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HomeMy WebLinkAbout2024-12-19 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, December 19, 2024 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Brian Garrett Commissioner Andrew Seal Commissioner Matthew Sandoval Chairperson Maria Lorcher ABSENT Commissioner Patrick Grace Commissioner Jared Smith Commissioner Sam Rust ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Commissioner Seal, Seconded by Commissioner Sandoval. Voting Yea: Commissioner Garrett, Commissioner Seal, Commissioner Sandoval, Chairperson Lorcher 1. Approve Minutes of the December 5, 2024 Planning and Zoning Commission Meeting ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 2. Public Hearing for Jackson's Food Stores Ten Mile and Overland (H-2024-0054) th by KM Engineering, located at 2275 S. Ten Mile Rd. Continued to January 16, 2025 Applicant Requests Continuance A. Request: Annexation of 5.24 acres of land with a C-C zoning district. B. Request: Preliminary Plat consisting of two (2) building lots on 4.88 acres of land in the C-C zoning district. C. Request: Conditional Use Permit to extend the business hours of operation in the C-C zoning district (when abutting a residential use and district) from 6:00am to 11:00pm to 12:00am seven (7) days a week for the convenience store and 24 hours per day, seven (7) days a week, for the fuel facility. Motion to continue to January 16, 2025 made by Commissioner Seal, Seconded by Commissioner Garrett. Voting Yea: Commissioner Garrett, Commissioner Seal, Commissioner Sandoval, Chairperson Lorcher 3. Public Hearing for Fairview Drive-through (H-2024-0049) by Ethan Mansfield, Hawkins Company, located at 4300 E. Fairview Ave. Recommend Approval to City Council Application Materials: https://bit.ly/H-2024-0049 A. Request: Conditional Use Permit for a drive-through facility for a coffee shop that is within three hundred (300) feet of another drive-through facility and an existing residence. B. Request: Modified Development Agreement to create a new Development Agreement to establish the hours of operations to begin service of the coffee shop at 5:00am and approve new concept plans. Motion to recommend approval made by Commissioner Seal, Seconded by Commissioner Sandoval. Voting Yea: Commissioner Garrett, Commissioner Seal, Commissioner Sandoval, Chairperson Lorcher 4. Public Hearing for Apex Zenith (H-2024-0052) by Brighton Corporation, generally located at the southeast corner of S. Meridian Rd. and E. Lake Hazel Rd. Recommend Approval to City Council Application Materials: https://bit.ly/H-2024-0052 A. Request: Rezone of 71.44 acres of land from R-4 (Low to Medium Density Residential) to C-G (General Retail and Service Commercial District) zoning district. B. Request: Annexation of 77.71 acres of land from RUT zoning in Ada County to C-G (19.19 acres) and R-15 (58.52 acres) zoning districts. C. Request: Modified Development Agreement to replace the current Development Agreement (#2016-007072) to include a general concept plan and transportation network in a new Development Agreement. Motion to recommend approval made by Commissioner Seal, Seconded by Commissioner Sandoval. Voting Yea: Commissioner Garrett, Commissioner Seal, Commissioner Sandoval, Chairperson Lorcher 5. Public Hearing for Lennon Pointe Subdivision (H-2024-0060) by Rodney Evans + Partners, LLC., located at SE Corner of N. Linder Rd. and W. Ustick Rd. Recommend Approval to City Council Application Materials: https://bit.ly/H-2024-0060 A. Request: Preliminary Plat consisting of 41 single-family/townhome residential building lots, one (1) multi-family residential building lots, one (1) commercial building lot and Seven (7) common lots on 8.80 acres of land in the R-15 and C-C zoning districts with some private streets. Motion to recommend approval made by Chairperson Lorcher, Seconded by Commissioner Sandoval. Voting Yea: Commissioner Garrett, Commissioner Seal, Commissioner Sandoval, Chairperson Lorcher ADJOURNMENT 7:22 PM --------------------------------------------------------------------------------------------------------------------- To view upcoming Public Hearing Notices, visit https://apps.meridiancity.org/phnotices --------------------------------------------------------------------------------------------------------------------- Meridian Planning and Zoning Meeting December 19, 2024. Meeting of the Meridian Planning and Zoning Commission of December 19, 2024, was called to order at 6:00 p.m. by Chairman Maria Lorcher. Members Present: Commissioner Maria Lorcher, Commissioner Andrew Seal, Commissioner Brian Garrett, Commissioner and Matthew Sandoval. Members Absent: Commissioner Patrick Grace, Commissioner Jared Smith and Commissioner Sam Rust. Others Present: Tina Lomeli, Kurt Starman, Bill Parsons, Sonya Allen, Linda Ritter, Nick Napoli and Dean Willis. ROLL-CALL ATTENDANCE X Brian Garrett X Andrew Seal _X Matthew Sandoval Patrick Grace Sam Rust Jared Smith X Maria Lorcher - 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 at -- are in City Hall. We also have staff from the city's attorney and the city clerk's office, as well as the city's 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 that we cannot take questions during -- 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 the streaming on the city's YouTube channel. You can access it -- you can access it at meridiancity.org/live. With that we will 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 2, Jackson Food Stores, will be opened for the sole purpose of continuance. So, if there is anybody here to testify on this application we will not be taking public testimony this evening. Could I get a motion to adopt tonight's agenda? Seal: So moved. Garrett: Second. Meridian Planning&Zoning Commission December 19,2024 Page 2 of 29 Lorcher: It's been moved and seconded to adopt the agenda. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the December 5, 2024 Planning and Zoning Commission Meeting Lorcher: The next item on the agenda is the Consent Agenda, which will include to approve the meeting of the December 5th Planning and Zoning meeting. Could I get a motion to accept the Consent Agenda as presented? Seal: So moved. Sandoval: Second. Lorcher: It's been moved and seconded to adopt the Consent Agenda. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE 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 item adheres to our Comprehensive Plan and our Unified Development Code. After staff has made their presentation the applicant will come forward and 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 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. 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 help you run the presentation. If you have established you are speaking on the behalf of a larger group, like an HOA, where others from that group will allow you to speak on their behalf you will have up to ten minutes. After all -- after all those who have signed up in advance have spoken we will invite any others who wish to testify. A little gun shy here. If you wish to speak on a topic you may come forward in Chambers or if on Zoom press the raise hand button on the Zoom app or if you are listening on a phone, please, press star nine and wait for your name to be called. If you are listening on multiple devices, such as a computer and a phone, please be sure to mute those devices so we do not experience feedback and we can hear you clearly. When you are finished if the Commission does not have any Meridian Planning&Zoning Commission December 19,2024 Page 3 of 29 questions for you you will return to your seat in Chambers or be muted on Zoom and 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 respond. When the applicant has finished responding to questions and concerns we will close the public hearing and the Commissioners will have the opportunity to discuss and hopefully make final decisions or recommendations to City Council as needed. ACTION ITEMS 2. Public Hearing for Jackson's Food Stores Ten Mile and Overland (H- 2024-0054) by KM Engineering, located at 2275 S. Ten Mile Rd. A. Request: Annexation of 5.24 acres of land with a C-C zoning district. B. Request: Preliminary Plat consisting of two (2) building lots on 4.88 acres of land in the C-C zoning district. C. Request: Conditional Use Permit to extend the business hours of operation in the C-C zoning district (when abutting a residential use and district) from 6:OOam to 11:00pm to 12:OOam seven (7) days a week for the convenience store and 24 hours per day, seven (7) days a week, for the fuel facility. Lorcher: So, with that in mind I would like to open the public hearing for Item 2024-0054 for Jackson Food Service for a request for annexation, preliminary plat and a conditional use permit, but they have asked for a continuance. Madam Clerk, what date are we looking for for a continuance? Lomeli: Thank you, Madam Chair. I think they are looking at January 16th. Lorcher: So, may I get a motion to continue the application for January 16th, 2025? Seal: So -- so moved. Sorry. Didn't have my microphone on. Lorcher: All right. Let's do the second again. Do I have a second? Garrett: Second. Lorcher: Okay. It's been moved and seconded to -- to continue application 2024-0054 to January 16th. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Meridian Planning&Zoning Commission December 19,2024 Page 4 of 29 3. Public Hearing for Fairview Drive-through (H-2024-0049) by Ethan Mansfield, Hawkins Company, located at 4300 E. Fairview Ave. A. Request: Conditional Use Permit for a drive-through facility for a coffee shop that is within three hundred (300) feet of another drive- through facility and an existing residence. B. Request: Modified Development Agreement to create a new Development Agreement to establish the hours of operations to begin service of the coffee shop at 5:00 am and approve new concept plans. Lorcher: The next item on the agenda is Hawkins Companies request for a conditional use permit for a drive-thru and a modified development agreement at 4300 East Fairview. We will begin with the staff report. Ritter: Good evening, Commissioners. Linda Ritter with the Planning Department. So, tonight we are here for a request for a conditional use permit and a development agreement modification for a 1,843 square foot quick lube oil change facility and drive- thru coffee shop that is within 300 feet of another drive-thru facility and an existing residence. The development agreement modification is to establish new hours of operation for the coffee shop to begin at 5:00 a.m. So -- oops. So, this application we are looking at -- it is viewed as a restaurant. It requires one parking space for every 250 square feet of gross floor. So, right now they are required to have seven parking spaces. With this layout the applicant is proposing 17 parking spaces, which exceeds the number of parking spaces required for this. In reviewing the site plan staff has talked with the applicant and we feel that this layout is -- we don't feel that it's sufficient and we feel that moving the employee parking from the north side of the property to the south side of the property would provide for better flow for the drive-thru for the coffee shop and the lube shop and there would not be the interference for any queuing in there and so we are asking the applicant to work with staff to come up with a better layout 15 days prior to the Council hearing as you are the recommending body and the final decision will be made by City Council. The layout -- the building itself works, we are just trying to do a better layout for the drive-thru so that there is no interference with the queuing. There will be -- they are required to do a 25 foot landscape buffer, because they are adjacent to residential property here. The applicant did state that they did meet with this property owner, who had no issues with the proposal going in at this location, but the applicant is asking for a buffer reduction to include a Council waiver or exception to add the trash enclosure within the 25 foot buffer. We would like for the applicant to work with the existing property owner to the west, because their trash enclosure already is within the landscape buffer and we would like them to try to extend that trash enclosure so that we are not -- we are minimizing the impact to the landscape buffer. The applicant will be working with Republic Services to see if this is a good location so that they can get in and out of there with the extension of the trash enclosure. So, we will have all of that worked out before we get to City Council. Otherwise, they meet their landscape requirement for this application. So, this is a picture of the existing trash Meridian Planning&Zoning Commission December 19,2024 Page 5 of 29 enclosure and as you can see here on this picture it does intrude into the existing landscape buffer. We would just like to have that extended, so that both of the businesses can utilize that area for their trash enclosure. So, they did provide building elevations. These are conceptual. They will have to go through design review and certificate of zoning compliance before the building -- before they apply for their building permit. For their -- again their development agreement modification is only for the hours of operation for the coffee shop. Currently the DA states that business can only operate between 7:00 a.m to 7:00 p.m. They are in the C-G, which allows for a business to operate between 6:00 a.m. and 11:00 p.m. But the DA is what regulates what happens on this site, so they just want to change it. The applicant is asking for the closing hour to be 7:00 p.m. Since it is there they would like to make that change. Again, this is the location of where the proposal is. These are the residential units behind here. This is the property owner. Their house is right here. They did talk to that property owner. The city did receive about six -- five to six comments on this application asking the city to oppose this development. They don't like the -- an oil change and fast food in that location due to the proximity of the residential neighborhood. They said that this proposal will be too noisy for the neighborhood as it is scheduled to open at 5:00 a.m. and last into the evening and the other noisy hectic operation starting at 5:00 a.m. and lasting into the evening auto repair machinery and drive-thru speakers, air pollution, high traffic, idling vehicles, two businesses within -- with drive-thru operations can cause potential traffic problems because they share a common parking lot and ingress-egress and the reduction of residential property values. Another one was in agreement with one of the comments and the last one to oppose the application would like less going on in the area where she lives. Again there are several ways for this -- for people to get in. Access will come in off of Fairview to access this property. There is a -- there are two existing drive-outs already on the -- when the bank went in they added the drive-out for this portion on the south side. They will be adding a drive-out on the north side of the property and people -- they can't go across here, so most people will likely come out this way or either come out front and access Fairview or they will go up and take this road, hit the roundabout and come out on Records. So, there are several ways for people to get out of this development. So, staff is recommending approval of this development with our conditions and at this time I will stand for any questions you may have. Lorcher: Would the applicant like to come forward? Hi. Mansfield: Hello, Madam Chair. Nice to see you. Lorcher: Nice to see you. Mansfield: I have a presentation if you don't have any questions for staff. Lorcher: Not yet, but we will -- let's hear your presentation. If you could just state your name and address for the record. Mansfield: Excellent. Thank you. I'm going to wait for Linda to pull it up. My name is Ethan Mansfield, Hawkins Companies, 855 West Broad Street, Boise, Idaho. 83702. 1 Meridian Planning&Zoning Commission December 19,2024 Page 6 of 29 don't have much to add above Linda's presentation. I think she did a great job reviewing the project. I think it's pretty straightforward. We agree with the conditions in the staff report. I would like to just clarify the hours very quickly. The hours of the coffee user will be 5:00 a.m. to 7:00 p.m. The hours of the oil change user will be 8:00 a.m. to 7:00 p.m. and this -- this is consistent with the other -- for the coffee user. They have several other locations in Meridian. This is consistent with those other locations. This will be the first of this oil change user in Meridian, but this is standard operating hours for all of their other locations across the United States. Lorcher: Okay. Mansfield: And, then, I would like to just say that we do have representatives from Oil Changers online tonight if you would like to ask questions about operations, environmental safety, the machinery that they use, which is common like household drills, like electric drills like you might use in your garage and, then, also to clarify access, we would be taking access primarily from Fairview. The site plan is set up to kind of facilitate the access on and off of Fairview, not to be using Venture as much, although that is absolutely an option. I just wanted to clarify that that's kind of the intention was to utilize the Fairview just so that there wasn't as much traffic on Venture or any of the -- you know, kind of lesser -- or like lower traffic roadways and I think that's all I have got. Thank you very much. Lorcher: So, before you walk away -- Commissioners, do we have any questions for the applicant? Seal: Yeah. I mean I will ask on the -- I mean the 5:00 a.m. to 7:00 p.m. for the coffee shop is that absolutely necessary? Because this -- I mean even though it's quite a ways away from the houses that are there it is right up against a residential, which is not common for the rest of the -- or rest of the locations. Mansfield: Yeah. So, that's a great question Commissioner Seal. We did take a look at the other locations of Human Bean within Meridian. These are them. Two of them are in the C-G zone. One of them is in Old Town -- in Old Town zone. The Old Town is actually much closer to a residential neighbor than we are. We are about 277 feet from -- the building is 277 feet. Not the property boundary, but the building itself from the nearest residential structure and this one is -- if I remember correctly -- about one hundred, one fifty, so all of these are open at 5:00 a.m. and they close at 7:00 p.m. Monday through Friday and, then, on Saturday and Sunday they open at 6:00 a.m., so that is consistent with the other operations of every Human Bean in the Treasure Valley, so that's why we are asking for it here. We feel that the -- any potential impact can be mitigated by -- you know, as far as light by the landscape buffer and as far as noise there is a noise ordinance and there are noise requirements that speakers don't -- can't be heard off property. So, that's taken care of in other areas of the code and, obviously, we are committed to meeting those -- that code. So, you could stand at the back fence and not hear the speaker. Meridian Planning&Zoning Commission December 19,2024 Page 7 of 29 Lorcher: Did you -- do you agree with the request to move the parking stalls to the north side of the property -- south side -- they are in the south side now; right? Oh, they are on the north. So, to -- are you amiable to move the parking to the south side of the property? Mansfield: It is a little bit confusing because the site plan was turned sideways and that -- yeah. And that's just the way it was -- it was produced that way. So, we have been working with staff on a solution to remove them from the -- the north side. We have a couple different solutions that it sounds like we are working through with staff and they have been really great to work with on this. Our current iteration does not include them on the -- on the south side, but includes additional on the -- on the east side to meet parking requirements, but we have been working through that and kind of, you know, sharing our needs and so -- the city's needs and I think we have been making great progress. So, we are committed to continuing to work on that. Lorcher: Okay. Commissioners, any other questions before public testimony? Sandoval: Madam Chair? Lorcher: Commissioner Sandoval. Sandoval: This might be a question for staff. So, the CUP for a drive-thru being within 300 feet, is that for the existing drive-thru that's on the site plan to the left, that bank, or is it because there is two drive-thrus in this plan? Ritter: Commissioner Sandoval, so the -- the old place is not a drive-thru. So, that's not considered a drive-thru. Sandoval: Okay. Ritter: The coffee shop is a drive-thru, but it is for the bank that is to the -- on the east side and for the residence that is adjacent to this. Sandoval: Perfect. Thank you. Lorcher: All right. Ritter: And also -- sorry. Also this particular property -- the development agreement requires a CUP for any use on this property. Lorcher: Thank you. Mansfield: Thank you very much. Lorcher: Madam Clerk, do we have anyone signed up for testimony? Flo Meridian Planning&Zoning Commission December 19,2024 Page 8 of 29 Lomeli: Madam Chair, we had a Jack sign up, but it looks like they might have crossed their name out. That's the only name on this list. Lorcher: You are good? Okay. Is there anybody in Chambers that would like to testify? I see you nudging. No? You are good? Okay. And anybody online? Did I already ask that question? Lomeli: Madam Chair, no one has signed up online and no one has their hand raised. Lorcher: All right. Then I will take a motion to close the public hearing. Seal: So moved. Sandoval: Second. Lorcher: Oh. Wait. Sorry. Stop. Did you have anything else to add? You are good? All right. I will take that motion and the second to close the public hearing. All those in favor say aye. Any opposed? Motion carries. Thank you. Sorry about that. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: Okay. What do we think about Human Bean and the Oil Changer? Is that the name of the -- Seal: Madam Chair? Lorcher: Commissioner Seal. Seal: I always like to see things come through a little bit more complete. I would -- I agree with staff's recommendation to move the parking. So, if they can work through that before it gets to City Council I don't see an issue with it, so -- you know, I have got to say after In-N-Out I'm a little gun shy on drive-thrus in this area, so -- you know, I -- I don't think -- yeah. I don't think that we are going to have the volume there, so -- as we have -- we have seen with and continue to see at the In-N-Out very close to this. But I think it's far enough away from that -- that the traffic patterns in here are probably going to be pretty close to what they are forecasting on it. So, I don't have any big issues with it, so -- I mean it's -- it's another expansion of kind of that -- that -- that small grouping of houses that's back there, so -- I mean that's -- kind of sad to see some of that disappearing and getting encroached on, but all of this is an accepted use for this plot right here, so I don't necessarily have any issues with it. Lorcher: Yes. And we are the recommending body to City Council because of the development agreement modification. Commissioner Garrett or Sandoval, do you have any comments? Garrett: No, I don't. 11 1 Meridian Planning&Zoning Commission December 19,2024 Page 9 of 29 Sandoval: Yeah. Madam Chair. So, as far as it being -- I mean the only issue I would see is looking at it from the position of there is another drive-thru adjacent to it and it's a bank and this is a coffee shop. So, I don't really think that there is any issues -- nothing that I have with it certainly. Lorcher: Yeah. I guess the only thing that I would say in regard to the trash enclosure -- the trash enclosure right now is on the -- at the back of the property, which is -- abuts up to the residential and I don't know if you have ever heard of those big cans, you know, blasting back and forth when they are -- where they are doing their shake. It would be nice to see that actually moved away from the residential a little bit more. But if -- they are working with staff to find the best spot, because there is already one existing there. So, that's a detail that they can work out. All right. 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-2024-0049 as presented in the staff report for the hearing date of December 19th, 2024, with no modifications. Sandoval: Second. Lorcher: It's been moved and seconded to approve File No. H-2024-0049. All those in favor say aye. Any opposed? Oh. Sorry. Are any opposed? Motion carries. Thank you very much. MOTION CARRIED: FOUR AYES. THREE ABSENT. 4. Public Hearing for Apex Zenith (H-2024-0052) by Brighton Corporation, generally located at the southeast corner of S. Meridian Rd. and E. Lake Hazel Rd. A. Request: Rezone of 71.44 acres of land from R-4 (Low to Medium Density Residential) to C-G (General Retail and Service Commercial District) zoning district. B. Request: Annexation of 77.71 acres of land from RUT zoning in Ada County to C-G (19.19 acres) and R-15 (58.52 acres) zoning districts. C. Request: Modified Development Agreement to replace the current Development Agreement (#2016-007072) to include a general concept plan and transportation network in a new Development Agreement. F12 Meridian Planning&Zoning Commission December 19,2024 Page 10 of 29 Lorcher: The next application we have is from Brighton Corporation, requests a rezone and annexation and a modified development agreement for Apex Zenith near South Meridian and East Lake Hazel Roads and we will start with the staff report. Napoli Good evening, Madam Chair and Members of the Commission. The next item on the agenda is the annexation, rezone and development agreement modification for Apex Zenith. The applicant is requesting to rezone 71.7 acres from R-4 to C-G, annex 77.71 acres with the 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 square feet of commercial, 100,000 square feet of office slash employment and residential uses. The site consists of 149.41 acres of land, generally located in the southwest corner of Meridian Road and Lake -- East Lake Hazel Road. As shown on the screen, the current zoning is R-4 and RUT in Ada county and the FLUM designation is mixed-use regional on the western portion and medium to high density residential on the eastern portion. The annexation exhibit for the C-G portion. This is showing the -- the float for C-G across the Lake Hazel frontage and the R-15 is on the right side. And this is the rezone exhibit for that western portion of the site from R-4 to C-G. The two parcels fronting South Meridian Road were annexed in 2015 with the south Meridian annexation. These properties were given the placeholder zoning of R-4 until further -- until future development. Due to these properties being in the mixed- use regional, the request to rezone to C-G is consistent with the Comprehensive Plan. The applicant has submitted a high level concept plan for the entire development. Phase one focuses on commercial, retail and medical office slash employment uses, while phase two includes commercial and residential components. The concept plan proposes the float of the mixed-use regional designation into the medium high density area along the East -- East Lake Hazel frontage, covering approximately 19 acres. However, the concept plan lacks specific detail and does not -- does not demonstrate compliance with essential mixed-use development -- development elements. Staff has expressed concerns with this approach as it may result in critical mixed-use components being overlooked. To address these concerns staff has -- has outlined a path forward by incorporating provisions in the development agreement requiring comp plan elements during phase two. While staff is amenable to deferring key mixed-use elements, a comprehensive -- a comprehensive master concept plan for the entire development is essential. This plan ensures the alignment with the Comprehensive Plan and supports the justification of the float of the mixed-use regional along the East Lake Hazel frontage. The applicant has acknowledged the importance of these elements, but intends to provide the details for these elements during phase two with the future -- with phase two of the -- with the future DA amendment. The Planning and Zoning Commission and City Council shall determine if deferring these elements is appropriate at this time. Key elements requiring consideration include plazas connecting commercial and residential uses, active and shared open spaces, a mix of at least three distinct land uses, eight foot parkways with on-street parking and bulb outs, functional integration of uses, purposeful open space design and design integration. The applicant is requesting the approval to obtain three building permits during phase one, which includes the float -- which includes floating the C-G portion along East Lake Hazel Road for employment uses. Additionally, they plan to reconfigure the property F13] Meridian Planning&Zoning Commission December 19,2024 Page 11 of 29 through a future property boundary adjustment. This adjustment would allow the construction of two identified -- would allow the construction on the identified parcels before the remaining property is subdivided as part of phase two. For mixed-use developments at least 40 percent of building frontage must be occupied for building -- by building facades per the UDC. The current concept plan shows no building frontage along Meridian Road. To satisfy the 40 percent requirement for phase one 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 percent building frontage to phase two with the remainder of the entitlements. Qualified open space and amenities will be determined with future development agreement modification for phase two. The landscape plan will be evaluated with the submission of the certificate of zoning compliance. However, staff is recommending the landscape buffer improvements be included within phase one of the development. While that plan is not creating a formal subdivision at this time, staff believes installing all landscape buffers fronting Meridian Road, East Lake Hazel Road, Prevail Avenue and Aristocrat Drive will be important for the compliance with the Comprehensive Plan and UDC. Access is proposed from five different access points across the development. Three access points are off Meridian Road and two of them are off of East Lake Hazel Road. The three access points off Meridian Road include the half mile collector, a quarter mile street and a quarter mile and eighth mile street or a private drive aisle. Staff is supportive of the half mile access, but is not in support of the two additional right-in, right-out access as they do not meet UDC standards. However, ITD has approved all three accesses, with the quarter mile being a full signalized access and the other two being restricted to right-in, right-out. With ITD's approval the City Council may grant access waivers for the other two access points. Additionally, the applicant has been coordinating with ITD on a STAR's agreement to address transportation improvements along State Highway 69 and accesses along its frontage. Staff is supportive of this approach and is recommending the applicant enter into a STAR's agreement with ITD prior to commencing with the development of phase two. The applicant has also entered into a completed cooperative development agreement with ACHD to fully build Lake Hazel to five lanes between Meridian Road and Apex. With the construction in 2024 both the quarter mile collector Prevail and eighth -- eighth mile right-in, right-out driveway to -- to East Lake Hazel Road were designed, approved and constructed. The applicant is seeking Council waiver -- Council waiver for the additional access point to East Lake Hazel Road. Staff does not support the eighth mile right-in, right-out to Lake Hazel Road in accord with UDC. However, this may see Council waiver. On the screen are the DA provisions that staff is recommending with this. There is quite a few. There is two different slides, so let me know if you want to take a look at them again. Staff is recommending approval and has received written testimony from the applicant Amanda McNutt proposing changes to two of the DA provisions shown right here and I will stand for questions at this time. Lorcher: So -- so what -- what two agreement provisions are they opposed to? Is it on here? 14 Meridian Planning&Zoning Commission December 19,2024 Page 12 of 29 Napoli: Yes. So, the existing agreement -- so, that's the existing. So, that's the one that we proposed as staff and they are -- their proposed is their change -- how they would like it to change as far as with that. So, the two existing ones are as staff proposed and the two ones that say proposed is how -- how the applicant would like those to change. Essentially they are wanting to defer some of the landscape buffer installations to different points throughout the phases. So, some would be installed with phase one and part of -- others would be installed with phase one and, then, some would be deferred until there was actually a future final plat and, then, the second one is that they would like the bulb outs to be removed from the DA. Lorcher: Okay. Thank you. Would the applicant like to come forward? Wardle: Commissioners, good evening. My name is Jon Wardle. My address is 2929 West Navigator Drive, Meridian, Idaho. 83642. I'm going to share my screen here. Make sure you can see that. Lorcher: There it is. Wardle: Okay. Perfect. Just close one thing here. Appreciate the opportunity to be here tonight and talk about this current application before you. Just zooming in very closely and I will zoom back out and, then, we will come back into it. We are talking about the hundred and -- about 150 acres -- just a little bit less than 150 acres on the corner of Meridian Road, State Highway 69 and Lake Hazel. Half of this property was brought into the city back in 2016 through a development agreement and I will get into that in just a second. As you know and as the other projects that we have brought before you, this is a -- part of our Pinnacle community. It sometimes comes up as Apex, but it is Pinnacle and Zenith is what's in the red box here, but previously before the city we received approvals for Northwest, Southeast, Vertex, Farr West, Phenomenal and we actually have another application in to the city called Cadence and so we have been bringing a number of different components, not just a -- a standalone of this or a standalone of that, but we have been looking at many different land uses and services needed in the area and because of the location of Zenith on the corner of Meridian Road and Lake Hazel this really starts to bring some of those regional uses which are desired by the city and -- and by the residents as well. Just want to highlight a couple things that we -- that have been done already. We entered into a number of cooperative development agreements with ACHD and in one of those actually the City of Meridian was involved in it as well. The first one we did was Lake Hazel, Locust Grove roundabout and, then, we did Lake Hazel from Locust Grove to Recreation and that was -- the city was involved in that one as well, as it allowed them to start phase two of Discovery Park. The third one was three-quarters of a mile from -- of Lake Hazel from Locust Grove over to Meridian Road. That roadway was just finished. It was just opened and so we have a five lane roadway now going from Meridian Road almost all the way to Eagle Road. ACHD currently has Eagle Road shut down and they are building that out as a five lane. There will be an intersection -- lighted intersection at Lake Hazel and they are building five lanes up to Amity Road, which will be complete next fall. In addition to those roadway improvements, we brought Gem Prep into the F15 Meridian Planning&Zoning Commission December 19,2024 Page 13 of 29 community. Meridian Library District just opened in October and we have the So-Me Amphitheater, which will open in summer of '25. At the bottom of the screen that shows you the full mile of the build out. Google Earth just actually just updated their mapping -- or the aerial and so we were able to capture that. But that shows you what has been built as part of a couple of different cooperative development agreements. The city's Comprehensive Plan currently designates the area as both mixed-use regional, which is kind of shown in brown and, then, medium to high density, which is the yellow with some dots on it. We are not proposing any changes to the future land use map, but trying to create a plan that fits within the current context of the city's Comprehensive Plan. Back in 2016 the city did a large annexation in this part of the community. Part of that was to start the extension of sewer. So, in 2016 there were several thousand acres that were annexed and zoned. If you see -- as their R-4 on here, those -- those properties were generally brought in as kind of a holding zone with the idea that they -- they would transition to a -- a more comp plan specific designation when those projects came forward. Just like we have done on the rest of Pinnacle, that was originally brought into all R-4 and as you can see there is land uses -- or new zones that are upon there. So, this is a continuation of that prior annexation that happened in 2016, which kind of created a holding zone. So, before the Commission tonight there is a couple of items. One is a rezone of the part of the property which is directly adjacent to Meridian Road, which is about 71.7 acres. And, then, there is an additional 77 acres that needs to be annexed and brought into the city. Then based on your recommendation City Council will look at those, enter into a new development agreement specific to this 150 acres and will also review the waivers of access to Lake Hazel and Meridian Road and, finally, we will be doing some adjustments on the parcel so that applications can move forward on some of the land uses. This is the concept plan that we provided to staff. What's important here is this is also the basis for the discussions we have had with both ITD and ACHD on transportation. The land uses which are represented here have been built into the TIS's, which have been -- which are in process of being reviewed by both those agencies. We actually have had bi-monthly conversations with ITD specifically because State Highway 69 is their corridor and they are looking at long range plans there and we are trying to merge into those plans and see how we can facilitate some improvements on that corridor as they continue to work through their plans. So, this represents two different colors. You kind of have the salmon color, which is a C-G zone, which takes in all of the area along Meridian Road and, then, we also have a little bit of floating across Lake Hazel. That parcel up there that says medical office, it's actually bisected by the Rawson Lateral. The Rawson actually is slightly elevated and so there is really not a direct connection to the peace to the north and south, but we just carried the -- the C-G across that completely and, then, the rest of it is in compliance with the city's Comprehensive Plan of medium to high density. We are also showing here some roadway improvements and I'm going to get into that a little bit more, but we have already made -- with Lake Hazel improvements we have made the -- the intersection for Prevail, which is a quarter mile east of Meridian Road and the -- there is an eighth mile curb return there as well and we have made along that entire corridor a number of different curb returns in compliance with ACHD's plans and to try to make those work. We have also worked with ITD. If you see where Aristocrat here is, just south of Aristocrat on that corner against Meridian Road that's actually Kuna. It's in F16] Meridian Planning&Zoning Commission December 19,2024 Page 14 of 29 their area of impact. We have worked with the city of Kuna, with ITD, on Aristocrat and its full access as a collector roadway. A couple graphics really here -- really quickly here is we are requesting a rezone of the R-4 to C-G and a little bit of the area and the annexation to C-G and the balance of the area in white to R-15 and this kind of shows you how those will work together. So, our first step is we -- as you read through the application and you read through the staff report is kind of a step one, step two, is that we are initiating the -- the process so that we can commence with some regional -- I should say commercial uses, as well as medical uses. We have had conversations with different users and they are ready to go and so we are trying to accommodate them through this first step, which would allow for this rezone process, the annexation process happen and that was also the request for the building permits with these as well, so we could commence those and the work could go forward and those are represented here in red. The area that's represented in yellow, which is the balance of the property, is what we call the second step. We need to bring back to this Commission a preliminary plat. We are -- we are already delineating where roadways are going to go, but there is some uses in -- within those areas that are not as of yet known. But we can go in from day one, get the roadways built and, then, bring back to this Commission the second step, which would bring preliminary plat applications and detailed development applications as noted by staff. Just zooming in really quickly here, here are the completed Lake Hazel Road approvals. The quarter mile, which is Prevail, that intersection is in and, then, also the eighth mile just to the west of that. These are in. We have also completed the sidewalks, which are ten foot sidewalks on each side of the road and have installed the landscaping in this corridor. So, we are -- we don't always have that opportunity, but we felt like here was a chance and ACHD was able to work with us to get those things done sooner than later and we expedited that as much as possible. So, what are we going to do from day one? So, as I mentioned we have some opportunities to move forward with some building permits. In order to get those building permits we need to have some site improvements done. Along Lake Hazel where you see the red asterisk we actually have utilities to that location. Sewer and water is -- everything is there. We built that with the improvements into Lake Hazel and so we want to commence as quickly as possible and we are showing here June of 2025 the blue section and the green section. Those improvements and infrastructure would occur as quickly as we could so that those building permits could -- could start. Then right after that we kind of split the plans apart so that we can get approvals and get sign off on utilities with the blue and the green and, then, we would also complete the orange roadways, which would be the balance of Prevail, Aspire and Aristocrat. We are still working with the highway district and ITD on signalization and timing of those, but ITD has indicated that their -- their long range plans now do accommodate for signals at the half mile. When we designed the quarter mile we also designed that with ACHD in tow and all the conduits in place for the future signalization as well and so our hope is that we would be putting those signals in with our first -- with these orange roads, so that when any uses were open or prior to the certificate of occupancy this complete roadway infrastructure here would be done with this project and that's where we are committing to do up front. They are just slightly -- the nuance here is it's one project that we have kind of broken up into an A and B, just so we can get these things moving and get them done prior to certificate of occupancy. F17] Meridian Planning&Zoning Commission December 19,2024 Page 15 of 29 Commissioner Lorcher had asked -- and I will just kind of get into this really quickly, but here is really the two modifications we are asking for from the staff report and we do concur with the staff report. We had spent a lot of time with them. We came in early to discuss the project. We have had a number of conversations. Nick and Bill have been very open to listening and -- and talking through situations with us. Part of this is timing of landscaping of-- of the buffers. We are -- we are fully committed -- and let me just go to -- we provided an exhibit of what we want to do from the very beginning and we are showing the green buffers along Lake Hazel and Meridian Road and also along Prevail and Aspire. So, all that work and even down to Aristocrat would be part of our initial work. The part that's in question would be this area in blue. That would -- that's going to come back to the city in the future for a preliminary plat or a preliminary plat and, then, ultimately final plats, but there are some details that we still need to work through on that buffer. We are committed to it. We are not avoiding it. It just -- it really needs to be more specific to when that phase of development happens, not at the very beginning before we really have access to any of those buffers or there is any improvements there. So, that's the request. That's the modification that we are asking for is that the condition be amended and that this exhibit, which we provided to staff, be part of the record and, then, the other question was regarding on-street parking and bulb outs. If you have driven into Pinnacle, the northwest in particular, we have a lot of on-street parking and bulb outs. We are not adverse to those. In fact, we believe that they provide a very good opportunity to provide calming and other things like that. But we had to work with ACHD on the location of those and where those would be. So, we are just a little concerned about a blanket statement of bulb outs and on-street parking without, you know, specific clarity as to what that would be. Are we committed to moving that direction? Yes, but we are just asking that that condition be stricken at this point as we come back to the Commission in the future. So, in summary, we are asking the Commission tonight for basically first step approval for the annexation and rezoning process that would allow the C-G and R-15 to move forward, which would, then, allow us to submit plans for roadway work and infrastructure and, then, we will be back on phase two on those areas that we talked about with more detailed planning and address the issues that staff has identified. Design integration. Mixed-use. We have already started that process. This we are showing you a mixed-use project already. But there is a little bit more detail that needs to be in place and we can get there. If you recall when we did Ten Mile Crossing initially those design guidelines are not part of that. We brought those in at a later date and, in fact, it ended up being about a 77 or 80 page document, which was, then, adopted by development agreement. We are committed to doing that here. It just -- we are not ready to do that at this point in time. But when we come back for step two we will be coming back with the same set of design guidelines and I think if you have questions regarding how that's worked I think staff could explain that process and why that's important and we believe it's important as well, because as you look at Ten Mile and the way it's built out, there is a cohesiveness. It didn't start out with design guidelines, but we were able to establish a theme and we got there. So, that's our -- that is our goal here as well. So, with that I stand for any questions you might have tonight. Fl-81 Meridian Planning&Zoning Commission December 19,2024 Page 16 of 29 Lorcher: Can you bring up the slide that had the -- the salmon color and where you had the big box stores or medical -- where you -- where you have the annexation. That one. So, all of the land that we are talking about for annexation and rezone are currently under your control; correct? Wardle: Yes. There is one property. You can kind of see it there. Lorcher: The little hold out there? Wardle: A little hold out. That's the Davises and the Davises are here tonight and they can speak to that as well, but we have spent a lot of time talking with them on how we integrate with them. But everything else you see there is under our control. Lorcher: And you also mentioned that south of the Aristocrat is the city of Kuna; correct? Wardle: It doesn't -- Madam Chair, sorry, I'm a little informal there. This piece right here is the city of Kuna. You can kind of see this line here -- Lorcher: Uh-huh. Wardle: -- to the right of that line is the City of Meridian. Lorcher: Oh. Okay. So -- Wardle: So, there -- there is just a little piece here. If you kind of come through south Meridian there is like this jagged tooth kind of diagonal. That's kind of where this happens here. But this piece here goes to Kuna and, then, to the right is the City of Meridian. Lorcher: One more question. What -- what is there now? Is it empty land or is there development? Wardle: Madam Chair, are you asking specifically about the property adjacent to Meridian Road? Lorcher: South of Aristocrat. Wardle: So, there is two things. Let me see. All right. This is a pretty good exhibit. Lorcher: Yeah. So, right now it looks like it's undeveloped; correct? Wardle: It's undeveloped. There is a property owner there on -- I'm going to say -- I might have my number wrong, but let's call it 20 acres. They have an approval for self storage. 19 1 Meridian Planning&Zoning Commission December 19,2024 Page 17 of 29 Lorcher: Okay. Wardle: South of that is the lineman college. Lorcher: Oh. Okay. Wardle: And, then, just -- there is a five acre property here. Those -- that's owned by the Wesleys and we have communicated with them on Aristocrat and how that's going to be, but -- so there would be storage here and, then, the Wesley's property and, then, our property. So, there is a -- a little house here with some outbuildings and things that the Wesleys own, but the rest of it is currently kind of undeveloped. Lorcher: Okay. Thank you. Commissioners, do we have any questions for Mr. Wardle? Seal: Madam Chair? Lorcher: Commissioner Seal. Seal: On the -- specifically on the condition -- the 4A.1 L, instead of striking that language altogether would you be comfortable with something that is a -- such as verbiage, instead of striking it all together, so there is the expectation -- because if you are committed to doing some kind of mitigation like that something such as I think is -- Wardle: Yes. Seal: Okay. That's agreeable? Thanks. Lorcher: Okay. I think we are good for right now. We will -- Garrett: I have a -- excuse me. Lorcher: Oh. Sorry. Garrett: There was mentioned the STAR agreement that you had worked out. Wardle: Madam Chair, Commissioner Garrett, not worked out yet. Garrett: Oh. Wardle: We have -- we have had a number of conversations with ITD about Highway 69. There is -- there is an opportunity, but we don't have those details worked out as of yet, but making other improvements in that corridor and so we are -- we are committed to continuing to work towards that. We have -- we have looked at different scenarios as what could happen. ITD is kind of an interesting position as well as they are looking at their own plans and they have other developments coming along and there has been F20] Meridian Planning&Zoning Commission December 19,2024 Page 18 of 29 commitments made by other developers. We are just trying to identify what could occur on the corridor. So, no, we have not. We are working towards that, but based on our conversations with ITD we feel like there is a very good path to continue those conversations. Seal: Madam Chair, quick -- Lorcher: Commissioner Seal. Seal: -- quick question. So, is -- without naming a business that's going to go in there, can you say what the businesses that are going in there would be similar to or the vision that you have for that? Wardle: Madam Chair, Commissioner Seal, I cannot. I can tell you that we have had conversations with retailers and with medical users and those would be similar to what have already been built in the City of Meridian. Seal: Okay. And -- Madam Chair. The reason I asked that is I have -- the majority of people that I talk to that are south of the freeway are just like put in a Target, put in a Walmart in south of the freeway. We always have to drive north to get to it. So, it's a very big ask in that area. Wardle: Madam Chair, Commissioner Seal, you are correct that there are some needed services -- retail services that would include grocery and, you know, everyday use things needed south of Overland Road for that matter -- Seal: Uh-huh. Wardle: -- and I can just tell you that we are committed to help moving that along and that's kind of the impetus of why these applications are before you and the improvements that we want to make, so that those things can happen sooner than later, so -- Seal: Okay. Thank you. Wardle: Thank you. Lorcher: Any other questions for Mr. Wardle before you open the public testimony? Okay. I think we are good now. Wardle: Thank you. Lorcher: Thanks. Madam Clerk, do we have anyone signed up to testify? Lomeli: Thank you, Madam Chair. We have a John -- no last name that signed up online and I don't see a John on Zoom. F21 Meridian Planning&Zoning Commission December 19,2024 Page 19 of 29 Lorcher: I don't either. Okay. Lomeli: Next person we have is Jack Davis. Good evening. Davis: Chair, Commissioners -- Lorcher: Can you state your name and address for the record, please? Davis: Jack Davis. I reside at 7000 South Meridian Road. The owner of the holdout property that's illustrated on the map. Lorcher: Okay. Davis: I signed up and not knowing exactly what the buffer requirements were on -- on step two of Jon's proposal -- Mr. Wardle's proposal and we met prior to the hearing. He has addressed my concerns and that's -- that's really all I have to -- to state right now. Lorcher: Okay. Thank you very much. Madam Clerk? Lomeli: Madam Chair, Cheryl Davis. Did you want to testify? Okay. That's okay. Lorcher: Okay. Lomeli: No one else has signed up. Lorcher: Anybody else in Chambers? Mr. Wardle, do you have anything else to add? Wardle: For the record Jon Wardle with Brighton. I just wanted to state that with the Davises -- I would not consider them a holdout. We have met with them in their house. We have talked about how we would surround them, opportunities to create buffers and things like that, and that commitment is fully in place and so I just -- he said hold out and I just wanted to make sure that I -- I feel like there is -- there is no adversary between either one of us, but we -- they are good people and we will continue to work with them. Again, I just wanted to -- I just conclude with, again, we ask for your recommendation to the City Council for the rezone of the property that's already been annexed and also the annexation request in these applications as well and look forward to continuing to add to the Pinnacle community and bring services that are needed south of the freeway. Lorcher: Okay. Thank you very much. Wardle: Thank you. Lorcher: Can I get a motion to close the public hearing, please? Sandoval: So moved. F22] Meridian Planning&Zoning Commission December 19,2024 Page 20 of 29 Garrett: Second. Lorcher: It's been moved and seconded to close the public hearing. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: So, I understand staff's concerns with the roads going along Meridian Road, whether they are right-in, right-out or however that works, because it does not follow the UDC and as far as access is concerned I would think the less you would have on Meridian Road would be better, because that's a pretty fast moving highway. So, having more access on Lake Hazel, but -- so, I understand that part of it and the bulb outs for parking is something that can be addressed with ACHD, but I think the concern was the timing of it. Phase one or phase two. Other than that it seems like we have been -- or Brighton working with this particular area -- these square miles has -- has been building up to this point and it really is the devils are in the details I think for a little bit of it. Overall, you know, it fits in with the area. If it's going to provide services to the south side of the freeway, so they don't always -- so that the community doesn't always have to come north would be in the best interest of the community. I guess I would just have to kind of go through again of the things that are being concerned as far as phasing is concerned. Any other -- I would have to look back, but any other comments about -- about this application? Seal: Madam Chair? Lorcher: Commissioner Seal. Seal: I think you are on point there. It -- I mean it's -- it's a big piece of land. It's going to bring in hopefully something that kind of the communities they are asking for as far as kind of bringing more business south of Overland for easier access there and I mean being right off Meridian Road it's -- to me that's a -- that's the place you want to have it, so with the Lake Hazel improvements that are there and, you know, the amount of residents that are developing there, too, I think it's -- you know, I personally think that it's going to be a good fit for the area. So, as far as the modifications that the applicant is asking for, I don't have any issues with 4A.1 H, which is the buffer, especially since he has worked -- you know, already talked to the landowner there to kind of -- you know, basically let them know what they are committed to and -- and work with them in order to provide what's going to be necessary there. I don't see them going way out of spec with this. Lorcher: Right. Seal: I think that, you know, the idea is to get this development in as quickly and as efficiently as they can. So, I think the buffer discussion is probably one of just -- I hate to see them build something out just have to rebuild it -- 23 Meridian Planning&Zoning Commission December 19,2024 Page 21 of 29 Lorcher: Right. Seal: -- depending on what goes in there. So, really don't have any issues with that. I would like to -- instead of striking all the language altogether for 4A.1 L, I would just rather put in the terminology such as the bulb outs and -- and that, so if -- if -- if I make the motion I will throw that in there. Lorcher: I think you might, because you got all the language. Commissioner Garrett, do you -- do you have any other comments in regards to this proposal? Garrett: I do. I -- I happen to live about a mile and a half down from this proposal down Lake Hazel and I compliment you on your other work today. It seems to be doing very well and I'm -- I'm a user of that new library, so that's great and I also like the idea of services having to not drive into the -- as far as I have to do now. So, I -- I'm in favor of this development as you have described it. Thank you. Lorcher: Commissioner Sandoval. Sandoval: Madam Chair, yeah, I see the landscape buffer issue from both sides, but I tend to agree with your comments that it doesn't make sense to ask a developer to build out a landscape buffer and, then, potentially add cost to go rip it out or to do something else to it. That doesn't really make sense. Same with the bulb outs; right? I think we can defer to ACHD and let them work it out. As far as the commercial next to the residential, I think that's a good idea to bring something in the neighborhood, so -- and almost more importantly is -- as far as with the -- with the Davis residence, working with them and having their support it's really hard to be anything but in favor of this. Seal: Madam Chair, if we could have staff bring up the graphic that has the actual two points on there. So, I will try and make a motion here real quick. Lorcher: Is that what you wanted to see? Seal: Yeah. Madam Chair? Lorcher: Commissioner Seal. Seal: After considering all staff, applicant and public testimony, I move to recommend approval of file H-2024-0052 as presented in the staff report for the hearing date of December 19th, 2024, with the following modifications: That 4A.1 H be modified to state install landscape buffers as shown in the -- in the exhibit and to add the words such as to not make on-street parking and the bulb outs mandatory. Sandoval: Second. 24 Meridian Planning&Zoning Commission December 19,2024 Page 22 of 29 Lorcher: It's been moved and seconded to approve -- to recommend to City Council the annexation and modified development agreement for Apex Zenith. All those in favor say aye. Any opposed? Motion carries. Thank you. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: We good to go for one more? Seal: Oh, yeah. 5. Public Hearing for Lennon Pointe Subdivision (H-2024-0060) by Rodney Evans + Partners, LLC., located at SE Corner of N. Linder Rd. and W. Ustick Rd. A. Request: Preliminary Plat consisting of 41 si ngle-family/town home residential building lots, one (1) multi-family residential building lots, one (1) commercial building lot and Seven (7) common lots on 8.80 acres of land in the R-15 and C-C zoning districts with some private streets. Lorcher: Okay. The next application is by Rodney Evans and Partners, requests a preliminary plat for the Lennon Pointe Subdivision near Linder and Ustick Roads and we will start with the staff report. Allen: Thank you, Madam Chair, Members of the Commission. The next application before you is a request for a preliminary plat. This site consists of 8.8 acres of land. It's zoned R-15 and C-C and it's located at 1515 West Ustick Road at the southeast corner of North Linder Road and West Ustick Road. This property was annexed back in 2022 with a development agreement and approval was granted at that time for a preliminary plat and a conditional use permit for a multi-family residential development both of which have since expired. The development agreement requires future development to be generally consistent with the previously approved plans, including the preliminary plat and conceptual building elevations, as well as a site plan. Comprehensive Plan future land use map designation for this property is mixed-use community. A new preliminary plat is proposed consisting of 41 building lots for the development of three single family residential detached units, 30 single family residential attached units and eight townhome units. One multi-family residential building lot for 18 apartment units and one commercial building lot for two building pads and seven common lots on 8.8 acres of land in the R-15 and C-C zoning districts. The proposed plat generally complies with the previous plat included in the development agreement as required. One phase of development is proposed. Access is proposed by one full access via North Linder Road, an arterial street, along the project's west boundary, which may be restricted to a right-in, right-out if warranted by ACHD in the future. And one access from West Ustick Road, an arterial street, which is restricted to right-in, right-out. Access is also proposed via the extension and connection of West Pebblestone Drive at the east boundary of the site and North Zion Park Avenue at the southern boundary F25] Meridian Planning&Zoning Commission December 19,2024 Page 23 of 29 of the site. Both existing local streets stubbed to this property. The public street will provide access to lots on the eastern portion of the site and a private street loop is proposed for addressing purposes and for access to the lots on the western portion of the site. So, I will just show you real quick here. This is the public street coming in and, then, the private street is proposed right around here and loops back to that public street. The development incorporates a MEW in the design as required by the UDC for approval of private streets and single family developments. The director has approved the proposed private streets. The maintenance agreement for the private streets is required to include all lots within the development, all of which are required to pay their proportionate share toward maintenance of the private streets. Ingress-egress easements are required for all lots in the development to use the private streets and the driveways in the commercial and multi-family residential portions of the development, as well as the single family. Seven foot wide attached sidewalks exist along Linder and Ustick Roads. A 25 foot wide street buffer is required along both of these streets. There are two major waterways across the site, the Creason Lateral and the Kellogg Lateral. The Kellogg Lateral is being rerouted to the southwest corner of the site near the Creason Lateral. A ten foot wide multi-use pathway is proposed to extend from the southern boundary along the Creason Lateral to the sidewalk along Linder Road in accord with the pathways master plan. A minimum of 15 percent qualified open space is required to be provided for the single family residential and the townhome portions of the development. Based on 6.96 acres, a minimum of 1.05 acres is required to be provided. 1.33 acres or 19.07 percent is proposed, consisting of linear open space, open grassy areas exceeding 5,000 square feet in area, 50 percent of the arterial street buffers along Linder and Ustick Roads and storm water retention facilities. A plaza area. All of which meet and exceed UDC standards. Qualified site amenities are also required to be provided based on the area of the development. A minimum of two site amenity points are required to be provided. The applicant is proposing a dog park with a dog wash station for two points, two dog waste stations, one point. A tot lot with commercial grade play equipment. One point. A short segment of use pathway, internal pedestrian bicycle circulation system with landscaping and bicycle storage exceeding the minimum standards by several points. Future development is required to comply with the conceptual building elevations and site plan included in the development agreement. Final design of all single family residential attached and townhome structures, as well as the commercial and multi-family structures is required to comply with the design standards in the Architectural Standards Manual. A conditional use permit is required for the multi-family development prior to development. Written testimony has been received from the applicant Ben Semple. He has submitted a letter in agreement with the staff report. Staff is recommending approval with a request for an additional condition to be added requiring an ingress-egress easement to be depicted on the plat across Lots 2 and 3, Block 1, the commercial and the multi- family residential lots, granting access to all lots in the subdivision. The applicant is in agreement with this added condition. Staff will stand for any questions. Lorcher: Would the applicant like to come forward? F26] Meridian Planning&Zoning Commission December 19,2024 Page 24 of 29 Semple: Good evening, Madam Chair. Ben Semple with Rodney Evans and Partners. 1450 West Bannock Street, Boise, Idaho. 83702. Yeah. I want to thank Sonya and the rest of the staff for helping get through this. It's kind of an interesting situation where we had actually obtained a final plat approval and there was some missing information about -- we got a final plat approved about four months before the preliminary plat expired, so when the preliminary plat expired everything else fell in line, so we are back here. The submitted -- oh, first of all, we are in agreement with the staff report and all conditions of approval. We have already actually made all of the adjustments. I mean there is a few that we still need to make based on new UDC standards for a couple of the little spots, but we have adjusted a lot of this plat based on the previous when we came back for the final plat. So, we feel very good about this project and we will return -- as Sonya stated we will return for a CUP and design review on the multi-family structure or structures. Nine units in each building. They all have garages. The owner and developer of this project is planning to hold those for his income. So, he is -- his intent is to make it more of a high end and a luxury apartment setup. So, you know, with this area being a transition from this busy intersection into single family to the east and south we are trying to push single family. All of the -- the homes on the southern half of this are single family. They are townhomes connected. But there are fee simple lots, so they will allow home ownership. All of them have two car garages, as well as driveways that are minimum of 20 feet deep behind the sidewalk. With the amenities we are providing we did a little bit of a reorientation of the multi-use pathway along the Creason Lateral. Worked with the Parks Department and the pathways managers here at the city to make sure we have got a less kind of curving situation going on. It was -- it was a little disconnected before. We have two plazas, one in the southern portion that you can see down by that multi-use pathway and that has seating. It will have some pedestrian level lighting in it. That's also the access to the dog park. Currently this is shown at about a 4,000 square foot dog park and looking at the conditions of approval we will increase that size to 5,000 to meet the UDC standard and, then, there is a plaza to the east of the retail building that is closest to the residential, so that will be publicly accessible as well. That's kind of the main crossing from that center MEW area over to that commercial retail. We did have some really great conversations with ACHD regarding the public street and the extension of those two public streets that's up to this property. Met with the neighbors for the resubmittal of this and we have already adjusted some stuff. Again previously the eastern side initially had some access front door pathways along the east side, so between the existing and the new. We have taken that away, so all of the homes on the east side -- they have a backyard against a backyard to the east and so all pedestrian traffic will stay, you know, to the west of that. You know, again, really looking forward to getting this project restarted, so it can get built out, as well as improving the connectivity here by the connection of -- there is currently a multi-use pathway that stops at the southern boundary. Really doesn't have any way to get anywhere else, so by connecting this it will allow people to move from those residential areas all the way up to that corner to access services. And the Creason Lateral will be piped through the site. So, that's the -- the relocation of that will include a piping of it, which is why we have this common driveway and kind of larger landscape area at that southeast corner. That's where it's picked up, it's brought west and, then, it angles through the site through that open space area. I think that's kind of 27 Meridian Planning&Zoning Commission December 19,2024 Page 25 of 29 all I have. Again, I think Sonya did a great job presenting the project for me and I would stand for any questions you may have. Lorcher: The northwest corner of your parcel all the way at the top on the left-hand side, do you have control of that? Is that one of your retail buildings or is that not part of this application? Semple: Madam Chair, yes, so the -- all buildings on this site -- this entire corner is held by one developer, my client. So, he plans to develop all the residential. He has been having some conversations with some users about the commercial retail spaces. Obviously, we would come back with a formalized application for design review and CZC once he has a user to build that out. Lorcher: Got you. Commissioners, do we have any questions for the applicant at this time? Okay. Thank you very much. Semple: Thank you. Lorcher: Madam Clerk, do we have anybody signed up to testify? Lomeli: Thank you, Madam Chair. We have David and Marie Childers. Okay. That's great. Okay. Lorcher: Okay. Thank you. Lomeli: Next is Joy Furlipa. Lorcher: Hi. Furlipa: Hi, Madam Chair. My name is Joy Furlipa. I reside at 1375 West Santiago Street. I'm part of the Tetherow Crossing HOA across the way from where this actually is. I just have some clarification that I wanted on the Ustick side of the road, because we already have issues with traffic blocking the intersections in and out of our neighborhood and so I'm wondering -- I didn't know that they noted it is going to be -- if I -- can I touch the mouse? Is it okay if I touch it? Lorcher: I'm not sure if it will work, but you -- you can -- Furlipa: I will just say on the -- the added entrance that they are doing for right turn only, if that's right turn only, what I want to know is if they are going to put in like painted lines to like not block, because similar to my streets we have the entrance into West Santiago from Ustick, it will be blocked during the work hours. Lorcher: So, like the square that says, you know, give the space, so that you can't go there. F28] Meridian Planning&Zoning Commission December 19,2024 Page 26 of 29 Furlipa: Correct. Lorcher: Okay. Furlipa: So, I don't know if it's something that would be viable there or for the others that are in the neighborhood that's adjacent to put in a painted block, because I know during the just work commute hours it tends to be really chaotic to get out if you have to turn -- turn left at all. Lorcher: Okay. We can definitely ask the -- the applicant for that. Were there other concerns? Furlipa: That is all. Lorcher: Okay. Thank you very much. Furlipa: Thank you. Lorcher: Madam Clerk? Lomeli: Madam Chair, we have Guy Speek. Sorry. Okay. Lorcher: Okay. Lomeli: No one else has signed up. Lorcher: Anyone on Zoom? Lomeli: Madam Chair, no. Lorcher: Would the applicant like to come forward and address the concerns? Semple: Madam Chair, again Ben Semple with Rodney Evans Partners for the record. So, part of what we have to do for the right-in, right-out onto Ustick -- ACHD is requiring us to install candles, so that there cannot be a left-hand turn out of that entrance. The one on to Linder, ACHD is allowing us a full access for now, because there is an EMT station right across the street, they just wanted to -- I guess restricting any movements from their driveway they were concerned about putting anything out in the Linder right of way there. They did reserve the right to close that to a right-in, right-out in the future if it's warranted. But ultimately -- and I think I understand the question. The -- across that drive aisle was the question is there is going to be a crosswalk that you don't block or something. Lorcher: I think in her subdivision it's challenging to get in and out, so by having the painted square where people don't queue up all the way up the street, you have to leave that so they can come in and out. 29 Meridian Planning&Zoning Commission December 19,2024 Page 27 of 29 Semple: Madam Chair, I think I understand. So, the parking lots that access the back of the multi-family buildings, I'm sure we will put some signage that says don't block this intersection and same thing with the rest of these roads. I mean they will be signed. There is -- there is some on-street parking, but we will make sure -- this has to comply with all the fire department access, so -- Lorcher: Her concern was Ustick Road. Semple: Yeah. I mean I don't -- there will be the ability to turn right into the development and turn right out onto Ustick, but other than the -- what we are putting out in the right of way to prevent cars from trying to turn left, I think that will help, because people understand they just -- there will be signage that says right-out only. Lorcher: Okay. Any other comments that you would like to make before we close the public hearing? Semple: I don't think so. I appreciate your time. Lorcher: Yeah. If you could just talk to Joy before you leave that would be great and make sure that everybody's good with it. Semple: Yes. Lorcher: Thanks. Can I get a motion to close the public hearing? Seal: So moved. Sandoval: Second. Lorcher: It's been moved and seconded to close the public hearing for Lennon Pointe Subdivision. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: This was an application that came before us actually several times and it looks like that their development agreement or something had expired, so they were required to comply with new UDC codes and things like that, which I think they have done a good job with. Seal: Madam Chair? Lorcher: Commissioner Seal. Seal: Yeah. This seems to be a more complete application on what we have seen on it before, so I like some of the modifications that have been made. The only thing I still kind of question is just the three lots on the common driveway. Seems to be a little bit F30] Meridian Planning&Zoning Commission December 19,2024 Page 28 of 29 out of place, but in trying to maximize the -- the usage there I understand there is not much you can do about that, so I am glad they moved the dog park out of that area, so -- Lorcher: Yeah. I think they are limited with the lateral and the topography as well. Commissioner Garrett or Commissioner Sandoval, do you have any other comments? Garrett: No, ma'am. Lorcher: So, with that, after considering all staff, applicant and public testimony, I move to recommend File No. H-2024-0060 to City Council as presented the staff report for hearing date of December 19th, 2024. Sandoval: Second. Seal: Madam -- Madam Chair, staff asked for the additional ingress-egress as well to be added as a modification. Lorcher: And to consider the ingress-egress on Lot 2 and 3, Block 1. Sandoval: Second. Lorcher: It's been moved and seconded to approve Lennon Pointe Subdivision with the one modification for ingress-egress. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: I will take one more motion. Seal: Madam Chair? Lorcher: Commissioner Seal. Seal: Move we adjourn. Lorcher: I need a second. Sandoval: Second. Garrett: Second. Lorcher: It's been moved and seconded to adjourn. All those in favor say aye. Any opposed? Thank you very much and happy holidays. MOTION CARRIED: FOUR AYES. THREE ABSENT. F31 Meridian Planning&Zoning Commission December 19,2024 Page 29 of 29 MEETING ADJOURNED AT 7:22 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED 1 116 12025 MARIA LORCHER - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK F32 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the December 5, 2024 Planning and Zoning Commission Meeting 4 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 K IDIAN:--- iuAn Planning and Zoning Presentations and outline h2 Planning and Zoning Meeting12/19/24 Zoning MapAerialFLUM family residences.pm since the site abuts single7 am to limited from The hours of operation for businesses on this site are Zoning MapAerialFLUM C15 Portion-RG Portion- Future development of this site shall be generally consistent with the concept plan included in Section VIII and the development.g. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the provide a minimum of 40% building frontage with phase two. public space. The applicant shall either move the proposed anchor tenant building along Meridian Road frontage or use developments, a minimum of 40% of the buildable frontage must be occupied by building facades or -f. For mixedroadways with landscaped parkways, or highly connected open spaces.e. Transitions between different residential product types and dissimilar land uses shall include the use of alleys, disparity in building height. story -family neighborhoods shall be limited to no more than a 1-d. New buildings on pad sites adjacent to singleand some weather protection. 6:1 Bonus for plazas that are integrated into a retail project. Such plazas shall provide a focal point, seating areas, –excludes the amenities required with residential development.field. This -lot, or play-2:1 Bonus for active and shared open space or passive recreation areas, such as a park, tot–2:1 Bonus for land designated as a public use such as library or school.–the bonus requirements in the comprehensive plan.G zoning unless the applicant meets -c. Retail commercial uses shall comprise a maximum of 50% of the proposed Cemployment, office, clean industry, or entertainment uses.G zoning to include the likes of -retail commercial uses shall comprise a minimum of 20% of the proposed C-b. Nonwith gross densities ranging from 6 to 40 units/acre (of the residential area).R designation, -30% of the original 71.7 acres development area in the MU-a. Residential uses shall comprise of 10% provisions contained herein. h. Phase 1 Requirements:Include the out parcel in the new concept plan. -The applicant shall provide the city with the executed STARS agreement with ITD.-15 portion of the site prior to development of this area. -The applicant shall subdivide the MHDR or R-create some form of common, usable area, such as a plaza or green space.In developments where multiple commercial and/or office buildings are proposed, the buildings shall be arranged to -15 portion of the development shall not be allowed until the property has been subdivided. -Development of the RInclude the out parcel in the overall concept plan to ensure functional integration with the surrounding property. -outs. -street parking and bulb-foot parkways with on-and 8use designation and neighboring uses, a mix of three (3) different uses, -active and shared open space within the mixedInclude the following elements with phase 2: Plazas between commercial and residential include a main focal point, -concept plan with the following:. Prior to commencement of Phase 2 the applicant shall submit a development agreement modification and amend the iunless allowed by ITD, ACHD, and approved City Council.Access to S. Meridian Road and E. Lake Hazel shall be prohibited except at Aristocrat Drive and Prevail Avenue -properties.Phase 1 will be limited to 3 building permits and shall include a property boundary adjustment to reconfigure the -the first Certificate of Occupancy. Install landscape buffers along S. Meridian Road, E. Lake Hazel Road, Aristocrat Drive, and Prevail Avenue prior to -Construct the entirety of Aristocrat Drive and Prevail Avenue prior to the first Certificate of Occupancy.- Existing: “Install landscape buffers along S. Meridian Road, E. Lake Hazel Road, Aristocrat Drive, and Prevail Avenue prior tapproving body for street sections, so we believe this should be left out of the city conditions. outs”. ACHD is the -street parking and bulb-Proposed: Under IV.A.1.i, first dash: Remove the following from the condition: “onouts. -street parking and bulb-foot parkways with on-use designation and neighboring uses, a mix of three (3) different uses, and 8-active and shared open space within the mixedExisting: Include the following elements with phase 2: Plazas between commercial and residential include a main focal point, many places, and the buffer between back of curb and front of sidewalk in others. We have updated the exhibit to include clear language about what would be installed with Phase 1; which is the full buffer in(attached “Zenith Buffer Exhibit”)t Proposed: Under IV.A.1.h, second dash: We request this be modified to state “Install landscape buffers as shown in the exhibithe first Certificate of Occupancy.”o Zoning MapAerialFLUM DA Changes to Agenda: th  Item #2: Jackson’s Food Stores Ten Mile & Overland (H-2024-0054) – Applicant requests continuance to Jan. 16 in order to allow additional time for ACHD to finalize their report & for the Applicant to address issues with the site design that do not meet UDC standards. Item #3: Fairview Drive-Through CUP MDA (H-2024-0049) Application(s):  Conditional Use Permit, Development Agreement Modification Size of property, existing zoning, and location: This site consists of 0.76 acres of land, zoned C-G, located at 4300 E. Fairview Avenue, located in a portion of the SW ¼ of the SE ¼, Section 4, T3N, R1E. History: AZ-04-026, CUP-04-035, DA Inst.# 105022224 Mountain West Bank Comprehensive Plan FLUM Designation: Commercial Summary of Request: A Conditional Use Permit for the development of an 1,843 square foot quick-lube oil change facility and drive- through coffee shop within three hundred (300) feet of another drive-through facility and an existing residence; create a new development agreement to establish new hours of operations for the coffee shop to begin service at 5 AM; and approve new concept plan on a 0.76-acre parcel located at 4300 E. Fairview Avenue in the C-G zoning District. The applicant is requesting a Council waiver to place the trash enclosure into the landscape buffer to match the existing trash enclosure for the adjacent property to the west. Staff is asking the applicant to work with the adjacent property owner to expand the existing trash enclosure and request council waiver to reduce the landscape buffer for the area in which the trash enclosure is located. The applicant is asking for a Council waiver to reduce the twenty-five (25) landscape buffer for the area in which the trash enclosure would occupy in order to expand the existing trash enclosure on the property to the west with the property owner’s permission. Currently, a portion of the trash enclosure on the property to the west extends onto the applicant’s property. Parking: Per UDC 11-3C Restaurants require one (1) parking space for every two hundred and fifty (250) square feet of gross floor area. The total number of parking spaces required is seven (7). The applicant is proposing seventeen (17) parking spaces which exceeds the required number parking spaces for this proposal. The applicant will be required to install wheel stops for the compact stalls or widen the sidewalk to seven (7) feet to prevent vehicles from overhanging on the sidewalk. Site Plan: In reviewing the site plan, staff feels moving the employee parking to the south side of the lot to align with the parking layout for the adjacent bank to the west. Staff feels this will help minimize conflicts between vehicles using the coffee shop drive-through and customers accessing the quick-lube oil change facility, while also ensuring sufficient stacking space for the coffee shop drive-through. Landscape Buffer: The applicant is requesting a Council waiver to place the trash enclosure into the landscape buffer to match the existing trash enclosure for the adjacent property to the west. Staff is asking the applicant to work with the adjacent property owner to expand the existing trash enclosure and request council waiver to reduce the landscape buffer for the area in which the trash enclosure is located. Building Elevations: Conceptual building elevations were submitted for the proposed structure. 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. Development Agreement Modification: The Applicant is requesting a modification to the existing Development Agreement (DA) Inst. #105022224. The current Development Agreement requires a CUP for all uses and restricts the hours of operation from 7 am to 7 pm. Written Testimony:  Anna Downing – oppose oil change and fast food use due to proximity to residential neighborhood and many other reasons  Julie Parker – oppose development because it will be too noisy for the neighborhood as it is scheduled to open at 5 am and last into the evening  Sean Thompson – Noisy, hectic operations starting at 5 am and lasting into the evening, auto repair machinery and drive through speakers, air pollution from high traffic and idling vehicles, two businesses with drive through operations can cause potential traffic problems because they gave to share a common parking lot structure and ingress/egress, and the reduction of residential property values  Barry Thompson – In agreement with Sean Thompson  Sandra G – Oppose the application and would like less going on around where she lives Staff Recommendation: Approval with conditions Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2024-0049, as presented in the staff report for the hearing date of December 19, 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- 0049, as presented during the hearing on December 19, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0049 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: Apex Zenith (H-2024-0052) Application(s):  Annexation, Rezone, and Development Agreement Modification. Size of property, existing zoning, and location: This site consists of 149.41 acres of land, zoned R-4 and RUT in Ada County, generally located at the southeast corner of Meridian Road and Lake Hazel. 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. Comprehensive Plan FLUM Designation: Mixed-Use Regional and Medium to High Density Residential Summary of Request: 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. 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. The applicant has submitted a high-level concept plan for the entire development. Phase One focuses on commercial retail and medical office/employment uses, while Phase Two includes commercial and residential components. The concept plan proposes to "float" the Mixed-Use Regional designation into the Medium High-Density area along the E. Lake Hazel Road frontage, covering approximately 19 acres. However, the concept plan lacks sufficient detail and does not demonstrate compliance with essential mixed- use development elements. Staff has expressed concerns that this approach may result in critical mixed-use components being overlooked. To address these concerns, staff has outlined a path forward by incorporating provisions in the development agreement requiring these elements during Phase Two. While staff is amenable to deferring key mixed-use elements, a comprehensive master concept plan for the entire development is essential. This plan ensures alignment with the Comprehensive Plan and supports the justification for floating the Mixed-Use Regional designation along E. Lake Hazel Road. The applicant has acknowledged the importance of these elements but intends to provide detailed plans during Phase Two through a future amendment to the development agreement. The Planning and Zoning Commission and City Council shall determine if deferring these elements is appropriate. Key elements requiring consideration include Plazas connecting commercial and residential uses, Active and shared open spaces, A mix of at least three distinct land uses, 8-foot parkways with on-street parking, Functional integration of uses, Purposeful open space design, and design integration. The applicant is also requesting approval to obtain three building permits during Phase One, which includes floating the proposed C-G zoning along E. Lake Hazel Road for employment uses. Additionally, they plan to reconfigure the property through a future property boundary adjustment application. This adjustment would allow construction on the identified parcels before the remaining property is subdivided as part of Phase Two. 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. Qualified open space and amenities will be determined with the future development agreement modification for phase two. The landscaping will be evaluated with the submittal of the certificate of zoning compliance. However, staff is recommending the landscape buffer improvements be included in 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. Access is proposed for five different access points across the development. Three of these access points are off of Meridian Road and two of them are off of E. Lake Hazel Road. The three access points off meridian road include the half-mile collector (E. Aristocrat Drive), the ¼ mile street (Spire Street), and the 1/8 mile street (private drive aisle). Staff is supportive of the half-mile access but is not ins support of the two additional access points. However, ITD has approved all three access points with the ½ mile being full access and the two other being restricted to right in right out. Additionally, the applicant has been coordinating with ITD on a STARs agreement to address transportation improvements along SH- 69 and access 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 the 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. Staff Recommendation: Approval with the requirement for a development agreement. Written Testimony: Amanda McNutt in opposition to two development agreement provisions. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Number H-2024-0052, as th presented in the staff report for the hearing date of December 19, 2024: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial of File Number H-2024-0052, as presented th during the hearing on December 19, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0052 to the hearing date of ____ for the following reason(s): (You should state specific reason(s) for continuance.) Item #5: Lennon Pointe – PP, PS (H-2024-0060) Application(s):  Preliminary Plat Size of property, existing zoning, and location: This site consists of 8.8-acres of land, zoned R-15 & C-C, located at 1515 W. Ustick Road, at the SEC of N. Linder Rd. & W. Ustick Rd. History: This property was annexed in 2022 with a DA and approval was granted at that time for a preliminary plat and a CUP for a MFR development, both of which have since expired. The DA requires future development to be generally consistent with the previously approved plans, including the preliminary plat and concept elevations. Comprehensive Plan FLUM Designation: Mixed Use – Community (MU-C) Summary of Request: A new Preliminary Plat is proposed consisting of 41 building lots for the development of (3) SFR detached units, (30) SFR attached units and (8) townhomes, (1) MFR building lot for 18 apartment units, (1) commercial building lot for two (2) building pads, and (7) common lots on 8.80-acres of land in the R-15 & C-C zoning districts. The proposed plat generally complies with the previous plat included in the DA as required. Access is proposed by (1) full access via N. Linder Rd., an arterial street, which may be restricted to a right-in/right-out if warranted by ACHD in the future; and (1) access via W. Ustick Rd., an arterial street, which is restricted to right-in/right-out. Access is also proposed via the extension and connection of W. Pebblestone Dr at the east boundary of the site and N. Zion Park Ave. at the south boundary of the site, both existing local streets stubbed to this property. The public street will provide access to lots on the eastern portion of the site and a private street loop is proposed for addressing purposes & for access to the lots on the western portion of the site. The development incorporates a mew in the design as required by the UDC for approval of private streets in single-family developments; the Director has approved the proposed private streets. The maintenance agreement for the private streets is required to include all lots within the development, all of which are required to pay their proportionate share toward maintenance of the private streets. Ingress- egress easements are required for all lots in the development to use the private streets and the driveways in the commercial & MFR portions of the development. Seven-foot wide attached sidewalks exist along Linder & Ustick Rds. A 25’ wide street buffer is required along these streets. There are (2) major waterways that cross this site – the Creason Lateral and the Kellogg Lateral. The Kellogg Lateral is being re-routed to the SW corner of the site near the Creason Lateral. A 10’ wide multi-use pathway is proposed to extend from the south boundary along the Creason Lateral to the sidewalk along Linder Rd. in accord with the Pathways Master Plan. A minimum of 15% qualified open space is required to be provided for the SFR and townhome portion of the development. Based on 6.96-acres, a minimum of 1.05-acres is required to be provided; 1.33-acres (or 19.07%) is proposed consisting of linear open space, open grassy areas exceeding 5,000 square feet in area, 50% of the arterial street buffers along Linder & Ustick Roads, stormwater retention facilities, and a plaza area, which meets and exceeds UDC standards. Qualified site amenities are also required to be provide based on the area of the development. A minimum of (2) site amenity points are required to be provided; the applicant proposes a dog park with a dog wash station (2 points), (2) dog waste stations (1 point), a tot lot with commercial grade play equipment (1 point), a short segment of multi-use pathway, internal pedestrian/bicycle circulation system with landscaping and bicycle storage exceeding the minimum standards. Future development is required to comply with the conceptual building elevations and site plan included in the DA; final design of all SFR attached and townhome structures, as well as the commercial & MFR structures, is required to comply with the design standards in the ASM. A CUP is required for the MFR development. Written Testimony: The Applicant, Ben Semple, has submitted a letter in agreement with the staff report. Staff Recommendation: Approval – Staff requests the Commission include an additional condition requiring an ingress-egress easement to be depicted on the plat across Lots 2 and 3, Block 1 (the commercial & MFR lots) granting access to all lots in the subdivision. The Applicant is in agreement with this added condition. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Number H-2024-0060 to City Council, as presented in the staff report for the hearing date of December 19, 2024: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial of File Number H-2024-0060 to City Council, as presented during the hearing on December 19, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0060 to the hearing date of _________ for the following reason(s): (You should state specific reason(s) for continuance.) W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Fairview Drive-through (H-2024-0049) by Ethan Mansfield, Hawkins Company, located at 4300 E. Fairview Ave. Application Materials: https://bit.ly/H-2024-0049 A. Request: Conditional Use Permit for a drive-through facility for a coffee shop that is within three hundred (300) feet of another drive-through facility and an existing residence. B. Request: Modified Development Agreement to create a new Development Agreement to establish the hours of operations to begin service of the coffee shop at 5:OOam and approve new concept plans. 42 PUBLIC HEARING SIGN IN SHEET DATE : December 19, 2024 ITEM # ON AGENDA : 3 PROJECT NAME : Fairview Drive -Through ( W2024 - 0049 ) 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 r----� 2 3 4 5 6 7 8 9 10 �i 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,­­ DEPARTMENT REPORT HEARING 12/19/2024 Legend DATE: Project Location TO: Planning&Zoning Commission :::Area of Impact WIN City Limits FROM: Linda Ritter,Associate Planner O Analysis 208-884-5533 .j Iritter@meridiancity.org ; APPLICANT: Ethan Mansfield,Hawkins Companies, LLC SUBJECT: H-2024-0049 `„- ® Fairview Drive-Through CUP,MDA LOCATION: 4300 E. Fairview Avenue, located in a portion of the SW'/4 of the SE '/4, Section 4,T3N,R1E I. PROJECT OVERVIEW A. Summary A Conditional Use Permit for the development of an 1,843 square foot quick-lube oil change facility and drive-through coffee shop within three hundred(300) feet of another drive-through facility and an existing residence; create a new development agreement to establish new hours of operations for the coffee shop to begin service at 5 AM; and approve new concept plan on a 0.76-acre parcel located at 4300 E. Fairview Avenue in the C-G zoning District. B. Issues/Waivers The applicant is asking for a Council waiver to reduce the twenty-five(25) landscape buffer for the area in which the trash enclosure would occupy in order to expand the existing trash enclosure on the property to the west with the property owner's permission. Currently,a portion of the trash enclosure on the property to the west extends onto the applicant's property. C. Recommendation Staff: Approval w/conditions 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) Vacant - Proposed Land Use(s) Quick-Lube Oil Change and Drive-Through Coffee Shop - Existing Zoning General Retail and Service Commercial District(C-G) VII.A.2 Proposed Zoning General Retail and Service Commercial District(C-G) Adopted FLUM Designation Commercial VII.A.3 Proposed FLUM Designation Commercial Table 2: Process Facts Description Details Preapplication Meeting date 8/5/2024 Neighborhood Meeting 9/5/2024 Site posting date (Click or tap to enter a date) Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.D • Comments Received Yes, Staff Report - • Commission Action Required No - • Access Fairview Avenue - • Traffic Level of Service Better than"E" - ITD Comments Received No Comments TV.E Meridian Fire No Comments Meridian Police No Comments Meridian Public Works Wastewater Error! Reference source not found. • Distance to Mainline Sewer is available at the site • Impacts or Concerns Ensure no sewer services pass through infiltration trenches Meridian Public Works Water Error! Reference source not found. • Distance to Mainline Water is available at the site ' • Impacts or Concerns No Note: See City/Agency Comments and Conditions Section and public record for all department/agency comments received. Fairview Drive-Through CUP,MDA H-2024-0049 (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:S1104438700 Date Retrieved:2024/11/8 Parcel Count Parcel Acreage Infill Indicator: 332 Surrounding Area 197 160 ® City Limits 869.7 ■ Not City Household Household& Population Growth Households 02020 Population Change:9.7% Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residential Addresses All Addresses ■ Single-family 57% 46% 20% Multi-family ® Commercial 43 34% Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 2 4 6 8 0 500 1000 1500 ■ Single-family ® Multi-family Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics ■ Figure 2:ACHD Summary Metrics Level of Service Planning Thresholds 1. 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 Fairview Avenue 142-feet Arterial 1611 Better than "E" *Acceptable level of service for a five-lane principal arterial is"E" (1,780 VPH). **ACHD does not set level of service thresholds for State Highways. 2. Average Daily Traffic Count(VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Fairview Avenue west of Cloverdale Road was 35,600 on July 16, 2024. Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary ImpactService . ■ Ready Marginal Caution L0�a 011 o0 a� Notes: See VIII.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 Commercial Land Uses-This designation will provide a full range of commercial uses to serve area residents and visitors.Desired uses may include retail,restaurants,personal and professional services, and office uses,as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in some cases but should be careful to promote a high quality of life through thoughtful site design, connectivity, and amenities. Sample zoning include: C-N, C-C, and C-G. The property is currently zoned General Retail and Service Commercial District(C-G)which allows the largest scale and broadest mix of retail, office, service, and light industrial uses. Table 4: Proiect Overview Description Details History AZ-04-026,CUP-04-035,DA Inst.# 105022224 Mountain West Bank Acreage 0.76 B. History The property was approved for annexation and zoning on October 26,2004,from Rural Urban Transition(RUT)to C-G for approximately 2.48 acres of land and a Conditional Use Permit (CUP)for a new 4,500 square-foot bank with a drive-through. The current Development Agreement requires a CUP for all uses and restricts the hours of operation from 7 am to 7 pm. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): Applicant is proposing a construct a quick-lube oil change facility and drive-through coffee shop. The building will be approximately 1,843 gross square feet overall and is proposed to be twenty-six(26)feet in height. The applicant is proposing seventeen 17)parking spaces which exceeds the required seven(7)spaces per UDC 11-2. The site is currently vacant with no structures. 2. Proposed Use Analysis (UDC 11-2): Applicant is proposing a construct an 1,843 square foot building with a quick-lube oil change facility and drive-through coffee shop. The applicant is proposing to add lane striping to better define the additional queuing space available to each user as customers will typically enter the development from the southern entrance off Fairview Avenue. Directional signage will indicate the location of the oil change tenant and the coffee shop tenant's queuing area. The applicant states the typical number of services for this oil change user is up to six(6) vehicles in the peak hour. The site plan shown in Exhibit VIIC shows the proposed quick- lube oil change shop can accommodate up to 6 vehicles—two in the service bays and four(4) stacked behind—without vehicles stacking in the east-west drive aisle. Per the queuing analysis completed for the coffee shop(Human Bean),the 95th percentile queuing rate is four(4)vehicles,with a maximum expected queuing of six(6)vehicles. The applicant states there would be no vehicles from the coffee shop stacking in front of the oil change entrance. The striping and directional signage provided will ensure that even in unexpected instances of extremely high demand, stacking can be reasonably accommodated. A pedestrian entrance to the site will be placed in front of the coffee shop to accommodate bike/pedestrian walk-up service. City of Meridian I Department Report III. Staff Analysis ■ Employee parking spaces have been placed along the north side of the site and will be signed as"Employee Parking"to eliminate the possibility of conflict with the east-west drive aisle during the coffee shop's busiest hours. In reviewing the site plan, staff feels moving the employee parking to the south side of the lot to align with the parking layout for the adjacent bank to the west. Staff feels this will help minimize conflicts between vehicles using the coffee shop drive-through and customers accessing the quick-lube oil change facility,while also ensuring sufficient stacking space for the coffee shop drive-through. 3. Dimensional Standards (UDC 11-2): The proposed drive-through building will be approximately 1,843 gross square feet overall and is twenty-six(26)feet in height with seventeen(17)parking spaces. This site complies with the dimensional standards for the C-G zoning district. 4. Specific Use Standards (UDC 11-4-3): Vehicle Repair, Major and Minor(UDC 11-4-3-37) A. Where adjoining a residential property or district, all repair activities (including,but not limited to, open pits and lifts) shall occur within an enclosed structure. 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 the street. Drive-Through Establishment(UDC 11-4-3-11) A. A drive-through establishment shall be an accessory use where the drive-through facility (including stacking lanes, speaker and/or order area,pick up windows, and exit lanes)is: 1. Not within three hundred three hundred(300) feet of another drive-through facility, a residential district, or an existing residence: or 2. Separated by an arterial street from any other drive-through facility,residential district or existing residence; or 3. Not within the O-T zoning district. Otherwise a conditional use permit is required. A Conditional Use Permit is required as the drive-through is within three hundred(300) feet of another drive-through and an existing residence. B. All establishments providing drive-through service shall identify the stacking lane,menu and speaker location(if applicable),and window location on the certificate of zoning compliance or the conditional use permit. Speakers are prohibited in the O-T zoning district. The site plan shown in Exhibit B provides the location of the stacking lane for the proposed coffee shop. C. A site plan shall be submitted that demonstrates safe pedestrian and vehicular access and circulation on the site and between adjacent properties.At a minimum the plan shall demonstrate compliance with the following standards: 1. Stacking lanes shall have sufficient capacity to prevent obstruction of driveways, drive aisles,and the public right-of-way by patrons. Moving the employee parking to the south side of the lot to align with the parking layout for the adjacent bank to the west will help minimize conflicts between vehicles using the coffee shop drive-through and customers accessing the quick-lube oil change facility, while also ensuring sufficient stacking space for the coffee shop City of Meridian I Department Report III. Staff Analysis ■ drive-through. 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. 3. The stacking lane shall not be located within ten(10)feet of any residential district or existing residence. The stacking lane is proposed to be over twenty-five feet away from the residential property. 4. Any stacking lane greater than one hundred 100 feet in length shall provide for an escape lane. The staking lane is not greater than 100 feet in length therefore an escape lane is not required. 5. The site should be designed so that the drive-through is visible from a public street for surveillance purposes. The drive-through is visible from E. Fairview Avenue. D. The applicant shall provide a six-foot sight obscuring fence where a stacking lane or window location adjoins a residential district or an existing residence. There is an existing six (6)foot wooden fence on the north side of the property adjacent to the existing residential home. Restaurant(UDC 11-4-3-49) A. Parking. 1. At a minimum,one(1)parking space shall be provided for every two hundred fifty (250) square feet of gross floor area. Upon any change of use for an existing building or tenant space,a detailed parking plan shall be submitted that identifies the available parking for the overall site that complies with the requirements of this title. Per UDC 11-3C restaurants require one(1)parking space for every two hundred and fifty (250)square feet of gross floor area. The total number of parking spaces required is seven (7). The applicant is proposing seventeen (17)parking spaces which exceeds the required number parking spaces for this proposal. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan 3.07.02A, Comp Plan 5.01.02D, UDC H- 3A-19): Require pedestrian circulation plans to ensure safety and convenient access across the commercial development. Require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. Therefore, 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 City of Meridian I Department Report III. Staff Analysis ■ from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks. In reviewing the site plan layout, staff recommends that employee parking be located on the south side of the lot to align with the parking layout for the adjacent bank to the west. This arrangement would help minimize conflicts between vehicles using the coffee shop drive- through and customers accessing the quick-lube oil change facility, while also ensuring sufficient stacking space for the coffee shop drive-through. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets Per UDC 11-2B-3, landscape buffers along arterial shall be thirty-five (35)feet in width. The applicant will be required to install the landscape buffer along E. Fairview Avenue. The landscape buffer shall be located entirely outside of any existing right-of-way and any additional right-way required by ACHD with this application.All trees shall be located beyond the required street right-way. ii. Parking lot landscaping Per UDC 11-3B-8, the applicant shall provide perimeter and internal parking lot landscaping to soften and mitigate the visual and heat island effect of a large expanse of asphalt in parking lots, and to improve the safety and comfort ofpedestrians.A five-foot wide minimum landscape buffer adjacent to parking, loading, or other paved vehicular use areas. iii. Landscape buffers to adjoining uses Provide a minimum twenty-five (25)foot wide landscape buffer along the entire north property line,as proposed. Materials used in the buffer shall meet the requirements of UDC 11-3B-9. The applicant is requesting a Council waiver to place the trash enclosure into the landscape buffer to match the existing trash enclosure for the adjacent property to the west. Staff is asking the applicant to work with the adjacent property owner to expand the existing trash enclosure and request council waiver to reduce the landscape buffer for the area in which the trash enclosure is located. iv. 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. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis Per UDC 11-3C Restaurants require one(1)parking space for every two hundred and fifty(250)square feet of gross floor area. The total number of parking spaces required is seven (7). The applicant is proposing seventeen (17)parking spaces which exceeds the required number parking spaces for this proposal. The applicant will be required to install wheel stops for the compact stalls or widen the sidewalk to seven (7)feet to prevent vehicles from overhanging on the sidewalk. 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 City of Meridian I Department Report III. Staff Analysis ■ residences, two-family duplexes, and townhouses. Based on seventeen (17)parking spaces being proposed, one (1) bicycle parking space is required. 4. Building Elevations (Comp Plan, Architectural Standards Manual): Conceptual building elevations were submitted for the proposed structure as shown in Section VII.F. Building materials consist ofstucco, 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): There is an existingfence along the north property line that was required with the annexation, zoning and CUP in 2004. No additional fencing required. E. Transportation Analysis 1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4): Access to the property is from E. Fairview Avenue in accord with UDC 11-3A-3. The Comprehensive Plan's goal is to require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. 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. F. Services Analysis 1. Pressurized Irrigation(UDC 11-3A-I S): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2. Storm Drainage (UDC 11-3A-18): The applicant shall design and construct and adequate storm drainage system in accordance with the city's adopted standards and shall follow Best Management Practice as adopted by the city. 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. G. Development Agreement The Applicant is requesting a modification to the existing Development Agreement (DA)Inst. #105022224. The current Development Agreement requires a CUP for all uses and restricts the hours of operation from 7 am to 7 pm. The applicant is requesting the following changes: City of Meridian I Department Report 11I. Staff Analysis ■ A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows: 1. The hours of operation for businesses on this site are limited from 5-7 am to 6-7 pm since the site abuts single-family residences. UDC 11-113-313 limits hours of operation in the C-G zoning district from 6 am to 11 pm. As the DA is the governing document for this property,the applicant is requesting that Council approve a modification of the existing agreement to allow the changes request in the hours of operation for the drive-through coffee shop. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Development Agreement Modification: Fifteen(15)days prior to the City Council hearing,the applicant shall provide the revised concept plan for the site and landscaping plan showing the employee parking located on the south side of the lot to align with the parking layout for the adjacent bank to the west or a layout that is amenable to the staff and the applicant. a. The modified DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council approval of the Findings. The DA shall, at minimum,incorporate the following provisions: b. Future development of this site shall be generally consistent with the proposed site plan, landscape plans and conceptual building elevations included in Section VII-D and VII-E and the provisions contained herein. 2. Conditional Use Permit: 2.1 The Applicant shall comply with all specific use standards for the proposed use of Multi-family Residential Development(UDC 11-4-3-27). 2.2 The Applicant shall obtain a Certificate of Zoning Compliance(CZC) and Administrative Design Review(DES)approvals before submitting for any building permit within this development. 2.3 Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-213-3-7 for the C-G zoning district. 2.4 Off-street parking is required to be provided by the standards listed in UDC Table I I- 3C-6 for restaurant. 2.5 The Applicant shall comply with all ACHD conditions of approval. 2.6 Provide a pressurized irrigation system consistent with the standards as outlined in UDC 11-3A-15,UDC 11-3B-6, and UDC 9-1-28. 2.7 Upon completion of the landscape installation,a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are City of Meridian Department Report IV. City/Agency Comments &Conditions ■ in substantial compliance with the approved landscape plan as outlined in UDC 11- 3B-14. 2.8 This project is subject to all current City of Meridian ordinances and shall comply with the previous conditions of approvals associated with this site (AZ-04-026; CUP- 04-035; DA Inst. #105022224). 2.9 The Applicant shall obtain a Certificate of Zoning Compliance(CZC) and Administrative Design Review(DES)approvals before submitting for any building permit within this development. 2.10 Compliance with the standards listed in UDC 11-4-3-I1—Drive-Through Establishment, Vehicle repair,major and minor UDC 11-4-3-37 and standards listed in UDC 11-4-3-49—Restaurant is required. 2.11 The landscape buffer along Fairview Avenue shall be located entirely outside of any existing right-way and any additional right-way required by ACHD with this application. All trees shall be located beyond the required street right-of-way. 2.12 Provide wheel stops for the compact spaces. 2.13 Provide a copy of the recorded easement for the water connection from the adjacent property with the submittal of the CZC and Design Review. 2.14 The conditional use permit is valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be requested as set forth in UDC 11-513-617. B. Irrigation Districts 1. Nampa&Meridian Irrigation District See public record(copy the link into a separate browser) https://weblink.meridiancity.org/WebLink/Browse.aspx?id=367036&dbid=0&redo=MeridianCit X C. Idaho Department of Environmental Quality(DEQ) See public record(copy the link into a separate browser) https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=367036&dbid=0&redo=MeridianCit X D. Ada County Highway District(ACHD) See public record(copy the link into a separate browser) https:llweblink.meridiancioy.orglWebLink/Browse.aspx?id=367036&dbid=O&repo=MeridianCit X E. Idaho Transportation Department(ITD) See public record(copy the link into a separate browser) https:llweblink.meridiancity.org WWebLink/Browse.aspx?id=367036&dbid=0&repo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ V. FINDINGS A. Conditional Use(UDC 11-5B-6E) The commission shall base its determination on the conditional use permit request upon the following: l. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Stafffinds that the site is large is enough to accommodate the proposed uses as the site is 0.761 acres. The proposed multi-tenant building with the quick-lube oil change facility and coffee shop drive-through restaurant will be approximately 1,843 gross square feet overall and fifty(50)feet in height. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed quick-lube oil change facility and coffee shop drive-through restaurant will be harmonious with the uses allowed in the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section IV of this report. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Stafffinds the design, construction, operation and maintenance of the proposed use 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. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The quick-lube oil change facility and coffee shop drive-through restaurant complies with the purpose statement of the C-G zone which is to provide the largest scale and broadest mix of retail, office, service, and light industrial uses. Other permitted uses within the C-G zone include retail, restaurants,personal and professional services, as well as appropriate public and quasi public uses. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. Stafffinds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Stafffinds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Stafffinds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. City of Meridian I Department Report V. Findings ■ 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: This finding is not applicable. 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, This finding is not applicable. 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This finding is not applicable. Vl. ACTION A. 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Map Notes Nearby Recent Preliminary Plats within last 5-years) H-2018-0071 H-2019-0121 H-2020-0116 H-2021-0012 H-2022-0008 H-2022-0069 H-2023-0040 H-2023-0058 H-2024-0021 Nearb Recent Conditional Use Permits within last 5-years) H-2018-0107 H-2021-0103 H-2022-0046 B. Subject Site Photos l� City of Meridian Department Report VII. Exhibits ■ 1r w - % r•F. _ 4 �1 City of MeridianDepartment Re 11Exhibits C. Service Accessibility Report PARCEL S1104438700 SERVICE ACCESSIBILITY Overall Score: 29 30th Percentile Description LDcation In City Limits 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 5-9 min. YELLM-V Emergency Services PDllce Meets response time goals most Df the time GREEN Pathways Not within 1/4 mile of current or future path .,;s RED Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets YELLO%k plan) > existing (# of lanes) & road �S in 5 yr work plan School Walking Proximity From 1/2 to 1 mile walking YELLOW Either a High School or College within 2 miles OR a School arivability Middle or Elementary School within 1 mile driving GREEN (existing Dr future) Either a Regional Park within 1 mile OR a Community Park Walkability Park within 1/2 mile OR a Neighborhood Park GREEN 1/4 mile walking City of Meridian I Department Report VII. Exhibits ■ D. Site Plan (date: 10/28/2024) FT F Is LI LL -- s � II I City of Meridian Department Report VII. Exhibits ■ E. Landscape Plan (date: 10/29/2024) 0, =Wus ;v =Im 7 Wff V. ........... �j ' fA;.a 4>6�!M�MN E!"N km J, m 2 Rm Few 3 L2.0 City of Meridian Department Report VII. Exhibits F. Building Elevations (date: 6/21/2024) E�IERI'OR�TEI111LL,....v. ■ rove Wnaiem« $ _ _._.__ ........ NIIIIIIIII d ........... w m E7CIERIOR ELEVATION-CAST pE%TERIOR ELEVATION SOUTH IJ r�F 4 ❑ m�ew�..w...r ......... ----- _._ CD w a MEN z s a � ❑ - Tm9 e 3 (Dgj IORELEVATION-WEST (Dgj IOR ELEVATION-NORTH MIM A201 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 maybe 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 ■ E IDIAN;--- Applicant Presentation Meridian Planning and Zoning Commission 0049-2024-H4300 E Fairview Ave.Coffee Shop and Oil Change December 19, 2024 Location 2 Site Plan 3 Thank you 49 with Conditions in the Staff Report.-2024-Please approve H 4 Traffic and Queuing 5 Hours of Operation 7 pm operating hours within this CUP and DA–7 pm Sat & Sun–Friday; 6 am –7 pm Monday –: 5 am Meridian Human Bean G-CT-OG-C 6 Location 277’ from nearest home 7 Elevations 8– Elevations 9 Rear– Updated Site Plan 10 Site Plan Changes OR 11 Updated Site Plan 12 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Apex Zenith (H-2024-0052) by Brighton Corporation, generally located at the southeast corner of S. Meridian Rd. and E. Lake Hazel Rd. Application Materials: https://bit.ly/H-2024-0052 A. Request: Rezone of 71.44 acres of land from R-4 (Low to Medium Density Residential) to C-G (General Retail and Service Commercial District) zoning district. B. Request: Annexation of 77.71 acres of land from RUT zoning in Ada County to C-G (19.19 acres) and R-15 (58.52 acres) zoning districts. C. Request: Modified Development Agreement to replace the current Development Agreement (42016-007072) to include a general concept plan and transportation network in a new Development Agreement. F68 PUBLIC HEARING SIGN IN SHEET DATE : December 19, 2024 ITEM # ON AGENDA : 4 PROJECT NAME : Apex Zenith ( W2024 - 0052 ) 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 2 � 3 4 5 6 7 8 9 10 11 12 13 i 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,­, DEPARTMENT REPORT HEARING 12/19/2024 Legend DATE: Project Location 0 TO: Planning&Zoning Commission :::Area of Impact _ &= City Limits } �0/ FROM: Bill Parsons, Current Planning O Analysis Supervisor 208-884-5533 l bparsons@meridiancity.org APPLICANT: Amanda McNutt,Brighton Corporation _ f SUBJECT: H-2024-0052 '- 1 , r Apex Zenith LOCATION: Generally located at the southeast corner --- of Meridian Road and Lake Hazel in the - 1 east'/2 of the northwest '/4 of Section 6, r: — T.2N.,R.1 E. 1. 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 3/4 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 1/4 should be restricted RIRO only and not 3/ 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. City of Meridian I Department Report 1. Project Overview ■ 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: u. 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 3/4 movements and a RIRO driveway off Meridian Road and a RIRO driveway off Lake Hazel Road. Ok i ffic Level of Service SH-69(Meridian Road):ACHD does not set a threshold for State Highways. City of Meridian I 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 IV.E 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). 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 • 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 I Department Report II. Community Metrics ■ Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S1406223014 Date Retrieved:2024/10/8 Parcel Count Parcel Acreage Infill Indicator: 220 561 Surrounding Area 34% Not city 354 City Limits Not City 1 n7S Household Change Household & Population Growth Households � O 2020 Population Chanqe: 88.2% Population ■Growth (Household and Population Change since 2010 Decennial) 500 1,000 1,500 2,000 Use Types Residential Addresses All Addresses 0% Single-family 18% ❑ Multi-familv 190% 82° ® Commercial Preliminary Plats(last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved C 2000 4000 6000 0 0.5 1 Single-family Acres ❑ Multi-family Acres City of Meridian I Department Report II. Community Metrics ■ Figure 2:ACHD Summary Metrics E. Lake Hazel Road Existing Lanes © Planned Lanes Existing Level of Service Notable • Comments V/ Q (Primary roadway impact} Programmed IFYP Programmed CIP e S. Meridian Rd Existing Lanes © Planned Lanes m VExisting Level of Service Notable ACHD Comments V/ Q [Primary roadway impact) Programmed IFYP Programmed CIP *E.Lake Hazel Road has been widened by the applicant to S lanes from S.Meridian Road to S.Apex Avenue. The level of service listed above is for the existing 2-1ane road. Traffic counts are from June 2018. Figure 4: Service Impact Summary ImpactService • • Ready Q O O O Marginal O O O O Caution O O O °eye °\\�e �aJS °0 a� lll. 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 City of Meridian I Department Report 111. 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 I Department Report III. Staff Analysis ■ Figure 4:Development Consistency Matrix UDC,Comp Plan,or ASM Compliance Phase Standard Residential uses are expected to The applicant is proposing future 2 comprise between 10%and 30%of residential in the C-G zoned area. the development area,with gross However,the details have not been densities ranging from 6 to 40 provided. Staff will restrict the units/acre. 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. The minimum for non-retail The applicant is proposing three(3) 1 and 2 commercial uses such as light-office, different uses in the form of office,clean industry,or commercial(retail), entertainment uses,is 20%of the office/employment,and residential. mixed-use area. 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. Retail commercial uses should The applicant is proposing three(3) 1 and 2 comprise a maximum of 50/o of the development area. 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. City of Meridian I Department Report III. Staff Analysis ■ For mixed-use developments,at least The current concept plan shows no 1 40%of the buildable frontage must building frontage along Meridian Road. be occupied by building facades or To satisfy the 40%requirement for public space. 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. No more than 50%of the total off- In compliance with this standard. 1 and 2 street parking area for properties Future development will be evaluated over two acres can be located with the development agreement between building facades and modification in phase two. abutting streets. Mixed use projects are to be The applicant is requesting to delay a 2 developed with an overall master or master concept plan to phase two,after conceptual plan for the larger mixed- the anchor user has been established. use area. 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. Mixed use areas must include at least In compliance with this standard. The 1 and 2 three land use types within a applicant is proposing three(3) designation. different uses in the form of commercial(retail), office/employment,and residential. Functional Integration: The applicant has not provided details 2 Developments must show that even on phase 2 of the development. Staff undeveloped parts of the area can be has concerns about this approach as functionally integrated,either getting the mixed-use components is immediately or conceptually.The vital to the approval of this application. project should prove that all planned The applicant should inform the components can work together Commission and Council how these cohesively.Local connectivity is design elements will be met. required to limit local trip impacts to the regional network,both for traditional single-family homes and in mixed-use areas. City of Meridian I Department Report III. Staff Analysis ■ Purposeful Open Space: Open spaces Details of open space have not been 2 should not be incidental but provided. Staff has provided DA purposefully designed to enhance provisions requiring this with the future connectivity and functional development agreement modification. integration.They should serve as The applicant should inform the common areas that bring people Commission and Council how these together and provide opportunities design elements will be met. for interaction. Open space and amenities To be analyzed with phase two. 2 Access The applicant is requesting a council 1 waiver for three(3)access points,two (2)to Meridian Road,and 1 to Lake Hazel Road. Road Network/Timing The applicant is proposing to complete 1 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. Density of Residential Portion While the applicant does not have a 2 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. Table 4: Proiect 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 AM" C-G Zone; 6-40 Units/Acre MMMA City of Meridian I Department Report III. Staff Analysis ■ B. History The two parcels fronting S.Meridian Road(S 1406223014 and S 1406223153)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 S 1406244200) are still in Ada County with RUT zoning. During the South Meridian Annexation an outparcel was created(S 1406233902)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 I 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 I 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-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 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 I 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 I I- 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 I 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'/mile consistent with UDC 11-311-4. However, ITD has approved three(3) access points to Meridian Road. These access points include Aristocrat Drive at the '/2 mile mark(Full signalized access), Spire Street at the 1/4 mile mark(Right In/Right Out), and a private drive aisle at the 1/8'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, as-3A-8, I1-3A-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 11-313-9 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 I Department Report III. Staff Analysis ■ 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 I. 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 I I-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 I I-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& 1v 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 I. 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 I 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 I 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 Wastewater Distance to Sewer Sewer main is Partly been constnacted,however looping is required Serwiges through Developments either through the North or the East, Sewer Shed EstimatedProjert See appllcallon Sewer ERU's WRRF Declining Ba lar n!2 Project Corrsistent Yes with WW Master Plan/Facility Plan Impacts{canoerns + See Public Works Slte Specific Conditions Water + Distance to Water Water maln has partly been constructed. how ver looping is required Services through developments either th rough the North or the East. + Pressure Zone • Estimated Project see applicatian Water ERU's • WaterCluklity None Project Consistent Yes with Water Master Plan ImpksC4n{ rrtS Please see Conditions NON-PLAT CONDITIONS PU B1.IC WoK KS f! pmmow r 5iie sS'petiFc Conditions of Approval I- Project wil I require looping of the Water[rein-This ran eithrr come from the Cast or ft s!Umd connection to)lake Plawl Rd north of the road, 2- 12"main should run parallel to 5 Meridian Rd thr-ough the development to meet to and through requirements_The City will seek opparwniues to provide stubs ar at least easements to Meridian Road to allow properties west of Meridian Rd to develop. 3- 12"main also required clang tluw U2 mile marker form Mrridisn Rd 1p the Ent. 4, Ptoyidc to-and-through Water and Scwcr mains to the south and East whcrc relevant, S. Erginm to verify if there is a well onsitc. If well is located on the site it must be abandoned p-9r regulatory requirtmumts and proof ofabandonmem must be provided to the City- Utilities will nficd to bo provided for review. 6- If a Wel l is laxated on tke site it must be abandoned per regulatory requirements mkd p1t00f(If *:kndonment mugs be pruvidt.-d to the C'ity- 7. Ensure no sewer wTviccs pass thi-ough infiltration trcnshcs. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ 8- Provide 29 Easentenas for mains,bhydraitt laterals and waaor services. Easements slioLdd extend up to the end of maiathydrantlwaaer meter and l0'b eyolid it. S- No permanent structures(trees,bushes,buildings,carports,trash receptacle walls, fences, infiltration trenches,light poles,etc,)to be built within the utility casement. Cencral Canditioos of Apprm-al - Applicant shall coo rdmate water and€,wer main size mid routing with the Public Work s Departmem- 2- Per Meridian City Code(h1CC),the applicant shall be responsible to install sewer and wows m9ins to and through this devcbdpmaeml. Applicant may be eligible f r a reimbursemenl agrccmcni for infrastructure cnhancement per MCC 3-6-5. 3, The applicant shall providc cascnient(s)for all public watcrlsmer mains outside ofpuWic Tight-Of way(include all water serwioes and lhydrams)- Sawervwater easetn en L varies depending on sewer depth.Sewer 0.20 ft deep require a 30 ft eawment.20-25 ft a 40 ft easement,and 25-30 ft u 45 ft easement. Ensure no permanena structures(Irees.bashes.buildings,carports,trash receptacle wMILS,fEnr es,infilLratirm twnr•hns,light paLLS,etc.)are built within the utility ulWnenl. Submit an Gnccutcd c;�scn,cnt(on the foam availablcftom Public:Narks),a Icgal dcscriptiorh prepared by an Idaho Lwensed Professional Laud Surveyor,which must include the area ofthe casement (marked EXHn3i' A)and an 8112"x L I"map with bearings and distances(marked EXHIBIT B) for review.Both exhibits muss be sealed,sigthed and dated by a Professional Land Survvyar,DO NOT RECORD- 4- 'the City of Meridian n<quires that pressurixrd irrij�aLirm systems be suppliCd by a ye9U-ronnd source of water{UDC I l 3B 1,'Ihc applicant sbould be tuluiwd to use any cxi sting surfmq or well waw for the primary source. ifs surface orvwell source is trot available-a single-poiril connection to the culinary water systeru shall be required-Ifa single-point connection is utllixwd. the developer will be responsible for the payment ofassessments for(he common areas prior LO prior iG mccivin��e elopmemt pl ttn appnMal. S. Any structures that are allowrd to remain shall be subicct to evaluation and possible massignmeni of street uddm.5sing to be i n cornpl;,snvc tin th MCC, 6- All irrigation ditches-canal s,laterals,or drains,exclusive of natural waterways,inlersecflnjg crossLng or laying adjacent and contiguous to the area being subdiwided shall be addressed per UDC 11-3A-5- in performing such work,the applicant shall comply wish Idaho Code 42-1207 dad arty other appdicAble lave or r4gulsuon- 7, Any wells thal wi I l not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administem;ad by the Idaho Departmem of Water Resources- The Developer's Engincer sltal l provide a stmetuent addressing whether there are any existing wells in the deVelopme31L and if so.how They will continue Lobe used,or provide record of their abandonmcnt- R- Any uxiyting%*c Sywrros within this project shall be remo-%W fr=SrrvLr u pff Ci Ly OrdimattoL Section 9-lit and 9 4 S. Contact CCtltTal District Health for abandonment proccdures and inspections(208)375-5211. 9- All improvements related to public life,safety and health shall be completed prior to occupaurey of the Strut ores. 10- AppliCb L shall b1 mjuircd to pdy Public W rks dcvclopment plan rovim,end(Xmst ucUan inspcctian fees,as determined during the plan r"icw proces&prior to the issuance of plmt approval letter, 11- It shall be the responsibility ofthe applicant to ensure that all dcwclopmcnL fcaLuns c)ittiply with the Americans with Disabilities Act and the Fair Flouring Act. 12- Applicant shall be responsible for application and compliance with any Section 404 Petmittin4j that may be required by the Army Corps of Engimtt`rs_ l3. Dzveloper shall coordinate mailbox locations with the Mczidian Past Office. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ 14_ Compwtion tesi results shall be submiited io[he Meridian Building Department for all building pads receiving engineered backfil l_where roofing would si[amp till material_ 15_ The design engincer shAl1 b-�,required m Certify[hsr the Street t*nwrl ine elevations are.0o a minimum of 3-port above;the h4best establ i sbed peak groundwater elevation, This is to gnsuro ohm the bottom elevation of the crawl spaces of hones is aL least 1-foot above_ 10- The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage faciliiy within this project that do not Fall under the jurisdiction of in irrigation diglicI qr ACHD_The design engincershm1]provide ccrti$tatiom that the fo-ieilities have been inslallsd in nceOrdance with the mpprovod desip pinnS.'Mis Omif"tion will be required before n ccrtifcuts of occupancy is issued for any structures within the pmjccc 17_ At the eompletion of the project,the applicant shall be responsible[o submiL record drawings per the City of luleridian AutoCAD standards. these record drawings must be received and approves prior to the issuance of a cerliheation ofoccupancy for any s[ructures within the project. 19_ A street light plan will reed w be included in the Civil tpnthuction plans.Street light plL± requirements arc listed in section 4-5 of ibc Tmprovemcnt Standards for Sit=Lighting,A copy of the standards care br found at �works.asRx'?id=272, 19_ The City of Meridian requires that Lhc own,K post 10[he City a performance surety in the amount of 125%ofthe total construc[ion cos[for all incomplete sewer,wa[er and reuse infrastructure prior to final plat signature_This surety will be verified by a]Line item cos[estimaie provided by the Owner[o the City_The surety um be pasted in the f=of sn irrevorable letter of CrekdiL,ra&h deposit or bond.Applicant must file an application for surety,which can be found on thr Community Dcvulopmrni Deparment websitc. Please contact Land Dcvclopmcni Scn-kc 6r more information at 987-2.21 1. 20_ The C'i[y of Meridian requires[ha[[he owns r post io[he City a warrawy sure[} in the wnouni of 2VIn Of thr total oansin c[ion cos[far all completed scwcr,water And reuse infrAstrudturc rar dumiom of[wp years_This surely will be t L!FifLed by a line item]Cost estimate PTUvidt4 by Lk owner to the City.The surety sin lac pnstcd in the form of an irwyocabic Inter of credit,cash deposit or bond.Applicant must file an application for surety,which can be found on th-d Community Development Depaanieut websitc. Plcasc coutac[Land Development Service for mare irtforma[ion at 587-2211. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ C. West Ada School District(WASD) or Other District/School Exhibit A West Ada School District STUDENT G E N F RATI 0 N RATES West Ada School District(WASD)uses a Student Generation Rate iSGRi to determine what impart future d evel opment wi I I have on enrollments.The applicant did not pravidethe number of either single family and/or multi family units proposed as part of their application. Therefore,staff had to calculate a rough estimate of student generation rates based on the applicant's concept plan,The calculations for these estimates are as follows; 1) R-15 portion (Townhames/Single Family),58.52 acres X 15 units an acre=878 single family units and 2)C•G Portion (Multi-Familyl, 11-4 acres li 15 units an aere=171 units-In total,there could be rppmx1matefy 458 school-aged children.The proposed project Is within the following school boundaries,currently,and appr-oval of the project may affect enrollments at these schools; School Boundary Areas 7_344'Enrplirneut AFchite0ku"I Program Capacity Capacity Mary McPherson Elementary 484 675 zn Victory Middle 1056 1000 Mountain View High 2537 2175 SGR Tnlal Urritt S"Ia Multi Total Tool Estlrtrated Oekelopment Area zone single Muhl ArehltecWrel F"Irarp Famlh family Family Famiy 9tud�nks Capacity cmpw'1 Mary McPherson 0-49 0-16 878 171 458 675 550 Elementary Schaal "This Informatlon Is intended as a reference,rather than a d2Cisive tool- City of Meridian Department Report IV. City/Agency Comments &Conditions ■ D. Ada County Highway District(ACHD) A+k P+�rwg prow Mi��Cdd,YoR ! 19r'S�GaYlhww.4�neR� Date: Oelobt�r 29,2024 Ta[ Amanda Mctdutt,via email Staff Contact:KaraLeigh Troyer,Planner Project Descrlpclon Apex zenith Trip Generation: Upgeneratipn will WdeterminedE)�on the#rafflK impact stuay. Yes required ACH ■ ■ wes Com"nts, •n+o too'"abovo list t►e en sti g oorAltions of the surroundIng roadvmys witt+out%he proposed develcomm t as thissppticadan i+s for annoxation and r zor*orkly.Wkh 0 ruSuFf devvrv'grrent OPP&'Nion.I his WrnMarp Will b• updated wr2fiect th*devetaOment and im impact. conroecting you to mom +da corri�y nigrr,ay rrm rr 3rfs 14aarr�xrcw-raven cry.ln-d3'na-vh,�mt�r�raa-Fx�'�ssa �yr#rtl�rroorp City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ E. Idaho Transportation Department(ITD) Your Safety • Your Mobility IDAHO TRANSPORTATION DEPARTMENT P-n-BM 90" + Hade,ID 83707-2029 Your Economic Opportunity Y (208)3U-191W • rod.Wana.go,r r� December 9,2024 Nick Napoli Planner 33 E Broadway Afire,Suite 1112 Meridian,Idaho B3642 VIA EMAIL Re: Apex2enith—nfD Updated cOmnhent5 Dear Nick, The Idaho Transportation department(ITD)is in the process of completing our review of the Apex Zenith Traffic Impact Study.Although we are Still in the review process,rrD can proYide additions I cOrnnrents regarding this development: The applicant has three deeded accesses along the property frontage on SH-69- ITD will approve the following approaches and access types: 1- Aristocrat Drive-Fully signalized access 2- Spire St-Right-infRght-out 3- Private drive Aisle-Right-in/Right-out ITD wi11 continue DIPWdinating with the applicant,City of Meridian,and ACHD throughout the TIS review process.If you have any questions,you may contact me at Kendra.conder@itd.idlaho.govor 249-334-8377- SinoerehY, 1_11r1#1P a mle4 Kendra Conder D3 devebpment Services Coordinator V. Idaho Transportation Department 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; Stafffinds 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 FL UM designation for this property. 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 proposed map amendment to C-G and R-1 S and conceptual development plan generally complies with the purpose statement of the C-G and R-1 S 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; 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 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. v1. 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 I Department Report VI. Action ■ EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Vll. Legend Project Location .%Area of Impact ' Analysis u 2. Zoning Map Legend ,-�» I Project Location �_4 TN R ® R-2 Area of Impact ' OAnalysis R-4 R-g R. C-G R-15 - R R;6 RUT ®� R:8 C�2 A R-4 RR C11� City of Meridian Department Report VII. Exhibits ■ 3. Future Land Use Legend Project Location Area of Impact OAnalysis ensity Residential MU-RG �i Med-High MU-C Density y. �.. Residential Medium !� Density ® Residential 1 Low Density Residential 4. Planned Development Map Legend Project Location e � ;- Area of Impact T=` City Limits Planned Parcels 1 f' , O Analysis i i ®® ' 1 1 \ 1 i i I , 1 1 � 1 1 I 1 I \ I � I �♦ I City of Meridian Department Report VII. Exhibits ■ B. Subject Site Photos ................... ....... �_r s Jl- City of Meridian Department Report VII. Exhibits ■ C. Service Accessibility Report Overall Score: 18 �7th Percentile Description ■ ■ Location In City, Limits GREEN Extension Sewer Trunkshed mains 500-2,000 ft.from parcel YELLOW Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals some of the time YELLOW Pathways Within 1/4 mile offutuire pathways YELLOW Transit Not within 1/4 of current or future transit route RED Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets YELLOW plan) > existing (# of lanes) & road IS in 5 yr work plar School Walking Proximity Not within 1 mile walking RED School arivability Not within 2 miles driving of existing or future s::ic:c RED Either a Regional Park within 1 mile OR a Communit; ParkWalkability Park within 112 mile OR a Neighborhood Park •,ith', GREEN 114 mile walking City of Meridian I Department Report VII. Exhibits ■ D. Concept Plan (date: 10/8/2024) LAKE 14AZEL RD MEDICAL I OFFICE, REGIONAL C-S Zaning F. COMMERCIAL 01 . NJLR C-G. zoning COMBINED BUILDING MEDIUM-HIGH Cr. 0 AREA:446,000 S.F, LU DENSITY w cc Depicted internal > RESIDENTIAL 0 streets—Spire, Prevait& 191 SPIRE ST Aristocrat are public, cc BFIFAIKDOWN subject to ACNE design LU Big Box�vWarehouseR-IS Zoning standards and approval M - 346,000 S.F. U. BREAKDOWN Gen ROW4-100r0010 S.F. Density: 8­15 q.qdac. uiti-lamEly Units TBD in Future TED Applications AI�I.STUCAAT IDR AWFSTO C • V6d APEX ZENITH LAND USE CONCEPT OC70BER 2024-SUBJECT TOC"ANGE City of Meridian I Department Report V11. Exhibits E. Phase 1 Plan (date: 4/4/2024) LAKE HAZEL RD._T� ' 1 PBldgarcel 2 D�� 13 Buis -_2 P a r eI I'l 00 F APEX ZENITH 1:;. A I„,is w Bldg. A "First Stepff Phasing Site Plan SPIRE Da —21 Li Parcel 1 - Big Box October 2OM-Conceptual,subject tip Change Parcel 2 - Medical - LAME HAZEL RD - -' '-FULL *ACCESS ACCESS WAIVER 40 mw �� w " ■ CONSTRUCTION . � PRASE "A" Wr e public street - • private drive aisle W - 3P1REST 5PTRE 5, It, — :�; — = CONSTRUCTION IN 1n ii !! & a . s * PRASE B Z-1 public street s� c . PROPOSED SIGNAL 4 (Intersections & signals depicted W � as proposed in the TIS scope =: ARISTOCRAT OR ARISTOCRATnR accepted by ITO and ACHD) L $l a ■ 'sue FLL.L woc�s� APEX ZENITH f fFLffST STEP" STREETS & DRIVE AISLES City of Meridian I Department Report VII. Exhibits ■ � � _._ — � .- - _ e-- �-. _ _ _ - ,� a T-„- - _ �_ �— a�� �. m.- - _ _ ��� -� C._� - \ _ - _�_ `y `_ _. _ _ ,_ _ _ �- =- 'r. YY `�� `!�� � � , - �. y -✓ - - � ,� - � j - __ � � �- �� y -,,- \ ,�,-� ,.-. .,sue ,-� -�,�� r�,�'°�.�,:,�_ r _, . �. , , _-,.. ,. .. _,,. � �,� ..,. f ` ••_. '_ �. ,� Y. n i � _. o. ;. �% C� � � �' . - � �" �, � ,,,. `.a' � ., _ -_ „� \ / .• �\ �}, � � j `•`�» ���a \� } � \ y � - � � �' � �� � � � \ � .�� �-. . / � / � J ���-�� �-�, � -�� G. Annexation Legal Description &Exhibit Map for C-G Portion 1�3ffl Septeri'Mr 24,2021 Prtjebl W.'22-075 Apextardlh5LRul Won F>h;ble A LWNDelcVtlenfbrAnrWeXWMWIlk Glow A parcel of land hoing a ponlon of th■Eamt i{2 of Hm Norl hwasa 114 of Section 6,Tor Wo 2 Hdrlh, a;.nEF a Ea11,33W.,City or iifealdlanr Ada CounLp,Itlaho Wq more pardetA pfp describeO as kft%s: Comma dig atanallwrinuhn cap ntarklretheNort WESt{orrrernF mid 5,ectinnEh which hcun N19' 2'12"ti pKXPrlc9 pF 4,+W.5]W from a s fa-Inch mbar rnarhing the IJorlh i f4 corner 0i6 d $90ipn rp,tlwnco following tha northerly Ilne DF saltl Norilure&1 114.58TQ'12'E a tlllince of 1,1139,9R feet tip rhePMTOFi}E61NNING_ TberKL-fpllpwing raid rhorlhwly Ina,!Asi Ar1YE a cktarxe of J,2341i fret; Thencpraaving said nordmrlyllnc SWJ2'26'W adaiauceOf571.21fmle TbenceiNN'd2'12'Wa diaterhee 6F2.389A5ieet; -Me rif a 505'23'la'E a dhtawe of 17223 feet, Theme 5933 fW Moog the we of p ru tp tJw FLSM.sald cons having a eadlus or 5M.01)feel,ddelta ingk 04)54Y172',a chord bcar'oh6 of S03'024YE a nA a;thdrd dEstaa{e OF 58,29 reet- Tlhemm 5DD'17'dW'W a dice aF 5M.611eetr Themte 57.35 feet ab%the arc of a cuov to I'm r401ht said curyR Nwwhg a radlus of 5M.00 fret,a gbzlta uNle al CIS'57 r",p hdhord bvMrtrall Pf 5Gd"33'4IVW,rr►d a Chard dlsvm:e of 57,92 feet; Trww,1PK'66'3a-Wa dance of iJS.3.3 Feel Thence 57.95 Frei along the art of a curve to IFx leh,Bald curye having it rac]Ws of 5MCC k Ltt a rklta argle of W57'-4 Y,a dwrd Warllsg pd 5t7$'}6'40'W,and a chard dlsun m of 57112 feet; Thehpp 5W'V'42'W a df I:2mw ef 5ab OS fort to the idheM"Whe afs316 Norftiesi]J4; Thertw Whaashg said swlherlr Ede,#I69'7..2'SCt W a dKlhte of 5803 teet to a brass cap rrlarklng tFm imAhweit coma ai the 504heast 1/4 aF the Narthwest 1Ia of said Se[tlon fi; Theme:ea fog sil6 saLa wfllL Ifipand falau4rlg tFw v.%Aloihylln■of sa:d Eart V2 of theNarthmil.1/d ad 5euione.Ngr26'491a dhstinu orf 2,64"S fa4t Iptha MhkT OF UEGINhINIG. Sand parcel conlairl.%a tdlal or 19 19 ores,mote bF lees«inrl is suhjec L CO M+I r#611+ig e&v nfrrl;vKVor rlghu-or"or reimr11 hW Implied AuAr roll h'rprn h L hWr a anal by this refevenre is made a part hereof. 6 Ir 'e ,,12459,, $ P ct. � 172F haliti CNPw j Mh'I''fohl'rr heyhe*3713•14C.639A939•Lr MSIIP,4 m City of Meridian I Department Report VII. Exhibits 1 00 9.LAU H aml Rd. K rf 4 eCRrQa Bk�rS OF RWIAG aoc a NW&2'I2'W 2ae3.51' 71F 1186"9a',nf4 v4p1t OF PolwT ad JPN a P�timoi5SAC52t2dAi,Of DMaISmmDN 5 {UUNr IEHT-OF-%WY Zone;RUT y L`61L>Tw 1dWIEs] Proppcod:C-G a54TmMso- nLo-4 G AREA'19.39rAF NW42'12'R 11Ro.45' Cvwrnfmrrt I &4emmert Lo;4 ISGs S'l . I Cot? �72,03' I � I I 5C5h QrLgh,m :2 I ® PropErtles LLL Irtresnn2nt3 L LC GaOY!I�Ir57n;M J I a[i111 — SE WRNER Q GQ r l.C7 3 PARCEL * I OHN't L{}T} a KETONE BOUHCJRY K 2 is L1kE 08'96'331m i 1 S3}` 6av4rnsrwnt:ot S Sf 3J4-NW VA I PXRGFA uNE I Unplatlo I I U$Hi+rppprty#iLt i qw 'jf+ CORNER COMER OF r SE�troN 4 F T� 0.0w sECFON 4 iLT22'3Cyr 1§79.PJ' d SE I5 MYI�Fi Fi L)npWed upplotwo a W.AriLto r k W. tUYlrnrflent Lot 6 f O_ S80 10fl0 t50U PLLnSCYL:3'=500' 6 MRVF TABLE [i 6Sb' 6'#i'oY 503lC2'# 'E d.24' C2 6 ¢� 54b5' S3Jd #fiG'10 W ST,#' .SC3 7G5' 6'3T+6' 905�36'44"'R ENIGFN L L 1Fu4 Uzi:„cn-saeo-urh Pwrr ExhibiL B z �",�°"•• Armexadon WILh C-G Zom ��am. zaaao- a SHEET. ApF x Ze!Erlth SWgdfvlsim L OF 1 AagrfiaRaff the tin crF the r.W11#ai5er-C TM.RiE.W,City ofWkrWlrn.AbCaumcp.Idpha City of Meridian Department Report VII. Exhibits Fl-ol H. Annexation Legal Description& Exhibit Map for R-15 Portion I= E H G 1 N E E!I N O septenb"24,P024 fkojee No-'22479 AJMk zar*%subdPwk,ioo Eshfbll� Legal desulptim ForAmrracatkm w"A-iS Lana 4 parcel oil 4 nd b—ts a pprl Igrt O the East 112 of ChB Northwest 114 of Sealan 6,TownAip 2 Hadh hard i Easz,o m.,cllyol wroian,Ada County,Nina tieing more partllWariv descrrbiedis k1mr MQNNWG at a"-Fnrh rebar markfng the Southeast come r of said SmAheasi 114 of thy MartWmmt 114�C4rter 114 aareier),which bFCWj S4p'W25'W a d1ganpe-of 1,324.42fez truroa 518-inch r0mr rM-rkift9 the Nortlleasl toffl&of sold 56utfwast 114 of the Northwest 1f4(Southeast comer Governm nl Lin 3).thence following the southerly Ilne of sold Soul"M 114 of the 1 tawess 114, N99p22'5C'W a distance orirMA.9Ofeet. Thence leawg sold southe rlyr Hrm,NDW17'48"E a ditomwe of 980.08 feet; Thimco 57.85 feat along t"are of s turvo ka the r4ht,sa Id curve having a radios of$00-00 feet.a delta arlele*f06'3T'4b',a chord hearing of NO3'3b'44'f and a chord dfstaince of 57.52 fee#, #hence NUd'95'AYl!a dlstame of IBM feel; Tbente 57.85 feet along the arc of a curve to the lefts Bald curve hruitg a radius of 9M.00 feet,a&*a arght of 0b'37 W,t Chard bearogof N43'4V4o'E,and a chard dlstanceof 57.92 feet; Thence N00`17'48'E a dlslance of 4535,61 f 22#; Thence 5833 feet along the an or a curve to the[ell,sald curve heyWq a rddk4s of 5M.UG*d t.A ppga angle of DW43'b2"r a chard hear ft of NO3'04'A2"W and a chord dManre of 58.29 Feet; Tbgr"Na6'33'14'W 4 dlstArioe of 172.03 feel; The4to 589'42'12"E a Alslanoe 44 1.189.45 feet; Thence 5Dd'12'26"W a dMance of 756.18 kel to a Inch rebar on Ihie soulherlp drys of Gavemment Lot 3; Thence fakwV@ sold soulherlW ine,59K1'21'.I r'E a dbtwre of 70.919 feet to a 5}8-in€>h Fabar marking tha sauthract canny r of said Gorvrrwmet Loll 3;; Thence leaving Bald soulhierly line and fa New'in V*tasterFV Wne of the Southeast 114 Df the Northwest 1/4.50n'0b'25"4V a d+stanre of 1,124A2 feed to the MKT OF BlIMI KING. Said parcel contans a total of 58.52 acres,fnore or km and 4 rrobjer#to at em ing easemenft anWor Vts-of-waVofrecorda rmphed. Attmchedhe4,ew Is Exhii wt 9md by this d 4mrtce Is maAde a pan hereof. L dA 1 469,, o T ' sm nwuth Drsco4ery Vfag.Solfa,Idaho 6771#-3eR.6S9 ms•MrrMnlllp wrn City of Meridian I Department Report VII. Exhibits 102 NE CORNER G4^fT LW 3 £We Hbtd R0. Pvc-" af* Mew �M NA' CO$MEN PI"'L s-ErnoN K I LINE UWT JnVaSTMUTS LLC I GnvernmenL J.Bt 3 SOV42•I24E l 1 WAV I C�buernment Gaverwmm Lot 4 i LAn2 I � F arighmn P Jnvestmenm LLC PARCEL LINE b II — — 6 SE C4f4NEk a l vT LOT a ti I I REZOFE SaW27'%"E WVT LOT" K%N,I '33'E KUNWY 70-96 SCSH Propertles LLC *� i r4YemmEY+R L#S 5E114NW11A p F+E ApN:A P*eticrn of 514062124O1, ilflpliae¢ 55+ 6212501 J$51A0474200 �, G I rd Zorn:RUT Proposed-lk-li Aria:5EL52IAC f IpT OF [9 1/4 CORWER CENTER 7{� $ECTIOM I fb 9 � C0Rf432 F�1" y 12�4.9G' SEMN 4 419722'Sd°R 1:20.93' SF E DRr. R Unplattdd Unprotted GDv r LOi S W.Ari=UiPr On G4varnrrwnt 1.010 L} SDQ woo ISM 8 Plan Scale:P 4s 5C0' CURIA TABLE LJN1:TA3 t CURVE RA4H.S TEh6TH WL7A C.HMOR* CHWD Lll4e IEmNG I vISTARCt c1 544,40 57.E3' ilrP ' N l-M'40'E 57-82' rri WV23'Td'R 1719 ' C2 540,00� 57.1W 637'49' N133'3E'4E1"f 57-112' C3 5E1E1,44' 58.33' Er4l'C,2' MOMY4]"k 50,20' E N G 1 H A E t d W S i 7:5 Nrilk88GOKIF V017 � ]flI4C-10F14lT1Y � �Inl cn w� Exhibit 8 °- Annexation with R•15 Zone 9V'F i•Mr},5[Ja llfjJC 11 G:5 SHEET. Zenithuhf�nlsia I OF I OLPertenufth-eE 1(2 of Tlst KW L14 or'Seu'Lon 6.I2N,RSE.9M,clir of MerldlaM Ada Countyr Idaho City of Meridian I Department Report VII. Exhibits 103 I. Rezone Legal Description&Exhibit Map lum Elm BI ME E#rura StpMrob&24,2024 projoct No.22-075 !4lra Zubnl4h su bdlvlsion ExhlbltA 4esol DO CTiOun for Ragnil From R-410 A parcel of land heinga all Swde mment Lei 4 ants a pmElon 01 Goventmemi.L8t 5 of 5ecufm 6, Tawrnh+p 2 North.Rmp 1 Eafl,OAT-Cilyaf Mer+di;o.Ads County,Ida ha WrK+Wore vartlm4efr dewhined as follows' BEGINNING at an aturninurn cap maririv Iho Northwest corner aFWd Sed ion 6,wNClr blears r"$r4Z'12'w a dialAfem of.Z,49p.$1 feet From a 518-Inch rehar marking the Northeast caanef of Government Lot 3 of said SerhDn 6,thence full wing the northerly line ofsaId Gcw&r4Merlt Lot 4, SO4'42'12'E a didwKm of 1,M.90 fuel to 6w no ri heart[OFneF of said Governmiml Let 4; Thence leavingstdd northerly Yne and followinS the easterly line of said Government Lai 4,Sdf]'2.6'49'W a dlstan€eof 1.326.1 S fec4totlr a southeast corner 01 said Government Lot 4Invrlheast corn@rol Gvvrtrnmunl Lod 5�; Thence ktavrfng dad eaatefty llne,�f Gommment Lot 4 and followlrlg thie easterly Ilse OFGowEFnMtnt Lot 5,501726'49rWadisrarrce Of 1,32251 feet la a brass Gap rnarking the southeast comer of said Goverornerk Lot 3; Thence k awkV said easterly klnearid fgJlowing the smlherly llne of Bald Gnuemment Lot 5, N:BT22'S W a distance of 350.OEI feet to 5/&inctr rebari ThL,"d ladvirig saW soul herly tint,N00`31110"E 4 dMilgaed of 23.5a feet la theNnttrline-Of W. Arlsto<rat Or, TWntar fallowing said centerline the faltowins two 121 courws: I- N89`23's0"4+t a d tsnee of A29.Q3 fret; 2- 9)_Ql Feet akpng tare ark of a curve to the left,sa Id curve having a rarm"of iiso.00 feet a deity a robe of 29'36'22',a duwd bearfrtg 01579-4WSSrW,and a th ord dista nit of 9,1 AS feet to lire sautha4y line of m Id rsowernrnerrt lot 5, Thence lewoind said centefdIEe and following said southerly"ner H29*22rWrW a dis7anop of 340.69 fiMt to an alumina m cap mlarkrngthe West 1J4 corner vF said 5ectran 6; The nee iesving said soutflerry Me and fol Iawlag We westerly Irne of sand Gweerwwr t L4l$. N0751'06"E a distance of 369.97 fec,t, Thence Ienl-M paid westerty Ilner S99'49'S4'E a distance of 8b.12 feat to a 5/8-Inch rebar an the Mt ally rfglit f wby of IWPHdi*h Rd.15tbte HI fl`way 69; Thence Ieevlog saki easterly rlaht-of-way.NS9'SD'15"E a distance of 120-87 feet to a U2-IFKh rebar, Thence SWS]LrOrW a distance of SAGO feet to a 0-Inch rebar, Thence NSWST15"f a dislanceof 1430017 feet to a S f2,Inch rebar; Thence NW5t<'a6 €a distance 15G,D0 feet to a LDS+nsh reber; Thence WSQ'1S"W a fbjUjK*of I06.70 feet to a 5{u.lrxh rebor an said easterly Flght•aF•way; Thence leaving said easlerfy r5ght-0f-way,f189MB'54'W a dlsianceof 89.65 Ftet to the westerly line of said Government Los S; Therncv following mfid weslady One,lap[r'S1'0B'9 a 4dIstance of SSW l feet to the northwest r-orEoer of W id Government tot 4 jWLjthweft corner of Govemmerrt Lot 41; Thence leaving said weswrty line ofGoverrlMerit Lot 5 and following the wmterly line ofr.ald t3ovre7ll17"t Lot 4,NUD 51't]fi"E a d►stanee of i, 0.AB Feet to the POINT W Kr.IIFMNC, 5725 NOr16 altooYEFY WAY•001Mr rd4h0 W47U•Ron-5'a9,6435i•Wmrnlllp-com City of Meridian I Department Report VII. Exhibits 104 E.Lake Hazel Rd. PE C#twER BASIS OF SEARING L r LOT 3 W42'121Y 2,*a.w,' POINT OF �!• ARM !/■ qem $632' 1 -1 69.96'a _" i eErAWMI; M57ING P"T-OE-WATNW { SEEMNE6 i {4Md"H vARIE3) ix hton DWT Inw2FUneFltS LLC p n,lL I-C*tmenti k4C Government C� Ui Goverhment Lut A I Lot 2 a GY M AF1W_S1106223153& b I S14223i4 C;avern{rlent Loi 3 w {w Lore;R-q , Proposed!C- I AREA:7146±AC SE QMME i 2 Lrrr e m :0 1 M f LOT/ REZ6If EIDUNDAW j SECTPON uWE Govemmem Lut 5 SE 1j4c NW 114 B } S95f5fl'13'Yf 1 CY Ipf[)'SI'o6 i S[51s broputies LLL A L# 563-97' r �7 Ue W 114 ODRKR wair2vso'w CENTER OF SECTION it 4?9.03' 3EC ION 6 m yJ°JQAD' cl g NR9 #'50�1 WiT37101E } Ml47`I2'S0 i67Qe3' .140.59' 23.5V SE CGIRN€R Unpietted Unplatted y WT = S W.Arlstwat Cw 60rernment Log 6 0 S00 lOpO t50� LINE TALE Q Plan Stale:1"=Sb0' liAlE UM114G IpSTLNCF C 4 CURVE TABLE L1 SOM'WE 84,12' CURVE RAOL5 LIMTH I PEL,A I CHDAEPORG DOA L2 NO�bb'15� IM,87' C1 1801J4 9 A1' 9.5Ei'22' I S76-WEA-W 91.96' L3 5OR�1'�4"+l 76_DW .L+ Ne5rSO'15'E 154,w 3 L5 NUIT51-WE 1W.00r { H41FtEE1RIH9 L6 N8W09'5i14 89-99' JM rdq"444"■•W 1E0M W4W Exhibit B b'40b'a' Rezone From R-4 to C•G �n &W—WtX" g SHEET Apex Zenith 5ubdiv4ian I W I G ow.Lot 4&a Portlon o'Gov Lot 5 of Wtim S.T�N.int,A w,Cltw 3F Meradlan.Ada Lou ntr,Idakv City of Meridian I Department Report VII. Exhibits F 05 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Lennon Pointe Subdivision (H-2024-0060) by Rodney Evans + Partners, LLC., located at SE Corner of N. Linder Rd. and W. Ustick Rd. Application Materials: https://bit.ly/H-2024-0060 A. Request: Preliminary Plat consisting of 41 single-family/townhome residential building lots, one (1) multi-family residential building lots, one (1) commercial building lot and Seven (7) common lots on 8.80 acres of land in the R-15 and C-C zoning districts with some private streets. 106 PUBLIC HEARING SIGN IN SHEET DATE : December 19, 2024 ITEM # ON AGENDA : 5 PROJECT NAME : Lennon Pointe Subdivision ( W2024 - 0060 ) Your Full Name Your Full Address Representing I wish to testify ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name LEI 4 5 �ee � Is � 5 6 7 8 9 10 11 12 13 14 STAFF REPORT E IDIAN*-- COMMUNITY DEVELOPMENT DEPARTMENT r A M O HEARING 12/19/2024 DATE: Legend ® 0 g Project Location TO: Planning&Zoning Commission - H �®��® TIP 4 FROM: Sonya Allen,Associate Planner --- 208-884-5533 d._ SUBJECT: H-2024-0060 Lennon Pointe—PP,PS � � 3 Lill LOCATION: 1515 W.Ustick Road, at the southeast 99 corner of N. Linder Rd. and W. Ustick Rd., in the NW 1/4 of Section 1 T.3N. R.1W. (Parcel#S1201223115) ISM- 7 . I. PROJECT DESCRIPTION Preliminary Plat consisting of 41 single-family/townhome residential building lots, one (1)multi- family building lots,one(1) commercial building lots and seven(7)common lots on 8.80-acres of land in the R-15 and C-C zoning districts. Approval of private streets in a portion of the project is also proposed. This application is reviewed and approved by the Director; Commission and Council action is not required. Note:A Development Agreement(DA) exists for this property that requires future development to be consistent with thepreviously approved plans for this site, including the preliminary plat, which was for the same lot configuration as proposed but with one(1) less lot. The previous preliminary plat expired on March 8, 2024. A time extension was not requested prior to the expiration date; therefore, a new preliminary plat application is required. The only changes to the plans are those required with the previous application and due to updates to the UDC since the previous submittal. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 8-80-acres Future Land Use Designation Mixed Use Community(MU-C) Existing Land Use(s) Single-family rural residential/agricultural Proposed Land Use(s) Residential(single-family attached and detached homes,townhomes, and multi-family apartments)and commercial Lots(#and type;bldg./common) 41 single-family&townhome, 1 multi-family residential, 1 commercial and 7 common lots Page 1 107 Description Details Phasing Plan(#of phases) 1 Number of Residential Units 59 residential units(3 single-family detached,30 single-family attached, (type of units) 8 townhome and 18 multi-family apartment units) Density Gross—7.35 du/ac.;Net— 18.55 du/ac. Open Space(acres,total 1.33-acres(or 19.07%)of qualified open space [%]/buffer/qualified) Amenities Dog park,(2)dog waste stations,playground,pedestrian/bicycle circulation system with landscaping,multi-se pathway and(5)bicycle storage Physical Features(waterways, The Creason Lateral crosses the southwest corner of this site and the hazards,flood plain,hillside) Kellogg Drain crosses the southern portion of the site.Floodplain exists over a majority of the site. Neighborhood meeting date 10/7/24 History(previous approvals) H-2021-0071 (AZ,PP,CUP,PS—DA Inst.#2022-041093),ESMT- 2023-0098,FP-2023-0004 B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action es/no Access One(1)full access is proposed via N.Linder Rd. and one(1)right-in/right-out access is (Arterial/Collectors/State proposed via W.Ustick Rd.,both arterial streets;access is also proposed via the Hwy/Local)(Existing and extension&connection of W.Pebblestone Dr and N.Zion Park Ave.,both existing Proposed) local streets stubbed to this property.Private Streets are also proposed internally for access and addressing purposes. Traffic Level of Service Linder Road—Better than"E" Ustick Road—Better than"E" (Acceptable level of service is"E") Stub Two local stub streets exist to the east(W.Pebblestone Dr.)and south(N.Zion Park Street/Interconnectivity/Cross Ave.)property boundaries that are proposed to be extended and connect into one street. Access Internal private streets are proposed for access and addressing purposes,which will connect to the extended local streets. Access to the commercial property at the northwest corner of the site is proposed via drive aisle connections to the proposed private street and the multi-family drive aisle. Access to the multi-family units is proposed via a drive aisle. Existing Road Network Internal road network is not existing. Existing Arterial Sidewalks/ There is existing 7-foot wide attached sidewalks along Linder&Ustick Roads. Street Buffers buffers will be installed with development of this project. Proposed Road Improvements Capital Improvements Plan (CIP)l Integrated Five Year Work Plan(IFYWP): • Linder Road is scheduled in the IFYWP to be widened to 5-lanes from Ustick Road to Cherry Lane in the future with the design year of 2025. • Ustick Road is scheduled in the IFYWP to be widened to 5-lanes from Linder Road to Ten Mile Road in 2025. • Linder Road is listed in the CIP to be widened to 3-lanes from Ustick Road to Cherry Lane between 2036 and 2040. • Ustick Road is listed in the CIP to be widened to 5-lanes from Linder Road to Ten Mile Road between 2021 and 2025. Note: Linder&Ustick Roads have already been widened to 5-lanes adjacent to this site. Page 2 F1 Description Details Fire Service Comments received from FD on previous application) • Distance to Fire 1.5 miles from Fire Station#2 Station • Fire Response Time This project lies within the Meridian Fire response time goal of 5 minutes. • Resource Reliability Fire Station#2 reliability is 85%. • Risk Identification Risk Factor 4 commercial with hazards(multi-family waterway) • Accessibility Proposed project meets all required access,road widths,and turnarounds;Fire has signed off on Private Street layout. Addressing for project is very important for emergency responses;Applicant shall work with City Addressing Agent and the Fire Official to have lighted maps wherever necessary. Police Service Comments received from PD on previous application) • Distance to Station Approximately 4.2 miles from Meridian Police Department • Response Time Approximate 4-minute response time to an emergency. West Ada School District See school impact table in the Agency Comments folder in the project file. Enrollment in area schools is under capacity based on 2023-2024 enrollment numbers. Wastewater • Distance to sewer services Directly adjacent • Project consistent with Yes wastewater master plan/facility plan? • Impacts/concerns Flow is committed; see Public Works Site Specific Conditions Water • Distance to water services Directly adjacent • Project consistent with Yes water master plan? • Impacts/concerns See Public Works Site Specific Conditions C. Project Area Maps Future Land Use Map Aerial Map Legend 0 Legend nr' � Pro}ec#LaoatanEMCI EEEI � Proiea#Lac❑=or mow' sift' w I '. ffi1A FHT�ffl .' { +` i 19.0 i Page 3 1 09 Zoning Map Planned Development Map cc cc Legend R-4 Legend Projeci Lacadior. Wolet Prn' t Laca-flor. Wo RUT RUT R-8 — P:ar-red Par- Ru : - RUT -. - RU RUT � EEE o RUT Era WORM III. APPLICANT INFORMATION A. Applicant: Benjamin Semple,Rodney Evans+Partners,LLC— 1450 W. Bannock St., Boise, ID 83702 B. Owner: Lane Development,LLC—PO Box 608,Eagle,ID 83616 C. Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 12/3/2024 Radius notification mailed to properties within 500 feet 12/19/2024 Site Posting 12/9/2024 Nextdoor posting 11/26/2024 V. STAFF ANALYSIS A. Comprehensive Plan(https:llwww.meridiancity.or /g comQplan) The subject property is designated as Mixed Use—Community(MU-C) on the Future Land Use Map(FLUM)contained in the Comprehensive Plan. The purpose of the MU-C designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. Page 4 1 10 Non-residential buildings in these areas have a tendency to be larger than in Mixed Use Neighborhood(MU-N)areas,but not as large as in Mixed Use Regional(MU-R)areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to,but also walk or bike to(up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. The subject property was annexed in 2021 with R-15 and C-C zoning districts and approved through a Development Agreement(DA) to develop with a mix of single family residential detached and attached homes, townhomes, multi family apartments and commercial uses as proposed with this application consistent with the MU-C designation. The proposed preliminary plat layout coincides with that previously approved for this property in accord with the DA and accommodates the site development plan included in the DA. The larger MU-C area is all developed except for the 4.6-acre property kitty corner to this site at the northwest corner of Linder& Ustick Roads, which consists of vacant land; office uses exist to the north across Ustick Rd. on a 4-acre parcel and an Ada County Emergency Medical Services center exists to the west across Linder Rd. on a 1.6-acre parcel. Overall, Stafffinds the proposed site design does integrate the project and proposed uses in appropriate manners. Specifically, the Applicant has proposed their multi family residential product along Ustick and the commercial buildings at the hard corner of the Ustick and Linder intersection which places the most intense uses closest to the arterials. Therefore, the single- family uses are proposed on the remaining area of the site that makes up approximately 70%of the site area. The single-family portion of the site is as proposed to be 2-stories in height and the townhomes are proposed to be 3-stories in height. Because of the proposed transitional density and placement of the proposed uses, this project is generally consistent with the concept diagrams in the City's Comprehensive Plan for mixed-use designations. Therefore,Staff finds the proposed project to be generally consistent with the MU-C designation. B. Comprehensive Plan Policies (https:llwww.meridiancioy.of /g compplan): The applicable Comprehensive Plan policies are cited below with Staff analysis in italics. • "Avoid the concentration of any one housing type or lot size in any geographical area; provide for diverse housing types throughout the City"(2.01.01 G). This project proposes a mix of residential housing types and commercial land uses in one development. All of the housing types in this area are detached single-family homes; therefore, the additional housing types will contribute to the variety of housing types available in this area. • "Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities,and other best site design practices" (3.07.01A). The proposed site design incorporates mews,private streets, an extension of public streets, common open space, and different land uses within the same project area. Staff finds the proposed site design is compatible with adjacent uses through transitional density, buffering, and overall design. • "Establish and maintain levels of service for public facilities and services, including water, sewer,police,transportation, schools, fire,and parks"(3.02.01 G). All public utilities are available for this project site due to existing facilities abutting the site. This project also lies within the Fire Department response time goal of 5 minutes. Linder and Ustick Roads are currently built at their ultimate anticipated widths directly abutting the site. Page 5 F-1111 • "Preserve,protect, and provide open space for recreation, conservation, and aesthetics" (4.05.01F). The proposed project offers open space that exceeds the minimum UDC standards for such.A large common area is proposed at the southwest corner of the site where the irrigation facilities and their easements lie.Additionally, there is a mew running north-south through the center of the development for the attached single-family units to front on green space rather than the road network, which adds a more livable component to the project. Other areas of open space are also proposed along the west boundary as a buffer from Linder Rd. as well as a dog park.All of the open space areas are accessible through pedestrian facilities that connect throughout the entire site. Staff supports the proposed open space areas and anticipates they will provide recreation, conservation, and add to the aesthetics of the project. • "Establish distinct, engaging identities within commercial and mixed-use centers through design standards."(2.09.03A). As discussed above, the proposed project offers a distinct set of uses and design that are currently not available nearby. The site plan included in the DA for this project incorporates two (2) commercial buildings at the northwest corner of the site with a shared plaza for use by the residents and future business patrons. This is a desired aspect of mixed-use areas that helps engage the commercial buildings with the residential component of a project. Additionally, in accord with the submitted elevations and site renderings, the Applicant is proposing distinct architecture for the project that creates a specific identity for this development and corner property. In addition to general Comprehensive Plan policies,projects in mixed-use areas should also aim to meet the mixed-use policies. Rather than list them all in this report, Staff has analyzed the project against them and finds the project to be consistent with a majority of those policies outlined in the mixed-use area of the Comprehensive Plan here. Therefore, Staff finds this development to be generally consistent with the Comprehensive Plan and a majority of the mixed use policies. C. Existing Structures/Site Improvements: There is an existing single-family detached home and accessory buildings on this property. All existing structures are required to be removed prior to the City Engineer's signature on the final plat for this property. There are existing sidewalks along Linder and Ustick Roads that will remain; care should be taken during construction to not damage these walkways. D. Proposed Use Analysis: A preliminary plat is proposed consisting of 41 single-family/townhome residential building lots, one(1)multi-family building lot for the development of 18 apartment units, one(1) commercial building lot for two(2)building pads and seven(7)common lots on 8.80-acres of land in the R- 15 and C-C zoning districts. The plat is proposed to develop in one(1) final plat phase. A mix of residential housing types are proposed on 7.28-acres of land in the R-15 district consisting of three(3) single-family detached units, 30 single-family attached units, 8 townhome units and 18 multi-family apartment units. The proposed single-family and townhome uses are principally permitted in the R-15 zoning district;the multi-family residential use is a conditional use in R-15 zoning district per UDC Table 11-2A-2 and will require future approval of a conditional use permit(CUP); compliance with the specific use standards listed in UDC 11-4-3- Page 6 112 27 is also required.Previous CUP approval was granted but has since expired as a time extension was not requested prior to the expiration date. The commercial portion of the site consists of two(2)building pads totaling 12,000 square feet at the northwest corner of the site at the Linder/Ustick intersection on 1.47 acres in the C-C district. Tenants are unknown at this time,but the site plan included in the DA shows the larger building at the hard corner with a drive-through on the east side, and the smaller building along the south boundary of the C-C area adjacent to a shared plaza. If a drive-through is proposed in the future, it will require approval of a Conditional Use Permit(CUP) as it's within 300-feet of a residential use and district. See UDC Table 11-2B-2 for allowed uses in the C-C zoning district. Commercial buildings require Certificate of Zoning Compliance(CZC)and Design Review application approval; compliance with UDC development standards will be evaluated at that time. E. Dimensional Standards(UDC 11-2): Development in the R-15 district should comply with the standards listed in UDC Table 11-2A-7. All of the residential building lots comply with the minimum property size standard;there is no minimum street frontage required in the R-15 district. Building setbacks and heights should comply with the standards listed. Development in the C-C district should comply with the standards listed in UDC Table 11-213-3. There is no minimum lot size or street frontage requirement in the C-C district,nor are there minimum front,rear or interior side setback requirements. Buildings may not encroach in required street buffers or buffers to residential uses. Buildings should not exceed the maximum height standard of 50-feet. F. Subdivision Design&Improvement Standards (11-6C-3): All subdivisions are required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. A common driveway is proposed on Lot 13 off N. Zion Park Ave., a local street, for access to the single-family homes proposed on Lots 14-16,Block 2 at the southeast corner of the site as shown in the exhibit in Section VII.0 below. The driveway complies with the standards for such listed in UDC 11-6C-3D pertaining to maximum number of dwelling units to be served by the driveway and the number of units located on one side of the driveway, and the minimum width and maximum length standards. The exhibit depicts the proposed building envelopes with building setbacks—the side,rear and front setback to living area comply with the standards but the front setback to garage is below the minimum 20-foot standard—a portion of the 20-feet is depicted on the adjacent common lot where the common driveway is located. The plat should be revised to reflect wider building lots to accommodate the front setback to garage on the building lot so that parking pads in front of garages are on privately owned lots rather than common lots. A minimum 20-foot wide perpetual ingress/egress easement should also be depicted on Lot 13 for the common driveway(or the driveway may be placed in a separate common lot), and a plat note should be included for the easement,which requires maintenance of a paved surface capable of supporting fire vehicles and equipment. Street names should be included on the plat in accord with the names approved by the Ada County Street Name Review Committee in the final approval letter included in Section VILG below. G. Access(UDC 11-3A-3, 11-3H--4)&Private Streets (UDC 11-317--4): One(1) full access is proposed via N. Linder Rd., an arterial street,which may be restricted to a right-in/right-out if warranted by ACHD in the future; and one (1) access is proposed via W. Ustick Rd., an arterial street,which is restricted by"candles"in the center median to right- Page 7 113 in/right-out. Access is also proposed via the extension and connection of W. Pebblestone Dr at the east boundary of the site and N.Zion Park Ave. at the south boundary of the site,both existing local streets stubbed to this property. A Traffic Impact Study(TIS)was not required as less than 100 residential units are proposed. An emergency access exhibit was submitted, included in Section VII.F,that has been approved by the Fire Dept. Twenty-six(26)foot wide private streets are proposed on Lot 4,Block 1 for addressing purposes and for access to/from the single-family attached and townhome units on the western portion of the site. Because the lot is wider than the actual easement for the private streets,the easements should be depicted on the lot to delineate the location of the private streets. Connection points are proposed via the local street(W. Pebblestone Dr./N. Zion Park Ave.) on the eastern portion of the site. The proposed development incorporates a mew in accord with the purpose statement for private streets; a gated development is not proposed. The private street should be a loop off the local street and should not extend to the west of N.W. 15t'Ln. along the north side of Lot 3,Block 1; Lot 4,Block 1 should terminate on the west side of N.W. 15t''Ln.A cross-section of the proposed private streets is included below and in Section VII.B,which demonstrates compliance with the standards for private streets listed in UDC 11-3F-4. Five-foot wide sidewalks are proposed along private streets. The proposed private streets shall comply with the construction standards listed in UDC 11-3F-4B.2. An ingress/egress/cross-access easement shall be depicted on the plat granting access to all lots in the subdivision to use the private streets on Lot 4,Block 1. All drive aisles/private streets shall be posted as fire lanes with no parking allowed as set forth in UDC 11-3F-4B.2d.In addition,if a curb exists next to the drive aisle,it shall be painted red. RIGHT-OF-WAY WIDTH=3UFT 5 WIDTH S WIDTH SIDEWALK STREET WIDTH BACK OF CURB TO BACK OF CURB=26FT SIDEWALK CENTER CROWN BETWEEN CURBS 2!`SAX 2 29G 2q� 2%MAX Lu - 1 -50 PRIVATE ROAD SECTION SCALE:NM A maintenance agreement was submitted for the proposed private streets,included in the project file,which appears to only require property owners of single-family and townhome lots to pay for maintenance costs associated with the private streets within the development, which all lots,including the commercial and multi-family development,will be using. Because this would place and undue hardship on residential lot owners, Staff recommends the maintenance agreement is amended to include proportionate cost-share for maintenance of the private streets between all lots within the subdivision. The driveway via Linder Rd. for the commercial portion of the development and the drive north of Lot 11,Block 1 between the townhomes and commercial lot should include a cross- access/ingress/egress easement for all lots within the subdivision to use these driveways. Page 8 F1 Note: Staff is only supportive of the proposed layout with the private streets because of the previous development approved and entitled to develop on this site, which included private streets in the proposed layout. The proposed site layout with both commercial and residential uses utilizing the private streets places an undue burden on the homeowners in Staffs opinion and should not be supported in the future. H. Pathways(UDC 11-3A-8): A 10-foot wide multi-use pathway is required along the Creason Lateral in the southwest corner of the property,which will provide a connection between the existing pathway to the south and the sidewalk/pathway along Linder Rd. in accord with the Pathways Master Plan. A public use easement(ESMT-2023-0098)was previously recorded for the multi-use pathway on this site in conjunction with the previous development application;however,the Park's Dept. requested this easement be vacated and a new easement recorded in a new location,which is currently in process(ESMT-2024-0165). The easement should be graphically depicted on the plat along with a reference to the recorded instrument number of the easement. Internal pedestrian pathways are also proposed for access through common areas within the site and for interconnectivity between residential and commercial uses in accord with development guidelines for mixed-use developments. I. Sidewalks(UDC 11-3A-17): A 7-foot wide attached sidewalk exists along Linder and Ustick Roads abutting the site. Because these sidewalks were recently constructed with the associated road widening projects and are in good condition, Staff does not recommend they're reconstructed as detached sidewalks as typically required by UDC 11-3A-17. In consideration of pedestrian safety as well as traffic calming for the site,the DA requires all pedestrian crossings that cross the private street and any drive aisle be constructed with brick pavers, stamped concrete,or equal, as outlined in UDC 11-3A-19B.4b. J. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required adjacent to N. Linder Road and W.Ustick Road,both arterial streets,measured from the back of the attached sidewalk,with landscaping per the standards listed in UDC 11-313-7C. A 25-foot wide common lot is depicted on the plat adjacent to both streets;however,the southern portion of the buffer along Linder cannot accommodate trees in the common lot due to the location of the Calkins Lateral easement. The UDC (11-3B-7C.lb) states that where the buffer is encumbered by easements or other restrictions that the buffer area shall include a minimum 5-foot wide area for planting shrubs and trees outside of the easement. The landscape plan depicts trees outside of the easement area as required. Lawn and other grasses requiring regular mowing shall comprise no more than 65% of the vegetated coverage of the buffer; all other vegetated coverage shall be mulched and treated as planting area for shrubs or other vegetative cover as set forth in UDC 11-3134C.3e.Also, because the buffers were counted toward qualified open space,enhanced buffers are required per the standards in UDC 11-3G-3B.3 and 11-313-7C.3f.Revisions shall be made to the landscape plan to comply with these standards. Landscaping is required along all pathways in accord with the standards listed in UDC 11-313- 12C,which include a mix of trees and shrubs along with lawn or other vegetative groundcover. Landscaping is depicted on the landscape plan in accord with UDC standards.A portion of the multi-use pathway lies within the easement for the Kellogg Drain,which prohibits trees—trees are placed outside of the easement area. Page 9 115 Common open space is required to be landscaped in accord with the standards listed in UDC 11- 3G-5B.3,which requires one(1)tree per 5,000 square feet of area with a variety of trees, shrubs, lawn, or other vegetative groundcover. The calculation table on the landscape plan should be updated to reflect compliance with this standard; the calculations included on the plan are not up to date with current standards. The proposed C-C zoning district requires a minimum 25-foot landscape buffer to a residential zoning district,landscaped per the standards listed in UDC 11-3B-9C. This buffer is not required with the subdivision improvements but will be required with development of the C-C zoned lot.The buffer depicted on the landscape plan is below the required minimum width; the previous development application for this site proposed 10- feet on the C-C zoned property and 10-feet on the R-15 zoned property with the requirement of an additional 5-feet to be provided. Staff is amenable with this request if still proposed,provided a dense landscape buffer consisting of a mix of evergreen and deciduous trees,shrubs,lawn,or other vegetative groundcover is provided that allows trees to touch within five(5)years of planting as set forth in UDC 11-313-9C. K. Waterways (UDC 11-3A-6): The subject property contains two major waterways,the Creason Lateral and the Kellogg Drain, that encompass area on the south and southwest portions of the site. The Applicant proposes to pipe the Kellogg Drain and re-route it further to the south to make more area of the site usable as well as provide open space and pathways in the southwest corner of the site and along the west boundary. Both waterways are proposed to be piped in accord with UDC 11-3A-6 to provide more usable open space area for the site. The easements for such are depicted on the plat. The easement should also be clearly depicted on the landscape plan to ensure no trees are located within the easement. A majority of the site is in the floodplain in zones AE &X,which will require a floodplain development permit before any site work begins. L. Qualified Open Space(UDC 11-3G): A minimum of 15%qualified open space meeting the standards listed in UDC 11-3G-3 is required for the single-family and townhome portion of the development. Analysis on the open space area associated with the multi-family portion will take place with the future CUP application. Based on 6.96-acres, a minimum of 1.05-acres of qualified open space is required;the open space exhibit submitted with this application, included below in Section VII.E, depicts a total of 1.33- acres(or 19.07%). Proposed open space consists of linear open space exceeding 20' x 50' in area with an access at each end improved with landscaping,open grassy areas exceeding 5,000 square feet in area, 50%of the arterial street buffers along Linder&Ustick Roads, stormwater retention facility, and a plaza with a minimum dimension of 20' in all directions,which meets and exceeds UDC standards. In order to count toward the qualified open space requirement,the arterial street buffers are required to comply with the enhanced buffer requirements listed in UDC 11-3G-3B.3; stormwater detention facilities are required to be designed in accord with UDC 11-313-11 Stormwater Integration (gravel,rock,sand, or cobble stormwater facilities are not permitted on the surface of required landscape areas,unless designed as a dry creek bed or other design feature); and the plaza is required to be design in accord with the standards in UDC 11-3G-3B.1d,which requires hardscape,seating,lighting in accord with UDC 11-3A- 11 and landscaping. Page 10 116 M. Qualified Site Amenities(UDC 11-3G): Based on the area of the proposed plat(8.75 acres), site amenities totaling a minimum of two(2) points are required to be provided per the standards listed in UDC 11-3G-4. The applicant proposes amenities consisting of a dog park with a dog wash station(2 points),two (2)dog waste stations (1 point), a tot lot with commercial grade play equipment(1 point), a short segment of multi-use pathway, internal pedestrian/bicycle circulation system with landscaping and(5)bicycle storage exceeding the minimum standards. The dog park, dog waste stations and tot lot should comply with the associated standards for such in UDC 11-3G-4C included below; the landscape plan(or a detail) submitted with the final plat application should demonstrate compliance with these standards. The dog park should include bags for dog waste disposal, a double entrance gate,benches and fencing to enclose a minimum of 5,000 square feet and secured open space for an off- leash dog park. The waste stations should be an installed in the ground fixture with waste disposal bags and trash receptacle. The tot lot should have commercial grade play equipment scaled and designed for the use and safety of younger children; benches for seating should be nearby. N. Fencing(UDC 11-3A-6, I1-3A-7): Fencing is proposed as shown on the landscape plan. All fencing is required to comply with the standards listed in UDC 11-3A-7. O. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations and renderings were submitted with this application,included in Section VII.H below,that are generally consistent with those approved with the previous development application and included in the DA. An administrative design view application is required to be submitted for all structures on the site except for the single-family detached structures. The final design is required to comply with the design standards in the ASM and the conceptual elevations included in the DA. A Certificate of Zoning Compliance(CZC) application is required to be submitted for the multi- family residential and commercial portions of the development,which should be submitted concurrently with the design review application. VI. DECISION A. Staff: Staff recommends approval of the proposed preliminary plat application per the Findings in Section IX of this staff report. The Director tentatively approved the private street application. B. Commission: Pending C. City Council: Pending Page 11 F1 VII. EXHIBITS A. Preliminary Plat(dated: 10/25/24) L"I mNOISIAICIens 4a �!ftl� I r y 9 �g g �`�e�� �€rg r� j� � �+�{g l' �pE � ryip �! oil IpI f ➢ IH {!� ,99� �; ��@p 1 1 g 7i tall i�il 6�1� €f' all 1 I H M11, I 'l z I� 0 I '� 2L' IJ __g 'd` , �ogtu ^Is ii; <. rid l! ii% le iii l+ ii9 ii L— a. r H ram, JL JL 7 1� L I I I I I - --- - _ % I _ ' A- ; N� xYl.fnSEas J ' f T C ] + y C w 3 F e III � $ 43€ 3 �o Sa ( g o[ 'Jiu�g%94� ° �, g4 III ti m. . � 41 1 �A13 � a im Emma ` I llii I I ��III � Page 12 118 NO IS IA cons wi1 31NIOd NONNT1 C ll J� I , � I " I I • I I , ! I I A� IN r J Q < t• I _ � I � I `a I I °a I dd�f++ r'' I I I '—I" j e� �y I I ` �� i � •�� I o a „o oll,� �lla .alla .ollo � � � '�I '� I I I � l ii I p•ifh� 'I Ili 7T, (� + /� Ilr�1 nn Ilp �� f/ i .• !� 'Cl IIv G II� l Y' - ml .g 1L 3 3 3 3 3 3 3 • 3 3 3 3 3 3 3 yp � @9 { FFF E';E FE�fiE Page 13 Fl 1-9 1 B. Private Street Cross-Section(dated: 4/19/23) arm meeeai'asae Z VlV1301IN0 9wain%Qo u&Ls@M "16J1'�ONNL`8"M ZM 0,w.d(WM9 5NI1lM9NOO NMMJs� NO S A 09115 e, MNIOd NONN3l V V yyy g�jy .- � 0 au�Na awn N,u � ¢ 9a �y9 V H �d 6 � yard aawanwnas yaw wao w g � Page 14 Fl 20 C. Common Driveway Exhibit � I �; v�va�'•av3a cs I r I o m .I I � 11 3AI CI NONMOO woa3 I } N.OVB135 3O tlaYO 44•'OZ f la woad R NOY9135 3Jtl atl`�,I b l l� � N Va133 OaV,�iNOaQ,IC L6 4 f y - I � Y Y `.. 3Aia0 NO4W06.Oz �. N I � I f •°° a W Um X + r N W 9 w aalE-- + O Page 15 Fl 21 D. Landscape Plan(dated: 10/11/2024) dnl MD soeesa+•35ba �,LUJ 15NQ3 W3LEM ma'eoR mns'Aw Iaaemd 5 use 0,11d•swab OMLLIMNm NWRLS-" 31 NDd NONN31 4 5 R tit . Mail y jib eei �9 a fll I H@IM����e a E a � 6 $ efp eg 6: M11111, �E a 1• p �1 Aga $� id, �b 1F�`e�a a�a�@g-���a�aI�� ��E�Ey� � H � 9y9 ���5�5�� E��� � ��gi�� pC9 ��d����i�I_�5i`5i9• a� y��� � �` w� R�iY Rezaa�$ee�s��9E�Ee74 fa� �a ��ii�gy(� 8pg ep§ � a •• 9+a• e!!• d� pp@�(g�C�� �°g�i�i60p�Q�°�� =a� Jill q I I I � I II •`` r• it it r I e J r 4[ r CIO 0 I J Page 16 122 nir i•n ��.�ay;� �■ozo�o net ®a ©m A7....a���;�®a ®m . Ammm...:Am ' ®m °mmm°lmm°aam®o��mam°e®immFlNFull o °►4 "ne �, ?2�=WIN ®l 1p sec N •! ®° om�m it ®mem®mml mi ■; °mNi®m ©mm I c i a°�m�o= �il III ®m ■ . . ■ al®°®lilac®® rr dnobD svccsoi' iae `.XdLlf15NO71Jtl31.43M ',Ynd'"wo DMILlnsmoo NG9YS]M �••� NOISIN9H(iS m 31NIOd NONN31 gS dd R Z g 5218le m uj ' •i .i � - I 'I � I o • Y Jgx ��y �. � JJJJJ 'J' -•® JJJJ J 1. JJJJJJJJJJJJJ ,iJ'JJJ "e ,�''•'•'• W ® I JJJJJJJJJ JJJJJ) JJ JJ -'' wLU l FI �. W i ' W Y P�-1••- Wr LLY W x r �.:3H0 I/ N as a'�]aNn .� 9�Lii Page 18 124 dImr saLcsa,'3spa UNLLInSNQD NN3L53M voo'eo;3L=lS'Aw-Tv 3mi s Lm • OTM'"UO OHLLl11SWO HJEM-Sa 6 NOISIN9Hfi5 31NIDd NONN31 a 21 LLJ _ R y t g a I Y ' LL 4 LL R W Y W Rgg R LL �1Z -1-[ LUL .. R �2 �Y a WLL L DS 1110 �€ � 6 b ° EMU Ell m la 5 wi W •Sm 7n v2-�P ��� ^� ��m O �^�a I � �a a-• � J� as JJ� � W F k 'k Sep af3'�^e I� 4a £'1133H533S 3NIlH�ldW _" ------- — J Page 19 125 dnaND socraoi'askoa 9XLLln5N40 IJtI]14aM K O V;3LnS'AW laL9®i 5 cur • 011id'd)DU i ONLOrISM67 MSL53a1 HOISIN9Hf15 UNIOd NONN3i Nil H will Jim m� TS Ye � �R55 i pp ee AAddW Milli" cIFiiii E jH tH aMlTj p p p p p p w [ [ 5 g w �I eaaaaa ea �I 3 $ $ R $ $ S F S W A 3 Y • I M Y • k b k � h Y k Y 1 k h Y h } h S F F M w M S S h h M S M h � r � � � � � � � � � aeaieaeaeaeeaea aeedieiii ii � iidiai � ii g��ff fli Jill H11I 1s��E�4$ $ 1114111 i I I d1$1 LE oI ffiA e • " " A 9S o W 6 6 N 8 R B E R 8 9 a B 8IR eigaa 3 & 8 jm € e48 Q d e t E3 ie @ 4Q e t f g ssm ae a $ ss € Page 20 126 E. Open Space Exhibit(date: 10/11/2024)&Amenity Detail 40, � mod.p1� ,c...�� .� �.�� ��❑o � ! � � ❑ � 0� 9 S �� ❑ @ 1 f i g G] 11 z r W 4 N g � a W ¢ D w Ir a �dF�.M1LL w1 m c{xi Qu Q 1 �,KuJ F Q in}� a G� �t�in WO N a Z F m Z O�N K N O e' ❑ U //�� [J� UW LL g n g G a V KV H K N�. Ir��l S��S'•�.20 t}t q 0 LZ-1 FF 2 pZp O Q q 0 LL N n N J NF W�Wr�Z a ❑ tiau) arcz y2Y W, O Q W .9f�� z UF?dSLL HQO�a ^ 4JJ Lou V Q 4 24 0Zo � aH 49 l7 V j a wowLU o w��a� � �W���sw J W ❑�a� ❑ aN ioOFc Z 'HHHM"�F a Ll W } L.L O a"O-wHl �Hc 1as m Q r10 =�`�w❑ J ozu�>j Q Q oaaV ❑ r 0 F gdOD i3i ircd Z U U rc a U [n J I� o - I \ ' ❑ III r Cam.)PP - ~ ms � I � W s Q d --� fh e m LU o — - m '0�J JEGNII 'N �I- iu ql II k IIT.. ..- IF -1.1,lu W,, x (7 u w ❑ u m ¢ Page 21 F127] y�' 111 � �� Ili !� � � F. Emergency Access Exhibit X313NI HV Id OM MX6ol'35IO8 1N3W3AO11dW1 AVMaVOU e ` LIfYW Ni lnm -LS)IDONNY9-M ZRVI �° T g • '.Tlld'dMMO EHUI 6NOO Na�M NOISIAIGU 1S 0 31NI0d NONN3l b G 6 4� 3 w 0 W z. lit -- I t: W I I x i i 1 �� _ W� NJI:JN VfilVll li`.I VLllil l- - - - -- x _ l 4 1 '•—_ _—W vj-IJ3TICK ENTRM7CE'.: LU JI W,4 NW 157H LN N V—_ - _ _ _ _ , 1 ,- F ! N LINDER ROAD ' I Page 23 129 G. Street Names Approved by the Ada County Street Name Review Committee :r MV 19 � 1 lil�I ���laSS� II �� .° 9 lil LJ WJ s a G u�x" J _ 4J {D- f 4 f ea {0 v - I N � m �✓ t �p i nos„wms��wm 1 w € { Syr, 5O'�E9 M,S4,EOAO6 9p�a a a • � ]y� � � I 171 � 1 i i � 0 . 0 !0 0 . 0 0�10 ryO 5 ffY Ae C['PE .°f`ce OtY[ {diCN Aa ii de iL Ae G[ °i [ [SM _ (OVUIi�Il9 fld)-3Atl]IMVd N4�2-N O a � a o s . i ql -u it of 61,C:a 46 1 @1'@ A(D R e .cvx isu N4 $ Qa ��N14 H15TMN , m �o s a o a old (DI� (91 o o WA ak R� 0 � oow a ,95'SL i M.EO.[0 AON ��? ro� xiana 6 R - -aaon]n•[ram ,EP9[Vi x .. ,6Z'6692 M.EO.I9.00N �4. �Ntatraa do SISVU Page 24 Fl 30 H. Conceptual Building Elevations See the project file for renderings of the proposed structures (https:llweblink.meridianciU.or lWebLink/Browse.aspx?id=367303&dbid=0&repo=MeridianQ t y � 2 I LEE lid IE 8 � � pp pp x g fir. � VIA �N e b �Iti �I I I I I ' Kpp I II� I I I I I I I I I I I I I I Page 25 131 gin: •n II II�Ig - IIIIIIIIII O"EM ;;:�.� -I ; -- ==1::■= ::■I .. 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I _ � I� ------ -- Page27 e n �Tj tilt 1I 6 ��- �Iz gti s I I _ I I I I I I I I = I I I I I I I I I h I 41 lab I I Y I I — I I Page 28 Fl 34 o� No 0 �I rl I I I I I W I L� I I I I I I I I � ale d b �I d� di° FI FI ° I I I I fi 1 J 'w - Page 29 Fl 35 x Y d$ h h �If 1I- II � - �4 _ Wp i II� 9 = F I Page 30 - Fl 36 � � | � � � | || � | � § � � � | � § § � � § � � | | � | � � | | | � | § � \ | � � � �� lb ° \ � \ ; ...... ..... ............... .... ........ ----------------- ............ ............ .... ........ ............ ... ........ ............... ..................... ........ ...... ..... ....... § ...... --- §| §� , i i § § � � \ / Page 31 Fl 37] 5 � , | . • � | I \ ( — � .. § �. §2 � ƒ . ` \ \ § � \ §MIT Ll �( I Page 32 Fl 38 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. The developer shall comply with the provisions of the existing Development Agreement (DA),recorded as Instrument No. 2022-041093, associated with H-2021-0071. 2. The final plat shall include the following revisions: a. Widen Lots 14-16,Block 2 to accommodate the minimum front setback of 20-feet to the face of garage on these lots. b. Depict a minimum 20-foot wide perpetual ingress/egress easement on Lot 13 for the common driveway and include a note for the easement requiring maintenance of a paved surface capable of supporting fire vehicles and equipment in accord with UDC 11-6C- 3D.8. Alternatively, a separate 20-foot wide common lot could be included for the common driveway. c. Plat note#7 includes incorrect common lot numbers;revise accordingly and remove the portion pertaining to the common driveway. d. Depict a 26-foot wide easement for the private street on Lot 4,Block I and include a note granting an ingress/egress/cross-access easement to all lots in the subdivision to use the private streets on Lot 4,Block 1. e. Include street names on the plat consistent with those approved by the Ada County Street Name Review Committee as shown in the exhibit in Section VII.G above. f. Graphically depict the public use easement(ESMT-2024-0165) for the multi-use pathway on the site along with a reference to the recorded instrument number of the easement. g. The private street shall be a loop off the local street(i.e.N. Zion Park Ave./W. Pebblestone Dr.) and shall not extend to the west of N.W. 15th Ln. along the north side of Lot 11,Block 1;the private street shall terminate on the west side of N.W. 15th Ln. h. Depict an access easement for the driveway proposed via N. Linder Rd. to the commercial property on Lot 3,Block 1 and for the driveway along the north side of Lot 11,Block 1 between the townhomes and commercial lot;the easement should grant access to all lots within the subdivision. i. All drive aisles/private streets shall be posted as fire lanes with no parking allowed as set forth in UDC 11-3F-413.2d. In addition, if a curb exists next to the drive aisle, it shall be painted red. 3. The landscape plan, included in Section VII.D, shall be revised as follows prior to submittal of the Final Plat application: a. All pedestrian crossings that cross the private street and any drive aisle shall be depicted with brick pavers, stamped concrete, or equal, as outlined in UDC 11-3A-19B.4.b and per requirement of the development agreement. b. Include details that demonstrate compliance with the Quality of Life amenity standards for the dog park and dog waste stations in UDC 11-3G-4C; and with the Recreation Activity Area amenity standards for the tot lot in UDC 11-3G-41). c. Clearly depict and label the irrigation district easements for the Kellogg Drain and the Creason Lateral; ensure no trees are placed in these easements. If easements prevent Page 33 139 compliance with UDC landscape standards, alternative compliance may be requested to the standard. d. Demonstrate how the arterial street buffers comply with the enhanced buffer requirements listed in UDC 11-3G-3B.3 and 11-3B-7C.3f, make revisions as necessary to comply with these standards. e. Stormwater swales shall be landscaped per the standards in UDC 11-3B-11C.Note: Gravel, rock, sand, or cobble stormwater facilities are not permitted on the surface of required landscape areas, unless designed as a dry creek bed or other design feature. f. Depict landscaping within the street buffers along Linder and Ustick Roads per the standards listed in UDC 11-3B-7C.3e,which require lawn and other grasses requiring regular mowing to comprise no more than 65%of the vegetated coverage of the buffer; all other vegetated coverage shall be mulched and treated as planting area for shrubs or other vegetative cover. g. Revise the calculations table to reflect a minimum of one(1) deciduous shade tree in common open space areas for every 5,000(instead of 8,000) square feet of area in accord with UDC 11-3G-5B.3 to comply with the current standard. h. Depict a dense 25-foot wide landscape buffer to residential uses entirely on the C-C zoned property; or, split between the C-C and R-15 zoned properties,with dense landscaping consisting of a mix of evergreen and deciduous trees, shrubs, lawn, or other vegetative groundcover that allows trees to touch within five(5)years of planting as set forth in UDC 11-313-9C. 4. Future development shall comply with the minimum dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district and UDC Table 11-2B-3 for the C-C zoning district. 5. The Applicant shall comply with all ACHD conditions of approval. 6. The plaza in the residential portion of the development shall have lighting in conformance with UDC 11-3A-11 and landscaping in accord with UDC 11-3B,per UDC 11-3G-3B.ld. Details that demonstrate compliance shall be submitted with the final plat application. 7. A revised common driveway exhibit shall be submitted with the final plat application that reflects the revisions to the plat noted above. 8. A floodplain development permit shall be required prior to any site work occurring on the property. 9. All fencing shall comply with the standards listed in UDC 11-3A-7. 10. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11- 3A-15,UDC 11-3B-6 and MCC 9-1-28. 11. The subdivision shall be constructed in one(1)phase of development as proposed with this application. 12. Upon completion of the landscape installation,a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. 13. The applicant and/or assigns shall comply with the private street standards as set forth in UDC 11-3F-3 and 11-3F-4 and shall obtain final approval of said private streets within one(1)year of approval of the preliminary plat. Page 34 140 14. The maintenance agreement for the private streets shall be amended to include proportionate cost-share for maintenance of the private streets between all lots within the subdivision. 15. Business hours of operation within the C-C zoning district shall be limited from 6 am to 11 pm as set forth in UDC 11-2B-3A.4,unless otherwise approved through a conditional use permit. 16. All existing structures shall be removed prior to the City Engineer's signature on the final plat for this property. 17. Upon completion of the landscape installation,a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. 18. Any drive-thru establishment use shall require Conditional Use Permit approval in accord with UDC 11-4-3-11. 19. A conditional use permit shall be submitted for approval of the multi-family residential development on Lot 2,Block 1 prior to submittal of a Certificate of Zoning Compliance and Administrative Design Review application. Compliance with the specific use standards listed in UDC 11-4-3-27—Multi-family Development is required. 20. The Applicant shall submit an application for Administrative Design Review(DES) for the attached single-family and townhome units prior to building permit submittal. 21. The Applicant shall submit an application for Certificate of Zoning Compliance(CZC) and Administrative Design Review(DES)for the future commercial buildings and multi-family structures prior to building permit submittal. 22. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer signature on a final plat within two years of the date of the approved findings; or 2)obtain approval of a time extension as set forth in UDC 11-6B-7. To access other City and Agency comments and conditions,please copy and paste the following link in your browser: https:llweblink.meridianciU.ory/WebLink/Browse.aspx?id=367302&dbid=0&repo=Meridi ypCity IX. FINDINGS A. Preliminary Plat Findings: 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; Stafffinds that the proposed plat, with Staffs recommendations, is in substantial compliance with the adopted Comprehensive Plan regarding land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more information) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property with development. (See Section VIII of the Staff Report for more details from public service providers) Page 35 141 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc). (See Section Mfor more information.) 5. The development will not be detrimental to the public health,safety or general welfare; and, Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis and has approved the proposed road layout and connections to adjacent arterials. 6. The development preserves significant natural,scenic or historic features. Staff is unaware of any significant natural, scenic, or historic features that exist on this site that require preserving. D. Private Street Findings: In order to approve the application,the director shall find the following: 1. The design of the private street meets the requirements of this article; The Director finds that the design of the proposed private streets complies with the standards listed in UDC 11-317--4. 2. Granting approval of the private street would not cause damage,hazard,or nuisance,or other detriment to persons,property,or uses in the vicinity; and The Director finds that the proposed private streets would not cause damage, hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity if all conditions of approval are met. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. (Ord. 05-1170,8-30-2005,eff. 9-15-2005) The Director finds the use and location of the private streets do not conflict with the comprehensive plan or the regional transportation plan because the proposed design meets all UDC standards, and the project is also extending the required public streets through the site. 4. The proposed residential development(if applicable)is a mew or gated development. (Ord. 10-1463, 11-3-2010,eff. 11-8-2010) The Director finds the proposed residential development is a mew development by having a majority of the units facing green space instead of the adjacent streets. Page 36 142 E IDIAN;--- Applicant Presentation APEX ZENITH Meridian Planning & Zoning Commission December 19 , 2024 ��� BRIGHTON Project APEX NW Apex Zenith is --•-- T approximately 150-acres at the intersection of Meridian and :, - :x { APEX SE 0 Lake Hazel - Ili Roads ' x• APEX ZENITH BRIGHTON Apex Zenith The Pinnacle Community JAK to, 'ICI • 'e N j 4 ' • Illllll� �M III - - a rl r r urlrfl,llll�irl } I�IIIIIIIIAl1IlI11; `IIII■III'111111111� -- '� `IIIII1111 Imm�l �•N'orth"west _,,�,,, Irllnk�nllirin nnul��Inml � , . an b. . - NAP __ —_ ` 'Mt ZMISS vertex IIr � �;: •�url z. Ga ON c-earl � 1 +� "=I MR sip 11111111 == a z �� z A = ma 11111111.BE WE a g o A. �i �.lrca`�ullulut �narirr"��rrlr ii . -;- BRIGHTON Pinnacle So Far. . . I Eel I I Eel I 9 oc '�:. 9hron comjO - • • . • . w • CONCEPTUAL,SUBJECTIFOCHANGE BRIGHTON2 - - ' • i ' - - � • - �:� ._ �rI r1I1111lI;l1l�1111 r�5_�,tu�" r s.s.lk -_<� y111111111;IIIIIIIII� m �a; • • • �nnirm+lnnnn� , arirarrrwr a . s, - - 3FuluKtH 15DEVEWPMENT nnua rnnn t 114, FUTURE _ 6 • - - $�� ' 11q �IIIIti� �IIti11 �� �s;..,- _- • fI11111I111. �rllllllr�llrrr1�11 _ --- - - -_- --- - - -- - - - ----- - - -- � '`..Sublimity -;- BRIGHTON Comprehensive Plan — Future Land Use . , . ft AMITY -. Idaho Power • '' MU-C MU-N LU Ci►+ic 0 Low Density • . • . , � Residential LU n1TT-Rcr • _ , Uj Med-High ME 0 + + Uj Density Residential + + �' +� • • , • , • • • �Nedium • � Density APEX ZENITH CURRENT FLUM Residentia! Low Density � Residential BRIGHTON Current Zoning R4 00 FAJLN17�GRM MUM ------ NO 02i:A-XflM) �oi, WARM"NO 04 L, ---------- ------------- j kit" ------------------- Sol[TMFLN _ffL,,DS PM,FS PREVAIL14002 HIGHLANDS m -------- FAIM PHAJE 01 02 "Noft 901, R�S UPPLA-No \< HEGHLANMS HU"'S C i FX 001 R-4 NO 03 1 5A 01"mn'0, 02 ---- SKY En NWR MESA NO 04 The west ha lf of BLICKROCK SKY 1VSESA (ARM PHASE 1P �=c IMILIS, SELAFER%TEW ESTATES �-40 01 COKMON'S C' R R-2 : 03 NO 01 the Apex Zenith R-4 ---------------------- -------------- ----------- --------------- - —----------- -VkDER 'ENDPR�_ MEPRES6AT Y--%ST RIDGEN001 SKY3ESA I-M HEIGHTS CT 4wms,� T MIGHLANDS FARM PHASE I No 03 N rRI k, site w a s a n n e xe d C-G DID. RJDCL: NO 01 NDER�EIGEIT:�NCW--NGM�' t 1AVF ;AP (/r.. TLW FARM nanl 42 E LAKE HAZEL _jAj FARM N m IF i- i n 2016 with I STUCKER R4 ------ AM -�OuTmusr KTIP an R-4 NO 01 R-8 \ R-2 EOU Li 4* R*A '100 `' ________ h o l d ing zone*"' -iow -------- • ?414r.� DERRY -------------- 0 6 VXX Vol R-4 LARE110 ESTAM ................ LIPE ZENITH CURRENT ZONING -96o- BRIGHTON Proposed Applications Apex Zenith begins with the proposed applications: For Commission Consideration & Recommendation • Rezone west half (71 .7 acres) from R-4 to GG • Annex east half (77.71 acres) with GG and R-15 zoning For City Council Action • Approve proposed rezone & annexation • Approve "new" DA for entire 150-acre mixed-use project • Grant Meridian Rd & Lake Hazel Rd access waivers Then concludes with Property Boundary Adjustments • Adjust 5 existing parcels for first commercial building sites BRIGHTON Lan • Use LAKE EL RD — - ...-.........- _ .-- m., - - - Mu Proposed 4 ...... MEDI�CA ff aFFIC F IL uses & zoning REGIONAL C-G Zoning '100,000 S.F. _-- OMMERCIAL ; �i N.A.R. comply with the -G Zoning Lo I]MBINED BUILDING 4; MEDIUM-HIG -.. � + _ DENSITY Comprehensive a E�` ���,°°� �.F. epicted internal ��i RESIDENTIA streets—s !re Prevail & Plan FLUM Aristocrat—are public, � subject to AGHD design W BaE�aKDaww ;'iF ' stalndards and approval designations a iig Box I Warehouse- ;�I R-15 Zoning pp Q' - 346,000 S.F. ' J en Retail-1 S.F. BREAKDOWN - `T u � Density: 8-15 0 .fa 1-family Units TBD in Futur f' TBD Applications I i -- - (ni![1MILi COLLECTOR] - - -- _ ARISTOC _ _ - XfD-M)L€COLLECTORJ I L II i� APEX ZENITH LAND USE CONCEPT OCTOBER 2024—SUBJECT TO CHANGE 4911, BRIGHTON Proposed Rezoning & Annexation LAKE HAZEL 00e • Rezone west7 ANNEX WITH half from R-4 ; C-G ZONING ' to C-G R=4 ■ REZONE ; • Annex east FROM R-4i ANNEX! WITH Wj TO C-G 1 half with ; R-'15ZONING ; A * SOLTT ■ ■ C-G " oat l " f ' and R- 15 Zoning '� • ■ � Ro. a . APEX ZENITH — PROPOSED ZON114G BRIGHTON Amen • • Zoning %�] ---------- -- +i APEX �- i F LAVENDEN ORTIIWE,IT , HEIGHTS rro 02 ;R-'15 !, No a3 Ii i C-G Zoning, askD-- _ ��- - E LAKE HAZEL N°�' ' } proposed, with IP C-G \ ; 1 commercial APEX SOUTHEAST KARR ■ No OI t5 zoning lloat -i A ----------- ----- ' = C-G into the MHDR SOUTHEAST designation - -+ - ■ I�I;S�U _ - R-4 ` APEX ZENITH — AMENDED ZONING 1 4?01 BRIGHTON Development Parcels i The LAKEr -EL RD - • I concludes with twoMEDICAL regional commercial ----� and �- rREGIONAL medical/professional k COMMERCIAL building sites - --- a - oc "SECOND STEP" UJ COMMERCIAL 1 RETAIL �1 - ( Second Step," planning IVIEDIUn�I HIGH o and platting will detail ! DENSITY RESIDENTIAL (subject to approval of more mixed-use commercial detailed development planning and di preliminary plat applications) and residential - - - develo ment or the p f remainder of the ' AMEXZENITH project)) PBA D PHASING PLAN BRIGHTON Lake Hazel R • . • Improvement COMPLETED LAKE HAZEL RD - — _- l `�{& SITE ACCESS INTERSECTION � - - "���`�� ��-��--�� ��r• _, a� r. IMPROVEMENTS .va 1ww'.. . W oel r. - MEM r- - r- .F-4 asonvr.'.�aeier �,� .:•s»os,.u:�i:.«e+�.:.:t� ''-r .' => W W - :-.fie,. --- low ti 5 vy 4901, BRIGHTON Site Ai Roadways LAKE EL RD Site Access/Roadway = _ RO • FULL - CCESS i Improvements ACCESS WAIVER701 • Commence Phase A oR��E AISLE 1 _ CONSTRUCTION by June 2025 PHASE 1W1 • " " • public street i Commence Phase B p o _ - • private drive aisle W by August 2025 N MEST - 0 CONSTRUCTION c� 1n PHASE "B" 'F"- (Site improvements z • public street to be completed bVI PROPOSED SIGNAL (Intersections & signals depicted August of 2026 for ' as proposed in the TIS scope i ARISTOCRAT DR ARISTOCRAT OR accepted by ITD and AGHD) F regional commercial *"F - -- LL user opening) ACCESS APEX ZENITH "FIRST STEP" STREETS & DRIVE AISLES -qflo- BRIGHTON Conditions of Approval We concur with the staff site-specific Conditions of Approval with the requested modifications : ■ Section IV.A. 1 . h, second dash : Modify to state "install landscape buffer as shown in exhibit "Zenith Buffer Exhibit" o Justification : This exhibit provides details of timing of completion for various roadway buffers. ■ Section IV.A. 1. 1, first dash : Remove " 0 " from condition o Justification : ACHD is the approving body for street sections, so this should be removed from the city conditions. 49,11- BRIGHTON Conclusion "First Step "" Apex Zenith Application Requests : That the Commission recommend approval of • Rezoning of the west 71.7 acres from R-4 to C-G • Annexation of the east 77.71 acres with C-G & R-15 zoning and expresses support for • Anew DA encompassing the entire mixed-use project • Meridian Rd & Lake Hazel Rd access waivers • Commercial site parcel adjustments -f BRIGHTON Discussion 4901, BRIGHTON Property Boundary Adjustments Adjust the 5 existing parcels 3 2 APEX « to create the First Step" 4 ZENITH i commercial sites following PBA PARCEL rezoning & annexation . . . ° PHASING - a T EPhcio � p y W aG<Z pp 3 4 o e s, PARCEL # _ 1 - S1406223153 n 2 - S1406223014 3 - S1406212601 _ 4 - S1406212401 I 5 - S1406244200 KRISTOCRAT DR _® - r . i = u . . . as depicted on the following slide { APEX ZENITH PARCELS BRIGHTON Sidewall<s and Pathways LAKE EL RD �— - 4AMMEMMEalaa T - - --- Many new ---- sidewalks and is ••..,, -_ ;; r_ multiuse pathways 1 — areproposed to be constructed to connect Zenith to the greater 5' concrete sidewalk I 'I01 concrete multi-use path PINNACLE 101 asphalt multi-use path Comm unity a n d ARosT�GRACOLLTORJ - (Internal pedestrian connections TBD in the(MI -- "Second Step" planning process) surrounding APEX ZENITH PEDESTRIAN PLAN nei• ghborhoods GCTCBER 2024-SUBJECT TO CHANGE 20 BRIGHTON Landscape Buffer Completion Timing IIIIIIIIRIR! __ el Rod _ II LRDAD -e L ........................v` ........................... .....-.3 II IIII �.......................................................... [ c C = Full Buffer with Step 1 !II s 1-----------------i f I o i i = Buffer between curb and sidewalk completed with Step FUTURE PR-STREET 1, full buffer completed with Building CZC II iQ = Buffer with Future Final Plat - I — Futu $ ._.i.re_St. ............................... a Az ^' L II II I � I --- I I� II Future: Aristocrat Dr. � II R(IIII .. •= 21_ I IIII II City of Kuna BRIGHTON Design Guidelines TEN *' M I L E DESIGN GUIDELINES C R O S S i iV G DESIGN GUIDELINES ARCHITECTURAL 04 Label Architectural Element the uses,and the physical adjacencies. appropriate for the overall building mass A Entryway emphasis through Commercial buildings may vary in height and composition. O architecture form and material with articulation of facades that may include stepping in plan and elevation. Use pedestrian scale and landscape © Firstnmrpedestrian-scaled features design elements such as lighting, The following guidelines apply: awnings,trees or other site elements to © Parapet articulation relates to visually relate and transition buildings to architecture below • Articulate facades through massing, O ors Exterihading contributes to material change,color variation, the ground plane. building articulation • , overlapping planes,reveals and shading Where building designs incorporate E Fenestration pattern and projection devices. multiple stories,or multiple floor height O contributes to building articulation t t Articulate building forms,including equivalents integrate at least one field O Screening ofinechanicalequipment F or accent color,material,or architectural by parapet or screen-wall but not limited to:massing,walls, feature used on lower stories,on the 04 parapets and roofs,with appropriately upper stories. © Lisa lb Lisa spaces scaled and proportioned modulations • that contribute to the development Building designs with multiple stories use vertical elements to add _ of aesthetic building designs and must provide proportionally taller O emphasis and diversity to building compositions. facades List --- � 'p ground-level facades adjacent to public .Such roadways and public spaces.Provide -- Incorporate design principles to include d • floor-to-ceiling heights,or floor-to-floor t rhythm,repetition,framing,depth and/ from 10to 16 feet. 5' or proportion. than - -- — t Align reveals with architectural elements ssity of c. Scale and Proportion to be harmonious with building s. I Development should consider the scale proportion and massing. ng t' •" of surrounding buildings,including H at the relationships to existing residential _______ F ewsof yY F� A n areas,as well as an appropriate height, C�u IDIAN mass,and form scaled for the built - ( support - � � � environment L �E� i I M[d!'Gl; ors 0 •� The following guidelines apply: r- - J _I -- Il be gs of r Roof and parapet modulation and � '-�— - '�'� -- - � � - � �.P I , P P � ping or ) t articulation shall correspond to and ——— —————— 'tally r �I _ be harmonious with building massing s and articulation.Its scale should be g,must Figure 25—Form and massing diagram for large format Retail buildings r, - . etic of TEN '•M 1 L E 32 with. nd 'rod ned _ supporting(see Figure 31.1 on page 37 and concealed with landscaping(see �l a- - - 0. 0 i and Appendix A.1,Existing Landscape Figure 31.2 on pace 37). _ Screening Photo Library on page A-5 for 0 examples of acceptable screening). The following guidelines apply: _ Dumpsters must have hinged tops to prevent unsightliness,blowing oftrash _ around the site,as well as wildlife access. Figure 30—Material palette for Commercial buildings TEN❖MILE 36 22