0003 (2-year time extension on preliminary plat);TECC-2023- 0001 (1-year time extension on preliminary plat) Phasing Plan 1 phase Physical Features There are no waterways or other physical features of importance on this site;the property is relatively flat. Acreage 19.76-acres Lots 177 single-family residential building lots and 26 common lots B. History The subject property is part of a larger area annexed with R-8 zoning in 2019 and included in a development agreement and preliminary plat for Pollard Subdivision. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on this site. 2. Proposed Use Analysis (UDC 11-2): Single-family residential detached and attached dwellings are principally permitted uses in the TN- R zoning district,per UDC Table 11-2D-2. 3. Dimensional Standards (UDC 11-2): See UDC 11-213-3 for standards applicable in all traditional neighborhood districts; and UDC Table 11-2D-6 for the dimensional standards of the TN-R zoning district. D. Design Standards Analysis 1. Existing structure and Site Design Standards (Comp Plan, UDC 11-3A-19): There are no existing structures on this site. The proposed single-family attached dwellings are required to comply with the residential design standards listed in the Architectural Standards Manual. Single-family detached dwellings are exempt from these standards. 2. Qualified Open Space &Amenities (Comp Plan, UDC 11-4-3-27): Compliance with the open space and site amenity standards listed in UDC 11-3G-3 and 11-3G-4 is required. A minimum of 15% (or 2.96-acres)qualified open space is required to be provided with development that meets the quality standards listed in UDC 11-3G-3A.2 and the standards for qualified open space listed in UDC 11-3G-3B. City of Meridian I Department Report III. Staff Analysis 133 The proposed qualified open space consists of several open grassy areas exceeding 5,000 square feet in area; linear open space;the street buffer along the eastern portion of W. Waverton Dr., a collector street; and parkways along local residential streets as shown on the open space exhibit in Section VII.I. When counting street buffers along collector streets,the buffers are required to comply with the enhanced buffer requirements in UDC 11-3G-3B.3. Parkways along local residential streets are required to meet the standards listed in UDC 11-3G-3B.4 when counted toward open space. If any stormwater detention facilities are proposed,they're required to comply with the standards in UDC 11-3G-3B.5 when counted toward open space. Amenities totaling a minimum of four(4)points are required to be provided based on the area of the development(i.e. 19.76-acres). Site amenities totaling 4.5 points(pts.) are proposed from the Qualify of Life and Recreation Activity categories as shown on the exhibit in Section VII.I as follows: • Quality of Life: a small dog park(3,900 s.f.)with a waste station(1.5 pts.)and a picnic area on a site 5,000 s.f. or greater in size(2 pts.). The dog park is required to have bags for dog waste disposal, a double entrance gate, bench(es) and fencing to enclose the area and to secure the open space for an off-leash dog park as set forth in UDC 11-3G-4C.9. The dog park also counts toward the required common open space. The picnic area is required to include tables,benches,landscaping and a structure for shade, as set forth in UDC 11-3G-4C.5. • Recreation Activity Area: a tot lot(1 pt.) Per UDC 11-3G-4D.3,the tot lot is required to have commercial grade play equipment scaled and designed for the use and safety of younger children; benches for seating shall be provided nearby. i. The proposed common open space and site amenities meet and exceed UDC standards for such. ii. Landscaping is required to be provided in common open space areas in accord with the standards listed in UDC 11-3G-513 and maintained in accord with the standards listed in UDC 11-3G-5C. The proposed development is consistent with Comprehensive Plan Policy#2.02.00,which states, Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. 3. Landscaping (Comp Plan, UDC 11-3B): Attractive landscaping and pedestrian friendly design is required within new developments in accord with Comprehensive Plan Policy#5.01.02G. Landscaping is required to be provided within the development in accord with the standards listed in UDC 11-313. i. Landscape buffers along streets A 20-foot wide street buffer is required along W. Waverton Dr. designated as a collector street, east of N. Levi Ave., landscaped per the standards listed in UDC 11-3B-7C. The buffer is required to be planted with a variety of trees, shrubs, lawn, or other vegetative groundcover. Lawn and other grasses requiring regular mowing shall comprise no more than sixty-five (65)percent of the vegetated coverage of a landscape buffer. This maximum area excludes landscaped parkway with trees.All other vegetated coverage shall be mulched and treated as planting area for shrubs or other vegetative cover.Areas along required walls and closed City of Meridian I Department Report III. Staff Analysis F134] vision fences should generally be reserved for planting beds with a minimum of one(1) shrub per seven (7)lineal feet of frontage, as demonstrated in Figure 1. The buffer shall also comply with the enhanced buffer requirements listed in UDC 11-3G- 313.3 because it was counted toward open space requirements. All street buffers are required to be in a common lot or on a permanent dedicated buffer easement,maintained by the property owner,homeowner's association or business owner's association per UDC 11-3134C.2a and should be depicted on the plat. ii. Storm integration Stormwater integration is required in accord with the standards listed in UDC 11-3B-I I C. A Geotechnical Engineering Report was submitted with this application and is included in the project file. iii. Pathway landscaping Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B- 12C. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each dwelling based on the number of bedrooms per unit in accord with the standards for single-family detached and attached dwellings in UDC Table 11-3C-6. 5. Building Elevations (Comp Plan, Architectural Standards Manual): Several conceptual building elevations were submitted for 2-story detached and attached single- family residential homes,included in Section VII.1 below. A variety of materials are proposed including vertical and horizontal lap siding,board and batten siding, stucco and fenestration with masonry accents in a variety of colors and design elements/features with varying roof profiles and wall modulation that demonstrate the high quality of development proposed. All single-family attached structures are subject to the residential design standards in the Architectural Standards Manual(ASM).Although single-family detached structures are typically exempt from these standards, compliance can be required by the Commission and Council as part of a development agreement.A few of the conceptual elevations for single-family detached homes lack the variety of materials and colors desired in the ASM; however,they do appear to meet the alterative standards which include the provision of design elements such as corbels,front porches, facade and roof modulation, stone and brick accents,wood columns, lintels,balconies, awnings, etc. Therefore, Staff finds them acceptable. Staff is of the opinion the proposed conceptual building elevations are in accord with Comprehensive Plan Policy#5.01.02L: "Support beautiful and high-quality development that reinforces neighborhood character and sustainability. 6. Fencing (UDC 11-3A-6, 11-3A-7): All/any fencing proposed on the site should comply with the standards listed in UDC 11-3A-7. The landscape plan depicts 5-foot tall open vision metal fencing and 6-foot tall closed vision stained cedar fencing on the shared property line of some building and common lots. The developer is responsible for constructing fences abutting all pathways and common open space lots to distinguish common from private areas.Fencing should be depicted on a revised landscape plan along with a detail of the fencing type proposed; or,alternative compliance may be requested to the standard. City of Meridian I Department Report 11I. Staff Analysis 135 7. Parkways (UDC 11-3A-17): All parkways should comply with the standards for such listed in UDC 11-3A-17. Parkways are proposed along all streets within the subdivision,except for along N. Pollard Ln.,with landscaping that complies with the standards listed in UDC 11-3B-7C, as required. Parkways along local residential streets shall comply with the standards listed in UDC 11-3G-3B.4 when counted toward open space requirements as proposed. E. Transportation Analysis A Traffic Impact Study(TIS)was not submitted for this development as ACHD did not require one. Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP): • Black Cat Road is listed in the CIP to be widened to 5-lanes from McMillan Road to US 20/26 between 2036 and 2040. • The intersection of US 20/26 and Black Cat Road is listed in the CIP to be widened to 5-lanes on the north leg, 5-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and signalized between 2036 and 2040. 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 Pollard Lane 315-feet Local Industrial N/A N/A Waverton Drive 2,667-feet Local 27 NIA " ACHD does not set level of service thresholds for local streets. Collector streets are required to be constructed with development in accord with ACHD's Master Street Map(MSM) and/or as required by ACHD. The section of W.Waverton Dr.between N. Levi Ave. and the east boundary of the site is designated as a collector street. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): 1. Access is proposed from W. Chinden Blvd. from the south via N. Levi Ave., a collector street,and from the east via W.Waverton Dr. from N. Black Cat Rd., an arterial street. Two (2) stub streets are proposed to the north for future extension and interconnectivity with adjacent future development. The western stub street(N. Woodhead Ave.) is in alignment with that approved in Alden Ridge Subdivision to the north. Local and collector street connectivity is proposed within the development in accord with Comprehensive Plan Policy#6.01.02B, "Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity. " 2. Multiuse Pathways (UDC 11-3A-5): Multi-use pathways are required to be provided with development in accord with the Pathways Master Plan. There are no pathways depicted on the Plan on this property;therefore,none are required. 3. Pathways (Comp Plan, UDC 11-3A-8): All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. City of Meridian I Department Report 111. Staff Analysis 136 Pathways are depicted on the landscape plan throughout common areas for pedestrian connectivity within the development and to adjacent developments.A pathway stub exists to this property at this boundary,which is being extended with development. The pathways along the east and west sides of Lot 15,Block 5 abut the residential property lines and don't have the required 5-feet of landscaping on both sides of the pathway as set forth in UDC 11-3B-12C.The landscape plan should be revised to comply with these standards; or,a request for alternative compliance may be submitted to this standard as set forth in UDC 11-5B-5. 4. Sidewalks (UDC 11-3A-17): All sidewalks should be constructed in accord with the standards listed in UDC 11-3A-17. Five-foot wide detached sidewalks are proposed along the section of W. Waverton Dr. west of N. Levi Ave.,designated as a local street, and along the eastern section of Waverton that lies east of N. Silver Birch Ave. to align with the existing 5-foot wide detached sidewalk to the east. The section of Waverton between Levi and Silver Birch, designated as a collector street,is proposed to have 10- foot wide detached sidewalks. 5. Subdivision Regulations (UDC 11-6): Compliance with the subdivision design and improvements standards listed in UDC 11-6C-3 is required. Alleys: Alleys are required to comply with the standards in UDC 11-6C-3B.5. The proposed 20- foot wide alleys appear to comply with these standards. Common driveways: Common driveways are required to comply with the standards listed in UDC 11-6C-3D. One (1) common driveway is proposed on Lot 15,Block 3 for access to Lots 13 and 14. A common driveway exhibit is included in Section VII.F that demonstrates compliance with the standards listed in UDC 11-6C-3D. Perpetual ingress/egress shall be required either by a recorded easement or as a note on a recorded final plat.The easement or plat note shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. Solid fencing adjacent to common driveways is prohibited, unless separated by a minimum five-foot wide landscaped buffer planted with shrubs,lawn or other vegetative groundcover—if fencing is proposed along the south side of Lot 15,Block 3,a 5-foot wide buffer should be provided. Block face: In traditional neighborhood districts,no block face should have a length greater than 500-feet without an intersecting street or alley, except as allowed in UDC 11-6C-3F.3. Where a pedestrian connection is provided,then the maximum block face may be extended up to 750-feet in length in the TN-R district. The pedestrian connection shall provide access from within the subdivision to one(1) or more of the following: a qualified open space as defined in UDC 11-3G- 3.B, a street, or a common open space area or public meeting area within an abutting development. The City Council may approve a block face up to 1,200-feet in length where the block design is constrained by site conditions which include, among other things, an abutting urban project with no adjoining alley or street connections such as the case with this development. The face of Blocks 1,2, 3,4, 5 and 6 along W. Flat Rock St. and W. Waverton Dr. all range from 650-to 915-feet in length,exceeding the maximum length standard.Blocks 1-3 along the northern boundary do not include a pedestrian connection;Blocks 4-6 do include a mid-block pedestrian connection. The Applicant has provided written justification, as required, for the block faces(i.e. Blocks 2, 3,4 and 5)that exceed 750-feet in length. The reasons stated are as follows: the original Pollard Subdivision preliminary plat entitlement established the location of the two(2)north/south public streets(i.e.N.Woodhead Ave. &N. Schwenkfelder Ave.),which are being retained with the proposed subdivision; due to the shape of the parcel and existing roadway connections in the area, City of Meridian I Department Report 111. Staff Analysis F137] the project is designed with blocks that exceed the maximum standard;the street length and location are restricted by the agreed upon position of N. Schwenkfelder Ave,which will serve both parcels to the north(i.e. S0421314900& 50421428100)for future development and will presumably connect to W. Highland Fall Dr. in Fairbourne Estates. As mitigation for the longer block faces,the Applicant proposes pedestrian-friendly elements, including bulb-outs(noted in yellow),chokers(noted in red)and designated pedestrian accesses(with distances noted in black) on the following diagram: . ..... . . ....> [................. .595°. .s .....:..lot 4Qo'.. F. Services Analysis See Service Accessibility Report in Section VILB below. 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. There are no waterways within the boundary of this property. 2. Pressurized Irrigation(UDC 11-3A-15): 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. Water service is provided by Veolia; sewer service is available at the site. Main lines are required to be extended to and through the subject property with development. The developer should coordinate main size and routing with the Public Works Dept. and execute standard forms of easements for any mains that are required to provide service. 5. Topography This property slopes down from the east to the west as shown on Sheet PP 1.1 of the plat. 6. Hazards Staff is unaware of any hazards that exist on this site. City of Meridian I Department Report III. Staff Analysis 138 IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A new Development Agreement(DA) shall be required as a provision of the MDA and RZ applications. The previous DA [i.e. Pollard Subdivision-Inst. #2019-060655)] shall no longer be in effect for the subject property. Prior to approval of the rezone ordinance,a new DA shall be entered into between the City of Meridian,the property owner at the time of rezone ordinance adoption, and the developer. A final plat application shall not be submitted until the rezone is finalized.The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the date of City Council approval of the Findings of Fact, Conclusions of Law and Decision&Order for the Rezone and MDA request. The new DA shall incorporate the following provisions: i. Future development of the subject property shall be generally consistent with the conceptual development plan/preliminary plat, landscape plan, open space and site amenity exhibit and conceptual building elevations included below in Section VII,the conditions contained herein and the standards in the Unified Development Code(UDC). ii. The subject property shall be subdivided prior to submittal of any building permit applications for the development. iii. The developer shall construct 10-foot wide detached sidewalks along W. Waverton Dr. on the section east of N. Levi Ave. to the west side of N. Silver Birch Ave., as proposed. iv. Administrative design review shall be required for all single-family attached structures in accord with the residential design standards in the Architectural Standards Manual. Single- family detached structures are exempt from these standards. 2. The final plat shall include the following revisions: i. Depict a 20-foot wide street buffer along W.Waverton Dr. designated as a collector street,east of N. Levi Ave.,in a common lot or on a permanent dedicated buffer easement,maintained by the property owner,homeowner's association per UDC 11-3B-7C.2a. ii. Reconfigure Blocks 1, 2, 3,4, 5 and 6 along W. Flat Rock St. and W.Waverton Dr. to comply with the block face standards listed in UDC 11-6C-3F for the TN-R district,unless otherwise waived by City Council. The Applicant requests City Council waive the block face standards on the aforementioned blocks. 3. The landscape plan shall include the following revisions: i. Depict a 20-foot wide street buffer along W. Waverton Dr. designated as a collector street, east of N. Levi Ave.,with landscaping per the standards listed in UDC 11-313-7C. Include additional landscaping with calculations that demonstrate compliance with the required standards. The buffer shall also comply with the enhanced buffer requirements listed in UDC 11-3G-3B.3 and because it was counted toward open space requirements. The buffer shall also comply with the enhanced buffer requirements listed in UDC 11-3G-3B.3 because it was counted toward open space requirements. ii. Depict fencing abutting pathways and common open space lots to distinguish common from private areas as set forth in UDC 11-3A-7A.7; or, submit a request for alternative compliance to this standard. iii. Depict a minimum 5-foot wide landscape strip along both sides of the pathways located along the east and west sides of Lot 15,Block 5 with landscaping in accord with the standards listed City of Meridian I Department Report IV. City/Agency Comments &Conditions F139] in UDC 11-3B-12C; or, submit a request for alternative compliance to this standard as set forth in UDC 11-5B-5. iv. If solid fencing is proposed along the south side of Lot 15, Block 3, a 5-foot wide buffer should be provided planted with shrubs,lawn or other vegetative groundcover as set forth in UDC 11- 6C-3D.5. The plat should be adjusted accordingly. 4. The common driveway shall be constructed in accord with the standards listed in UDC 11-6C-3D and per the common driveway exhibit in Section VII.F. 5. Perpetual ingress/egress shall be required for the common driveway either by a recorded easement or as a note on a recorded final plat as set forth in UDC 11-6C-3D. The easement or plat note shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 6. Submit a detail of the dog park that demonstrates compliance with the standards listed in UDC 11- 3G-4C.9,which require bags for dog waste disposal, a double entrance gate,bench(es), and fencing to enclose the area and secured open space for an off-leash dog park. 7. Submit a detail of the tot lot that demonstrates compliance with the standards listed in UDC 11-3G- 4D.3,which require commercial grade play equipment scaled and designed for the use and safety of younger children with benches for seating nearby. 8. Submit a detail of the picnic area that demonstrates compliance with the standards listed in UDC 11-3G-4C.5,which require the area to include tables,benches, landscaping and a structure for shade. 9. Off-street parking is required to be provided for all single-family residential units in accord with the standards for such listed in UDC Table 11-3C-6. 10. All waterways, except natural waterways, intersecting, crossing or lying within the area being development 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. If left open, fencing may be required in accord with the standards listed in UDC 11-3A-6C. Other Agency comments may be accessed in the project file in the public record. Copy and paste the following link into your browser: https:llweblink.meridiancioy.orglWebLink/Browse.aspx?id=35831 S&dbid=0&repo=MeridianCioy V. FINDINGS A. Rezone(UDC 11-5B-3E) 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; Stafffinds the proposed map amendment and development plan complies with the applicable provisions of the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed amendment for the development of a mix of dwelling types consisting of single-family detached and attached units, many of which are accessed from alleys, with open space and pedestrian facilities complies with the regulations outlined for the proposed TN-R district, including the purpose statement. City of Meridian I Department Report V. Findings 140 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be materially 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 map amendment should not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts. 5. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the proposed request is for a rezone, not annexation. B. Preliminary Plat(UDC 11-613-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision- making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Stafffinds the proposed plat is in conformance with the Comprehensive Plan and will be consistent with the UDC if the Applicant complies with the above-noted conditions. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Stafffinds public services are available to the site 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 scheduled public improvements that affect development of this site. 4. There is public financial capability of supporting services for the proposed development; Stafffinds 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 Stafffinds 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. Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. VI. ACTION A. Staff: Staff recommends approval of the proposed MDA,RZ and PP requests with the provisions included above in Section IV. Council should consider and take action on the waiver requested by the Applicant pertaining to block face. B. Commission: Pending City of Meridian I Department Report VI. Action 141 C. City Council: Pending City of Meridian I Department Report VI. 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Service Accessibility Report PARCEL E042143 475 SERVICE ACCESSIBILITY overall Score: 12 2nd Percentile Location - City Limits Extension Sewer TrunKshed mains < 500 ft.from parcel GREEN I Floodplain Either not within the 100 yrfloodplain or 5� 2 acres I GREEN Emergency Services Fire Response time > g min, ED Emergency Services Police Not enough data to report average response time Pathways Within 114 mile of current pathways Transit Not within 114 of current or future transit route Ultimate configuration(#of lanes in master streets Arterial Road Buildout Status plan) > existing (#of lanes) &road IS NOT in 5 yr work plan SchooI Walking Proximity From 112 to 1 mile walking YELLOW Eithera pigh School or College within 2 miles OR a SchooI Driwability Middle or Elementar,,School within 1 mile driving (existing or future) Park Walkability No park within walking distance by park type Repxt gst-erysd on T1-25-2G24 by H:R1D1AK--;sa11en City of Meridian I Department Report VII. Exhibits F145] C. Legal Description & Exhibit Map for Boundary of Proposed New Development Agreement Im August 1,2024 Project No.24-031 Exhibit A Legal Description for DaWopmentAgreement Modification(pollard North Subdivision) A pa reel of I a nd situated in a portion of the Southwest 1/4 of the Southeast 114 and the Sout heart 1 f 4 of the Southwest 1/4 of Section 21,Town ship 4 North,Ra nge 1 West B-M,City of Meridian,Ada Cou nty,Idaho,and being more particularly described as follows: Cornm endng at a n alurninurn cap marking the South 1/4cornerof said section 2I which bears 589°27'17"E a distance of 2,509.39 feet from an aluminum ca p marking the Southwest comer of said Section 21r thence along the westerly line of the Southwest 1/4 of the Southeast 1/4(easterly line of the Southeast 1/4 of the Southwest 1�4)of said Section 21,N00°32'12"f=a distance of L327.30 feet to a 5/8-inch rebar marking the Center-South 1/iGth corner of said Section 21 a nd being the POl NT OF BEGIN NIntG- Thence leaving said westerly line(and said easterly line)and fol lowirkg said northerly line of said Southwest 1/4 of the Southeast 1/4,589°20'25"E a distance of 1,305,33 feet to a 5/84nch rebar marking the Southeast 1/16th ca rner of said Section 21; Thence leaving said northerky line and fol lowing the easterly line of said Southwest IA of the Southeast 1/4, 500°27'11"W a distance of 506,58 feet to a 5/8-inch rebar on the subdivision boundary of Pollard Subdivision No.1(Book 127,Pages 20407-20411,records of Ada County,Idaho); 7herxe fol lowing said subdivision bounda ry the fol lowing fourteen(14)co urses. 1_ 588850'33"W a distance of 17,71)feet to a 5f84nch rebar; 2- 133-88 feet along the arc of a circular curve to the right,said curve having a radius of 238.Sefeet,a delta angle of 32°09'46",a chord bea ring of h173°27'56W and a chord distance of 132.13 feet to a 5/8-inch rebar, 3. N07°05'39 W a distance of 26.37 feet t4 a 5/8-inch rebar; 4, N52"4(Y22'W a distance of 61.09 feet to a 5/8-inch rebar; 5. 581`24'3VW a distance of 14-13 feet toa 5/8-inch rebar; 6- 246-97 feet along the arc of a circular curve to the let said curve having a radius of-;W-50 feet a delta angle of 46°55'57",a chord bea ri ng of N65:5:V4VW a nd a chord d istance of 240,12 feet to a 5/3-Inch rebar, 7. N89'19'43"W a distance of 524.75 feet to a 5/8-inch rebar; S. 1444°W2TV a distance of 23.19 feet to a 5/8-inch mbar; 9. H89°20'2Sr'W adistanceof 60.01)feet to a 5/$-inch rebar; 10. S45'39'34'W a distance of 23-16 feet to,?S/S-inch reba r, 11. N89°19'43 eW a distance of 164.32 feet to a 5/8-Inch rebar; 12- 21.54 Peet along the arc of a curve to the right,said curve having a radius of 10,031-50,a delta angle of 00'07'23",a chord bearing of N89°23'25"W and a chord distance of 21.54 feet to a 5/3-inch rebar; i3- N$9°27'06"W a di5ta me of 1,358.82 feet to a brass plug; 14- N44"26'05"W a d ista nee of 23.34 feet to a brass plug on the westerly line of sand Southeast 1/4 of the Southwest 1/4; 5725 North ViKEYVery Way•Sake,Idaho 83713• 208.639.6939- kman6l1p.o0m City of Meridian Department Report F146] Thence following said westerly line,N00"34'56"F a distance of 299.49 feet to an aI urn inurn cap marking the Southwest 1/16th corner of said Sertinn 21; Thence leaving pia westerly line and following the northerly line of said Southeast 1/4 of the Southwest 1/4, S0'27WE a distance of 2,303.59 feet to the POW OF a GINNING, Said description contains a total of 15_756 acres,more or less. Attached hereto is Exhibit B and I)y this reference Is made a part hereof. Q. 124519 City of Meridian I Department Report VII. Exhibits 147 P:�7�-031 .IRVEYICd E7SF1161155 4-091 DA MOGIFWATON.MG,AARON dALLbRP,?WZ024.E5TUW90T-KJ.--- fV hJ V M1-F Ik-I S.T� N. Pollard Ln. Z> CD o I mo 1 i Lh o � o Z r 0 LD r 2 II Cn O � Ian r Q r.5 m r U) 0- _ _ c [fyDw 75 D qD Cr p U6 rO -0 171 [Y7 �n• rn ih rTl m Q LA — Q LG t T— 1 t rn r FO ZA Sm' 5; � W 0 F 13 LP z w z z I co —k q (4 4� m r 0 efl q a a r-1 [071 I !h m LA z I m ffi O iU 0sT o I m 0 rn � o N. Levi Ave. w SEE SHEET 2 LA } Exhibit B - DA Modification Pollard North SubdIvision W 0 m� rn g j��m w A portion of the S 1/2 of SW 1/4 and the SW 1/4 of h 1/4, Sect. 1, T4N, R1W, Bhp, City of Mefidian, Ada Counter, Idaho City of Meridian Department Report VII. Exhibits F148] 4-1)3115_mGW�_UF5%24-0e1)AmMtFICATJ__._m WJAAm#w_ �,_..— PEE SHEET 1 N. Levi Ave, S / k (ID = �- - ) 2 « \ „ \_ \ 2 G \ k §� k \ g § q � / 6 o Cr / Ln / & 4A / R ip � p E 2 R �J \ % 2 f § & § 2\ §� \ § CA Cn § � / § r 2 / o rn � 0 }2 § � § ) K $ # Ln LA G n _\ w ECo 3 _ & ƒ C;, 2 `_ I a � / f 2 2 | P w S 2 \ ) § Exhibit B - D A Modification c r ; �k7k } Pollard North Subdivision M portion ortionOftheS 2ofSW 4and the SEI / /4. k K § Sect. 2 T4N. R1W, BM, ERy of Meridian, Ada County, Idaho City of Meridian Department Rep of V11. Exhibits ,G D. Rezone Legal Description&Exhibit Map kim E N 0 1 N E E R I N G July 10,2024 Project No.24-031 Exhibit A Lega6 Descrip#ion for Rezone to TN-R Pollard North SubdiVjMon No.1 A parcel of land situated In a portion of th a 5o A V2 of the Southwest 1/4 and the Southwest 1/4 of thE' 5Duthea5t 1/4 of Section 21,7ownship 4 North,Range 1 West,B.M.,City of Meridian,Ada County,Idaho,and being more particularly described as follows: Commencing at an alumTrlum cep marking the South 1/4 corner of said 5ec#ion 21 which bears S&Y2717"E a dicta nce of 2,609.39 feet from an a I urninum cap marking the Southwest corner of said 5ectia n 21,thence alo ng the westerly line of the Southwest 1/4 of the Southeast 1/4(easterly life of the Southeast IA of the Southwest 1/4i of said Section 21,NW*32'12"E a distance of 1,317.30 feet to a S/8-Inch rebar marking the Center-South 1/16th corner of said Section 21 and being the POINT OF BEGINAIIINGx Thence leaving said westerly line(and said easterly fine)and following said northerly line of said Southwest 1./4 of the So utheast 1/4,%T24'25"E a distance of 1,30533 feet to a 5/8-inch reba r marking the Southeast 1/1611h corner of said Section 21; Thence leaving said northerly line and follcwing the easterly line of said Southwest 1/4 of the Southeast 1/4, S00'27'11"W a distance of 538.58 feet to a 51SAWh rebar on the oerltedine of W.Waverton Cr Thence leaving said easterly line and fallowing said tenterline the following six(6)courses: I. NSVKJ49"W a distance of 17.78 feet to a 5/9-inch rebar; 2. 235,10 feet along the arc of a curve to the right,so id curve having a radius of 270M feet,a delta angle cf 50'06'W",a chard bea ring of N64'25'45'W and a chord distance of 229.65 feet to a 5/8-inch rehar 3- 235,07 feet along the arc of a curve to the left,said curve having a radius of 270.00 feetr a delta angle of 49'SY020,a chord bearing of NW23'12'1+V and a chord d i5tance of 227.72 feet to a 5f8-1 nch rebar, 4_ N89'19'43"W a distance of 781.84 feet to a 5/8-Inch rebar; 5_ 21.48 feet along the arc of a curve to the left,sa id curve having a radius of 10,000.00 feet,a delta angle of 00'07'23",a chord bearing of N89'23'75"W and a chord dicta nce of 21AS feet to a 5/8-Inch rebar, 6_ N89°27 W W a distance of 1,40035 feet to the center)ine of N.Pollard Lane; T{enw leaving said centerline of W.Waverton Dr.and fallowing the Centerline of N.Pollard lane, NDX34'WE a d Istance of 346.50 feet to the northerly line of said South 1/2 of the Southwest 1/4; Thence leaving said centerline and following said northerly fine,589'27'06 E a distance of 1,328.59 feet to the POINT or BEGINNING. Said panel canta1ns 21.945 acres,more or less. ` Cs�5 Attached hereto is Exhibit B and by this reference is hereby made a part of, i] rp . 13 lip* C. 5725 North piscavery Way• aalse,Idaho 33713•208.639.693n*kmengllPxK1M City of Meridian I Department Report VII. Exhibits 150 P:%24-D31�su_EVWAmaUMa-W1 MOW m_.DWG,_.e_ammD24,Ea_ 3,- w� §] � N. L. N 7e2 ' §§ NUC' 5 rE 51 ' rn/ |�� o - - \ 2/ $ � 9$ ) G Jo ° 3 0 | 2 w // — \ E � ] � ® 2 q2 / / § %9ID k o 0 =r - ru (w%I § I CD § |- d 3 ° aET k k 6 7 S in7 7 2 § ° # m W FS kf / '+ � \ d � a / / k \ | e NJ i eRS b VI n / e z no\ § § ]o I o \ \ \ r 2 k i7 | §c > Q 2 # § 2 B N, W+ Ave. SEE SHED 2 k d Exhibit 8 - Rezone to TN-R 22 - Pollard Noh Subdivision k(\� q A portion of the 5 112 5W 4 and the 5VV 4ofSE ¢ ■`§ § / Sect. 21, T4N. RIW, B Pvl, City of Meridian, Ada County, d aho City of Meridian Department Reprt V t Exhibits ,51 -Amy FtVER_o_T5V I RUOPJF TO TPJ.ig.ULVG.AA_r.A-L_o,mblm&mum_-Na,— SEESHEET1 N. Levi Ave, E � g � m E E a — 9 § \ / ƒ k k } ' ƒ - _ § n S D ® / \ \ § m m w $ § R \ � Rn \ � \ k & / _ C < » k n o g g z v g @ / 7 A \ \cD § § \ x / $ 2 \ 3 \ 2 \f / _ � \ E _ 6 § CD / k m q S % 0 2 r- � @ § � § % zg CD $ ch rj « 'I9 2 ' U ¥ a LA ar E � c 2 § � � e % � CLW k ƒ % $ � ;- - w m § o o F 0 - - �� 7 Z 2 - 9 !z \ ) Exhibit - Rezone t0 T N-R IK `o ; ` kjI Pollard North Subdivision � 2222 ® A portion of the S Z of Sw I/4 and the SW 4 of SEA $Z [ k Sect. 21, T4N. RIW. GM, City of Meridian, Ada County, Idaho City of Meridian Department Rep4 V11. Exhibits ,& E. Preliminary Plat(date: 9/6/2024) Gill 3D 9 Q90 1,Sf ED E) 0 0 0 z 2 E) ?LIB C) Cap Z z WO t 48-1 gle all mg lilt 14 W, FR-t n �n City of Meridian Department Report V11. Exhibits 153] w V qt Ilj, j®,8�4�mjj � - ��� I I I 1331 M013933S-3NI1 HDIV _ O __ ale SCE � 4 P� ZME all 1! \\ P_ -- \------ ---- �� s 7--\ a- \ I! \\ I 1 II 11 SI \�\ III f ��EN \ \ —J v y 1 6I II A 1 9 lk� Eig II // 1 _ 2IIII 1 s�sssssl�ssssss �— — _ _ City of Meridian I Department Report VII. Exhibits 154 All J I I I I I I I I E li31 M013E 33S-3NI1 HJ1tlW __ k �� I I I I O �?' ©l gaZI2 ,.. s wx. m axon mw m r�i mo5 s . 7 :. on Igo Ills; ��2 ilia ©� k „x m`° •p�:•�" .. " t r R 0A A B ' 8.. B " IIB $j � �®� I� � ®a � .,•�•�•3lfrP _ ��° gyp G IA� G �,�` IIG I I i .orn mtt I •an . .�l � /� �✓r Ig. q ®q 9' •. � / �i I=� .�� � sub lic.�� ��?. iliti „�' � ©s � B �" IIB-.B .0.9 §,•.�� / ,mix g S g .a®a mar,an wall. s ® Is:o s © s,•� i /fir & 5 R G II« F iIG wa.v me. .o<s� f }s� a ® g �g« 4 .m�•.TN x.R'.'.• I g- EIk 9 e kl6 aII; =^ K m aei ig y :$• I ^ .tl.g a�;-d�.-�" + � I � mOg Ills�� ixO ��s I I I s g`0 & B Q y}q$� I� $ n`t�. II$ s lis s ®'a s � q��© R I G m118 IG ^ il- I R �•S R � P°Sly IIt ,N �a II$ Ili mxn k mn Ig g iexv k avi u,�I - s u� Ills k Os. k t OH Ila-. ff 0 € �IRY II$ •"• •V4 I � I� mn I nn � >r�"°,� $ Oi R a I„ B IB J'I wn Ae'n II ail g gg gg h� I I N$ 9��. A •�•x,••.IP. � ' •.Q$.•H � R—-s ^-k 7�y - 6-nan3mvnnxays I---J I ' .R •mV$ $ 8 lJy__I16 eeljI I -K - 1rc< xrc< ro III s$�B§ 8�§ � 91,Y F� Jog IT ���i�3 N1 'All 3 & OS Rr $�fr i ��0� R I o 6 I g' s "�� JJG I I'I � K .mm•av« <n.•�� it d � a p�5y ����� iga� &q � �� 1H91H 3h09V 335-3NIl H]17W z Wq � �E a� $$ 3 R€�` R„c Jig a i a� E€�e.�fie�5 �_ Sn m =� �§ §� 275§ City of Meridian Department Report VII. Exhibits 155 :\U � )� A� � �t \ �z ! �!! ) � � � \ .� r T— q06 % § r (, 0 �\ § �} \ If (- ƒ / j . Lu .! § k 2 % � \ /| Clt of Meridian Department Reprt V11. Exhibits Fl 56 F. Common Driveway Exhibit � N 9T ET lal E 1181HX3 AtlMMINO g3btlHS ltlld kHVNIW 1138d N��p� x ❑ `c' a1`NdlalUN w NOISWO9nS H1avN❑8"Od = a r wy = +u n a� zz 3w� c3 n S tN/i� as�m 0 �UN�Y m� °gm=s 1N3W35tl3 NItlHO a31tlM� 0 3;IMtlO II QH:O4' QZ .01 Of, H J r 6Tl 6�PI d"PI 6RI�E ., 091 6YI E �B'PI 5PI 8...�_ 301S T �. ¢ � I In oII W fI LU off . I I ceLU i �' ❑ — ❑ ' al $C�]1 3 0 ~e N e v2 P •Is'� V I m m � II pp m I Ky, ww C I Y It U Q ¢ n `0Z City of Meridian Department Report VII. Exhibits Fl 57 G. Landscape Plan(dated: 7/25/24) lip 10 lilt r yy9ig7g1{ jlj l ia� 1 © ® I ® .::. ! 1i��i4;91�� 1�iSE'1�����iS11��Q3 h O � r W9f IW� A- d C I e I tl F V� yg ��n. ..vim'.j ' o000 0 0 o ^ o00 0000 5F: 9g i i ug 33 �tltlp I ❑ I I ® II 5F Y i EE �i•E — — Sid 5F�� S � 0,� �Od R ild C i G (W I I g� S F8 qol d E 5 i*' W 7E I" Cy' U Rr� R6 yyy �,E¢1 tl 1 � QD 3 ggY d I.^ $i.fig� ����5 �.■ys r�I §epp g � �_ � i[� �eaE.W.§ 9 i e 1 I I 2 $ F p ]] C Ali tl 5g N I City of Meridian Department Report VII. Exhibits 158 �g 3 111 .i ' €3e $ s .P'•3 Y y A ➢1 F�� �� i� �� �- �� 1 B� � � !!3 �i �� 4 �1 �pp ppjj e � !gg t !y!y yypj8 9 ,1pp q q1-p 3.1 �9 3 p�} A 8g A F E A V W � g LJ � � 2 E o- 't II I J OD I � I; I I d•r ° — -- --- I € q m e R I — �•1i.7C I '4 — f 1 ® I — 2 kg : City of Meridian Department Report VII. Exhibits 159 aw�m �s-arlln,rw r C�V.c� � 'g::-fit:- _�-• I �.C,1 � � 3 Hoa I. g -N: ggs = 0 4¢ x a G 12{p� f fd tl -------•--- f tlS �43ee �� - I"* ^•'i��. 1_�f' ... .r I �y Cj�g 9�y kp� ae3C. p � 3 I p f v I li I I li I Ir I I I I :•• i I , i I A::. �� I iS I ❑ it � � � � � � r H I I 'Nko i� 16 1 _ ,�' :� `pry}s _ _ -- '.. <• : .." . =- — — — I�r ~~~QT1dd1H1533S-�111 H71�1 ——————`—— City of Meridian Department Report VII. Exhibits 160 - - - - - - - - - - - - - - v 1122 14- I IN CIO ID T91-L. 54 T1 MIN 1111 11 11111mill L LU J ———-———————- rm mem —————-—— L o:�M City of Meridian I Department Report V11. Exhibits F 161] �•— � ® } , : / £ , � � � ® ` $ \ NP \ „ « . . §� »e � � '• � , $ 4»@ @ $ �§A ® �k & ` v-�� � � • . k 2 ' & ` e ® ' . i . § § All } . � 2 � ) m k !§ / ! a ( � e * 7 � City of Meridian Department Reprt V11. Exhibits F162] :,� |� �| / , ] O U .1 � Q0 0 D | § §� � 0 | / § . � § ' n � -Nj 0 $qƒU§ § ! ; §§ h[ Q Ml4ik\, b P16 8$ /§ w : § . b £ : % m! - \a \ § N \ § - j,; 0 0 City of Meridian Department Reprt V t Exhibits ,S H. Open Space& Site Amenity Exhibits(dated: Ju 1 2024) .� # / y / lei ® } { t . CA > ± C +� « + w « � » e s � a s » + e , & , y m»e4 e - , & • , 4 . ,| e \ « ^ \ m e m « 7. » . e ƒ m =§eeeeeneeeee e ; / ~ 2 § ). } ) ) }! ! f� City of Meridian Department Reprt V11. Exhibits ,G r. r. - -- t l $ BRIGHTON POLLARD NORTH-Central Park W_ -, X y" 3i + B RI G H TO N POLLARD NORTH-Carriage Lane Ham ila�2W mallow kill fi yr Oil 110,11 now WNW f BRIGHTON POLLARD NORTH-Carriage Lane Duet Homes _ u wpm pol ♦BRIG HTON POLLARD NORTH-Conventional Homes op rLl 46 I -- BRIGHTON POLLARD NORTH - Home Types ot ilife _ �I�Illallllll� lituu11CAll- r ra ] BRIG HTON POLLARD NORTH -Carriage Lane "B" Duets ----------- MEN� m _ _ ME A llp MINE -MEN® � I all �= - - - - - 111 BRIGHTON POLLARD NORTH -Carriage Lane "C" ���rrl��Wl���Y�� �I I■I■I■I � I■I■I■ -NilLIIl� r:71rI�N�' I LMiM�li- ^�wt�Iwl � ii il�llll _Illy111111111 �IIIIIIIIIUIII� -��-111,�FIIIIl1111. __ „ . -� BRIGHTON POLLARD NORTH -Conventional"A" s s - s -- - 1 - 13 City of Meridian Department Report A A D f — o City of Meridian Department Report VII. Exhibits 170