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HomeMy WebLinkAboutCC - Commission Recommendation and Staff Report 1-14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,­, DEPARTMENT REPORT HEARING 1/14/2025 Legend DATE: Project Location 0 TO: Mayor& City Council :::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. I. 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: Approval D. Decision Council: I1. 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 • 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� I1I. 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 III. Staff Analysis portion of the MHDR spanning across the Rawson Canal(approximately 11 acres)be zoned C-G. This would float the MU-R FLUM designation into the MHDR designation. The comprehensive plan supports the float of C-G zoning into the area designated as MHDR with the inclusion of the following elements: Plazas between commercial and residential including a main focal point, active and shared open space within the mixed-use designation and neighboring uses,a mix of three (3)different uses, and 8-foot parkways with on-street parking. The applicant has not provided these details with this application; however,these elements will be a provision in the Development Agreement. Staff is supportive of the float because it will add a critical third use to the development in the form of employment,however,the applicant will be held to the inclusion of the elements listed above. The Planning and Zoning Commission and City Council should evaluate the float and project to determine if other design elements should be incorporated in the overall development. The subject development is proposed to be completed in two phases. The first phase is going to include three buildings on the northwestern portion of the site. The applicant has provided a concept plan for phase one indicating where the three buildings are located. Staff has determined that details for development of phase two will be required through a development agreement modification. Phase one will be restricted to three building permits before a development agreement modification with additional details will be triggered. Below staff has compiled a development consistency matrix how and when compliance is to occur with development of the property. City of Meridian 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 3.06.0213 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 for the future phases. Staff has concerns with this approach as many key elements of 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& 3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided with development. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 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 ImpksC4nCrrtS 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 through infl1tration 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 allowed to remain shall be subicct to evaluation and possible massignmeni of street uddm.5sing to be i n cornpl;,snvc wt 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) ACfW A+k P+�rwg prow Mi��Cdd,YoR ! 19r'S�GaYlhww.4neR Date: Oelobt�r 29,2024 To[ Amanda lvict+lutt,via email Staff Cor3twt:KaraLeigh Troyer,Planner Project Descrlptlon Apex zenith Trip Generation: Upgeneraripn will WileterminedE)�on thetrafflKimpactstuay. t required 1.3 Yes ACH ■ wes c m"nts, 'ihp 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*Orly.Wkh 0 FUILIF!devvrv'grrent OPP&'Nion.I his# rnMary Will b• updated wr2fiect th*devetaOment and im impact. conroecting you to mom +dacmrirynigh"rrmIr.T-srfsrdanmScmm-ravenCAy.ID-B3TI4-PH,robb7-luo-Fx]a&W.5D-wwaaftldllrr W 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 Idaho Transportation Department V. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Commission finds the applicant's proposal to annex and rezone a total of 149.41 acres of land with the C-G and R-1 S zoning is consistent with the Mixed Use Regional and Medium to High Density Residential FLUM 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; The Commission 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; The Commission finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed industrial use should be conducted entirely within a structure. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The Commission 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. The Commission finds the proposed annexation is in the best interest of the city. VI. ACTION A. Staff: Staff recommends approval of the proposed annexation and rezone with the requirement of a Development Agreement. B. Commission: The Meridian Planning&Zoning Commission heard these items on December 19t'', 2024. At the public hearing,the Commission moved to recommend approval of the subject Annexation,Rezone and Development Agreement Modification requests. 1. Summary of Commission public hearing_ a. In favor: Jon Wardle b. In opposition:None c. Commenting d. Written testimony: Amanda McNutt e. Staff presenting application:Nick Napoli f Other Staff commenting on application:None 2. Key issue(s)of public testimony a. None 3. Key issue(s)of discussion by Commission: a. None^ 4. Commission change(s)to Staff recommendation: a. The Commission recommended the following changes to two DA Provisions: - H.2: "Install landscape buffers as shown in the exhibit F." - I.1: "Include the following elements with phase 2: Plazas between commercial and residential include a main focal point, active and City of Meridian I Department Report VI. Action 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 traffic calming such as bulb-outs." 5. Outstandingissue(s)sus)for City Council: a. Consider the Commissions changes to staff s DA provisions. C. City Council: Pending City of Meridian I Department Report VI. Action VII. EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial 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 1 Med-High MU-C Density Residential Medium !� Density ® Residential 1 1 Low Density Residential 4. Planned Development Map Legend Project Location e � ;- Area of Impact T=` City Limits Planned Parcels , 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 o - • 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 F. Landscape Buffer Exhibit - ,_ _ . I III II i �•�.,....�,.�.� I I j II II j -�------------ +III �------------•-i------ I j II II I � I E It II I R I City of Meridian 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 ���-�� �-�, � -�� H. 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 describe0 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 $90ipn rp,tlwnco following tha northerly Ilne DF saltl Norilure&1 114.58TQ'12'E a tlllince of 1,1139,9R feet tip rhePMTOFi}E61NNING_ TberKL-fpllpwing raid rhorlhwly Ina,!Asi Ar1YE a cktarxe of J,2341i fret; Thencpraaving said nordmrlyllnc SWJ2'26'W adaiauceOf571.21fmle TbenceiNN'd2'12'Wa diaterhee 6F2.389A5ieet; -Me rif a 505'23'la'E a dhtawe of 17223 feet, Theme 5933 fW Moog the we of p ru tp tJw FLSM.sald cons having a eadlus or 5O0.01)feel,ddelta ingk 04)54Y172',a chord bcar'oh6 of S03'O24YE a nA a;thdrd dEstaa{e OF 58,29 reet- Tlhemm 5DD'17'dW'W a dice aF 5M.611eetr Themte 57.35 feet ab%the arc of a cuov to I'm r401ht said curyR Nwwhg a radlus of 5M.00 fret,a gbzlta uNle al CIS'57 r",p hdhord bvMrtrall Pf 5Gd"33'4IVW,rr►d a Chard dlsvm:e of 57,92 feet; Trww,1PK'66'3a-Wa dance of iJS.3.3 Feel Thence 57.95 Frei along the art of a curve to IFx leh,Bald curye having it rac]Ws of SMCC k Ltt a rklta argle of OG97'-4IY,a dwrd Warllsg pd 5t7$'}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 ssl6 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 s,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 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' Gaa'errfmrt I {,awemmert Lo;a ISGs S'� . 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 O N'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.Aristo 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 AFWfiamOff the tin crF the r.W11#ai5er-C TM.RiE.W,City ofWkrWlrn.AbCaumcp.Idpha City of Meridian Department Report VII. Exhibits I. 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 N dh hard i Easz,o m.,cllyol wroian,Ada County,Nina tieing more partllWariv des rtbWas k1mr MQNNWG at a"-Fnrh rebar markfna 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$00-00 feet.a delta arlele*f06'3T'4b',a chord hearing of NO3'3b'44'f and a chord dfstaince of 57.52 fee#, #hence NUd'95'AYl!a dlstame of IBM feel; Tbente 57.85 feet along the arc of a curve to the lefts Bald curve hruitg a radius of 9M.00 feet,a&*a arght of 0b'37 W,t Chard bearogof N43'4V4o'E,and a chard dlstanceof 57.92 feet; Thence N00`17'48'E a dlslance of 4535,61 f 22#; Thence 5833 feet along the an or a curve to the[ell,sald curve heyWq a rddk4s of 5M.UG*d t.A ppga angle of DW43'b2"r a chard hear ft of NO3'04'A2"W and a chord dManre of 58.29 Feet; Tbgr"Na6'33'14'W 4 dlstArioe of 172.03 feel; The4to 589'42'12"E a Alslanoe 44 1.189.45 feet; Thence 5Dd'12'26"W a dMance of 756.18 kel to a Inch rebar on Ihie soulherlp drys of Gavemment Lot 3; Thence fakwV@ sold soulherlW ine,59K1'21'.I r'E a dbtwre of 70.919 feet to a 5}8-in€>h Fabar marking tha sauthract canny r of said Gorvrrwmet Loll 3;; Thence leaving Bald soulhierly line and fa New'in V*tasterFV Wne of the Southeast 114 Df the Northwest 1/4.50n'0b'25"4V a d+stanre of 1,124A2 feed to the MKT OF BlIMI KING. Said parcel contans a total of 58.52 acres,fnore or km and 4 rrobjer#to at em ing easemenft anWor Vts-of-waVofrecorda rmphed. Attmchedhe4,ew Is Exhii wt 9md by this d 4mrtce Is maAde a pan hereof. L dA 1 469,, o T ' sm nwuth Drsco4ery Vfag.Solfa,Idaho 6771#-3eR.6S9 ms•MrrMnlllp wrn City of Meridian I Department Report VII. Exhibits NE CORNER G4^fT LW 3 £We Hbtd R0. Pvc-" af* Mew �M NA' CO$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{� $ECTIOM I fb 9 � C0Rf432 F�1" y 12�4.9G' SEMN 4 419722'Sd°R 1:20.93' SF E DRr. R Unplattdd Unprotted GDv r LOi S W.Ari=UiPr On G4varnrrwnt 1.010 L} SDQ woo ISM 8 Plan Scale:P 4s 5C0' CURIA TABLE LJN1:TA3 t CURVE RA4H.S TEh6TH WL7A C.HMOR* CHWD Lll4e IEmNG I vISTARCt c1 544,40 57.E3' ilrP ' N l-M'40'E 57-82' rri WV23'Td'R 1719 ' C2 540,00� 57.1W 637'49' N133'3E'4E1"f 57-112' C3 5E1E1,44' 58.33' Er4l'C,2' MOMY4]"k 50,20' E N G 1 H A E t d W S i 7:5 Nrilk88GOKIF V017 � ]flI4C-10F14lT1Y � �Inl cn w� Exhibit 8 °- Annexation with R•15 Zone 9V'F i•Mr},5[Ja llfjJC 11 G:5 SHEET. Zenithuhf�nlsia I OF I OLPertenufth-eE 1(2 of Tlst KW L14 or'Seu'Lon 6.I2N,RSE.9M,clir of MerldlaM Ada Countyr Idaho City of Meridian I Department Report VII. Exhibits J. Rezone Legal Description&Exhibit Map lum Elm BI ME E#rura S rob&24,2024 projoct No.22-075 !4lra Zubnlllr su bdlvlsion ExhlbltA LesolV*KTi unforROxorroFromR-4is4+G A parcel of land being a all a M*mment Lei 4 ants a phr[lo n 01 GOventnrttll L8t 5 of SECtR tt 6, Tawrnh+p 2 North.Rmp 1 Eafl,OAT-Cilyaf Mer+di;o.Ads County,Ida ha WrK+Wore vartlm4efr dewhined as follows' BEGINNING at an aturninurn cap maririv Iho Northwest corner aFWd Sed ion 6,wNClr blears r"$r4Z'12'w a dialAfem of.Z,49p.$1 feet From a SM-Inch rehar marking the Northeast caanef of Government Lot 3 of said Section 6,thence full wing the northerly line ofsaId Gcw&r4Merlt LOt4, SO4'42'12'E a didwKm of 1,M.90 fuel to 6w no ri heart[OFneF of said Goverr,miml Let 4; Thence leavingstdd northerly Yne and followinS the easterly line of said Government Lai 4,Sdf]'2.6'49'W a dlstan€eof 1.326.1 S fec4totlr a southeast corner 01 said Government Lot 4Invrlheast corn@rol Gvvrtrnmunl Lod 5�; Thence ktavrfng dad ea5tefty llne,�f Gommment Lot 4 and followlrlg thie easterly Ilse OFGowEFnMtnt Lot 5,501726'49rWadisrarrce Of 1,32251 feet la a brass Gap rnarking the southeast comer of said Goverornerk Lot 3; Thence k awkV said easterly klnearid fgJlowing the smlherly llne of Bald Gnuemment Lot 5, N:BT22'S W a distance of 350.OEI feet to 5/&inctr rebari ThL,"d ladvirig saW soul herly tint,N00`31110"E 4 dl9klenGf of 23.5a feet la the NnterlUleof W. Arlsto<rat Or, TWntar fallowing said centerline the faltowins two 121 courws: I- N89`23's0"4+t a d tsnee of A29.Q3 fret; 2- 9)_Ql Feet akpng tare ark of a curve to the left,sa Id curve having a rarm"of iiso.00 feet a deity a robe of 29'36'22',a duwd bearfrtg 01579-4WSSrW,and a th ord dista nit of 9,1 AS feet to lire sautha4y line of m Id rsowernrnerrt lot 5, Thence lewoind said centefdIEe and following said southerly"ner H29*22rWrW a dis7anop of 340.69 fiMt to an alumina m cap mlarkrngthe West 1J4 corner vF said 5ectran 6; The nee iesving said soutflerry Me and fol Iawlag We westerly Irne of seed Gweerwwrrt Lol$. N0751'06"E a distance of 369.97 fec,t, Thence Ienl-M paid westerty Ilner S99'lf9'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 dlssance of SAGO feet to a 0-Inch rebar, Thence NSWST15"f a dislanceof 1430017 feet to a S f2,Inch rebar; Thence NW51'a6 €a distance 15G,D0 feet to a LDS+nsh reber; Thence WSQ'1S"W a fbjUjK*of I06.70 feet to a 5{S.Inch rebor o n 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 tearing said weswrty line ofGoverrlMerit Lot 5 and following the wmterly line ofr.ald 13oueie17"t Lot 4,NUD 51't]fi"E a d►stanee of 1,32oLW Feel 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 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