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Home My WebLink AboutCC - Commission Recommendation and Staff Report for 1-14 COMMUNITY DEVELOPMENT CjfE IDIAN DEPARTMENT REPORT HEARING 1/14/2025 legend DATE: � Project Location 90 TO: Mayor& City Council Area of Impact = City Limits FROM: Linda Ritter,Associate Planner O analysis fi 208-884-5533 - -------- Iritter@merifiancity.org APPLICANT: Dominic Pera,JGT Architecture If SUBJECT: H-2024-0053 3970 E. Overland Road-AZ LOCATION: 3970 E. Overland Road, located in a ;; o portion of the SE 1/4 of the SW 1/4 of Section 16,Township 3N,Range 1E, parcel: S 1116347191 I. PROJECT OVERVIEW A. Summary Annexation and zoning of 1.120-acres of land from the R-1 zone in Ada County to the General Retail and Service Commercial District(C-G)zoning district to construct a 4,800 square foot multi-tenant building with a portion being used for a restaurant. B. Issues/Waivers • Applicant is requesting a reduction of the 25-foot landscape buffer adjacent to the residential properties to the north and east. Property is in probate therefore staff cannot verify the letter received authorizing the landscape buffer reduction. The applicant is seeking a Council waiver to reduce the required landscape buffer as allowed under the UDC. C. Recommendation Staff: Staff recommends approval of the requested annexation per the conditions of approval included in Section IV in accord accordance with Findings in Section V. Commission: Approval D. Decision City of Meridian I Department Report 1. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Commercial - Existing Zoning R-1 Ada County VII.A.2 Proposed Zoning General Retail and Service Commercial District(C-G) Adopted FLUM Designation Mixed-Use Regional(MU-RG) VII.A.3 Proposed FLUM Designation Mixed-Use Regional(MU-RG) Table 2: Process Facts Description Details Preapplication Meeting date 9/24/2024 Neighborhood Meeting 7/23/2024 Site posting date 11/15/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IVY • Comments Received Yes/Staff Report - • Commission Action No - Required • Access Topaz Avenue via E. Overland Road - • Traffic Level of Service Overland Road—Better than"E" - ITD Comments Received Yes/Email stating no comments for this project IV.G Meridian Public Works Wastewater IV.B • Distance to Mainline Sewer main is available in Topaz Ave • Impacts or Concerns See plat conditions Meridian Public Works Water IV.B • Distance to Mainline Water available at the site • Impacts or Concerns • Applicant will be required to extend water main down Topaz Ave.to their North boundary. • Engineer to verify if there is a well onsite.If a well is located on the site it must be abandoned per regulatory requirements and proof of abandonment must be provided to the City. • Water meter should come off the line in Topaz Avenue. Note: See City/Agency Comments and Conditions Section and public record for all department/agency comments received. 3970 E. Overland Rd.H-2024-0053(copy this link into a separate browser). City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S1116347191 Date Retrieved:2024/10/25 Parcel Count Parcel Acreage Infill Indicator: Surrounding Area AIMI 94 215 18% Vot city 1& ® City Limits 1,713 1,008. ■ Not City Household Household& Population Growth Households 02020 Population Change:9.9% Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 Use Types Residential Addresses All Addresses ■ Single-family 41% 32% 21% Multi-family 59 47% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 500 1000 1500 2000 0 500 1000 1500 ■ Single-family ® Multi-family See 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 COUI)t is based on Vehicles per hour{VPH} Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Overland Road 208-feet Principal Arterial 927 Better than °E" Topaz Avenue 162-feet Collector hl1A VA x Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH)_ x Acceptable level of service for a two-lane collector is 'D" (425 VPH). Notes: See 0. Figure 3: Service Impact Summary ImpactService . ■ Ready Marginal Caution o�y� vat �ae� F�t� o\`ce �a a��'•� .`o� �a\� �i\�e �a\� 00 011 o0 Qa Q- Notes: See Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The Future Land Use Map(FLUM)designates the area proposed to be annexed as "Mixed-Use Regional,"which is intended to encourage a balanced blend of employment opportunities,retail, residential dwellings, and public uses,particularly in areas near major arterial intersections. This designation supports a diverse and integrated community where residents can live,work, and shop without needing to travel far. The applicant is proposing a 4,800 square foot multi-tenant building with a restaurant. This site is part of a larger Mixed-use Regional area,and the developable area is less than an acre therefore, staff has not provided a full analysis on how the project meets the design concepts of the plan. Table 4: Proiect Overview Description Details History Located within Ada County and zoned Rl Physical Features Within the floodplain Acreage 1.21 acres B. History Located within Ada County and zoned R1. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The current use of the property is residential with several existing buildings on the property. The property consists of one home and two outbuildings. All structures will be removed, and the existing well and septic system will be abandoned as required. The applicant will need to submit a Certificate of Zoning Compliance(CZC) and Design Review (DES) application for review and approval prior to building submittal. 2. Proposed Use Analysis (UDC 11-2): The proposed use "restaurant"is a principally permitted use in the C-G zoning district. 3. Dimensional Standards (UDC 11-2): The proposal will be required to meet the dimensional standards for setbacks,parking requirements, maximum building height, landscape buffers and landscape requirements and for the C-G zoning district. 4. Specific Use Standards (UDC 11-4-3): The proposal shall meet the requirement of the specific use standards for a restaurant per UDC 11-4-3-49.At a minimum, one (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. D. Design Standards Analysis 1. Existing structure and Site Design Standards(Comp Plan 3.07.02A, Comp Plan 5.01.02D UDC 11-3A-19): Require pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments. City of Meridian I Department Report III. Staff Analysis Require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. Buildings shall be designed in accord with the "City of Meridian Architectural Standards Manual." Per UDC 11-3A-19 pedestrian walkways shall provide a continuous walkway that is a minimum of five(5)feet in width from the perimeter sidewalk to the main building entrance(s)for nonresidential uses. The internal pedestrian walkway shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets Per UDC 11-3B-8,the intent of these requirements is to ensure the long term and consistent maintenance of landscape buffers along streets that improve the visual quality of the streetscape,unify diverse architecture,and carry out the comprehensive plan policies related to promoting attractive street(s)and street beautification. The applicant is proposing water conserving design to reduce the required buffer along Overland Road by fifty(50%)percent as allowed per UDC 11-3B-50. ii. Parking lot landscaping Per UDC 11-3B-8,the purpose of perimeter and internal parking lot landscaping is to soften and mitigate the visual and heat island effect of a large expanse of asphalt in parking lots, and to improve the safety and comfort of pedestrians. The applicant needs to add an additional landscape island along the north side of the building as no linear grouping of parking spaces shall exceed twelve(12) in a row, without an internal planter island. The planter island shall run the length of the parking space and may be reduced by two (2)feet to allow for improved vehicular maneuvering. iii. Landscape buffers to adjoining uses Per UDC 11-3B-9, a landscape buffer is required in the C-N, C-C, C-G,L-O, M-E,H-E, and I-L districts on any parcel sharing a contiguous lot line with a residential land use. The landscape buffer is required in the I-H district on any property sharing a contiguous lot line with a nonindustrial use. The single-family residence to the north and the east will be required to be screened with a twenty-five(25)foot landscape buffer and a six(6)foot privacy fence. The applicant is requesting a reduction of the 25 foot landscape buffer adjacent to the residential properties to the north and east. The property is currently in probate therefore staff cannot verify the letter received authorizing the landscape buffer reduction. The applicant has the option of requesting permission from the probate court or requesting a waiver to reduce their landscape buffers. The applicant is requesting a Council waiver to reduce the landscape buffer to the residential use down to fifteen (15)feet. iv. Tree preservation The applicant will be required to submit tree protection and mitigation plans to City Arborist. Per UDC 11-3B-10, the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. v. Storm integration An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. City of Meridian I Department Report III. Staff Analysis 3. Parking (UDC 11-3C): i. Nonresidential parking analysis Per UDC 11-3C commercial buildings require one(1)parking space for every two hundred(250)square feet of gross floor area for restaurants. The total number of parking spaces required is nineteen (19). The applicant is proposing thirty-seven (37) parking spaces which exceeds the required number parking spaces for this proposal. NOTE: The parking for the site will be reduced by one stall due to the requirement for the applicant to provide another planter island along the north side of the building as mentioned above. ii. Bicycle parking analysis Per UDC 11-3C-6.G One (1) bicycle parking space shall be provided for every twenty- five(25)proposed vehicle parking spaces or portion thereof, except for single-family residences, two-family duplexes, and townhouses. Based on the thirty-seven (37)parking spaces provided, a total of two (2) bicycle parking spaces is required. 4. Building Elevations (Comp Plan 5.01.02D, Architectural Standards Manual): Conceptual building elevations were submitted for the proposed structure as shown in Section VII.F. Building materials consist of stucco, stone, wood and metal accent. Final design is required to comply with the design standards in the Architectural Standards Manual and recorded development agreement. The Comprehensive Plan's goal is to require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. 5. Fencing (UDC 11-3A-6, 11-3A-7): The applicant is proposing to install a six(6)foot high vinyl fence along the northern property line. The applicant will need to provide fencing on the residential portion on the east side of the property. Fencing shall comply with the requirements outlined in UDC H- 3A-7. E. Transportation Analysis 1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4): Access to the property is from S. Topez Avenue via E. Overland Road in accord with UDC 11-3A-3. The applicant shall be required to grant cross-access/ingress-egress to adjoining properties by a recorded easement per UDC 11-3A-3A.2. NOTE: The property to the east was only required to provide cross access if the existing storage yard is ever converted to parking in the future. 2. Sidewalks (UDC 11-3A-17): All sidewalks constructed as part of this proposal are required to comply with the standards listed in UDC 11-3A-17. The applicant is proposing sidewalks along the west side of the property along S. Topez Avenue. F. Services Analysis 1. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided with this development as set forth in UDC 11-3A-15. City of Meridian I Department Report 11I. Staff Analysis 2. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11- 3A-18. 3. Utilities (Comp Plan 3.03.03A, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main,fire hydrant and water service require a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum,incorporate the following provisions: a. Future development of this site shall be generally consistent with the concept plan and conceptual building elevations included in Section IV and the provisions contained herein. b. Direct access to E. Overland Road is prohibited. c. Provide a 25-foot landscape buffer to the north and east along the north side of the property along with a six(6) foot privacy fence to block headlines from the residential property unless waived by Council. d. The applicant shall be required to grant cross-access/ingress-egress to adjoining property to the east by a recorded easement. A copy of the easement shall be submitted with the certificate of zoning compliance application. e. A Certificate of Zoning Compliance(CZC) and Design Review application shall be submitted and approved for the proposed commercial building prior to submittal of a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-49; the design standards listed in the Architectural Standards Manual. f. Future development of the site shall comply with the ordinances in effect at the time of development. g. Development of the subject property shall comply with the C -G standards listed in UDC 11-2B- 3. The only uses allowed on the subject property are as follows: City of Meridian I Department Report IV. City/Agency Comments &Conditions • Restaurant-excluding drive-through • Flex Space; • Retail Sales; • Professional and personal service; and • Office. h. Business hours of operation within the C-G District shall be limited from 6:00 a.m. to 11:00 p.m. when the property abuts a residential use or district. B. Meridian Public Works See public record(copy the link into a separate browser) https://weblink.meridianciN.org/WebLink/Browse.aspx?id=365356&dbid=0&repo=Meridian Cit Y C. Meridian Park's Department 1. Submit tree protection and mitigation plans to City Arborist. D. Idaho Department of Environmental Quality(DEQ) See public record(copy the link into a separate browser) https://weblink.meridiancioy.orkIWebLinkIBrowse.aspx?id=365356&dbid=0&repo=MeridianCit Y- E. Ada County Development See public record(copy the link into a separate browser) https://weblink.meridiancity.org/WebLink/Browse.aspx?id=365356&dbid=0&repo=MeridianCit Y F. Ada County Highway District(ACHD) See public record(copy the link into a separate browser) https://weblink.meridiancioy.ory WWebLinkIBrowse.aspx?id=365356&dbid=0&repo=MeridianCit Y G. Idaho Transportation Department(ITD) See public record(copy the link into a separate browser) https://weblink.meridiancioy.orglWebLinkIBrowse.aspx?id=365356&dbid=0&repo=MeridianCit Y V. FINDINGS A. Annexation and/or Rezone(UDC 11-513-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Commission finds annexation of the subject site with C-G zoning designation is consistent with the Comprehensive Plan Mixed-Used Regional FLUM designationfor this property, if the Applicant complies with the provisions in Section IV. City of Meridian I Department Report V. Findings 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Commission finds the layout proposed will be consistent with the purpose statement of the commercial district in that business opportunities provided consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Commission finds that the map amendment will not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Commission finds that the map amendment will not result in an adverse impact upon the delivery of services. 5. The annexation(as applicable)is in the best interest of city. Commission finds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section IV. VI. ACTION A. Staff: Staff recommends approval of the requested annexation per the conditions of approval included in Section IV in accord accordance with Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on December 5, 2024. At the public hearing,the Commission moved to recommend approval of the subject annexation and zoning requests. 1. Summary of Commission public hearing_ a. In favor: Jerrod Wall rg en representing the owner b. In opposition:None C. Commenting: Lynette Adsitt, Carl Babbitt d. Written testimony:None e. Staff presenting application: Linda Ritter f. Other Staff commenting on application: None 2. Key issue(s) public testimon: a. Whether or not Topaz Avenue would extend all the way to Top Golf,will Overland Road be widened to seven(7)lanes and getting onto Overland Road from Topaz Avenue 3. Key issue(s)of discussion by Commission: a. Additional traffic on Topaz Avenue and reduction of the landscape buffer along the residential properties. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandin issue(s)ssue(s) for City Council: a. None C. City Council: Pending City of Meridian I Department Report VI. Action ' I � ct Location -• of •• ® Q f Analysis 84 ` III ,,.,,�:. A. r. yMA, d w_ - • A OVERLAND _ - - ' VL J. # W A- I iLUJe j� h Eli Legend Project Location ll .°' �� i�i arrn►j':C WOMENArea of Impact ■ ■ �nuar•o■0��. 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Map Notes Nearby Recent Preliminary Plats(2018+) H-2016-0112 H-2017-0104 Nearby Recent Conditional Use Permits(2018+) H-2020-0123 City of Meridian I Department Report VII. Exhibits h ' y Ida� - --4•-r— !'x 4 3 k� a wti„ r t• yy _ =s B. Subject Site Photos 11 City of MeridianDepartment Re 11Exhibits C. Service Accessibility Report PARCEL S1116347191 SERVICE ACCESSIBILITY Overall Score: 29 32nd Percentile Criteria Description k Location Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains < 5CO ft. from parcel GREEN Floodplain Within 100 yr floodplain & < 2 acres RED Emergency Services Fire Response time e 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing (# of lanes) School Walking Proximity From 1/2 to 1 mile walking YELLOIV Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) ParkWalkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits D. Site Plan (date: 9/30/2024) .A. — r L I I u � a w vrwaoseo swLoiroc- ••� � � "OD M.FT. zffz8 o z o 1 t, o�Re.u�o Aare ANX-1.0 SITE VLAN VLAN �v. City of Meridian Department Report VII. Exhibits E. Building Elevations(date: 9/30/2024) 'I I w MT OLL m 6fc m M ¢��s M m25 :g � II I F I � I I I � I I � I I I I I 1 _ I f I I a Y #IEIM1 MULTI-TF, euIILYING r jgt architecture OR VUONG NGUYEN L �® TOU E OVULMU 190M.WREMN.10 M642 City of Meridian Department Report VII. Exhibits F. Annexation Legal Description& Exhibit Map PORTSIDE LAND SURVEYING , LLC EXHIBIT A ANNEXATION I-MAL DESCRIPTION A paroelof land that Includes Ada County Highway District rlght•of•way,io be annexed into the Ctty of Meridldft,said parcel being located 4n a panlan of the Southeast Quarter of the southwest QUO rter of Section 16,Township 3 t+Iorth,Range 1 EaSt,Eloise M e rdiari,said area of I and being more pa rticuia rly descrlbed as follows; Commneing at a found brass cap monument at the South Quarter corner of sabd Sectlon 16,the True Point of 9egiriniog; thence along the Sotith line ofsald Section 16,North 89'15'33"west a dlstance of 2n.71 feet tc a paint of i nteneetion of the cer tefline of 5.Topaz Avenue a nd said South I irne; Them along said centerline,North W05'20"West a distance of 208,50feet. Thence South 89%2'37"East a distance of n-00 feet to the Southwest comer of tot 17,clock 1, Plat of Jewel Subdivision,Book 34r 2056,records of Ada County; Thence along sa id Lot I Inc,South 89'12'37"East a dicta nce of 209.71 feet to a po int an the East line Of Rol ling H III 5ubdh+isi0 n, Book 4$r 1202,records of Ada County; Thence along sald East Ilfie South W05'30 r East a dicta nre of 160.70 feet to a point on the North right-of-way line of East ovedand Road; Thence 5oadh W05'30"East a dlsta nee of 48.00 feet to the True Paint of Begifinl rkg- Said par"I containing 1.120 acres W,793 Sq.Ft.,more or iess.) End pescriptlon Project No.24-13i# Prepared August 28,2024 X]`" iS- \ T ri, 1272 3626 W. Hdf Rd.$o!#,1D 8370-1 (208)184-666 12gr xxet2dcsLro-ey.e'urs City of Meridian Department Report VII. Exhibits HXMI-RIT B ANNEXA 77ON MAP A PARCEL OF LAND INCLUMG ACHD RIGIHT—CEF—WAY. SAID PARCEL BEING LWA7ED IN 7TIE SE 714 OF THE SW 114 OF SEC770N 16 ro*NSa4IP 3 NORTH, RANGE I EAST, 80NSE MERILYAN, ADA C UAII Y, WAHO + LOT 17, BLOCK 1 S 7237-F 2J3.71' SCALE' 1 _SHEET �7 8 1/2 X 11 SHEEP ONLY 2 't a LEGEND w PARCEL LINE LIE } O � m BECKON UNE ACREEUENT AREA $ " , I? RIGHT—OF—WAY LWC zm --------- DWENSIOaN IJM o FUMV BRAS$ CAP ray to # 5yW-REBAR, TO BE SET M 52133'02 w N &9't�'30' w p FWJV9 516'RERAR 22,25' 0.77' CALCULATED POINT „y P.O.B. POWT OF BEGNNRWG OF OESCRIPPON 5 89'2- 04' w i44.74' w DoRrrErr I � I09$.92' — — �233,T7' _ L f 70 N 99 W33" w 1332-53' E. � T14 CORNER tl P.0.B "y Oft 1 Cyr I M LAW &N EY T _ ANNEXA77ON AREA 3626 W HILL ROAD, BOISE, ID 63703 PHOW (2W 454-6666 City of Meridian I Department Report VII. Exhibits 129Ta � 4 ro� Mall Annexation parcel closure 18128J2024 Scale" 1 inch=O feet File; Tray[1.1.1201 Acm(45793 5q.F&Gn.Cb6UY:s85-4440r 6A1 R(1.1734441,P9ernemr4M M. 61 n89.1533k 2M.71 02 n00.0520w 20&9 as"V.17370 25 dl sl14.1237e 20&71 "e06A"1"' City of Meridian I Department Report VII. Exhibits VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases, and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size,configuration,right-of-way, and other factors. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. C. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. D. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians, nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts