HomeMy WebLinkAboutPZ - Staff Report for 12-19
City of Meridian | Department Report I. Project Overview
HEARING
DATE:
12/19/2024
TO: Planning & Zoning Commission
FROM: Bill Parsons, Current Planning
Supervisor
208-884-5533
bparsons@meridiancity.org
APPLICANT: Amanda McNutt, Brighton Corporation
SUBJECT: H-2024-0052
Apex Zenith
LOCATION: Generally located at the southeast corner
of Meridian Road and Lake Hazel in the
east ½ of the northwest ¼ of Section 6,
T.2N., R.1E.
PROJECT OVERVIEW
A. Summary
The applicant requests to rezone 71.7-acres from R-4 to C-G, annex 77.71-acres with C-G and R-
15 zoning districts, and a development agreement modification to develop the subject property
with a mixed-use development consisting of approximately 446,000 sq. ft. of commercial,
100,000 sq. ft. of office/employment and residential (8 to 15 d.u./acre) uses.
B. Issues/Waivers
1. The applicant is requesting City Council waiver for two accesses (one ¾ public street
access and RIRO driveway) to Meridian Road and a right-in/right-out driveway to
Lake Hazel Road in accord with UDC 11-3A-3 and subject to ACHD and ITD approval.
ITD has provided comments with approval of three (3) access points to Meridian Road.
However, if Council grants the waiver, the ¼ should be restricted RIRO only and not ¾
movement as proposed. The phasing of the proposed accesses is provided below. If these
accesses are not approved as requested, a new concept plan should be required with
their removal.
Additionally, the applicant has been coordinating with ITD on a STARs agreement to
address transportation improvements along SH-69 and accesses along its frontage. In
1998, ITD granted the applicant three deeded accesses between Lake Hazel and
Aristocrat. ITD has noted that it will allow full access at Aristocrat, restricted access at
the 1/4 Mile (Spire) and restricted access at the 1/8 Mile. The applicant has also entered
into and completed a Cooperative Development Agreement with ACHD to fully build
Lake Hazel to five (5) lanes. With the construction in 2024, both the 1/4 Mile Collector
(Prevail) and 1/8 Mile right-in/right-out driveway to Lake Hazel were designed,
approved, and constructed.
COMMUNITY DEVELOPMENT
DEPARTMENT REPORT
City of Meridian | Department Report II. Community Metrics
2. The applicant is seeking the ability to obtain three (3) building permits with the first
phase of development. The applicant intends to reconfigure the property with a future
property boundary adjustment application to facilitate the construction on these parcels
until the remainder of the property is subdivided with phase two (2).
Although staff is amenable to this approach, a master concept plan for the overall
development is necessary to ensure compliance with the Plan and justify the “float” of
the Mixed-use Regional designation across the Lake Hazel frontage. The applicant
recognizes the importance of these details however, they intend to provide many of them
with phase two (2) to be memorialized with a future amendment to the development
agreement.
The Commission and Council should be aware that this approach may result in a
fragmented and uncoordinated design and lack key elements including functional and
physical integration, shared design features, and purposeful open spaces. Staff is
recommending many of these items be addressed in the new DA as noted below. The
Commission and Council should carefully evaluate whether deferring critical details to
phase two is justifiable without a more comprehensive framework for the development.
C. Recommendation
Staff: Approval with a new Development Agreement (DA).
Commission:
D. Decision
Council:
COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Agriculture -
Proposed Land Use(s) Commercial and Residential -
Existing Zoning R-4 and RUT in Ada County VII.A.2
Proposed Zoning C-G and R-15
Adopted FLUM Designation Mixed Regional and Medium-High Density Residential VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 8/20/2024
Neighborhood Meeting 9/19/2024
Site posting date 12/9/2024
Table 3: Community Metrics
Agency / Element Description / Issue Reference
Ada County Highway District IV.D
• Comments Received Yes -
• Commission Action Required No -
• Access Access is proposed off Aristocrat Dive and Prevail Avenue,
both collector roadways. Additionally, the applicant is
requesting a local street access with ¾ movements and a
RIRO driveway off Meridian Road and a RIRO driveway
off Lake Hazel Road.
-
• Traffic Level of Service SH-69 (Meridian Road): ACHD does not set a threshold
for State Highways.
-
City of Meridian | Department Report II. Community Metrics
Lake Hazel Road: Better than E
ITD Comments Received Yes; ITD is going to approve three (3) access points to
State Highway 69 (Meridian Road). This includes
Aristocrat Drive (Full signalized access), Spire Street
(Right In/Right Out), and a private drive aisle (Right
In/Right Out).
IV.E
Meridian Public Works Wastewater IV.B
• Distance to Mainline Partly constructed at the site but looping is required
throughout the developments.
• Impacts or Concerns Yes, see conditions
Meridian Public Works Water IV.B
• Distance to Mainline Partly constructed at the site but looping is required
throughout the developments.
• Impacts or Concerns Yes, see conditions
School District(s) West Ada School District IV.C
• Capacity of Schools Mary McPherson Elementary: 550 Program Capacity
Victory Middle School: 1000 Architectural Capacity
Mountain View High School: 2175 Architectural Capacity
-
• Number of Students Enrolled Mary McPherson Elementary: 484 Students
Victory Middle School: 1056 Students
Mountain View High School: 2537 Students
-
Note: See section IV. City/Agency Comments & Conditions for comments received or see the public
record at this link.
City of Meridian | Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
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Figure 2: ACHD Summary Metrics
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Figure 3: Service Impact Summary
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354
220
Parcel Count
1,075.
6
561
Parcel Acreage
City Limits
Not City
34%
Infill Indicator:
Surrounding Area
Not City
- 500 1,000 1,500 2,000
Population
Households
Household & Population Growth
2020
Growth
179.9%
Household Change
Population Change: 88.2%
(Household and Population Change
since 2010 Decennial)
Reference Parcel: S1406223014 Date Retrieved: 2024 / 10 / 8
100%
0%
Residential Addresses
82%
0%
18%
All Addresses
Single-family
Multi-family
Use Types
Commercial
0 2000 4000 6000
Approved
Pending
Proposed
Preliminary Plats (last 5-years)
0 0.5 1
Approved
Pending
Proposed
Conditional Use Permit (last 5-years)
Single-family Acres Multi-family Acres
City of Meridian | Department Report III. Staff Analysis
Figure 2: ACHD Summary Metrics
*E. Lake Hazel Road has been widened by the applicant to 5 lanes from S. Meridian Road to S. Apex
Avenue. The level of service listed above is for the existing 2 -lane road. Traffic counts are from June
2018.
Figure 4: Service Impact Summary
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. General Overview
The proposed development spans 149.41 acres across five parcels, with the western half
designated as Mixed-Use Regional (MU-R) and the eastern half as Medium-High Density
Residential (MHDR) on the Future Land Use Map (FLUM).
The area proposed for rezoning falls within the MU-R designation, which promotes a balanced
integration of employment, retail, residential, and public uses, particularly near major arterial
intersections. This designation aims to create diverse and connected communities where residents
can live, work, and shop locally.
The area being annexed is designated as Medium-High Density Residential. These areas are
relatively compact within the context of larger neighborhoods and are typically located around or
near mixed use commercial or employment areas to provide convenient access to services and
jobs for residents. Developments need to incorporate high-quality architectural design and
materials and thoughtful site design to ensure quality of place and should also incorporate
connectivity with adjacent uses and area pathways, attractive landscaping and project identity.
The applicants' concept plan is consistent with the Mixed-Use Regional and Medium-High
Density Residential FLUM designations. However, the applicant is requesting the northern
Ready
Marginal
Caution
Service Impact Tools
City of Meridian | Department Report III. Staff Analysis
portion of the MHDR spanning across the Rawson Canal (approximately 11 acres) be zoned C-G.
This would float the MU-R FLUM designation into the MHDR designation. The comprehensive
plan supports the float of C-G zoning into the area designated as MHDR with the inclusion of the
following elements: Plazas between commercial and residential including a main focal point,
active and shared open space within the mixed-use designation and neighboring uses, a mix of
three (3) different uses, and 8-foot parkways with on-street parking. The applicant has not
provided these details with this application; however, these elements will be a provision in the
Development Agreement. Staff is supportive of the float because it will add a critical third use to
the development in the form of employment, however, the applicant will be held to the inclusion
of the elements listed above. The Planning and Zoning Commission and City Council should
evaluate the float and project to determine if other design elements should be incorporated in the
overall development.
The subject development is proposed to be completed in two phases. The first phase is going to
include three buildings on the northwestern portion of the site. The applicant has provided a
concept plan for phase one indicating where the three buildings are located. Staff has determined
that details for development of phase two will be required through a development agreement
modification. Phase one will be restricted to three building permits before a development
agreement modification with additional details will be triggered.
Below staff has compiled a development consistency matrix how and when compliance is to
occur with development of the property.
City of Meridian | Department Report III. Staff Analysis
Figure 4: Development Consistency Matrix
UDC, Comp Plan, or ASM
Standard
Compliance Phase
Residential uses are expected to
comprise between 10% and 30% of
the development area, with gross
densities ranging from 6 to 40
units/acre.
The applicant is proposing future
residential in the C-G zoned area.
However, the details have not been
provided. Staff will restrict the
residential uses to 10% – 30% of the
original 71.7 acres in the MU-R
designation. The additional 11 acres
included in the float along E. Lake
Hazel will not be included in the
calculation for residential. This will be
evaluated with the future development
agreement modification in phase two.
2
The minimum for non-retail
commercial uses such as light-office,
office, clean industry, or
entertainment uses, is 20% of the
mixed-use area.
The applicant is proposing three (3)
different uses in the form of
commercial (retail),
office/employment, and residential.
While the percentage of non-retail is
not specified the applicant has
indicated they intend to construct
approximately 100,000 square feet of
office/employment. This will be
evaluated with the future development
agreement modification in phase two.
1 and 2
Retail commercial uses should
comprise a maximum of 50% of the
development area.
The applicant is proposing three (3)
different uses in the form of
commercial (retail),
office/employment, and residential.
While the percentage of retail is not
specified the applicant has indicated
they intend to construct approximately
446,000 square feet of
commercial/retail. This will be
evaluated with the future development
agreement modification in phase two.
1 and 2
City of Meridian | Department Report III. Staff Analysis
For mixed-use developments, at least
40% of the buildable frontage must
be occupied by building facades or
public space.
The current concept plan shows no
building frontage along Meridian Road.
To satisfy the 40% requirement for
phase one, the applicant should relocate
the building to the Meridian Road
frontage. After discussing with the
applicant, they would like to defer the
building frontage to phase two. This
would require approximately 2,017 feet
of building frontage along State
Highway 69 and E. Lake Hazel Road
when excluding the anchor tenant's
frontage. This will be a requirement in
the development agreement.
1
No more than 50% of the total off-
street parking area for properties
over two acres can be located
between building facades and
abutting streets.
In compliance with this standard.
Future development will be evaluated
with the development agreement
modification in phase two.
1 and 2
Mixed use projects are to be
developed with an overall master or
conceptual plan for the larger mixed-
use area.
The applicant is requesting to delay a
master concept plan to phase two, after
the anchor user has been established.
Staff has concerns about this approach
as it can be difficult to achieve key
design elements with future
applications. The applicant should
discuss with the Commission and
Council how the design elements will
be met.
2
Mixed use areas must include at least
three land use types within a
designation.
In compliance with this standard. The
applicant is proposing three (3)
different uses in the form of
commercial (retail),
office/employment, and residential.
1 and 2
Functional Integration:
Developments must show that even
undeveloped parts of the area can be
functionally integrated, either
immediately or conceptually. The
project should prove that all planned
components can work together
cohesively. Local connectivity is
required to limit local trip impacts to
the regional network, both for
traditional single-family homes and
in mixed-use areas.
The applicant has not provided details
on phase 2 of the development. Staff
has concerns about this approach as
getting the mixed-use components is
vital to the approval of this application.
The applicant should inform the
Commission and Council how these
design elements will be met.
2
City of Meridian | Department Report III. Staff Analysis
Purposeful Open Space: Open spaces
should not be incidental but
purposefully designed to enhance
connectivity and functional
integration. They should serve as
common areas that bring people
together and provide opportunities
for interaction.
Details of open space have not been
provided. Staff has provided DA
provisions requiring this with the future
development agreement modification.
The applicant should inform the
Commission and Council how these
design elements will be met.
2
Open space and amenities To be analyzed with phase two. 2
Access The applicant is requesting a council
waiver for three (3) access points, two
(2) to Meridian Road, and 1 to Lake
Hazel Road.
1
Road Network/ Timing The applicant is proposing to complete
all public road improvements with
phase 1 of the development. The
completion of Prevail, Spire, and
Aristocrat will be completed prior to
the first C of O within the
development. Additionally, the
applicant has been coordinating with
ITD on a STARS agreement for SH-69
and adjacent roads. The specific road
improvements spelled out in the
STARS agreement will occur with
Phase 2, if not sooner. Staff is
recommending a DA provision
requiring an executed agreement prior
to developing phase 2.
1
Density of Residential Portion While the applicant does not have a
master concept plan for the entire area,
they have provided details about the
density of residential that will be in this
development. The C-G residential will
be between 6-40 units per acre and the
R-15 residential will be 8-15 units per
acre.
2
Table 4: Project Overview
Description Details
History H-2015-0019 AZ; DA Inst# 2016-007072
Phasing Plan 2 Phases
Residential Units TBD with phase 2. However, the applicant intends to development with
the parameters allowed in the Comprehensive Plan – 8-15 in the MHDR
area and 6-40 in the MU-R area.
Open Space To be determined with the future Development Agreement Modification
Amenities To be determined with the future Development Agreement Modification
Physical Features Rawson Canal
Acreage 149.41 Acres
Lots 5 lots
Density R-15 Zone: 8-15 Units/Acre
C-G Zone; 6-40 Units/Acre
City of Meridian | Department Report III. Staff Analysis
B. History
The two parcels fronting S. Meridian Road (S1406223014 and S1406223153) were annexed in
2015 with the South Meridian Annexation. These properties were given the placeholder zoning of
R-4 until future development. Due to these properties being in the Mixed Use Regional, the
request for a rezone to C-G is consistent with the comprehensive plan. Additionally, the three
properties on the eastern portion of the development (S1406212601, S1406212401, and
S1406244200) are still in Ada County with RUT zoning.
During the South Meridian Annexation an outparcel was created (S1406233902) and it is not
being included in this application. However, this project is required to show how the development
will include the out parcel with phase two (2) as it will be redeveloped in the future.
Development must comply with the Functional Integration principles for development in all
Mixed-Use areas.
• Residential uses are expected to comprise between 10% and 30% of the development
area, with gross densities ranging from 6 to 40 units/acre (of the residential area).
However, staff is limiting this percentage to span across the original 71.7 acres and does
not include the approximately 11 acres included in the float along E. Lake Hazel.
• The minimum for non-retail commercial uses such as light-office, office, clean industry,
or entertainment uses, is 20% of the mixed-use area.
• Retail commercial uses should comprise a maximum of 50% of the development area.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There are no existing structures included in this application.
2. Proposed Use Analysis (UDC 11-2):
Comprehensive Plan policy 3.06.02B encourage and support mixed-use areas that provide the
benefits of being able to live, shop, dine, play, and work in close proximity, thereby reducing
vehicle trips, and enhancing overall livability and sustainability.
The applicant has submitted a concept plan with phase one consisting of commercial retail
and medical offices/professional services. Phase two consists of commercial and residential
that will be required to go through a development agreement modification prior to
development. The applicant has provided little detail in the concept plan on the future phases.
Staff has concerns with this approach as many key elements on mixed-use developments are
not being presented at this time. However, staff has provided an avenue forward for the
applicant with provisions in the development agreement requiring elements with phase two.
Additionally, the applicant will be capped at 50% retail and 10% - 30% residential in the C-G
portion of the site unless other features are represented allowing for bonuses to either retail or
residential.
The concept plan also provides some insight into the future development of the MHDR
portion of the property that will be zoned R-15. Per UDC 11-2A-7, R-15 is considered
Medium High Density. Per the Meridian Comprehensive Plan, this designation allows for a
mix of dwelling types including townhouses, condominiums, and apartments. Residential
gross densities should range from eight to fifteen dwelling units per acre. These areas are
relatively compact within the context of larger neighborhoods and are typically located
around or near mixed use commercial or employment areas to provide convenient access to
services and jobs for residents. Developments need to incorporate high-quality architectural
design and materials and thoughtful site design to ensure the quality of place and should also
City of Meridian | Department Report III. Staff Analysis
incorporate connectivity with adjacent uses and area pathways, attractive landscaping and
project identity. The applicant is proposing 8-15 units per acre when this portion of phase two
(2) develops. Connectivity between the residential and commercial will be evaluated with the
development agreement modification for phase two (2). Key elements such as plazas between
commercial and residential, active and shared open space, a mix of three (3) different uses,
and 8-foot parkways with on-street parking will be required with phase two (2).
Additionally, the applicant will be required to subdivide this portion of the site for
redevelopment purposes.
3. Dimensional Standards (UDC 11-2):
Comprehensive Plan policy 3.07.0 encourages compatible uses and site design to minimize
conflicts and maximize use of land.
Comprehensive Plan policy 3.07.01A requires all new development to create a site design
compatible with surrounding uses through buffering, screening, transitional densities, and
other best site design practices.
The development shall comply with the dimensional standards for the C-G and R-15 zoning
districts as listed in UDC Tables 11-2A-3 and 11-2B-3. These will be evaluated with future
applications.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19)
Based on the concept plan, the applicant does not fully comply with the standards outlined in
UDC 11-3A-19. While they meet the requirement that no more than 50% of the total off-
street parking area for properties over two acres can be located between building facades and
abutting streets, they do not meet the building frontage requirements due to the proposed
building location.
For mixed-use developments, at least 40% of the buildable frontage must be occupied by
building facades or public space. The current concept plan shows no building frontage along
Meridian Road. To satisfy the 40% requirement for phase one (1), the applicant should
relocate the building to the Meridian Road frontage. Staff recommends sliding the building to
the west and positioning it along this road.
However, after discussing with the applicant, they would like to defer the 40% building
frontage to phase two (2) with the remainder of the entitlements. Staff has estimated the
frontage along Meridian Road is approximately 2,642 feet and the frontage along E. Lake
Hazel Road is 2,400 feet. The anchor tenant consumes approximately 700 feet of the frontage
along Meridian Road. This leaves roughly 4,342 feet of frontage along Meridian and Lake
Hazel Roads with 2,017 feet being required to be occupied by building frontages to meet the
40% requirement. This will be a requirement in the development agreement and will be a key
element for the design of phase two (2).
2. Qualified Open Space & Amenities (Comp Plan, UDC 11-3G):
Qualified open space and amenities will be determined with the future development
agreement modification. However, based on the standards in UDC Table 11-3G-3 and 11-3G-
4, a minimum of 15% of qualified open space is required to be provided within the
development and a minimum of one (1) amenity point shall be provided for every 5 acres of
gross land area. Additionally, staff will require purposeful open space between the residential
and commercial areas to create an area for integration and interaction.
City of Meridian | Department Report III. Staff Analysis
3. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
The landscaping will be evaluated with the submittal of the certificate of zoning
compliance. However, the applicant is required to install a 35-foot landscape buffer along
S. Meridian Road (Entryway Corridor), a 25-foot landscape buffer along E. Lake Hazel
Road (Arterial Road), a 20-foot landscape buffer along Aristocrat Drive (Collector
Road), and a 20-foot landscape buffer along Prevail Avenue (Collector Road) in
compliance with UDC 11-3B-7.
Staff is recommending these improvements be included with Phase one (1) of the
development. While the applicant is not creating a formal subdivision at this time, staff
believes installing all landscape buffers fronting Meridian Road, E. Lake Hazel Road,
Prevail Avenue, and Aristocrat Drive will be important for compliance with the
Comprehensive Plan. Policy 3.07.01C requires appropriate landscaping, buffers, and
noise mitigation with new developments along transportation corridors. The landscape
buffers will be installed with the inclusion of the 10-foot multi-use pathways along the
arterial and collector streets.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-3B-8. The requirements include 5 ft. perimeter adjacent to streets and islands of
at least 50 sq. ft. per every 12 parking spaces. These requirements will be analyzed with
the Certificate of Zoning Compliance.
iii. Landscape buffers to adjoining uses
Where commercial abuts residential, the applicant will be required to comply with UDC
11-3B-9. Additionally, the comprehensive plan speaks to plazas and open space
providing integration in mixed-use areas. The use of plazas and common open space will
be evaluated with the development agreement modification for phase two (2).
iv. 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 Certificate of Zoning Compliance
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-10C.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 S. Meridian Road or
E. Lake Hazel Road.
vi. Pathway landscaping
Pathway landscaping is required to comply with UDC 11-3B-12. A minimum of 5 feet of
landscaping shall be provided on both sides of the proposed pathways as shown in
City of Meridian | Department Report III. Staff Analysis
Section V. These requirements will be analyzed with the Certificate of Zoning
Compliance.
4. Parking (UDC 11-3C):
i. Residential parking analysis
Future residential will be developed in phase two (2) will be required to comply with the
residential parking standards listed in UDC Table 11-3C-6.
ii. Nonresidential parking analysis
Non-residential parking will be evaluated with the submittal of the certificate of zoning
compliance. The parking shall comply with UDC 11-3C-6.
iii. Bicycle parking analysis
One bicycle parking space shall be provided for every 25 proposed vehicle parking
spaces. This will be evaluated with the submittal of certificate of zoning compliance and
design review.
5. Building Elevations (Comp Plan, Architectural Standards Manual):
The applicant did not provide any building elevations. However, the building elevations shall
comply with the Architectural Standards Manual, UDC, and Comprehensive Plan. This will
be evaluated with the submittal of a certificate of zoning compliance and design review
applications.
6. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-
3A-7.
7. Parkways (Comp Plan, UDC 11-3A-17):
8-foot parkways will be an important element to transition between the office/employment
and future MHDR development.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goal 6.01.02B of the comprehensive plan emphasizes reducing access points to arterial
streets by promoting cross-access agreements, access management, and the use of frontage
and backage roads to improve connectivity between local and collector streets. Similarly,
UDC 11-3A-3 calls for consolidating or limiting access points on collectors and arterial
streets to ensure safer entry for motorists. UDC 11-3H-4 further restricts new access to State
Highway 69 when usage intensity increases, limiting access points to section line roads and
half-mile intervals.
The applicant has provided a backage road in the form of a commercial collector (Prevail
Avenue) running parallel to State Highway 69 (Meridian Road) and connecting to E. Lake
Hazel at the quarter-mile section. Additionally, the applicant is extending the commercial
collector (E. Aristocrat Drive) along the southern portion of the site to provide mid-mile
access off State Highway 69. These access points are supported by staff as they are reflected
on the Master Street Map.
Additionally, the applicant has proposed two restricted access points between E. Aristocrat
Drive (half-mile access) and E. Lake Hazel Road (section line road) along State Highway 69,
which does not align with UDC 11-3H-4. Staff is not supportive of these access points as
City of Meridian | Department Report III. Staff Analysis
Meridian Road is a mobility corridor and limiting access is essential to continue the flow of
traffic. Staff has provided an image (See below) of the intersection at Eagle Road and
Fairview Avenue to show an example of what the intersection of State Highway 69 and Lake
Hazel Road may look like in the future. This intersection is an example of why staff and the
UDC limit access points because it can create congestion, affect the flow of traffic, and create
conflict points. Staff is not supportive of the proposed accesses to Meridian Road, except
at the ½ mile consistent with UDC 11-3H-4.
However, ITD has approved three (3) access points to Meridian Road. These access points
include Aristocrat Drive at the ½ mile mark (Full signalized access), Spire Street at the ¼
mile mark (Right In/Right Out), and a private drive aisle at the 1/8th mile mark (Right
In/Right Out). With the support from the Idaho Transportation Department (ITD), the
City Council may grant a waiver for these additional access points on State Highway 69.
Additionally, the applicant has been coordinating with ITD on a STARs agreement to
address transportation improvements along SH-69 and accesses along its frontage. Staff
is supportive of this approach and is recommending the applicant enter into a STARS
agreement with ITD prior to commencing with development of phase 2.
The applicant has also entered into and completed a Cooperative Development
Agreement with ACHD to fully build Lake Hazel to five (5) lanes. With the construction
in 2024, both the 1/4 Mile Collector (Prevail) and 1/8 Mile right-in/right-out driveway to
Lake Hazel were designed, approved, and constructed. The applicant is seeking City
Council waiver for the additional access point to E. Lake Hazel Road. Staff does not support
the RIRO access to Lake Hazel in accord with UDC 11-3A-3.
In addition to the standards listed above, UDC 11-3H-3D discusses noise abatement along
State Highway 69. While the applicant has not provided details on the southern portion of the
site abutting State Highway 69, if any residential or other sensitive uses abuts the highway
noise abatement will be require in compliance with UDC 11-3H-3D.
The Rawson Canal intersects the northeast portion of the site which will make access to
triangular piece fronting on E. Lake Hazel Road difficult. With the development agreement
modification, the applicant shall provide details as to how access to this portion of the site
will be achieved.
2. Multiuse Pathways, Pathways, and Sidewalks (UDC 11-3A-5, aa-3A-8, 11-3A-8):
Comprehensive Plan policy 3.07.02A mandates the creation of pedestrian circulation plans to
guarantee safety and convenient access within large commercial and mixed-use
developments, while policy 4.04.01A emphasizes that new developments and subdivisions
must connect to the pathway system. Together, these policies ensure that all new projects
prioritize safe pedestrian access and integrate seamlessly with existing pathways.
All pathways shall be constructed in accord with the standards listed in UDC 11-3A-8.
Pedestrian connectivity is crucial in mixed-use developments to encourage walkability. The
absence of such connectivity in this proposal would force residents to walk along busy
arterial roads to reach services and public spaces or depend on vehicles to access them
Further UDC 11-3B-9 requires pedestrian connections between residential and commercial
areas.
The applicant is proposing a 10-foot detached multi-use pathway along S. Meridian Road, E
Lake Hazel Road, E. Aristocrat Drive, and Prevail Avenue. Additionally, 5 feet concrete
City of Meridian | Department Report IV. City/Agency Comments & Conditions
sidewalks are proposed along Spire Street and private drive aisles in the northwest corner.
Staff recommends adding 5 feet sidewalks along the portion of the site between the proposed
medical offices and future MHDR residential. This will allow the applicant to meet the comp
plan goals listed above.
3. Subdivision Regulations (UDC 11-6):
Subdivision regulations will be evaluated with phase two of the development where a
development agreement modification will be required. At the time of the development
agreement modification, the applicant shall provide details on the residential portions of the
development. Staff will analyze this for compliance with UDC 11-6.
F. Services Analysis
1. Waterways (Comp Plan, UDC 11-3A-6):
The Rawson Canal intersects the Northeast portion of the site. The applicant is proposing to
leave the Rawson Canal open which will provide limited access to the triangular piece
fronting E. Lake Hazel Road.
Comprehensive Plan policy 4.05.01D requires improving and protecting creeks and other
natural waterways throughout commercial, industrial, and residential areas.
2. 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.
3. 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. Drainage swales
shall not be located in the street landscape buffers along S. Meridian Road and E. Lake Hazel
Road.
4. 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.
CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. A Development Agreement (DA) is required as a provision of annexation and rezone of this
property. Prior to approval of the annexation and rezone 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 and
rezone. 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 | Department Report IV. City/Agency Comments & Conditions
1. Future development of this site shall be generally consistent with the concept plan
included in Section VIII and the provisions contained herein.
a. Residential uses shall comprise of 10% -30% of the original 71.7 acres development area
in the MU-R designation, with gross densities ranging from 6 to 40 units/acre (of the
residential area).
b. Non-retail commercial uses shall comprise a minimum of 20% of the proposed C-G
zoning to include the likes of employment, office, clean industry, or entertainment uses.
c. Retail commercial uses shall comprise a maximum of 50% of the proposed C-G zoning
unless the applicant meets the bonus requirements in the comprehensive plan.
– 2:1 Bonus for land designated as a public use such as library or school.
– 2:1 Bonus for active and shared open space or passive recreation areas, such as a park,
tot-lot, or play-field. This excludes the amenities required with residential development.
– 6:1 Bonus for plazas that are integrated into a retail project. Such plazas shall provide a
focal point, seating areas, and some weather protection.
d. New buildings on pad sites adjacent to single-family neighborhoods shall be limited to no
more than a 1-story disparity in building height.
e. Transitions between different residential product types and dissimilar land uses shall
include the use of alleys, roadways with landscaped parkways, or highly connected open
spaces.
f. For mixed-use developments, a minimum of 40% of the buildable frontage must be
occupied by building facades or public space. The applicant shall either move the
proposed anchor tenant building along Meridian Road frontage or provide a minimum of
40% building frontage with phase two.
g. Any future development of the site must comply with the City of Meridian ordinances in
effect at the time of the development.
h. Phase 1 Requirements:
- Construct the entirety of Aristocrat Drive and Prevail Avenue prior to the first
Certificate of Occupancy.
- Install landscape buffers along S. Meridian Road, E. Lake Hazel Road, Aristocrat
Drive, and Prevail Avenue prior to the first Certificate of Occupancy.
- Phase 1 will be limited to 3 building permits and shall include a property boundary
adjustment to reconfigure the properties.
- Access to S. Meridian Road and E. Lake Hazel shall be prohibited except at
Aristocrat Drive and Prevail Avenue unless allowed by ITD, ACHD, and approved
City Council.
i. Prior to commencement of Phase 2 the applicant shall submit a development agreement
modification and amend the concept plan with the following:
City of Meridian | Department Report IV. City/Agency Comments & Conditions
- Include the following elements with phase 2: Plazas between commercial and
residential include a main focal point, active and shared open space within the mixed-
use designation and neighboring uses, a mix of three (3) different uses, and 8-foot
parkways with on-street parking and bulb-outs.
- Include the out parcel in the overall concept plan to ensure functional integration with
the surrounding property. Development of the R-15 portion of the development shall
not be allowed until the property has been subdivided.
- In developments where multiple commercial and/or office buildings are proposed, the
buildings shall be arranged to create some form of common, usable area, such as a
plaza or green space.
- The applicant shall subdivide the MHDR or R-15 portion of the site prior to
development of this area.
- The applicant shall provide the city with the executed STARS agreement with ITD.
- Include the out parcel in the new concept plan.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
B. Meridian Public Works
City of Meridian | Department Report IV. City/Agency Comments & Conditions
City of Meridian | Department Report IV. City/Agency Comments & Conditions
City of Meridian | Department Report IV. City/Agency Comments & Conditions
C. West Ada School District (WASD) or Other District/School
City of Meridian | Department Report IV. City/Agency Comments & Conditions
D. Ada County Highway District (ACHD)
City of Meridian | Department Report V. Findings
E. Idaho Transportation Department (ITD)
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:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds the applicant’s proposal to annex and rezone a total of 149.41 acres of land with
the C-G and R-15 zoning is consistent with the Mixed Use Regional and Medium to High
Density Residential FLUM designation for this property.
City of Meridian | Department Report VI. Action
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment to C-G and R-15 and conceptual development plan
generally complies with the purpose statement of the C-G and R-15 districts in that it will
encourage commercial and residential uses that will integrate and interact with one another
to provide an area where residents can live, work, and play. While deferring many of the
necessary details for a mixed-use development is not the preferred route from the city, staff
has provided a path forward for our Planning and Zoning Commission and City Council to
decide whether deferring these details is appropriate.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds 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
Staff finds City services are available to be provided for this development but acknowledges
West Ada School District is at or over capacity for many of the schools in the area. No
residential is proposed with Phase one of the development so the impact on schools will not
be seen until phase two is developed.
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.
ACTION
A. Staff:
Staff recommends approval of the proposed annexation and rezone with the requirement of a
Development Agreement.
B. Commission:
Pending
C. City Council:
Pending
City of Meridian | Department Report VII. Exhibits
EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
2. Zoning Map
City of Meridian | Department Report VII. Exhibits
3. Future Land Use
4. Planned Development Map
City of Meridian | Department Report VII. Exhibits
B. Subject Site Photos
City of Meridian | Department Report VII. Exhibits
C. Service Accessibility Report
City of Meridian | Department Report VII. Exhibits
D. Concept Plan (date: 10/8/2024)
City of Meridian | Department Report VII. Exhibits
E. Phase 1 Plan (date: 4/4/2024)
City of Meridian | Department Report VII. Exhibits
F. Eagle and Fairview Exhibit
City of Meridian | Department Report VII. Exhibits
G. Annexation Legal Description & Exhibit Map for C-G Portion
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
H. Annexation Legal Description & Exhibit Map for R-15 Portion
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
I. Rezone Legal Description & Exhibit Map
City of Meridian | Department Report VII. Exhibits