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HomeMy WebLinkAbout2025-02-06 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, February 06, 2025 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Patrick Grace Commissioner Matthew Sandoval Commissioner Jared Smith Commissioner Sam Rust ABSENT Commissioner Brian Garrett Chairperson Maria Lorcher ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Commissioner Sandoval, Seconded by Commissioner Rust. Voting Yea: Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Commissioner Rust 1. Approve Minutes of the January 16, 2025 Planning and Zoning Commission Meeting 2. Findings of Fact, Conclusions of Law for Street Name Change from N. Cooper Lane to N. Cooper Avenue, by City of Meridian, located north of Ustick Rd., between N. Linder Road and N. Merdian Road. ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 3. Public Hearing continued from January 16, 2025, for Jackson's Food Stores Ten Mile and Overland (H-2024-0054) by KM Engineering, located at 2275 S. Ten Mile Rd. Continued to June 5, 2025 Applicant Requests Continuance A. Request: Annexation of 5.24 acres of land with a C-C zoning district. B. Request: Preliminary Plat consisting of two (2) building lots on 4.88 acres of land in the C-C zoning district. C. Request: Conditional Use Permit to extend the business hours of operation in the C-C zoning district (when abutting a residential use and district) from 6:00am to 11:00pm to 12:00am seven (7) days a week for the convenience store and 24 hours per day, seven (7) days a week, for the fuel facility. Motion to continue to June 5, 2025 made by Commissioner Sandoval, Seconded by Commissioner Rust. Voting Yea: Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Commissioner Rust 4. Public Hearing for 965 E. Ustick Rd. (H-2024-0063) by Mussell Construction, Inc., located at 965 E. Ustick Rd. Recommend Approval to City Council Application Materials: https://bit.ly/H-2024-0063 A. Request: Annexation of 1.11 acres of land with an L-O zoning district with a request for City Council approval of a reduced buffer to residential uses from 20 ft. to 8 ft. 10 inches. Motion to recommend approval made by Commissioner Grace, Seconded by Commissioner Rust. Voting Yea: Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Commissioner Rust 5. Public Hearing for Meridian Foodbank (H-2024-0065) by Meridian Food Bank, located at 133 W. Broadway Ave. Recommend Approval to City Council Application Materials: https://bit.ly/H-2024-0065 A. Request: Rezone of 1.72 acres of land from the I-L zoning district to the O-T zoning district to bring the existing food bank into conformance for future expansions. Motion to recommend approval made by Commissioner Rust, Seconded by Commissioner Sandoval. Voting Yea: Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Commissioner Rust 6. Public Hearing continued from January 16, 2025 Newkirk East (H-2024-0043) by Laren Bailey, Conger Group, located at in the SE 1/4 of the SW 1/4 of Section 10, Township 3N, Range 1W, parcel: S1210346850 Recommend Approval to City Council Application Materials: https://bit.ly/H-2024-0043 A. Request: Preliminary Plat for 95 single family lots on 10.08 acres of land zoned Traditional Neighborhood Residential (TN-R). B. Request: Development Agreement Modification to revise the concept plan to remove the 216 multi-family units and replace with 95 single-family attached homes. Motion made to recommend approval made by Commissioner Sandoval, Seconded by Commissioner Grace. Voting Yea: Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Commissioner Rust ADJOURNMENT 6:55 PM --------------------------------------------------------------------------------------------------------------------- To view upcoming Public Hearing Notices, visit https://apps.meridiancity.org/phnotices --------------------------------------------------------------------------------------------------------------------- Meridian Planning and Zoning Meeting February 6, 2025. Meeting of the Meridian Planning and Zoning Commission of February 6, 2025, was called to order at 6:05 p.m. by Vice-Chairman Jared Smith. Members Present: Commissioner Jared Smith, Commissioner Patrick Grace, Commissioner Matthew Sandoval and Commissioner Sam Rust. Commissioners Absent: Commissioner Maria Lorcher and Commissioner Brian Garrett. Others Present: Chris Johnson, Tina Lomeli, Bill Parsons, Linda Ritter, Nick Napoli and Dean Willis. ROLL-CALL ATTENDANCE Brian Garrett (Vacant) X Matthew Sandoval X Patrick Grace _X Sam Rust X Jared Smith Maria Lorcher - Chairman Smith: Thank you for your patience. Good evening. Welcome to the Planning and Zoning Commission meeting for February 6th, 2025. At this time I would like to call the meeting to order. The Commissioners who are present for this evening's meeting are here in City Council -- or City Hall. We also have staff from the city attorney and city clerk's office, as well as the city planning department. If you are joining us on Zoom this evening we can see that you are here. You may observe the meeting. However, your ability to be seen on screen and talk will be muted. During the public testimony portion of the meeting you will be unmuted and, then, be able to comment. Please know that we cannot take questions until the public testimony portion. If you have a process question during the meeting, please, e-mail cityclerk@meridiancity.org and they will reply as quickly as possible. If you would simply like to watch the meeting online we encourage you to do this streaming on the city's YouTube channel. You can access it at meridiancity@org/live. With that let begin with the roll call. Madam Clerk. ADOPTION OF AGENDA Smith: Thank you. The first item on the agenda is the adoption of the agenda. Please note Item No. 3 tonight, Jackson's Food Store, will be open for the sole purpose of continuance. So, if there is anyone here tonight to testify for this application we will not be taking public testimony on it this evening. Can I get a motion to adopt tonight's agenda? Sandoval: So moved. Rust: Second. Meridian Planning&Zoning Commission February 6,2025 Page 2 of 18 Smith: It's been moved and seconded to adopt the agenda. All in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the January 16, 2025 Planning and Zoning Commission Meeting 2. Findings of Fact, Conclusions of Law for Street Name Change from N. Cooper Lane to N. Cooper Avenue, by City of Meridian, located north of Ustick Rd., between N. Linder Road and N. Meridian Road. Smith: The next item on the agenda is the Consent Agenda, which includes two items, one to approve the meeting minutes of the January 16th, 2025, commission meeting and, two, Findings of Fact, Conclusions of Law for street name change from North Cooper Lane to North Cooper Avenue by City of Meridian. Can I get a motion to adopt the Consent Agenda as presented? Sandoval: So moved. Rust: Second. Smith: It's been moved and seconded to adopt the Consent Agenda. All in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Smith: At this time I would like to briefly explain the public hearing process. We will open each item individually and begin with the staff report. Staff will report their findings on how the item adheres to our Comprehensive Plan and Unified Development Code. After staff has made their presentation the applicant will come forward to present their case and respond to staff comments. They will have 15 minutes to do so. After the applicant has finished we will open the floor to public testimony. Each person will be called on only once during the public testimony period. The clerk will call the names individually of those who signed up on our website in advance to testify. You may come to the microphones in Chambers or you will be unmuted on Zoom. Please state your name and address for the record and you will have three minutes to address the Commission. If you have previously sent pictures or presentation to the meeting it will be displayed on the screen and our clerk will run the presentation. If you have established that you are speaking on behalf of a larger group, like an HOA, where others from that group will allow you to speak on their behalf you will have up to ten minutes. After all of those who have signed up in advance of spoken we will invite any Meridian Planning&Zoning Commission February 6,2025 Page 3 of 18 others who may wish to testify. If you wish to speak on the topic you may come forward in Chambers or if on Zoom press the raise hand button in the Zoom app or if you are only listening on a phone please press star nine and wait for your name to be called. If you are listening on multiple devices, such as a computer and a phone, please, be sure to mute those extra devices so we do not experience feedback and we can hear you clearly. When you are finished if the Commission does not have questions for you you will return to your seat in chambers or be muted on Zoom and no longer have the ability to speak and please remember we will not call on you a second time. After all testimony has been heard the applicant will be given another ten minutes to come back and respond. When the applicant has finished responding to questions and concerns we will close the public hearing and the Commissioners will have the opportunity to discuss and hopefully make a final decision or recommendation to City Council as needed. ACTION ITEMS 3. Public Hearing continued from January 16, 2025, for Jackson's Food Stores Ten Mile and Overland (H-2024-0054) by KM Engineering, located at 2275 S. Ten Mile Rd. A. Request: Annexation of 5.24 acres of land with a C-C zoning district. B. Request: Preliminary Plat consisting of two (2) building lots on 4.88 acres of land in the C-C zoning district. C. Request: Conditional Use Permit to extend the business hours of operation in the C-C zoning district (when abutting a residential use and district) from 6:OOam to 11:00pm to 12:OOam seven (7) days a week for the convenience store and 24 hours per day, seven (7) days a week, for the fuel facility Smith: That being said tonight I would like to open the public hearing for Item No. 3, Jackson's Food Store request for annexation, preliminary plat, and conditional use permit -- has asked for a continuance. May I get a motion to continue the application to the hearing date of June 5, 2025, with a requirement to re-notice due to time. Sandoval: So moved. Rust: Second. Smith: It has been moved and seconded. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. Meridian Planning&Zoning Commission February 6,2025 Page 4 of 18 4. Public Hearing for 965 E. Ustick Rd. (H-2024-0063) by Mussell Construction, Inc., located at 965 E. Ustick Rd. A. Request: Annexation of 1.11 acres of land with an L-O zoning district with a request for City Council approval of a reduced buffer to residential uses from 20 ft. to 8 ft. 10 inches. Smith: Next I would like to open the public hearing for Item No. 4, 965 East Ustick Road request for annexation. We will begin with the staff report. Parsons: Thank you, Mr. Chair, Members of the Commission. First item on your agenda tonight is the annexation of the property located at 965 East Ustick Road. The site consists of 0.90 acres, currently zoned R-1 in Ada county. Previous application was in front of you in 2023, but was later withdrawn as it moved forward to City Council. If you recall that application was for annexation with the -- with the L-O zoning district for the ability to develop a public education facility on the site or a private education. Excuse me. The Comprehensive Plan designation for this site is medium density residential. In the Comprehensive Plan, though, there is a provision in the -- a statement in the Comprehensive Plan I should say that gives the City Council the discretion to allow an applicant to request an office designation on the property when the property is located on arterial with no other access and is two acres or less in size. In this particular case this parcel does meet that criteria to ask for that request. So, the annexation request for you this evening is to again -- once again request the L-O zoning on this property with Council's approval on the annexation request. As part of that, as this Commission knows, we typically require a development agreement with annexations of property. Because the Comprehensive Plan is very specific as to office uses occurring on this property staff is recommending a provision in the DA that restricts the use of this property to professional services and health services only. So, essentially, a professional office or a medical office. No other uses in the L-O zone will be allowed to develop on this site as presented by staff this evening. Also with the annexation request the applicant is required to provide a concept plan for your consideration this evening. So, there is an existing 2,279 square foot home on the site that will be left intact and the applicant's also proposing to add on another -- an additional 8,000 square foot -- square feet for approximately 10,000 square feet of office on the site. Last time this was before you there was discussion of access from Ustick Road. This is the case again. No other cross access or streets are provided to the site. So, the primary access is from Ustick Road, which is a principal arterial and this site plan -- concept plan does show the required landscaping and parking requirements per UDC standards. As noted in the staff report staff is not recommending cross-access with the adjacent properties, because it just would stub to the rear of somebody's lot. Also as part of the requirement for the UDC and the zoning code for the L-O zoning standards an applicant is required to provide a 20 foot landscape buffer when L-O zoning abuts a residential district. In this particular case there is residential surrounding this property on three sides of it. The applicant can meet the 20 foot separation on the east boundary and, then, south boundary. However, on the west boundary they cannot make that work because of the required parking that's needed and the access to Ustick Meridian Planning&Zoning Commission February 6,2025 Page 5 of 18 and so the applicant is requesting City Council reduction of that buffer from 20 feet down to approximately eight feet. So, again, that would be City Council's action when they may -- have this application before them. The applicant also provided some renderings for you to see how the existing home would integrate with the building addition here. As you all know this will require design review after annexation is completed. Staff did receive written testimony from the applicant on this application. They are in agreement with the conditions -- or the DA provisions in the staff report and I had a chance to look at the public record and there was no public testimony provided on this item. With that again staff is recommending approval with a DA with those restricted uses on the site and staff will stand for any questions you may have. Smith: Thank you. Would the applicant like to come forward? And please state your name and address for the record. Mussell: Good evening. My name is Kent Mussell. My address 3516 South Bartlett Way, Meridian, Idaho. I represent Mussell Construction. We are the developer for this project that I will be discussing. Last year, as staff mentioned, we brought a similar version of this project before the Commission in preparation for occupancy by Pathways In Education, a local charter school. The Commission at that time unanimously recommended approval to City Council. However, before the Council could vote the project was canceled. The key difference in our current proposal is that Pathways is no longer the intended tenant. Despite the change our overall plan remains very similar. We intend to develop the existing home on the parcel. I want to clarify one thing on that. Our total expected size of this building is 8,000 square feet. So, we won't be adding 8,000 square feet. We are seeking annexation into the limited office zone and we are in agreement with the conditions put on the development agreement -- or we are in agreement to enter into a development agreement with all the conditions proposed by -- by staff. When I read the staff report the allowed uses here with the development agreement in place would be professional services and healthcare offices. Those are the two most likely outcomes for this parcel, but I understood we also had like a social services office has an option in there as well. We -- I don't know if you received a copy of the response to the original staff report. That's null and void. We worked that out with staff this morning and we are in total agreement about the conditions at this point. Smith: Thank you. Are there any questions for the applicant or staff? Sandoval: Mr. Chair? Smith: Commissioner Sandoval. Sandoval: So, just a quick question. Was this approved for annexation with the last application or was it halfway through? What happened there? Parsons: Commission Sandoval, essentially what happened was it got to City Council, Council wanted additional information, applicant was happy to do that and, then, eventually the school fell out and they just asked to withdraw that application. Meridian Planning&Zoning Commission February 6,2025 Page 6 of 18 Sandoval: Okay. Parsons: They never made it all the way through the process to get a Council decision on it. Sandoval: Okay. Thank you. Grace: Mr. Chair? Smith: Commissioner Grace. Grace: I'm not sure if this is for staff or the applicant, but what is -- what's intended to be on the west side of the -- of this property? Is it residential or is that -- Mussell: Are we talking about the part -- so, there is -- are you talking about maybe the east side of it? Because we have another property over there, but that's going to remain residential. Grace: Well, I'm wondering what's -- what's on the side of the request for the reduced buffer. What's going to be on that side? Mussell: Oh. Yeah. The -- the adjacent subdivision is over there. There are -- I don't remember how many lots exactly. Our site plan might show. There is three or four lots. Grace: Okay. So, it's already currently residential? Mussell: Yeah. That's right now. Grace: Oh, I know what it was. So, if there is a reduced buffer what -- what kind of fencing or barrier or what's going to be there? Mussell: Yeah. This slide actually shows -- so, this -- this was what we discussed in our neighborhood being -- originally we actually only had one neighbor show up to our -- our second neighborhood meeting, but the -- we had a well-attended first neighborhood meeting like almost a year and a half ago and we talked about fencing at that time and this is what seemed to be acceptable to the neighbors in this photograph here and that's what we had planned to do. Grace: Okay. It looks like a fixed metal vinyl, was that -- Mussell: Yeah. With -- or slightly more attractive vinyl slats within the frame. Grace: Okay. Thank you. Smith: Any other questions? At this time -- at this time we would take public testimony. Madam Clerk, is there anyone signed up to testify? Meridian Planning&Zoning Commission February 6,2025 Page 7 of 18 Lomeli: Thank you. We have Gordon Bower. Did you want to justify? No? And then -- is it Todd Powell? Smith: Yeah. If you could come -- and just state your name and address for the record. Powell: Yeah. My name is Todd Powell. I live at 3078 Timber Falls, which is the south property behind them. The eight foot buffer, is that -- that -- it was ten behind us. Is it now going to be reduced to eight or is it just going to be the eight along the west side of the property? Parsons: Mr. Chair, Members of the Commission, sir, the buffer on the south boundary will be 20 feet. Powell: Okay. Parsons: So, you are -- the only -- the west side of the boundary will have the -- Powell: And, then, I have one more question. On the east side there they are working on another facility there. He said it was going to be residential, but they have cleared that whole field behind them. So my concern is that might be access to the back of that building as well. Smith: I think the west side was the residential that was discussed. Powell: Just another building -- if we are looking at that map it would be to the right of it. Smith: Okay. Cool. So, we -- obviously we are asking questions as well. What we can do is we can -- when the applicant comes back up have him answer any of those questions and make sure that we are settled. Lomeli: Commissioners, no one else has signed up. Smith: Great. Thank you. Is there anyone else in the room who would like to come and speak? Great. Would the applicant like to come back up? Mussell: I think it would be good for me to address Todd's questions. So, it's -- it's correct. We -- we did purchase 1001 East Ustick, which is to the east of this property. We are in the middle of basically flipping that house. We have no intention for it to be part of this development. Smith: Thank you. Are there any other questions for the applicant? All right. Thank you very much. Can I get a motion to close the public hearing? Sandoval: So moved. Flo Meridian Planning&Zoning Commission February 6,2025 Page 8 of 18 Rust: Second. Smith: It's been moved and seconded to close the public hearing. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. Smith: All Right. Discussion? Sandoval: Mr. Chairman? Smith: Commissioner Sandoval. Sandoval: Yeah. I don't like that eight foot, ten inch buffer in the residential, but it already came through planning and zoning and so I feel like that's kind of almost the territory of taking, which is probably not the right term, but -- excuse my terminology. I think that as presented it looks fine for the intended purpose. Smith: Thank you. Any other discussions? Grace: Yeah. Mr. Chairman, I would just -- I don't like that buffer either, but I do like the fact that the applicant talked to the -- the property owners to the west and looking at the -- well, the slide was up there, but it's not. But looking at that slide I can see why, you know, with the access to Ustick and the parking I can understand why given the kind of occupancy. That the city is going to have and the DA, I'm hoping it's not going to be a big deal for the residents on the -- on the west side, so I get it. Smith: Yeah. I recall this kind of being on the list of discussions when it came around last time. I remember we have some discussions, obviously, of kind of drop off the drive aisle type stuff and, then, I remember kind of being -- kind of a bit of a thorny spot before, but, yeah, I think we -- we generally came to a pretty decent spot with that application and it seems like it's -- it's about the same here, so I'm -- I'm comfortable with it. It's not ideal, but you got to take access from somewhere, so -- with that is there a motion? Grace: Mr. Chairman, I will make a motion. Smith: All right. Grace: After considering all staff, applicant and public testimony, I move to approve File No. H-2024-0063 as presented in the staff report for the hearing date of February 6, 2025. Rust: Second. 11 1 Meridian Planning&Zoning Commission February 6,2025 Page 9 of 18 Smith: It's been moved and seconded. All in favor? Any opposed? All right. Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. 5. Public Hearing for Meridian Foodbank (H-2024-0065) by Meridian Food Bank, located at 133 W. Broadway Ave. A. Request: Rezone of 1.72 acres of land from the I-L zoning district to the O-T zoning district to bring the existing food bank into conformance for future expansions. Smith: Next I would like to open up the hearing for Item No. 5, Meridian Food Bank request for rezone. We will begin with the staff report. Napoli: Good evening, Mr. Chair, Members of the Commission. Next item in the -- on the agenda is the rezone for the Meridian Food Bank. The applicant is requesting a rezone of 1.72 acres of land from the I-L zoning district to the OT zoning district to bring the existing Food Bank into conformance for future expansion. The site is located at 16 -- or 616 Northwest 2nd Street. I show on the screen the current zoning is I-L or light industrial, and the FLUM designation is Old Town. The subject site is among several industrial zoned properties along the rail corridor near Meridian Road. The proposed use of a social service or Food Bank is a permitted use in the Old Town zoning, which is assuming the applicant is requesting. The current use is nonconforming, which requires a conditional use permit for any proposed expansion. The rezone to Old Town will allow the continued use of the existing Food Bank, remove the nonconforming status and eliminate the need for future conditional approvals to expand the use. The Meridian Food Bank is open Monday, Wednesday and Thursday between 12:00 p.m. and 4:00 p.m. The main reason for the -- the rezone request is to allow for future expansion to provide additional space for the Meridian Food Bank to assemble food packs for students. The food packs allow students to have food over the weekends. The number of food packs has increased significantly since 2023 and the Meridian Food Bank no longer has sufficient room to service all the children in need of resources. The expansion will include approximately 940 square feet of space designated for the purpose of assembly and storage of these food packs. UDC 11-313-2 allows for phased landscape improvements as cumulative expansions occur. The city will monitor these thresholds and enforce them as required. Staff is recommending approval without the requirement for a development agreement. Staff has not received any written testimony and I will stand for questions at this time. Smith: Thank you. Would the applicant like to come forward? And please state your name and address for the record. Green: Gil Green. 2512 East Garber in Meridian. It was pretty well covered in the staff report, but Meridian Food Bank is an all-volunteer organization that provides food for people that need food. One side of it is a food pantry where people come and get F12 Meridian Planning&Zoning Commission February 6,2025 Page 10 of 18 approximately 50 to 60 pounds of food -- miscellaneous food twice -- twice a month. The other thing is we provide weekend food for students in the West Ada School District. Each food pack contains two breakfasts, two lunches, two dinners and two snacks. A couple years ago our director of the food program said that the room that they were working in could handle about 800 food packs a week. In December -- or in -- yeah -- December the weekly total was 885. In January lowest total was 878. The highest was 960. We have looked around for how to expand and there is about a 15 and a half foot open space between what used to be a house is now storage for that program and our main building. We wanted to fill that full of -- fill that in and so we started the process and we were told we were noncompliant with the existing zoning and the change to Old Town would help us smooth that process out. So, therefore, we applied for the zoning change. It came back that -- when we understand part of it is that our -- our parking lot needs to be restriped and the -- and parking blocks in. We tried to get on the schedule for a sealing and -- and striping our parking lot last fall and we were told we were too late, they didn't have time, so we are on the -- on the calendar for spring anyway and I think all of our entry ramps are at least five feet wide. There is one that -- that is in the back of the building where we unload the trucks and I had planned to change that one to a concrete ramp, so we can make it five feet wide as part of this project. We are just looking for an approval. Smith: Thank you very much. Any questions for the applicant or staff? All right. Thank you. Is there anyone signed up to speak, Madam Clerk? Lomeli: Thank you, Vice-Chair. I have Kent Christiansen. Would you like to speak? No one else has signed up. Smith: Is there anyone in the room that would like to come up and speak? All right. Great. If you would like to come back forward -- if the applicant would like to come back forward and anything they would like to add. Green: I really can't think of anything to add. So, I told my story. Smith: Great. Can I get a motion to close the public hearing? Sandoval: So moved. Rust: Second. Smith: It's been moved and seconded. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. Smith: I will start. It seems pretty straight forward. I don't have really any concerns here. I think it's obviously good to get things into conformance and having people very near and dear to me who have at one point or another relied on that assistance, I'm very F13] Meridian Planning&Zoning Commission February 6,2025 Page 11 of 18 grateful for the work you do and happy to see the expansion -- well, happy to see their people doing this good work and I'm in support of the expansion. Any Commissioners? Sandoval: Mr. Chair? Smith: Yeah. Sandoval: Yeah. This seems strictly procedural to me. This is common sense. Really to come here to get a small expansion -- anyone, it's pretty much procedural and, yeah, what an incredible resource for the community. Really appreciative of everything you do and that's it. Smith: Okay. Rust: Mr. Chair? Smith: Commissioner Rust. Rust: After considering all staff, applicant and public testimony, I move to recommend approval of File No. H-2024-0065 as presented in the staff report for the hearing date of February 6th, 2025. Sandoval: Second. Smith: Moved and seconded. All those in favor say aye. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: FOUR AYES. TWO ABSENT. 6. Public Hearing continued from January 16, 2025 Newkirk East (H- 2024-0043) by Laren Bailey, Conger Group, located at in the SE 1/4 of the SW 1/4 of Section 10, Township 3N, Range 1W, parcel: S1210346850 A. Request: Preliminary Plat for 95 single family lots on 10.08 acres of land zoned Traditional Neighborhood Residential (TN-R). B. Request: Development Agreement Modification to revise the concept plan to remove the 216 multi-family units and replace with 95 single-family attached homes. Smith: And, then, last on the agenda I would like to open the public hearing for Item No. 6, Newkirk East, request for preliminary plat and development agreement modification. We will begin with the staff report. F14 Meridian Planning&Zoning Commission February 6,2025 Page 12 of 18 Ritter: Good evening, Commissioners. So, tonight we are here before you for a development agreement modification and a preliminary plat. This is for a site that consists of ten acres of land. It's zone TN-R. It was -- there was a preliminary plat for this that was approved by City Council on April 25th, 2023, and it was 22.667 acres of land that was annexed in and zoned. The original plan included 63 building lots, 44 of those were single family attached homes, 18 townhomes and one multi-family development with 216 units. It had eight common lots. It was supposed to be developed in two phases. So, phase one has already been -- the final plat has been approved and it should be recorded here shortly. Already had the city's engineer signature and is at the county waiting to be recorded. So, what the applicant is proposing is for phase two, Newkirk East, is to remove the multi-family and provide 95 single family attached homes and I think seven of those will be townhomes with alley loaded and there were some things that occurred with this project that there was some issues or some waivers, but -- and working with the applicant we kind of got all these things worked out, but the Kennedy Lateral is on the northeast side of the property, which is not annexed into the city at this time and there is an out layer parcel that is not contiguous to this plat. It was part of the original preliminary plat, but it is not part of it this time around. The Kennedy Lateral portion is owned by the Nampa-Meridian Irrigation District and so this parcel that is bisected is owned by the developer, but it cannot be part of this plat because of the parcel -- the Kennedy Lateral parcel that has not been annexed, so it's not contiguous. And that is compliment -- we received confirmation from the county on that. And, then, although with the reduction of the number of units the Ten Mile Area Plan requires a target group of 12 units per acre, but the TN-R requires six units per acre. The applicant meets the TN-R requirements, but as you can see from this table not too many of the developments around this meet that requirement. So, we are okay with them having the density that they have for this development. So, staff is -- staff has no issues with that. Another thing that we had with this project is that a couple of the block lengths were exceeded and we have been working with the applicant. They have found a way to reduce this to meet the maximum 500 feet length in the TN-R district. It is a maximum of 500. They would have to get an acceptance from the City Council. So, they will be able to meet this -- the requirement on here. But this one they will be asking for an acceptance from the City Council for this one, because of the terrain here and staff did put in -- in our staff report Condition No. 3. We asked for some open space, pedestrian connection through here, but based on the terrain there are like four feet retaining walls along here and, then, the grade difference for some of the homes that will be there that's impossible, so staff has no issue with removing that condition, because they will be asking for an acceptance from the City Council. And another thing that we had were through streets, double block frontage, Lots 2 through 8. We have worked with the applicant on this and they will be revising their plan to show common open space over here. So, you won't have street frontage. This will become an open space and access to these lots will be taken from this side. So, that will meet our requirement for that. So, the design elements for the properties within the TN-R area, they -- the applicant submitted the same designs that they did with phase one. Council made some acceptance to some of the standards for the design. So, these plans -- since the designs were previously approved with phase one, staff has no issues with the design and they will meet the standards that they were F15] Meridian Planning&Zoning Commission February 6,2025 Page 13 of 18 approved with with phase one. Because they are attached family homes they have to go through design review and meet the standards of our architectural manual. They provided open space with the phase one. The amount of open space was like 34 percent. They did add open space with this phase also and added two amenities with this. They were -- it was a dog park with a seating area and a waste station to this, but this phase will have access to the amenities within phase one, so the applicant has indeed exceeded their amount of open space required. And as you see there is plenty of pedestrian circulation throughout this application. They are looking for a modification of the development agreement to remove all the language that talked about the multi- family. Staff has no issue with that. They will be changing the language on one of the conditions, so it will be maximum 95 single family units, instead of 216 multi-family units and staff is asking the Commission to recommend another condition to the development agreement regarding that outparcel that's not contiguous. We are asking that that particular parcel be deed restricted as unbuildable and either be owned and maintained by the property owner, the homeowner's association, or transferred to the Nampa- Meridian District. We would like to have written documentation provided to -- prior to the city engineer's signature on the final plat. We did provide some revisions that will be needed on the plat before going to the City Council and we have been working with the applicant to get those revisions done. They did provide a letter responding to our staff report that was uploaded in the public portal. So, they are working on those. They have that ready prior to City Council public hearing. And with that I will stand for any questions that you may have. Smith: Would the applicant like to come forward. Clark: Hethe Clark. 251 East Front Street representing the applicant. So, I had a -- call it a six or seven minute presentation and I'm going to try and make it like a two minute presentation, because I think we are in pretty good shape here in terms of being on the same page as staff. I just kind of want to give you a little bit more background on a couple of items. So -- so, this is the project. As Linda mentioned this has a prior entitlement, but the area in general is under development. City services are all available. It's -- it's an area that's well underway. Our phase one is under construction and what we are talking about is modifying phase two, which is the east half of the property. This goes to one of the block face items. So, I think it's worth talking about for a little bit. So, as sites go it's a little bit of a complicated site. We have development on three sides, including apartments on the left -- on the west and on the east. Those apartments feed our collector in and that collector starts on the east at the bottom and works its way all the way up to the -- the other collector on the west side. So, that kind of eats up a big chunk of the project down there and then -- but that collector is already constructed and was done with the first phase. But also because it's tucked back there it means that it doesn't have good visibility for an apartment -- an apartment project and it's also got competing apartment projects on each side. So, I will talk about that in a little bit in terms of what -- why we are asking for these changes. So, as I mentioned the collector is in and this is the general location of it. This is the original plan. Linda already walked through all of that. I think the main thing is just that there was 216 apartment units on the east side and the challenges that we ran into is that there is not 16 Meridian Planning&Zoning Commission February 6,2025 Page 14 of 18 enough visibility for an apartment project and, then, it's also competing with the apartment projects that are there that are highly amenitized and you need a critical mass of apartment units to compete with that and 216 just wasn't going to do it. So, as a result of that we asked to revise this to do single family. We are going to keep it at TN-R. We have a mix of types with the 88 attached homes and, then, the seven single family townhomes that are rear loaded that -- that Linda mentioned. Those are here in the -- in the top left side. One of the nice things about this is that before when we had the apartments and the single family they basically were going to act like two independent subdivisions. Now they will be combined. So, the original project had the large one acre park. Our residents will have access to that and, then, the phase one residents would have access to the large dog park that we are doing. Total amenity points are 14 and a half when four are required. Total open space is 24 percent. Fifteen percent is required in the TN-R as you know. We -- I know parking always seems to come up, so I wanted to give you the count of the additional on-street parking. That's the 48 spaces that would be beyond what code requires. Linda already showed you our housing examples and those were reviewed with the first phase by the City Council. So, in terms of our homework, the rear loaded access, we have updated that drawing to show the common strip that Linda mentioned, so that's already done ready to go to Council. We did provide the exhibit showing the location of the housing types. And, then, with regard to this block length on Wolfsburg, this is the one that we can -- we can get rid of five -- of eight feet that we are over on that one and that will be done before Council. This one I did want to talk to you a little bit more, add a little bit to what Linda said about why we are going to ask for the -- the exception on the block face here. So, part of our challenge with the site is that it slopes pretty hard as you go north to south and west to east and so as you look at this collector, the collector's already been constructed and it's been constructed with a four foot retaining wall and as you go down there you are going to have between eight and ten feet difference in grade between the collector level and the pad level, by the -- as you -- as you move along that roadway. So, as a result of pedestrian connection really doesn't work in that location. So, that's why we are asking for the exception on the block phase. So, with that I think the only thing that we would modify would be that condition A-3 and, again, this is something the Council's got to approve, but we would ask as part of your recommendation to give us some grace on that, adding that ped connection on Milford Way -- or Midford Way. With that we are otherwise in agreement with all the conditions of approval that staff has identified, including the new one dealing with the development agreement and the requirement for the triangle out piece to be deeded and so I think -- I think that covers it, so I'm happy to answer any questions. Smith: Any questions for the applicant or staff? Grace: Thanks, Mr. Chair. Can you just -- I'm just a little confused. Maybe you can provide some clarity. Clark: Uh-huh. 17 Meridian Planning&Zoning Commission February 6,2025 Page 15 of 18 Grace: So, in the -- in our kind of staff report notes with regard to the noncontiguous parcel it sort of indicates that we need to annex that first or -- Clark: Sorry, Commissioner Grace. Grace: No. No. Go ahead. So, the straight -- yeah. So, this is -- is -- I think some of the confusion comes from the fact that we had an original application and now we are back doing this one. So, the original application included it as property that was going to be annexed. I think the issue was staff was trying to resolve what do we do with that property now in terms of the preliminary plat and in our investigations with the county -- and I think staffs investigations are revealed the same thing -- is that the county surveyor's preference is not to include it, because of its -- that triangle out piece is separated by the Nampa-Meridian Irrigation District property that they own in fee there. So, oftentimes Nampa-Meridian has an easement, so it's not as big of a deal, but when they have fee ownership, then, that does create a little bit of an issue for planning and the other point that I would make is that the purpose of planning is to create parcels for conveyance and that parcel is already created. It's on the outside of the Nampa- Meridian Irrigation District parcel. There is really no reason to include it in a plat. It's not going to be developed. So, the -- the approach that we took was to leave it out of this new preliminary plat. It will just be out there on its own, but it's not being divided up anyway and so -- but, again, it will be -- we will have a development agreement provision that applies to that triangle parcel even though it's outside of the plat that requires us to make sure that it gets deeded appropriately and taken care of. Grace: Okay. Yeah. And that was my -- Mr. Chair. That was my follow up is that you are -- you are agreeable to that? Clark: Yep. Grace: Okay. Yeah. That was my question. Thank you. Clark: Yep. Smith: Other questions for the applicant or staff? I do have one question. It sounds like it's a yes, but I know there was some discussion near the beginning of the -- or just prior to the beginning of the hearing. You have discussed the updated, like deed -- the deed restriction and, then, the ownership maintaining potential transfer to NMID if they -- yeah. Clark: Yeah. Mr. Chair, we are -- we are in agreement with -- yeah, I think it was the red language on staff's slide and they would have a new DA provision that requires that transfer of the triangle parcel and we are in agreement. Smith: Wanted to note that. Thank you. Clark: Yep. F18] Meridian Planning&Zoning Commission February 6,2025 Page 16 of 18 Smith: We will move on to public testimony. Clark: Thanks, everyone. Smith: Madam Clerk, is there anyone signed up? Lomeli: Thank you, Vice-Chair. No one has signed up. Smith: Do we have anyone on Zoom or anyone in the room who would like to testify? Great. Would the applicant like to come back up at all? Okay. So, with that I will take a motion to close the public hearing. Rust: So moved. Grace: Seconded. Smith: All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. Smith: Discussion? Grace: Mr. Chairman? Sorry. Rust: No. Go for it. Smith: Commissioner Grace, go for it. Grace: Yeah. No. I'm always -- I mean not always I should say, but I -- I'm -- I certainly favor the reduction from apartments to the single family that we are -- we are looking at now. Maybe for the record or for the benefit of the -- of the Council on a couple of these points that if they were interested to know my opinion or our opinion I guess, I'm okay with the explanation on the reduction of the block -- the block -- the block face length. Seemed reasonable to me. I have no issues with that. I was comfortable with the -- with the applicant indicating how they are going to, you know, handle that noncontiguous parcel. The modifications to the DA I -- some of them made a lot of sense given that the change from the multi-family to the -- the family units, the bike -- the bicycle rack and the off-street parking. I think that was -- that was sort of all the -- all the nuances to this. But, no, I -- I -- it looks like a -- kind of a strange little piece of land there that -- that I think will be -- this project will fit in there nicely and it's a continuation of the -- of the original on the east side. So, I support it. Rust: Mr. Chair? Smith: Commissioner Rust. 19 1 Meridian Planning&Zoning Commission February 6,2025 Page 17 of 18 Rust: Yeah. It's very rare that you see stuff going this way. Normally we are talking about up zoning, but coming down -- it does make a lot of sense. Visibility is so important for apartment communities and the way that this is sandwiched between -- as I was doing my homework ahead of time it's -- like I think that's probably why -- why that's happening as confirmed during testimony. I agree with the conditions. I also agree with the applicant's request to delete A-3. I think that degree of grade difference is going to make it pretty challenging. A lot of the folks that are going to end up in these homes are going to be older. There is going to be some ADA issues potentially in navigating that grade and so I would agree with the applicant's request to delete condition A-3. Sandoval: Mr. Chair, after considering all staff, applicant and public testimony, I move to recommend approval of File No. H-2024-0043 as presented in the staff report for the hearing date of February 6th, 2025, with the following addition to the development agreement. The parcel S1210346890 in the northeast corner of the development north of Kennedy Lateral shall be deed restricted as unbuildable and shall be neither owned -- or either owned and maintained by the property owner, homeowners association or transferred to the Nampa-Meridian Irrigation District. Written documentation shall be provided prior to the city engineer's signature on the final plat. Grace: Second. Smith: I have a motion and a second for discussion. I know there was a request for the deletion of Condition A-3. I wanted to see if that was an intention of the motion that we missed or if you didn't want to. We can include it or, Rust, you can modify it if the second stands. I think that's all we need is just for the second to agree. Starman: I think if the maker of the motion is -- if you are receptive to the idea I would just -- I would probably suggest that you amend your motion and have the second concur. Sandoval: Mr. Chair, motion and add the second comment -- Smith: Deletion of-- Sandoval: Deletion of A-3. Smith: Cool. Grace: Yeah. I will second as amended. Smith: It's been moved and -- or moved and seconded. All those in favor say aye. Any opposed? Great. Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. F20] Meridian Planning&Zoning Commission February 6,2025 Page 18 of 18 Smith: With that I will take one more motion. Rust: Mr. Chair? Smith: Yes. Rust: I move that we adjourn. Sandoval: Second. Smith: Moved and seconded to adjourn. All those in favor say aye. Any opposed? Motion carries. Thank you all. MOTION CARRIED: ALL AYES. MEETING ADJOURNED AT 6:55 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED J JARED SMITH - VICE-CHAIRMAN 2-20-2025 ATTEST: CHRIS JOHNSON - CITY CLERK 2-20-2025 F21 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the January 16, 2025 Planning and Zoning Commission Meeting 4 Meridian Planning&Zoning Commission January 16,2025 Page 8 of 8 Rust: Second. Lorcher: It's been moved and seconded that we adjourn. All those in favor say aye. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: FIVE AYES. TWO ABSENT. MEETING ADJOURNED AT 6:17 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED MARIA LORCHER - CHAIRMAN 2-6-2025 ATTEST: CHRIS JOHNSON - CITY CLERK 2-6-2025 F12 W IDIAN� AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Street Name Change from N. Cooper Lane to N. Cooper Avenue, by City of Meridian, located north of Ustick Rd., between N. Linder Road and N. Merdian Road. 13 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW, E IDIAN:-- FINAL DECISION,AND ORDER o a H Date of Order: February 6, 2025 Applicant: City of Meridian In the Matter of: Street name change from N. Cooper Lane to N. Cooper Avenue; located north of Ustick Road, between N. Linder Road and N. Meridian Road Pursuant to testimony and evidence received regarding this matter at the public hearing before the Meridian Planning &Zoning Commission on January 16, 2025, as to this matter, the Commission enters the following findings of fact, conclusions of law, final decision, and order. A. Findings of Fact. The Commission finds that: 1. This matter is before the Commission pursuant to Meridian City Code section 8-2- 10(B)(2)(a), as a request by the Ada County Assessor's Office to change the name of N. Cooper Lane to N. Cooper Avenue. 2. On October 29, 2024, the Ada County Addressing Committee voted in favor of the street name change. 3. On January 16, 2025, following timely notice to all property owners and occupants with frontage on the street in question pursuant to Meridian City Code section 8-2-10(A)(1), and to the Ada County Assessor, Ada County Highway District,United States Postal Service, and the Meridian Fire Department pursuant to Meridian City Code section 8-2- 10(B)(2)(d)(1), the Commission held a public hearing on this request pursuant to Meridian City Code sections 8-2-10(A) and 8-2-10(B)(2)(d)(2)(A). 4. At the hearing on January 16, 2025, City staff provided testimony and evidence in support of the request. No other testimony or evidence was provided. 5. N. Cooper Lane is a public, north-south street running generally in a straight line. It was dedicated on September 29, 2023. 6. Approximately fifty(50) addresses will be affected by this street name change. The Wood Rose Apartments, located on this street, are partially but not yet fully constructed and occupied. B. Conclusions of law. The Commission concludes that: 1. Under the definitions in Meridian City Code section 8-2-6(A)(12)(b), an"avenue" is a "north-south street generally running in a straight line" and a"lane" is "a private street." Given that the street in question fits the definition of"avenue" and does not fit the definition of"lane,"the appropriate posttype for this street is "Avenue." FINDINGS OF FACT,CONCLUSIONS OF LAW,FINAL DECISION,AND ORDER Street Name Change(N.Cooper Lane to N.Cooper Avenue) Page 1 14 2. Use of the posttype"Lane" for this street is potentially confusing to emergency responders, because it is not a private street. Use of the posttype "Avenue" is less confusing, because it is a north-south street generally running in a straight line. 3. The Commission's action on the request is subject to Meridian City Code section 8-2- 10(B)(2)(e). Pursuant the criteria set forth in that provision, it is appropriate to change the name of the street from N. Cooper Lane to N. Cooper Avenue, given that: a. The Department recommends and has provided testimony in favor of the request; b. Public safety, including the accurate dispatch of emergency vehicles and delivery of emergency services to the properties with frontage on the street will improve due to use of a more suitable posttype; c. The date of the original dedication of the street is relatively recent; d. The Ada County Addressing Committee recommends the change; and e. The number of existing addresses affected by this change is relatively low. C. Order. Pursuant to the above findings of fact and conclusions of law, the name of N. Cooper Lane shall be changed to N. Cooper Avenue. D. Final decision. Upon approval by majority vote of the Commission, this is a final decision. IT IS SO ORDERED by the Planning and Zoning Commission of the City of Meridian, Idaho, on this 6th day of February, 2025. COMMISSIONER MARIA LORCHER, CHAIRMAN VOTED COMMISSIONER BRIAN GARRETT VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER SAM RUST VOTED COMMISSIONER MATTHEW SANDOVAL VOTED COMMISSIONER JARED SMITH VOTED Maria Lorcher, Chairman 2-6-2025 Attest: Chris Johnson 2-6-2025 City Clerk FINDINGS OF FACT,CONCLUSIONS OF LAW,FINAL DECISION,AND ORDER Street Name Change(N.Cooper Lane to N.Cooper Avenue) Page 2 15 E K IDIAN:--- iuAn Planning and Zoning Presentations and outline h2 Planning and Zoning , 2025 th February 6Commission Meeting Slide 1 h2 Agenda Item Numbers/Order: hoodc, 12/19/2006 “At the discretion of City Council, areas with a Residential Comprehensive Plan designation may All other uses are prohibited through the development agreement.emergency and other relief services.rehabilitation services; services for the elderly and persons with disabilities; vocational rehabilitation services; and individual and family services; community food and housing, emergency and other relief services; vocational imaging centers, kidney dialysis centers; blood and organ banks. Social service uses include, but are not limited to, speech therapists; audiologists; outpatient care centers; family planning centers, medical and diagnostic laboratories, are offices of dentists; physicians; chiropractors; optometrists; mental health practitioners; physical, occupational and (NAICS Code 62). The use of a site for ambulatory healthcare services. Included in this use Healthcare and social servicesinclude healthcare and social service. graphic designers; consultants; lawyers; media advisors; photography studios; and general offices. The term does not uses include, but are not limited to: Architects, landscape architects and other design services; Professional servicefollowing:O district on the subject property are limited to the -In accord with the Comprehensive Plan, Staff recommends uses in the L 11)-pg. 3–(Comprehensive Plan two acres or less in size. In this instance, no ancillary commercial uses shall be permitted.” request an office use if the property only has frontage on an arterial street or section line road and is Allowed Uses in the L) Prohibited Use-((A) Accessory Use(C) Conditional Use (P) Principal Permitted Use O District- Zoning MapAerial MapFLUM Zoning MapAerial MapFLUM TMISAP Requires an Overall Target Density of 12 Dwelling Units Per Gross Acre with Total73.09 acres807 units11 du/acAscent4.974312 (12 per TMISAP)-15/8-R8.65 du/acEntra Farms18.1823815 units/acre)-units/acre) to MDHR (8down in density from HDR (15+ Council granted approval of a “step” 25 per TMISAP)-15 (16-15/8-R13 du/acAlamar8.23516 (12 per TMISAP)-TNR9.06 du/acModern Craftsman11.47122(12 per TMISAP)10.64 du/acAviation9.87512 (12 per TMISAP)-15/8-R7.65 du/acSubdivisionNewkirk 20.442786 (12 per TMISAP)-TNR13.2 du/ac*Newkirk East10.08956 (12 per TMISAP)-TNR(10.08 acres)New Plat -9.42 (20.44 acres)Entire Plat –7.33 Development AcresDwelling UnitsZoning/Density RequiredSubmitted R Requires Six (6) Net Dwelling Units Per Acre-TN15 Units Per Acre-Densities Ranging from 8 SinglePlex-Alley Loaded ThreeFamily Attached- shall be provided prior to the City Engineer’s signature on the final plat. transferred to the Nampa Meridian Irrigation District. Written documentation owned and maintained by the property owner; homeowner’s association or the Kennedy Lateral, shall be deed restricted as unbuildable and shall be either The parcel (S1210346890) in the northeast corner of the development, north of 27 is required. -3-4-standards listed in UDC 11family portion of the development; compliance with the specific use -multiA Certificate of Zoning Compliance application shall be submitted for the development.family units shall be constructed within this -single-216 multiA maximum of 6. --carport or garage as proposed, in accord with UDC Table 11family development with a minimum of 221 of those spaces in a covered -street parking spaces shall be provided for the multi-A minimum of 442 offminimum of 18 spaces are required. 5C. A --the clubhouse in accord with the standards listed in UDC 11family buildings and -A bicycle rack should be provided for each of the multi Fifteen days prior to the City Council public hearing, the applicant shall provide revised plans as to why the applicant cannot meet the requirement.space area along N. San Marco Way located within Lot 63, Block 1 or provide justification adding a pedestrian facility along N. Midford Way (Lot 46 or 47, Block 1) to the open 4 by -3B-6C-end street into compliance per UDC 11-Revise the plat map to bring the deadthe requirement.common lot on Lot 3, Block 3 or provide justification as to why the applicant cannot meet 23 to connect to the -by adding a pedestrian facility along Block 3, in the vicinity of lots 20Revise the plat map to bring the block length along A. Wolfsburg Avenue into compliance eliminate the double frontage and access to the parcels will be from N. Ascent Avenue. 3. Add a ten (10) foot landscape buffer along the west side of the lots to -6C-per UDC 118, Block 2 have double street frontage which is prohibited -Revise the plat map as Lots 2access to this parcel for maintenance by the HOA as previously approved by Council.Include the triangle piece in the boundary of the plat and demonstrate how you will gain Provide an exhibit showing the location of the different housing types.loaded townhomes.-unit alley-Provide alley access for the 3showing the following: Changes to Agenda: th  Item #3: Jackson’s Food Stores Ten Mile and Overland (H-2024-0054) – Applicant requests continuance to June 5 in order to allow time to complete a property boundary adjustment in Ada County. Staff recommends the Commission th require the Applicant to pay re-notice fees & re-notice the site for the June 5 hearing. Item #4: 965 E. Ustick Rd. (H-2024-0063) Application(s):  Annexation & Zoning Size of property, existing zoning, and location: This site consists of 0.90-acre of land, zoned R1 in Ada County, located at 965 E. Ustick Rd. History: A previous application for a private education institution was submitted for this property in 2023 and later withdrawn. Comprehensive Plan FLUM Designation: Medium Density Residential (MDR) - Although dwelling units at a density of 3-8 units/acre are typically desired in the MDR designation, the Comp Plan states that at the discretion of City Council, areas with a Residential Comp Plan designation may request an office use if the property only has frontage on an arterial street or section line road and is 2-acres or less in size. In this instance, no ancillary commercial uses are permitted. The subject property meets this criteria. This caveat applies solely to office uses. Per the UDC, office use is classified as “professional services” and “healthcare or social services” and does not include other non-office uses typically allowed in the L-O district. Summary of Request: The Applicant requests annexation of 1.11 acres of land with an L-O zoning district. Conceptual development plans were submitted as shown for the expansion of the existing 2,259 s.f. home to an 8K s.f. multi-tenant building with associated parking, drive aisles, walkways and landscaping. One (1) access is proposed for the site via E. Ustick Rd., an arterial street; no other accesses are available to this site from adjacent properties. As noted, City Council approval is needed to approve the L-O zoning in the MDR FLUM designation. Because the Comp Plan only allows office use of properties with a residential FLUM designation IF approved by Council that meet the previously noted criteria, Staff recommends uses on the site are limited to office uses (i.e. “professional services” and “healthcare or social services”) only through the DA, which are defined in the UDC. Other uses typically allowed in the L-O district are not allowed through this exception in the Comp Plan as the allowance is intended for small sites that will have minimum/low impacts – other uses allowed in the L-O district may be more intense and incompatible with adjacent land uses, which in this case are residential, and have more of an impact to transportation (e.g. access & general safety). A 25’ wide landscaped street buffer is required along Ustick Rd.; and a 20’ wide landscaped buffer to residential uses is required in the L-O district along the west, south & east boundaries of the site. The applicant requests City Council approval of a reduced buffer to residential uses from 20’ to 8’10” along the west boundary of the site – the required buffer is provided along the south & east boundaries of the site. Conceptual building elevation perspectives were submitted as shown for the proposed addition to the existing structure. Written Testimony: Kent Mussell, Applicant – in agreement with the revised staff report. Staff Recommendation: Approval with the requirement of a DA to ensure the property develops in accord with the Comp Plan and in accord with the proposed site/landscape plans. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2024-0063, as presented in the staff report for the hearing date of February 6, 2025: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2024-0063, as presented during the hearing on February 6, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0063 to the hearing date of _____________ for the following reason(s): (You should state specific reason(s) for continuance.) Item #5: Meridian Food Bank (H-2024-0065) Application(s):  Rezone Size of property, existing zoning, and location: This site consists of 1.72 acres of land, zoned I-L, located at 133 W. Broadway Avenue. History: The Food Bank has been working actively at this site since 1999. Comprehensive Plan FLUM Designation: Old Town Summary of Request: Rezone of 1.72 acres of land from the I-L zoning district to the O-T zoning district to bring the an existing food bank into conformance for future expansions. The subject site is among several Industrial properties along the rail corridor near Meridian Road. The proposed use of a social service (Food Bank) is a permitted use in the O-T zoning which is the zoning the applicant is requesting. The current use is non-conforming, which requires a conditional use permit for any proposed expansion. The rezone to O-T zone will allow the continued use of the existing food bank, remove the non-conforming status and eliminate the need for future CUP approvals to expand the use. The Meridian Food Bank is open Monday, Wednesday, and Thursday between 12:00 pm and 4:00 pm. The main reason for the rezoning request is to allow for future expansion to provide additional space for the MFB to assemble food packs for students in West Ada School District. The food packs allow students to have food over the weekends. The number of packs has increased significantly since 2023 and MFB no longer has sufficient room to service all the children in need of resources. The expansion will include an additional 940 square feet of space designated for the purpose of assembly and storage of these food packs. Staff finds this use to be better suited in the O-T zone as it will bring the existing use and structure into conformance with our code while also allowing for expansion of the facility. UDC 11-3B-2 allows for phased landscape improvements as cumulative expansions occur. The city will monitor these thresholds and enforce them as required by the UDC (see below). 1.For additions less than twenty-five (25) percent of the existing structure or developed area, no additional landscaping shall be required except for buffers to adjacent residential uses. 2.For additions that are twenty-five (25) percent to fifty (50) percent of the existing structure or developed area, perimeter and right-of- way landscaping as required by this Article shall be installed. 3.For additions greater than fifty (50) percent of the existing structure or developed area, all current landscape standards of this Article shall be met. Staff Recommendation: Approval without the requirement for a DA. Improvements will be triggered as applicable with the standards in UDC 11-3B-2. Written Testimony: None Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval File Number H-2024-0065, as presented th in the staff report for the hearing date of February 6, 2025: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial File Number H-2024-0065, as presented th during the hearing on February 6, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0065 to the hearing date of ____ for the following reason(s): (You should state specific reason(s) for continuance.) Item #6: Newkirk East MDA, PP (H-2024-0043) Application(s):  Development Agreement Modification  Preliminary Plat Size of property, existing zoning, and location: This site consists of 10.08 acres of land, zoned TN-R, located at 4250 W. Franklin Road. History: H-2022-0088 (AZ, PP); DA Inst. No. 2023-051358, PBA Inst # 2023-047023 and A-2023-0135. Comprehensive Plan FLUM Designation: Medium High Density Summary of Request: A Preliminary Plat and Development Agreement Modification to convert 216 apartments into 95 single-family attached homes on 10.08 acres of land zoned Traditional Neighborhood Residential (TN-R). The Newkirk Subdivision, approved by City Council on April 25, 2023, involved the annexation of 22.667 acres with TN-R zoning. The original plan included 63 building lots (44 single-family attached homes, 18 townhomes, and one multi-family development with 216 units) and eight common lots on 20.44 acres, to be developed in two phases: single-family residential in Phase 1 and multi-family in Phase 2. The applicant now proposes removing the multi-family component and replacing it with a mix of single-family attached homes with front-loaded garages and alley-loaded townhouses. This modification reduces the gross density from 13.2 to 7.33 dwelling units per acre, meeting the TN-R district minimum net density of 6 units per acre but falling below the Ten Mile Interchange Plan's target gross density of 12 units per acre. Phase 2 (Newkirk East) is now shown as a separate parcel, though the original plat treated the subdivision as one parcel. It appears the property was subdivided without City approval, as the final plat for Phase 1 is not yet recorded with the Ada County Assessor’s office. Phase 1 final plat has been signed by the City Engineer and submitted to Ada County for final review and recording, recording is eminent. Additionally, the annexation of the Kennedy Lateral, a gap area owned by the Nampa Meridian Irrigation District, was overlooked during prior approvals. This unincorporated area between parcels will need to be annexed by the City to resolve the issue. Issues/Waivers:  Kenndey Lateral Property Annexation: o The Kennedy Lateral crosses the applicant’s plat and should have been included in the previous annexation for this project. However, the parcel containing the Kennedy Lateral is owned by the Nampa Meridian Irrigation District, as verified by deed and legal determination, and was not part of this project. Due to timing constraints, staff proceeded with the current plat.  Noncontagious Parcel: o Parcel # S1210346890 is not contiguous to the plat, as it is bisected by the Kennedy Lateral parcel, which is owned by the Nampa Meridian Irrigation District, as shown in Exhibit VII.J. Since this parcel is neither contiguous nor included in the proposed plat, staff requires the applicant to demonstrate how access to Parcel # S1210346890 will be provided to ensure maintenance, as required by the original approval. City staff is coordinating with the Ada County Assessor’s office to determine if this outparcel can be incorporated as part of the plat. Based on the conversation with Ada County, the parcel cannot be part of the plat because the parcel with the Kennedy lateral has not been annexed into the City.  Density Compliance: o The proposed development has a density of 9.42 units/acre, which is below the targeted density of 12 units/acre per the Ten Mile Interchange Specific Area. The project was previously approved with 13.2 units/acre. However, the proposed density does meet the net density standards of 6 dwelling units per acre in the TN-R zoning district.  Block Length/Dead End Street Length Exceedance (see analysis below) o There are several block lengths which exceed the maximum 500-foot length. o In conversations with the applicant prior to the hearing it has been determined they will request an exception for the block length exceedance from City Council. Site Development: The proposed plat and subsequent development must comply with the dimensional standards outlined in UDC Table 11-2D-6 for the TN-R zoning district. While there is no minimum lot size in the TN-R district, each building site must be of sufficient size to meet the district’s minimum setback requirements. The development includes the required minimum of two (2) housing types. Although street-accessed properties are permitted within this district, they are generally expected to be located along the perimeter of a TN-R development. The applicant must demonstrate that the proposed design aligns with the purpose statement of the TN-R district. Additionally, the applicant shall provide justification for the limited number of alley-loaded homes included in the proposal in the form of a waiver. The regulating authority will determine whether the applicant has met the intent of the TN-R district’s street design requirements or require a revision of the plat to achieve compliance. Design Elements: The applicant has based the proposed building designs on those that were previously approved with the design review for Newkirk Subdivision. The conceptual designs shown are consistent with recorded DA (2023-051358) as Council approved exceptions to the required TMIASP standards with the original plat H-2022-0088. Building Elevations: Conceptual building elevations were submitted for the proposed structures within the development as shown in Section VII.J. Two (2) elevations were submitted for the 2-story attached units and for the 2-story townhome units attached in units of three (3); building materials consist of a mix of board & batten siding, soffit board siding, cottage lap siding and shake siding. These plans were previously approved through design review for Phase 1. Design Review: A design review application is required to be submitted for all single-family attached and townhouse structures within the development. Final design of all structures should comply with the standards for traditional neighborhood design listed in the Architectural Standards Manual (ASM) and the recorded DA. Qualified Open Space: A minimum of 15% qualified open space is required to be provided within the single-family and townhome portion of the development per Table 11-3G-3 for the TN-R zoning district. Based on 10.08 acres of land, a minimum of 1.5 acres is required to be provided that complies with the standards listed in UDC 11-3G-3B. A minimum of two (2) points of site amenities are required based on the area of the single-family/townhome development. Qualified amenities should include features listed in UDC Table 11-3G-4. A dog park (2 points) with a seating area and waste station (.5 points) is proposed which meets the minimum standard. Overall, the proposed amenities exceed the minimum standards. Per the applicant, the amenities in the original Newkirk Subdivision will be available for use by the residents within the Newkirk East Subdivision. The previously approved preliminary plat provided 3.55 acres (34.4%) open space for Phase 1 as the multi-family for Phase 2 had separate requirements for open space. However, when multi-family is approved concurrently with single-family, the minimum open space requirements in UDC 11-3G-3 shall apply to the gross land area of the entire development. Therefore, the development exceeded the required 15% open space. Block Face Length: The applicant has several blocks lengths that exceed 500 feet which need to be shorten or justification needs to be provided as to why they cannot meet the requirement. The applicant has provided an emergency access to N. Manship Lane within the Entrata Farms Subdivision No. 2, which counts towards a break in the block length on the east side of the roadway. The applicant can provide access to the open space area along N. Ascent Avenue from N. Wolfsburg Avenue to break up the block length on the west side of the road. Revise the plat map to bring the block length along A. Wolfsburg Avenue into compliance by adding a pedestrian facility along Block 3, in the vicinity of lots 20-23 to connect to the common lot on Lot 3, Block 3. Alley: The applicant’s narrative states that there are five (5) single-family attached three-plex, two-story alley-loaded garage homes. However, the preliminary plat does not depict an alley to accommodate these alley-loaded garages. The applicant must revise the plat map to clearly indicate the location of these homes and the corresponding alleys. Additionally, all alleys must comply with the requirements set forth in the Unified Development Code (UDC). Noncontagious Parcel: Parcel # S1210346890 is not contiguous to the plat, as it is bisected by the Kennedy Lateral parcel, which is owned by the Nampa Meridian Irrigation District, as shown in Exhibit VII.J. Since this parcel is neither contiguous nor included in the proposed plat, staff requires the applicant to demonstrate how access to Parcel # S1210346890 will be provided to ensure maintenance, as required by the original approval. City staff are coordinating with the Ada County Assessor’s office to determine if this outparcel can be incorporated as part of the plat. Double Lot Frontage: Lots 2-8 front both N. Ascent Avenue and N. Zimmerman Way. The applicant shall revise the plat map to remove the double street frontage which is prohibited per UDC 11-6C-3. The applicant needs to add a ten (10) foot landscape buffer along the west side of the lots to eliminate the double frontage and access to the parcels will be from N. Ascent Avenue. Waterways: The Kennedy Lateral bisects the northeast corner of this site within a parcel of land owned by the irrigation district. This parcel bisects the subject property into two (2) parcels. A 6-foot-tall closed vision vinyl fence is proposed adjacent to the lateral; UDC 11-3A-6C.3 requires an open vision fence at least 6-feet in height and having an 11-gauge, 2-inch mesh or other construction, equivalent in ability to deter access to the lateral. Staff recommends a 6-foot-tall wrought iron fence is provided in this area to deter access to the lateral. Development Agreement Modification: The Applicant is requesting the following modifications to the existing Development Agreement: e. A bicycle rack should be provided for each of the multi-family buildings and the clubhouse in accord with the standards listed in UDC 11-3C-5C. A minimum of 18 spaces are required. f. A minimum of 442 off-street parking spaces shall be provided for the multi-family development with a minimum of 221 of those spaces in a covered carport or garage as proposed, in accord with UDC Table 11-3C-6. g. A maximum of 95 216 multi-single-family units shall be constructed within this development. h. A Certificate of Zoning Compliance application shall be submitted for the multi-family portion of the development; compliance with the specific use standards listed in UDC 11-4-3-27 is required. Staff would request the Commission recommend adding a condition to the DA stating: The parcel (S1210346890) in the northeast corner of the development, north of the Kennedy Lateral, shall be deed restricted as unbuildable and shall be either owned and maintained by the property owner; homeowner’s association or transferred to the Nampa Meridian Irrigation District. Written documentation shall be provided prior to the City Engineer’s signature on the final plat. Staff Recommendation: Approval of the project with the recommended conditions and the requested preliminary plat modifications. Written Testimony: None Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval File Number H-2024-0043, as presented th in the staff report for the hearing date of February 6, 2025: With the following addition to the Development Agreement: The parcel (S1210346890) in the northeast corner of the development, north of the Kennedy Lateral, shall be deed restricted as unbuildable and shall be either owned and maintained by the property owner; homeowner’s association or transferred to the Nampa Meridian Irrigation District. Written documentation shall be provided prior to the City Engineer’s signature on the final plat. (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial File Number H-2024-0043, as presented th during the hearing on February 6, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0043 to the hearing date of ____ for the following reason(s): (You should state specific reason(s) for continuance.) W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for 965 E. Ustick Rd. (H-2024-0063) by Mussell Construction, Inc., located at 965 E. Ustick Rd. Application Materials: https://bit.ly/H-2024-0063 A. Request: Annexation of 1.11 acres of land with an L-O zoning district with a request for City Council approval of a reduced buffer to residential uses from 20 ft. to 8 ft. 10 inches. 16 PUBLIC HEARING SIGN IN SHEET DATE: February 6, 2025 ITEM # ON AGENDA: 4 PROJECT NAME: 965 E. Ustick Rd. (H-2024-0063) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 `,5xA& N - 3 4 5 6 7 8 9 10 11 12 13 14 E IDIAN -- STAFF REPORT .►a H o COMMUNITY DEVELOPMENT DEPARTMENT HEARING February 6,2025 Legend - DATE: 0 TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner _ 208-884-5533 SUBJECT: 965 E. Ustick Rd.—AZ U H-2024-0063 LOCATION: 965 E. Ustick Rd., in the NE 1/4 of Section 6, T.3N.,R.1E. 1 - I. PROJECT DESCRIPTION Annexation(AZ) of 1.11 acres of land with an L-O zoning district with a request for City Council approval of a reduced buffer to residential uses from 20-feet to 8-feet 10-inches. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 0.90-acre Future Land Use Designation Medium Density Residential(MDR) Existing Land Use Single-family residential(SFR)with an existing home Proposed Land Use(s) Uses as allowed in the L-O district—no specific use is proposed at this time Current Zoning RI in Ada County Proposed Zoning Limited Office(L-O) Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date 10/18/24 History(previous approvals) ROS#1070;H-2023-0061 [AZ,CUP-Pathways(private education institution)— withdrawn] Page 1 17 1 1 1 f • _ •VERNONI .ram .-• - .. ..7�,,. e r r 3?i7�1 � . son LOM11 ■ ■� ■� -.� _ ■1lIILI IIIIIILL I am in �; pll • � 1111111 � milli �1111 Fu NE 4� �iiil�� 1 !� 11 :�� 4� �iiil�� 1 � ■" 11 :� r.3'T� �� ■■1 e . F r Fin �� ■■1 f•■11.1 �■ I i 11■1111 �■ I; 4 l ■■■■�■ _■ ' ' l ■■■■■ ■ la,.-, I 'Ulm s.m. ■ * s m I■ ■l••�11■ll■ �1 � ■1••lI1■l■■ M. � �' C. Representative: Same as Applicant IV. COMPREHENSIVE PLAN ANALYSIS Land Use: This property is designated as Medium Density Residential (MDR)on the Future Land Use Map(FLUM) contained in the(Comprehensive Plan). This designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre. Although dwelling units are typically desired in the MDR designation,the Comprehensive Plan does state that at the discretion of City Council, areas with a Residential Comprehensive Plan designation may request an office use if the property only has frontage on an arterial street or section line road and is 2-acres or less in size. In this instance,no ancillary commercial uses are permitted. The subject property meets the aforementioned criteria. The Applicant proposes an addition to the existing residential structure for the purpose of leasing out spaces to uses that are allowed in the L-O zoning district. This caveat in the Comprehensive Plan applies solely to office uses, classified in UDC 11-1A-1 as professional services, and does not include other uses allowed in the L-O district.See analysis below in Section V for more information. Transportation: East Ustick Road, a 5-lane roadway which runs along the front/north side of this property, is depicted as a residential arterial street on the Master Street Map(MSM). There are no stub streets from adjacent properties/developments to this property. Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer service is available and can be provided to this property in accord with UDC 11-3A-21. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure is available to this property. Curb, gutter and an attached sidewalk was constructed along E. Ustick Rd. with the road widening project. • "Ensure development provides safe routes and access to schools,parks, and other community gathering places."(2.02.01G) A sidewalk exists along E. Ustick Rd. on this site, which assists in providing a safe route to schools,parks and other community gathering places. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe."(2.02.02) Annexation and redevelopment of the subject infill parcel will maximize public services. V. STAFF ANALYSIS Annexation&Zoning(AZ): The Applicant proposes to annex 1.11 acres of land with an L-O zoning district,which includes land to the section line of E. Ustick Rd. City Council approval is needed to approve the proposed L-O zoning in the MDR FLUM designation as mentioned above in Section IV. Page 3 19 1 There is an existing 2,259 square foot(s.£) single-family dwelling on this site,which the Applicant proposes an addition totaling 8,000 s.f. for tenant spaces for uses allowed in the L-O zoning district, per UDC Table 11-2B-2.A conceptual site/landscape plan is included below in Section VII showing how the site is proposed to re-develop with the larger building and associated parking, drive aisles, walkways and landscaping. If the property is annexed,the existing structure will be required to connect to City water and sewer service within 60 days of annexation and disconnect from private service,as set forth in MCC 9-1-4 and 9-4-8. Because the Comprehensive Plan only allows office use of properties with a residential FLUM designation, Staff recommends uses in the proposed L-O district are restricted to"professional services"only,which are defined in UDC 11-1A-1,as follows:Professional service uses include, but are not limited to:Architects, landscape architects and other design services;graphic designers,consultants,lawyers,media advisors;photography studios,and general offices. The term does not include healthcare and social service. Professional services are listed as a principal permitted use in the L-O zoning district in UDC Table 11-2B-2. Other uses typically allowed in the L-O district are not allowed. The reason for the restriction in the Comprehensive Plan is that other uses allowed in the L-O district may be more intense and not compatible with adjacent land uses,which are typically residential, and access and interconnectivity between uses may be limited and not adequate for other such uses. The site is within the Area of City Impact(AOCI)boundary and is contiguous to City annexed land to the south, east and west. A legal description was submitted for the boundary of the annexation area, included in Section VII.A below. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. To ensure this property develops as proposed and required, Staff recommends a DA with the provisions discussed herein and included in Section IX.A. Access: There are two(2)existing driveway curb cuts to this site via E.Ustick Rd., an arterial street; no other accesses are available to the site from adjacent properties. Only one(1)access driveway is proposed with redevelopment of the site as shown on the site plan,the other driveway will be removed. Where access to a local street is not available,the UDC(11-3A-3A.2)requires the property owner to grant cross-access/ingress-egress to adjoining properties via a recorded easement. This standard is intended to apply primarily to non-residential properties but may extend to residential properties where the use is anticipated to change to a non-residential use. This property and the adjacent property to the east at 1001 E.Ustick Rd. (S1106120867)only have access via an arterial street(i.e. Ustick Rd.). The property to the east is designated on the FLUM as Medium Density Residential. The subject property owner also owns the property to the east and doesn't anticipate future use of that property changing from residential to a non-residential use. If a driveway stub and a cross-access easement were required to the property to the east,the building pad would need to be reduced in size and parking removed on the south side of the building in order for the driveway to align with the adjacent property to the east. For these reasons, Staff does not recommend a driveway stub is required to the east for future cross-access—the Commission and/or City Council may determine otherwise. Parking: A minimum of 16 spaces are required to be provided for an 8,000 s.f. office building; a total of 37 spaces are proposed,which exceed UDC standards by more than double. Sidewalks/Pathways: A 7-foot wide(mostly) attached sidewalk exists along E. Ustick Rd. Detached sidewalks are required along arterial streets per UDC 11-3A-17; however,because the existing sidewalk is in good condition, Staff doesn't recommend it's reconstructed as a detached sidewalk. A sidewalk is proposed on the south and west sides of the building adjacent to the drive aisle and Page 4 20 parking that ranges from 5 to 9 feet in width. The sidewalk that abuts parking on the south side of the building is 7-feet wide,which accommodates vehicle overhang in accord with 11-3C-5B.4. A 5-foot wide sidewalk is proposed from the perimeter sidewalk along Ustick Rd.to the main building entrance in accord with UDC 11-3A-19.13.4. Landscaping: A minimum 25-foot wide street buffer is required along E. Ustick Rd., an arterial street, landscaped per the standards listed in UDC 11-3B-7C. The tree class should be included in the plant material legend and should demonstrate compliance with the required standards (25% of the required trees should be Class II; and 35%of qualifying trees must provide urban canopy at maturity. The landscape plan depicts a 30-foot wide buffer and the plantings appear to comply with the UDC standards. Parking lot landscaping is required in accord with the standards listed in UDC 11-3B-8C. Class II or III trees are required in perimeter buffers; tree class should be added to the plant legend to demonstrate compliance.Planter islands are required at the ends of rows of parking to reduce the visual impact of long rows of parked cars and to guide traffic. The UDC(Table 11-2B-3)requires a minimum 20-foot wide buffer to residential uses in the L-O zoning district,landscaped per the standards listed in UDC 11-3B-9C. Residential uses abut the site on three sides—to the west, south and east. The Applicant requests City Council approval of a modified buffer width along the west property boundary of 8-foot 10-inches at its narrowest point to 11+/-feet with an allowance for up to 2-feet of vehicle overhang within the buffer from adjacent parking spaces. Such requests are allowed to be considered by City Council at a public hearing with notice to surrounding property owners. The building will not encroach into any of the required buffer areas. The buffer is required to include a mix of evergreen and deciduous trees, shrubs, lawn or other vegetative groundcover. Typically,the buffer area should result in a barrier that allows trees to touch within 5 years of planting;however,because a 6-foot tall privacy fence is proposed,the planting requirement may be reduced to a minimum of one(1)tree per 35 linear feet, plus shrubs,lawn, or other vegetative groundcover.Note:If Council does not approve the reduced buffer width requested along the west boundary of the site, a 20 foot wide buffer shall be provided as set forth in UDC Table 11-2B-3. This would reduce parking to 22 spaces as there wouldn't be adequate room to accommodate parking along the west boundary, which still complies with the parking standards in UDC 11-3C-6B.1 but may not be adequate for the site. Mitigation is required for existing healthy trees 4"caliper and greater that are removed from the site as set forth in UDC 11-3B-IOC.5. There are 18 existing healthy trees on the site totaling 384 caliper inches, 11 of which,totaling 186 caliper inches, are proposed to be removed—these require mitigation. The other seven(7),totaling 198 caliper inches, are proposed to be preserved and protected on the site. Alternative compliance to this standard may be requested with the Certificate of Zoning Compliance application if it's not feasible to mitigate for all of the trees being removed. Fencing: Fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing exists around the perimeter of the site; however,the applicant proposes to construct new 6-foot tall metal framed vinyl privacy fence around the perimeter of the site as shown on the site plan. Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street lights will be required to be installed with redevelopment of the property in accord with the City's adopted standards,specifications and ordinances. Trash: Trash carts are proposed within privacy fencing for screening at the southeast corner of the building,which will be taken to the street for service. Waterways: There are no existing waterways that cross this site. Page 5 21 Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to the development as set forth in UDC 11-3A-15. 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. Hours of Operation: The UDC 11-2B-3B,restricts business hours of operation in the L-O zoning district from 6:00 am to 10:00 pm. Building Elevations: Conceptual building elevation perspectives were submitted for the proposed enlarged structure as shown in Section VIII.C. Final design of the structure is required to comply with the design standards listed in the Architectural Standards Manual(ASM). The architectural character of the building should relate to adjacent residential uses.New construction must share at least three similar accent materials,field materials,or other architectural feature of a building within 150-feet of the property in accord with ASM Coal 1.2B. Certificate of Zoning Compliance/Design Review: A Certificate of Zoning Compliance(CZC)and Design Review application is required to be submitted to the Planning Division and approved prior to submittal of building permit application(s). VI. DECISION A. Staff: Staff recommends approval of the proposed annexation&zoning application with the provisions included in Section VIII per the Findings in Section IX. Page 6 22 VIL EXHIBITS A. Annexation&Zoning Legal Description and Exhibit Map LEGAL DESCRIPTION FOR ANNEXATION OF 965 E USTICK ROAM A parcel of land located in the in the Northwest 114, of the Northeast 114 Section 6, Township 3 North, Range 1 East, Boise Meridian,Ada County, Idaho and being further described as follows BASIS of BEARING: The North line of said Northwest 114, of the Northeast 114, derived from found monuments and taken as SaV47"28"E with the distance between monuments found to be 1324.50 feet. BEGINNING at a point on the North line of the Northwest 114,of the Northeast 114 Section 6,Township 3 North, Range 1 East,Boise Meridian from which the from which the East 1116 corner of said section 6 nears South 85°47'28'East a distance of 493.86 feet. Thence leaving said North line, South 00616'42"West, a distance of 252.59 feet; Thence North 89°42'42"West, a distance of 192.00 feet; Thence North 00'30'53'' East to a paint on said North line,a distance of 252.39 feet; Thence along said North line South 89°47'28"East, a distance of 199.96 feet to the POINT OF BEGINNING. Said Parcel containing 48,356 square feet or 1.11 acres,more or less and is subject to all existing easements and eights-of-ways of record or implied. END OF DESCRIPTION. Kerne-th H_Cook, P.L.S. 9895 Timberline Surveying AL t 647 Park Centre Way,Suite 3 `'�O GIsr Nampa, Idaho 83651 (208)465-5687 t rn 0 H. U:\T5-231ADA\23913-MUSSELL-USTICK-LOCUST GROVE�survey�LEGALS�23013-MUSSELL AN NIXATIO N.rtf Page 7 23 N114 A PORTION OF NORTHWEST 1/4 OF THE NORTHEAST BRASS CAP VSrICK MOAD 1/4 OF SECTION 6, TOWNSHIP 3 NORTH, PLS 12087 RANGE 1 EAST, B.M., ADA COJNTY, IDAHO CPBF#2017-120052 31 31 639.68 190.96' P.O.B,i 120.34' v 373.52' E1116 6 o 8 ALUMINUM m PLS 12087 sssarseE- LEGEND CP&F#2017-120061 — -4— — — ig;t.iz� — —n-- — U) 12 1/4 COR.MONUMNET AS NOTED J O 11112 1/16 CDR.MONUMNET AS NOTED ILL Cl) r P.O.B. POINT OF BEGINNING M �O� CALC.POINT com Z� ryI_ O FOUND MONUMENT (I)z Z W$ PARCEL ADJOINER LINE 48,356 Sq.f1. w — — BOUNDARY LINE 1.11ac. ep K O a�� " —"— EASEMENT LINE o w 2' I — RIGHT OF WAY LINE �Nx N NARRATIVE. o THIS SURVEY WAS MADE AT THE REQUEST OF KENT MUSSELL — + f TO ESTABLISH THE BOUNDARY AS SHOWN.BOUNDARY WAS DEFINED FROM FOUND MONUMENTS OF FOUND OF RECORD P -50' IN THE TIMBERFALLS AND GRANITE CREEK SUBDIVISIONS WHICH ARE NOT SHOWN ON THIS DISPLAY GRANITE CREEK ►vss42'02' r:fszao• SUBDIVISION TIMBERFALLS `aNNL LA SUBDIVISION DISPLAY FOR NO. 1 o ANNEXATION OF 1.2 16 :0 965 E USTICK RD Tu�arRluvE SURVHYING t1'A q errnnxruvaewar.sur��nnnrvn.ioAm cwsi O F ID' ana-4(j546� �7ti �n0 FILL':23013-MUSSELL-U5TICK4�-2023.tlwg Page 8 24 B. Conceptual Development Plan(dated: 1/24/25) FO 0 31N A E;97 SlO'3llHOHV NHOAAi3N s i•• r o x e a a � w a i x a w � F s a a p f.439ki37 9H%�1SI�'3 Say S#7rwti5aun�rrc+�55 al'NVICIIHM 'ovou >iousn 996 EN ,x ell �° k )kk lit Ig ++ s ! a 11e 1111 .......{ .................... .......°..5 �?�59a gay 455 �� 4 g� 3g�k ���T�� � I�it1 ■9��• ■ t Page 9 25 C. Conceptual Landscape Plan(dated: 11/13/24) d J 1 3 tl O d qq iF�• s. 1 IT 0 0 El U r 7 �e a � Page 10 ■ BuildingD. Conceptual *. g r Page VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. Annexation&Zoning 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 date of City Council approval of the Findings of Fact, Conclusions of Law and Decision&Order for the Annexation request. The DA shall, at minimum, incorporate the following provisions: a. The existing structure shall connect to City water and sewer service within 60 days of annexation and disconnect from private service, as set forth in MCC 9-1-4 and 9-4-8. b. Future development of this site shall be generally consistent with the conceptual site and landscape plans and building perspectives included in Section VII and the provisions contained herein. c. Future development of the property shall comply with the dimensional standards for the L-O (Limited Office)zoning district listed in UDC Table 11-213-3. d. Future use of the site is limited to office uses (i.e.professional services as defined in UDC 11-1A-1 and as allowed in UDC Table 11-213-2) in accordance with the Comprehensive Plan for properties with a residential Comprehensive Plan designation; no ancillary commercial uses shall be permitted. e. A reduced buffer width to residential uses is allowed from 20-feet to 8-feet 10-inches if approved by City Council as set forth in UDC 11-3B-9C.2. The buffer shall contain landscaping in accord with the standards listed in UDC 11-3B-9C. f. Business hours of operation shall be limited to the hours between 6:00 am and 10:00 pm as set forth in UDC 11-213-313 for the L-O zoning district. g. A Certificate of Zoning Compliance application shall be submitted for the change in use and expansion of the site that complies with all UDC conditions and the provisions contained herein. h. A Design Review application shall be submitted for the proposed addition to the existing structure that demonstrates compliance with the design standards listed in the Architectural Standards Manual.New construction must share at least three similar accent materials,field materials, or other architectural feature of a building within 150- feet of the property(ASM Goal 1.213). IX. FINDINGS A. Annexation(UDC 11-5B-3E) Required Findings: 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: Page 12 28] 1. The map amendment complies with the applicable provisions of the comprehensive plan; Stafffinds the proposed map amendment to the L-O zoning district for office uses only is consistent with the Comprehensive Plan as noted in Section V. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the map amendment and associated development is consistent with the regulations outlined for the district and the purpose statement of the commercial districts in that it provides for the service needs of the community. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare as office use(s)should be compatible with adjacent existing residential uses in the vicinity. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Stafffinds City water and sewer service is available to be extended to this development. The proposed map amendment shouldn't result in adverse impact upon the delivery of services by any political subdivision providing public services within the City as noted. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the city. Page 13 29 E IDIAN;--- Applicant Presentation •• Office use: density residential is higher impact-High•unsafe)Road (loud and UstickToo close to •homes)4 -infrastructure improvements (for only 3Parcel too small to justify small for •No Infrastructure•Barriers to Residential DevelopmentSmaller Occupancy•Limited Hours•Low Impact•health and social services onlyrestriction to professional services, We accept staff’s suggested • From ACHD Report:12Footage From 7:50AM, Tuesday, March Road is 62% of its service capacityUstick ••• ••• W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Meridian Foodbank (H-2024-0065) by Meridian Food Bank, located at 133 W. Broadway Ave. Application Materials: https://bit.ly/H-2024-0065 A. Request: Rezone of 1.72 acres of land from the I-L zoning district to the O-T zoning district to bring the existing food bank into conformance for future expansions. 30 PUBLIC HEARING SIGN IN SHEET DATE: February 6, 2025 ITEM # ON AGENDA: 5 PROJECT NAME: Meridian Foodbank (H-2024-0065) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 -2-"!�-1 2 e2,i e y ,j � 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--- DEPARTMENT REPORT HEARING 2/6/2025 Legend DATE: i'_-! Project Location TO: Planning&Zoning Commission :::Area of Impact }= City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 nnapoli@meridiancity.org APPLICANT: Gil Green SUBJECT: H-2024-0065 s Meridian Foodbank Rezone 4491 LOCATION: Located at 133 W. Broadway Avenue ,I with the inclusion of the following Alt parcels: R9323750270, R932350290, _ - R0406010070,R0406010195, R0406010205,R0406010182. I. PROJECT OVERVIEW A. Summary Rezone 1.72 acres from I-L to O-T to establish the Meridian Food Bank as a conforming use to allow future expansions without a conditional use permit. B. Recommendation Staff. Approval without the requirement for a development agreement. As noted above,the rezone will establish the Meridian Food Bank as a legal use therefore, a development agreement is not being required(see Section III below). Commission: C. Decision Council: City of Meridian I Department Report 1. Project Overview ■ I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Civic(Foodbank) - Proposed Land Use(s) Civic(Foodbank) - Existing Zoning I-L—Light Industrial VII.A.2 Proposed Zoning O-T—Old Town Adopted FLUM Designation O-T—Old Town VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 10/8/2024 Neighborhood Meeting 11/4/2024 Site posting date 1/27/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received No - • Commission Action Required No - • Access W.Broadway Avenue and NW 3rd Street;Local Streets - Meridian Public Works Wastewater IV.B • Distance to Mainline Existing at site • Impacts or Concerns Yes; See public works conditions of approval Meridian Public Works Water • Distance to Mainline Existing at site • Impacts or Concerns Yes; See public works conditions of approval Note: See section IV. City/Agency Comments for comments received or see public record at the following link. City of Meridian I Department Report II. Community Metrics ■ Figure l: One-Mile Radius Existing Condition Metrics Reference Parcel:R0406010205 Date Retrieved:2025/1/10 Parcel Count Parcel Acreage Infiii Indicator: 705 Surrounding Area IW 74 4% Not city 40 1,739. ® City Limits 3,117 3 ■ Not City Household Household& Population Growth • Households 02020 Population Change:1.4°I° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residential Addresses All Addresses ■ Single-family 42% z Multi-family 58% ® Commercial Notes: See Error!Reference source not found..Error!Reference source not found.. Figure 2: Service Impact Summary ImpactService • • Ready 0 0 0 0 0 0 0 -0 0 0 0 Marginal Caution oe �aA � �y a��� o �a\ 4a Q �a\� G0 �o Notes: See Error! Reference source not found..Error!Reference source not found.. City of Meridian I Department Report II. Community Metrics ■ III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated as O-T(Old Town)on the Future Land Use Map(FLUM)however the existing zoning is I-L(Light Industrial). The existing use of Social Service is consistent with the comprehensive plan for the Old Town designation. This designation includes the historic downtown and the true community center. The boundary of the Old Town district predominantly follows Meridian's historic plat boundaries. In several areas, both sides of a street were incorporated into the boundary to encourage similar uses and complimentary design of the facing houses and buildings. Sample uses include offices,retail and lodging,theatres,restaurants, and service retail for surrounding residents and visitors.A variety of residential uses are also envisioned and could include reuse of existing buildings,new construction of multi-family residential over ground floor retail or office uses. The subject site is among several Industrial properties along the rail corridor near Meridian Road. The proposed use of a social service(Food Bank)is a permitted use in the O-T zoning which is the zoning the applicant is requesting. The current use is non-conforming,which requires a conditional use permit for any proposed expansion. The rezone to O-T zone will allow the continued use of the existing food bank,remove the non-conforming status and eliminate the need for future CUP approvals to expand the use. For these reasons, staff is not recommending a development agreement with the subject rezone request. "Support a compatible mix of land uses Downtown that activate the area during day and night." (2.09.02G). "Support owners of historic buildings in their efforts to restore and/or preserve their properties. (5.02.01B). Table 4: Project Overview Description Details History N/A Acreage 1.72 acres B. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The Meridian Food Bank consists of 6 lots with 3 existing structures. All 3 structures are proposed to remain, and a future expansion is proposed. A property boundary adjustment will be required with future expansion applications to consolidate any lot lines that cross through new and existing buildings. 2. Proposed Use Analysis (UDC 11-2): The existing and proposed use of a social service(food bank) is an essential resource for the Meridian community. The Meridian Food Bank is open Monday,Wednesday,and Thursday between 12:00 pm and 4:00 pm. The main reason for the rezoning request is to allow for future expansion to provide additional space for the MFB to assemble food packs for students in West Ada School District. The food packs allow students to have food over the weekends. The number of packs has increased significantly since 2023 and MFB no longer has sufficient room to service all the children in need of resources. The expansion will include an additional 940 square feet of space designated for the purpose of assembly and storage of these food packs. Staff finds this use to be better suited in the O-T City of Meridian I Department Report III. Staff Analysis ■ zone as it will bring the existing use and structure into conformance with our code while also allowing for expansion of the facility. 3. Dimensional Standards (UDC 11-2): The existing structures do not conform to the 35-foot street setback required in the I-L zone. By rezoning the property to O-T, all the structures will become conforming as the O-T zone doesn't have setback requirements. All additions and site work shall comply with the O-T standards listed in UDC 11-2D-4. C. Design Standards Analysis 1. Landscaping (UDC 11-3B): i. Landscape buffers along streets The existing 6 properties do not have conforming landscape buffers with the I-L zoning district,however, if rezoned to O-T it would conform with the standards as O-T does not have any landscape buffer requirements. ii. Parking lot landscaping The parking lot landscaping at the Meridian Food Bank does not meet the standards outlined in UDC 11-3B-8. After discussions with the Food Bank, staff recommends allowing the existing non-conforming landscaping to remain. However, staff also advises installing new parking blocks to prevent vehicle overhang from encroaching on walkways,drive aisles, and adjacent properties. Additionally,UDC 11-3B-2 allows for phased landscape improvements as cumulative expansions occur. The City will monitor these thresholds and enforce them as required by the UDC. iii. Landscape buffers to adjoining uses The current landscaping does not conform with the I-L zoning districts standards, however if the property is rezoned to O-T it would bring this into compliance as landscape buffers to adjoining uses is not applicable in the O-T zoning. iv. Tree preservation A Tree Mitigation Plan should be submitted with the certificate of zoning compliance for any future expansion 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. 2. Parking (UDC 11-3C): i. Nonresidential parking analysis The current site has approximately 56 parking spaces exceeding the UDC requirement of 1 space for every 500 square feet of gross floor area. The rezone will not have an impact on the parking standards and any future expansion may require more parking. The current parking lots are substandard and do not meet the city's requirements for parking lot, landscaping and overhang. Staff is recommending the parking lots be restriped and parking blocks are adjusted to allow for a minimum of a 5-foot overhand to adjoining uses and walkways. These improvements will be evaluated with the submittal of the certificate of zoning compliance for the future expansion. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space is required to be provided based on one(1) space for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking City of Meridian I Department Report III. Staff Analysis ■ facilities are required to comply with the location and design standards listed in UDC 1I- 3C-5C. The site plan does not include bicycle racks. The Applicant should revise the plans and include one(1)bicycle rack and submit details of the bicycle rack with the CZC submittal. 3. Building Elevations (Comp Plan,Architectural Standards Manual): While a future expansion is planned for MFB, staff is not requiring conceptual elevations at this time. Elevations will be provided with the submittal of the certificate of zoning compliance and design review.Any future building expansion will be required to comply with the design guidelines contained in the Architectural Standards Manual(ASM). 4. Fencing (UDC 11-3A-6, 11-3A-7): Fences shall comply with the standards listed in UDC 11-3A-7. No additional fencing is being proposed. D. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is provided off W. Broadway Avenue and NW. 2nd Street,both local streets. The Food Bank also uses the alley as a pickup area for cars to use during their hours of operation. The existing access points can remain as they are currently used for business. 2. Sidewalks (UDC 11-3A-17): There is an existing 6-foot wide attached sidewalk on W.Broadway Avenue along the existing property frontage. Staff does not recommend any additional changes to the frontage improvements. There are also existing five(5) foot wide sidewalks along NW 2nd Street. All sidewalks around buildings and serving public streets shall be a minimum of five(5) feet in width in accordance with UDC 11-3A-17. A continuous internal pedestrian walkway that is a minimum of five (5) feet in width shall be provided from the perimeter sidewalk to the main building entrance(s) for nonresidential uses. The walkway width shall be maintained clear of any obstructions, such as vehicles, outdoor sale displays,vending machines, or temporary structures. E. Services Analysis 1. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. 2. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow the best management practice as adopted by the City as set forth in UDC 11-3A-18. 3. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G& 3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided with development. City of Meridian I Department Report III. Staff Analysis ■ IV. CITY/AGENCY COMMENTS A. Meridian Planning Division 1. With the submittal of the certificate of zoning compliance and administrative design review application,the site/landscape plan should include the following: - Restripe the parking lots and place new parking blocks to prevent overhang onto adjacent properties and walkways per UDC 11-3C-5. - Add a bike rack per UDC 11-3C-5C. - A continuous internal pedestrian walkway that is a minimum of five (5) feet in width shall be provided from the perimeter sidewalk to the main building entrance(s) for nonresidential uses per UDC 11-3A-19. - Per UDC 11-313-2,the city allows for phased landscape improvements as cumulative expansions occur. The city will monitor these thresholds and enforce them as required by the UDC 11-313-2. 2. Complete a property boundary adjustment to consolidate the lot lines going through existing and new structures. 3. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed use prior to submittal of a building permit application. The design of the site and structure shall comply with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual and with the Development Agreement. City of Meridian I Department Report IV. City/Agency Comments ■ B. Meridian Public Works wan,rr6+nr • 0munce mSffWer $own F4niF padss em9) m41S*c1.fwwewr lCgpinq M reWi red sefinets dromft l"etppmwRtl Mhor tnrol915 tha North of IN,Fiai s SewrerShed 9ellln90 Praoq Ste applstaum Sewer FRU's ti11NHFQpclining Earanat - Projbd Cq)rdiisx" Yes wehvow Muter Plan(Facll Plan • Imp�attsrconcerns + s 5re PLOW.[1MorktSite rill ccfwil Wit W attY • DIIUme to W&k4 Willer rn .n hasparlly bgen Gprntr, md,FdY*mvqr ko pmg Is rgqulrgd Seryipty tluDLkg4d L-Iopmeatr.MerlhroughtheNOMorlheEast. s ITl351le 2Gire • Ecll MAW Pr90r Sd*20plKebn Water ERU's • tiluWORMI" None Projetr C6TF0.xrne Yes inch Water W!m-r Ftbq • hWaamicomerm Please see CorgWom NON-PLAT CONDITIONS Fl SIX Wn41Krs11FpART7W%T Sar.Spm fir(ond'rlinesnf Approval I Algrchwip:5 la public wolfs nd MSCn'i#s sill nxd WW rinW Cd b.'public mhwks. �. Vv penna.enc gyres i�ees,k�e�,kui9ding��as�nrSc,bash rqr,�+�16.�css. inrluatim trenches_light poem,ex.)lolsr'kill%ilhlo Me ulilily easmem. 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City of Meridian Department Report IV. City/Agency Comments ■ V. FINDINGS A. Rezone(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Applicant is proposing to rezone the subject property with the O-T zoning to keep the existing Food Bank in operation and expand the existing building without having to go through the Conditional Use Permit process to expand a non-conforming use. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment to O-T and development generally complies with the purpose statement of the traditional neighborhood districts in that it will contribute to the range of commercial opportunities available in the City consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed commercial uses should be compatible with adjacent industrial and residential uses in the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Stafffinds City services are available to be provided to this development. 5. The annexation(as applicable) is in the best interest of city. This finding is not applicable as a rezone, not an annexation, is proposed. VI. ACTION A. Staff: Staff recommends approval of the proposed Rezone per the provisions in Section V in accord with the Findings in Section VI. B. Commission: Pending C. City Council: Pending City of Meridian I Department Report V. Findings ■ LLJ PINE +• , �, r r: ; W ` Ha �,- " ^i°r top 1�.12 .. y t .14 — „ FRANKLIN a..!_ ,,, NINE ON mam. 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Subject Site Photos 4-7 City of Meridian Department Report VII. Exhibits ■ C. C. Service Accessibility Report Description Location In City Limits Extension Sewer Trunkshed mains < 500 ft. from parcel Floodplain Either not within the 100 err floodplain 2 a�-----s GW Emergency Services Fire Response time < 5 m;n, GREEN Emergency Services Police Meets response time goals most of tre time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles 0R a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either a Regional ParkwIhin 1 mile OR a Con):T,l.n Park Walkability Park within 1/2 mile OR a Neighborhood Park withir, GREEN L 1/4 mile walking City of Meridian I Department Report VII. Exhibits ■ D. Concept Plan for Expansion // 4- x City of Meridian Department Report VII. Exhibits ■ E. Rezone Legal Description&Exhibit Map RE—ZONE EXHIBIT MERIDIAN FOOT] BANK �r. APMr"V Of niFAE 114 a-N,0LK'5 CfWE57 VWWADLMN R7AffMDAMA— nr s [Cris r,z r3 r9�o.?r,ztz�has s as[�seoorz.�M.An�ayss�crxlno,wamow ra hrl7�YrYiAt�1AG78FkVYi[GC+I TFr}A47riFN rf2 C,Y 1Hf SF IJ[xYlwMJfi'P3N�s7hS PAW P%ESr Cxe5FCMON JZ W ADD CUUNFY.4"HO ZZ2* Iff •o. o.ram �m A �g 4 Yn..Y d7 as ,. F � '+ Y�4 IN TOP q raerYw p - Q ., 94 4 rs T re &Pa pO NNrFNT RI[SMMFN � L r1 s o l ut i 0fris i *,E k IFLand Surveying and Consulting [7 Sd IDS 340 ��Ey'1T F$�0�� +h+1'Alank,'elk4lh.r �lm1 Jl.,xl.:i flf.11 r'b/ wr.w-4�—w City of Meridian Department Report VII. Exhibits 46 LgwLQgsuhAiQn merkdtan Nod 6ankf opeFt1'Fie Tuning Nrceis bring to-cetrh In NE%of$lock 5 of Vilest Yeew,hdclkian 10 Meeid"and aLw 1.M-Andersun'55.pwhd Addifth to Meridian,located In Ow N%of the SE%of Sedan 12,lbwmhp 3 North,Rsrr6a 1 Weet,9alse Mend%an.{itgof Meridian,Ada Counrr,Idaho.and more pardualady-dbsGr W?4 fgalp : Gmnrmncmg at a brass cap marking the KE carder of the SE 9 of said SerVbn 11,from which a brass rap marking the south Last c orner of said SE X bears S O'43'24'W a distance of 2EsLU-&2 feet; Thence50°-0Y29"W alongilse easterhvboundary orsaid56 fi a di,enre of 6mmfeevz a 518 inch 10arrnmF W"pin rf arklij the 6nreryecMn of Meridian Road and Broadway Avenue; Thence kavinR said easterty boundary N 89 015'49"W along the mntarlirre at west Broadway Avenue a dashrnccof 323.00 Fret Vrthe-Pmrsecdon of West V Stroet,THE POINT❑F EEO INNING, Thneoe heaving said centerline of MV t STaadway Avenue 5 0 r'30TW W a digarrce of 89 96 fm dkoN the centerline of West P kT"'to a potnf; Thew-e-leaving said oergerfine of WEm 11Sireet M dB S 51-W a diigar.t*of}p.fM Net to eorrtheasT corner of Lot 2 block 2 of J-f t.An8emri's Second A-EWhipn to Merrdsan; Thgrtra 2"the y[mh btnunuary 4f trio fQ4.N a9"Z5'49"W a nrsrance of 120.06 feet to a ppr ni; Thence Wong said south boundary ft8?25W W a tlbUnraof9.€0fretto the rrntulineof Lhealky fying yMhln 9lntk 2 6r i.M.Anderr0N S_eiond Addidon io M{ridien Ted p4ini; ThenceaIGgg said centerlim,3 0930W'W a distance of 175.00Not to o polaty Thence Iea4+n6 said cerrta rllrxr,N 09°25'59'W a dtMnca 0►JS,00 Teel W the wuthrgst corner of Lot 14 kilo€* 2 of Anderson's Second AJdAwn to Meridian so a point; Thrloe gang the seu:14rerty baiwdary or 404 18,N 69`3549'W a distance of 121.77 feet to the etat-rkF•tht- at-ww of Nw 74 Street k}n pain(; Thence iming said r48hti*"1194"2551'w a distance 0f 30.W Fret to ilia rsntrrline of NW 3-5u"IL Then-along skid rerrterllne N 0030W E a di tantr of 53.97 Beet to a paint; Thence Ieawq said c+h.terfl0e N 89 q9'5i"w a dimmu of 34.00 RNR to Lie SE asrntq of the NE 34 of 91xk 5; thence N 88 151'39'w s dlatance of W."far#along thr WutherIV haundwy elf sold NE�i of black S t4 a P¢Iim; Thence leaving said sourli■rly boundary N U�2 F46"E a 4lstance crf 60.05%rt along Llie we-Aerly totwWary said NE 14; Thence leaYil'Q Said weSi M 64 krndarV S WP35'49'E a dlstarrae 0 67."fe*to a p4lnt 60.W fem west of the easterly boundary 4f said RE%.- Thence N 9:WO'E a distance of 350.W Seat to#re rr+.tor4ino of Broadway Avenue; Tlyrrr,q along Bald rrnveriine 5 99 a2S'49'E•dituanpe of 46733 feet i0 The POINT 4F BE6111NING: City of Meridian I Department Report VII. Exhibits 47 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing continued from January 16, 2025 Newkirk East (H-2024-0043) by Laren Bailey, Conger Group, located at in the SE 1/4 of the SW 1/4 of Section 10, Township 3N, Range 1W, parcel: S1210346850 Application Materials: https://bit.ly/H-2024-0043 A. Request: Preliminary Plat for 95 single family lots on 10.08 acres of land zoned Traditional Neighborhood Residential (TN-R). B. Request: Development Agreement Modification to revise the concept plan to remove the 216 multi-family units and replace with 95 single-family attached homes. 48 PUBLIC HEARING SIGN IN SHEET DATE: February 6, 2025 ITEM # ON AGENDA: 6 PROJECT NAME: Newkirk East (H-2024-0043) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��f IDIAN*, - DEPARTMENT REPORT HEARING 2/6/2025 Legend DATE: Project Location 0 TO: Planning&Zoning Commission Area of Impact = City Limits FROM: Linda Ritter,Associate Planner O Analysis 208-884-5533 lritter@meridiancity.org T' APPLICANT: Laren Bailey,Conger Group f SUBJECT: H-2024-0043 ALA t Newkirk East MDA,PP , LOCATION: Located in the SE '/4 of the SW'/4 of - Section 10 Township 3N,Range 1 W, _ J Parcel: S 1210346850 I. PROJECT OVERVIEW A. Summary A Preliminary Plat and Development Agreement Modification to convert 216 apartments into 95 single-family attached homes on 10.08 acres of land zoned Traditional Neighborhood Residential (TN-R). B. Issues/Waivers • Kenndey Lateral Property Annexation: o The Kennedy Lateral crosses the applicant's plat and should have been included in the previous annexation for this project. However,the parcel containing the Kennedy Lateral is owned by the Nampa Meridian Irrigation District,as verified by deed and legal determination, and was not part of this project. Due to timing constraints, staff proceeded with the current plat. • Noncontagious Parcel: o Parcel#S 1210346890 is not contiguous to the plat, as it is bisected by the Kennedy Lateral parcel,which is owned by the Nampa Meridian Irrigation District, as shown in Exhibit VII.J. Since this parcel is neither contiguous nor included in the proposed plat, staff requires the applicant to demonstrate how access to Parcel# S 1210346890 will be provided to ensure maintenance,as required by the original approval. City staff is coordinating with the Ada County Assessor's office to determine if this outparcel can be incorporated as part of the plat. • Density Compliance: o The proposed development has a density of 9.42 units/acre,which is below the targeted density of 12 units/acre per the Ten Mile Interchange Specific Area. The project was previously approved with 13.2 units/acre. However,the proposed City of Meridian I Department Report 1. Project Overview ■ density does meet the net density standards of 6 dwelling units per acre in the TN-R zoning district. • Block Length/Dead End Street Length Exceedance(see analysis below) o There are several block lengths which exceed the maximum 500-foot length. o The dead-end street exceeds the maximum 500-foot length C. Recommendation Staff recommends approval of the modification of the development agreement to convert 216 apartments into 95 single-family attached homes and the proposed preliminary plat in accordance with Findings in Section V and the conditions of approval in Section IV. D. Decision City of Meridian I Department Report I. Project Overview ■ II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Multi-Family Residential - Proposed Land Use(s) Single Family Residential - Existing Zoning Traditional Neighborhood—Residential(TN-R) VILA.2 Proposed Zoning Traditional Neighborhood—Residential(TN-R) Adopted FLUM Designation Medium High Density Residential VILA.3 Proposed FLUM Designation Medium High Density Residential Table 2: Process Facts Description Details Preapplication Meeting date 5/28/2024 Neighborhood Meeting 7/9/2024 Site posting date 1/23/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District TV.P • Comments Received Yes, Staff Report - • Commission Action Required No W - • Access Access to the property is via N. San Marco Way. - • Traffic Level of Service There are no existing average daily traffic counts for San - Marco Way and Zimmerman Way. ITD Comments Received No Comments Meridian Fire No Comments Meridian Police No Comments Meridian Public Works Wastewater • Distance to Mainline Available at the site • Impacts or Concerns No Meridian Public Works Water • Distance to Mainline Water available at the site • Impacts or Concerns An easement and extension of the water main at W.Atomic Street is required along Zimmerman Lane is required along with an easement at W. Chair Lift Streett across Zimmerman Lane. The Final Plat will not be approved without this. School District(s) West Ada School District IV.E • Capacity of Schools Chaparral Elementary School-550 - (Architectural Capacity) Meridian Middle School- 1250 Meridian High School-2075 • Number of Students Enrolled Chaparral Elementary School-538 - Meridian Middle School-963 Meridian High School- 1808 Note: See City/Agency Comments and Conditions Section and public record for all department/agency comments received. Newkirk East MDA,PP H-2024-0043 (copy this link into a separate browser). City of Meridian I Department Report II. Community Metrics ■ Fiuure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S1210346850 Date Retrieved:2024/10/30 Parcel Count Parcel Acreage Infill Indicator: 323 678 Surrounding Area Ak'�- 4b W ® City Limits 2,524 ■ Not City 1,444. Household Household& Population Growth Households 02020 Population Change:30.2°I° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residential Addresses All Addresses ■ Single-family 53% 51% 3% Multi-family 46% ® Commercial 0 Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed I Proposed Pending Pending Approved Approved 0 2000 4000 6000 0 1000 2000 3000 4000 ■ Single-family ❑ Multi-family City of Meridian I Department Report II. Community Metrics ■ 2.00 1,000 Single-family N d41 Residential a 1.50 Parcel Diversity y 1.00 500 u 0 Parcel Count 0.50 0.59 L m a.1a a Average Acres 0.00 0 R-2 R-15 Average Single-family Density by Zoning Average 15.00 >y Residential Net , .nsity 10.00 V 9.73 7.29 a 5.00 04.21 15■71 ■ 1.68 0.00 Dwelling Units I Acre R-2 R-4 R-8 11-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 2:ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic'Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PIVI Peak Hour Classification Traffic Count Level of Service San Marco Way 742-feet Collector N/A N/A Zimmerman Way 031-feet Local NIA N/A Acceptable level of service for a two-lane collector is 'D"(425 VPH). "*ACHD does not set level of service thresholds for local roadways. 2. Average Daily Traffic Count(VDT) Average darly traffic counts are based an ACHD's most current traffic counts. • There are no existing average daily traffic counts for San Marco Way and Zimmerman Way. ACHD Planned Improvements 1. Capital Improvements Plan (CIP)l Integrated Five Year Work Plan (IFYWP): • Black Cat Road is scheduled in the IFYWP to be widened to 5-lanes from Franklin Road to Cherry Road with a design year of 2029-2030 and a construction year yet to be determined_ • Franklin Road is scheduled in the IFYWP to be widened to 5-lanes from McDermott Road to Black Cat Road between 2028 and 2029. • Black Cat Road railroad crossing is scheduled in the IFYWP to be resurfaced and have safety lights and gates installed in 2029_ • Black Cat Road is listed in the CIP to be widened to 5-lanes from Overland Road to Franklin Road between 2036 and 2049. Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics ■ Figure 3: Service Impact Summary ImpactService . . Ready Marginal Caution \°oa �\te o\`°¢ spa a�y�� .�`°� n e1`G'� Qa�r �t C.°tea °°\ oo\ Sr Sr Q Q- Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics ■ I1I. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated Medium High-Density Residential(MHDR)on the Future Land Use Map(FLUM)and is located within the area governed by the Ten Mile Specific Area Plan (TMISAP). MHDR areas are locations recommended primarily for relatively dense multi-family housing types, such as row houses,townhouses, and condominium and apartment buildings and complexes. These areas should have a mix of housing types that achieve an overall average density target of 12 dwelling units per gross acre with densities ranging from 8-15 units per acre. MHDR areas typically are relatively compact areas within a larger neighborhood and generally should be located around and near more intensely developed areas, such as Mixed Use Commercial or Employment areas, in order to provide convenient access to these commercial activity and employment centers for the greatest number of residents.Apartment buildings are desired to be accessed via shared entrances and hallways. The proposed development,reviewed independently of the original proposal, features a mix of single-family attached homes, including 90 front-loaded garages and 5 alley-loaded townhouses. NOTE: The plat does not include any alley-loaded lots(see analysis below). The overall gross density is 9.42 units per acre,which falls within the density range specified by the MHDR FLUM designation.However, it does not meet the targeted density of 12 dwelling units per acre recommended in the TMISAP. Since the first phase of the development has not been recorded(may soon),the overall gross density of the Newkirk project,with the multi-family removed and the additional residential units added equates to 7 dwelling units per acre. This figure is below the desired gross density for the MHDR FLUM designation but aligns with the net density standards for the TN-R zoning district which is based on net density. The gross density for the new preliminary plat, excluding the first phase is 9.42 dwelling units per acre. In this case,zoning is the predominant factor when analyzing density associated with this project. The table below highlights the surrounding developments within the TMISAP area, detailing the required and approved densities for each. City of Meridian I Department Report III. Staff Analysis ■ Density(Dwelling Units Per Acre)Consistency Matrix TMISAP Requires an Overall Target Density of 12 Dwelling Units Per Gross Acre with Densities Ranging from 8-15 Unites Per Acre TN-R Requires Six(6)Net Dwelling Units Per Acre Development Acres Dwelling Units Zoning/Density Required Submitted *Newkirk 10.08 95 TNR-6(12 per TMISAP) 7.33—Entire Plat East (20.44 acres) 9.42-New Plat (10.08 acres) Newkirk 20.44 278 TNR-6(12 per TMISAP) 13.2 du/ac Subdivision Aviation 9.8 75 R-15/8-12(12 per TMISAP) 7.65 du/ac Modern 11.47 122 (12 per TMISAP) 10.64 du/ac Craftsman Alamar 8.23 51 TNR-6(12 per TMISAP) 9.06 du/ac Entra Farms 18.18 238 R-15/8-15 (16-25 per TMISAP) 13 du/ac Council granted approval of a "step"down in density from HDR(15+units/acre)to MDHR(8-15 units/acre) Ascent 4.97 43 R-15/8-12(12 per TMISAP) 8.65 du/ac Total 73.09 acres 807 units 11 du/ac *The reduction of the number of units for Newkirk Subdivision brings the overall dwelling units per acre to 9 units per acre. Table 4: Proiect Overview Description Details History H-2022-0088(AZ,PP);DA Inst.#2023-051358,PBA Inst#2023-047023 and A-2023-0135 Phasing Plan 1 The Residential Units 95 Open Space 7.21 acres/35%(overall) 1.69 acres/16.8%Phase 2 Amenities 2 points required/2.5 points provided Acreage 20.44 overall/ 10.08 Phase 2 Lots 95 single-family residential lots/8 Common lots Density 7.33 du/ac overall/9.42 Phase 2 (gross density) B. History The Newkirk Subdivision,approved by City Council on April 25,2023,involved the annexation of 22.667 acres with TN-R zoning. The original plan included 63 building lots(44 single-family attached homes, 18 townhomes, and one multi-family development with 216 units)and eight City of Meridian I Department Report III. Staff Analysis ■ common lots on 20.44 acres,to be developed in two phases: single-family residential in Phase 1 and multi-family in Phase 2. The applicant now proposes removing the multi-family component and replacing it with a mix of single-family attached homes with front-loaded garages and alley-loaded townhouses. This modification reduces the gross density from 13.2 to 7.33 dwelling units per acre,meeting the TN- R district minimum net density of 6 units per acre but falling below the Ten Mile Interchange Plan's target gross density of 12 units per acre. Phase 2(Newkirk East) is now shown as a separate parcel,though the original plat treated the subdivision as one parcel. It appears the property was subdivided without City approval, as the final plat for Phase 1 is not yet recorded with the Ada County Assessor's office. Phase 1 final plat has been signed by the City Engineer and submitted to Ada County for final review and recording,recording is eminent. Additionally,the annexation of the Kennedy Lateral, a gap area owned by the Nampa Meridian Irrigation District,was overlooked during prior approvals. This unincorporated area between parcels will need to be annexed by the City to resolve the issue. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The property was part of 20.44 acres of land annexed and zoned Traditional Neighborhood Residential(TN-R)zoning district in 2023. This 10.08 parcel was approved as Phase 2 with 216 multi family units. The applicant is proposing a modification to the development agreement to remove the multi family units and replace them with 95 single family residential lots. 2. Proposed Use Analysis (UDC 11-2): The applicantproposes single-family attached dwellings, a principal permitted use in TN-R zoning districts as outlined in UDC Table 11-2A-2. The future land use map designates this area as medium-high density residential, which permits gross densities of 8-12 dwelling units per acre. While the proposal meets the TN-R zoning district's minimum density requirement of 6 units per acre, it falls short of the medium-high density designation's target range. 3. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development must comply with the dimensional standards outlined in UDC Table 11-2D-6 for the TN-R zoning district. While there is no minimum lot size in the TN-R district, each building site must be of sufficient size to meet the district's minimum setback requirements. The development includes the required minimum of two (2) housing types. Although street-accessed properties are permitted within this district, they are generally expected to be located along the perimeter of a TN-R development. The applicant must demonstrate that the proposed design aligns with the purpose statement of the TN-R district. Additionally, the applicant shall provide justification for the limited number of alley- loaded homes included in the proposal in the form of a waiver. The regulating authority will determine whether the applicant has met the intent of the TN-R district's street design requirements or require a revision of the plat to achieve compliance. City of Meridian I Department Report III. Staff Analysis ■ D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan 3.07.00, Comp Plan 3.07.0IA, TMISAP, UDC 11-3A-19): Comprehensive Plan policy 3.07.00 encourages compatible uses and site design to minimize conflicts and maximize use of land. Comprehensive Plan policy 3.07.0IA requires all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices. All residential neighborhoods in the Ten Mile Interchange area should be developed in consideration of Traditional Neighborhood Design (TND)principals and concepts and the standards established by the City for the TN-R district.Future development should be consistent with the design elements in the TMISAP for the MHDR FL UM designation as determined by the Application of the Design Elements table (see pg. 3-49), as follows: Design Elements: 3-33. Street Design: Useable porches should be a dominant element of residential buildings and should be located along at least 30%of the front facade of the buildings—a higher percentage is recommended as is the location of porches on one or more side facades.When possible,garages should be loaded from a rear alleyway. Where garages must be accessed from the front,the garages must be located no less than 20' behind the primary facade. Front-loaded 2-car garages that are visible from the primary street must be designed with two(2) separate garage doors. 3.34.Buildings to Scale: Everything seen and experienced from the sidewalk—building fronts, lighting, open space—should be designed for human interaction at a pedestrian's perspective.Key elements to consider are the continuity of the building sizes,how the street-level and upper-level architectural detailing is treated, elements that anchor and emphasize pedestrian scale,roof forms,rhythm of windows and doors, and general relationship of buildings to public spaces such as streets,plazas and other open space. Human-scale design is critical to the success of built places for pedestrians. Building entrances should be placed close to the street; ground floor windows,articulated facades, appropriately scaled lighting, awnings and other weather protection should be provided. 3.36.Neighborhood Design: All residential neighborhoods in the Ten Mile interchange area should be developed in consideration of traditional neighborhood design principles and concepts,which pertain to mixed housing stock, architecture and design, streetscapes and streets. Front porches and garages accessed from an alley are usually the standard in residential areas;parking for homes is primarily located behind buildings. Streetscape design relates to the street itself and consists of landscaped parkways with trees between curbs and sidewalks, adjacent sidewalks and front yard spaces and provides public space for street trees, street furniture and view corridors. Other aspects of neighborhood design that contribute to a traditional streetscape are connected network of streets, alleys and sidewalks. Roadways and pedestrian ways are interconnected so that access for pedestrians, cyclists and automobile drivers is direct and convenient and allows traffic to be dispersed through a variety of streets and ways.Narrower streets designed with TND characteristics result in slower moving traffic and provide a safer,more pleasant pedestrian environment and encourages interaction among residents. Building Character Form: • Building Facades -Buildings should be designed so that their primary facades relate to active public spaces and pedestrian areas. The primary facade of a structure is that City of Meridian I Department Report III. Staff Analysis ■ frontage of the building that has been designed and detailed so as to represent the building's most important elevations. The primary fagade should always include an entry into the building. Entries should be located so as to provide direct access from adjacent public spaces,primary streets and activity areas. Access from walkways should be uninterrupted by vehicular traffic. Buildings should be located so as to help frame adjacent public spaces and to provide an architectural backdrop for associated passive and active activities. The space between a building fagade and the adjacent walkway should be appropriately landscaped with a combination of lawns, groundcover, shrubs and trees. • Building Heights-Low-rise buildings of 2-4 stories over much of the area is recommended. • Pitched Roofs-A mix of flat and pitched roofs are anticipated in the Ten Mile area based on a wide variety of individual buildings. Pitched roofs should be,where possible, symmetrical hips or gables,with a pitch between 4:12 and 12:12 with an overhang of at least 12 inches and a maximum of 2.5'. Roof brackets and rafter tail treatments are encouraged. 3.47.Public Art: Public art should be incorporated into the design of streetscapes,public buildings,parks,transit,infrastructure, and other public projects in the Ten Mile area. Public art should be meaningful and encourage the free flow of ideas and cultural ideologies. Public art should be integrated into either the architectural design or the design of plazas and public spaces associated with a building and should be easily visible to the public(e.g. visible from the street or publicly accessible open spaces rather than interior courtyards). The applicant has based the proposed building designs on those that were previously approved with the design review for Newkirk Subdivision. The conceptual designs shown are consistent with recorded DA (2023-051358) as Council approved exceptions to the required TMIASP standards with the original plat H-2022-0088. 2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): A minimum of 1 S%qualified open space is required to be provided within the single-family and townhome portion of the development per Table 11-3G-3 for the TN-R zoning district. Based on 10.08 acres of land, a minimum of 1.S acres is required to be provided that complies with the standards listed in UDC 11-3G-3B. A minimum of two (2)points of site amenities are required based on the area of the single family/townhome development. Qualified amenities should include features listed in UDC Table 11-3G-4. A dog park(2 points) with a seating area and waste station (5 points) is proposed which meets the minimum standard. Overall, the proposed amenities exceed the minimum standards. Per the applicant, the amenities in the original Newkirk Subdivision will be available for use by the residents within the Newkirk East Subdivision. The previously approved preliminary plat provided 3.55 acres (34.4%) open space for Phase 1 as the multi family for Phase 2 had separate requirements for open space. However, when multi family is approved concurrently with single-family, the minimum open space requirements in UDC 11-3G-3 shall apply to the gross land area of the entire development. Therefore, the development exceeded the required 1 S%open space. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets City of Meridian I Department Report III. Staff Analysis ■ A 20-foot-wide street buffer with an 8-foot-wide parkway planted with Class II trees and a 5-foot-wide detached sidewalk has been installed along N. San Marco Way with the Phase 1. An 8-foot-wide parkway with Class II trees is required along all local streets per UDC Table 11-2D-6, landscaped per the standards listed in UDC 11-3B-7C. ii. Tree preservation There were several existing trees on this site that were removed and mitigated with Newkirk Subdivision Phase 1. iii. Storm integration Per UDC 11-3B-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. Development will be required to meet UDC 11-3B-11 for stormwater integration. iv. Pathway landscaping Landscaping is required along all pathways per the standards listed in UDC 11-3B-12C. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. i. Residential parking analysis All single-family attached and townhouse dwelling units are proposed to have a 2-car garage with a 2-space parking pad consistent with UDC Table I1-3C-6 for 1-to 4- bedroom units; if any units contain more than 4 bedrooms, an additional two (2)spaces are required with at least one (1) of those being an enclosed space. Per the applicant, an additional 48 on-street parking spaces (0.5+per home)are available for residents and guests as shown on the parking exhibit in Section VITH. 5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual): Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. To support this policy staff recommends the applicant provide additional housing options (i.e. townhomes, single family attached) in the development. Conceptual building elevations were submitted for the proposed structures within the development as shown in Section VITJ. Two (2) elevations were submitted for the 2-story attached units and for the 2-story townhome units attached in units of three (3); building materials consist of a mix of board&batten siding, soffit board siding, cottage lap siding and shake siding. These plans were previously approved through design review for Phase 1. Design Review:A design review application is required to be submitted for all single-family attached and townhouse structures within the development. Final design of all structures should comply with the standards for traditional neighborhood design listed in the Architectural Standards Manual(ASM) and the recorded DA. City of Meridian I Department Report III. Staff Analysis ■ 6. Fencing(UDC 11-3A-6, 11-3A-7): Fencing should comply with the standards listed in UDC 11-3A-7. A six-foot tall solid vinyl fencing is proposed along the eastern and northern property boundary.A five-foot tall open vision iron fence is proposed along the southern and western boundary. 7. Parkways (Comp Plan 3.07.01 C, UDC 11-3A-17): Per Comp Plan policy 3.07.01 C appropriate landscaping, buffers, and noise mitigation with new development along transportation corridors (setback, vegetation, low walls, berms, etc) is required. Per the UDC the minimum width ofparkways planted with Class II trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way; the parkway width shall exclude the width of the sidewalk. Class II trees are the preferred parkway trees. The applicant will be required to revise their landscape plan to show Class II trees. E. Transportation Analysis 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via the extension off. Zimmerman Way, a local street. San Marco Way extends to the west boundary and connects with W. Aviator St. to be extended with Aviator Subdivision (H-2020-0111).ACHD required the applicant to extend Ski Hill Street from the Ascent Subdivision as part of the preliminary plat approval. After further review of the area, ACHD determined the grade was too steep and removed this condition of approval. Therefore, staff is not recommending this street to be extended with this plat. 2. Multiuse Pathways (UDC 11-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan. The Pathways Master Plan does not depict a multi-use pathway on this site. No pathways are proposed except for sidewalks required along streets within the development. 3. Pathways (Comp Plan 4.04.O1A, UDC 11-3A-8): Comprehensive Plan policy 4.04.OIA ensure that new development and subdivisions connect to the pathway system. The proposed development The Pathways Master Plan does not depict a multi-use pathway on this site. No pathways are proposed except for sidewalks required along streets within the development. 4. 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. 5. Subdivision Regulations (UDC 11-6): i. Dead end streets Per UDC 11-6C-3B.4, (a)no streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than five hundred(500)feet except as allowed in subsection(b)of this section. Dead end streets may be approved up to seven hundred fifty(750) feet in length where an emergency access is proposed; or where there is a physical barrier such as a steep slope,railroad tracks, an arterial roadway, or a large waterway that prevents or makes impractical extension; and where a pedestrian connection is provided from the street to an adjacent existing or planned pedestrian facility. City of Meridian I Department Report III. Staff Analysis ■ The proposed dead-end street is approximately 569 feet and requires City Council waiver. The applicant is required to provide a pedestrian connection from the street to an adjacent existing or planned pedestrian facility. The applicant shall revise their plat map to show how they meet the requirements or provide justification as to why they cannot meet the requirement. The applicant has the option of providing an open space tract within the lots along N. San Marco Way to break up the length of the dead-end road. Revise the plat map to bring the dead-end street into compliance per UDC 11-6C-3B-4 by adding a pedestrian facility along N. Midford Way(Lot 46 or 47, Block 1) to the open space area along N. San Marco Way located within Lot 63, Block 1. ii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. In the TN-C and TN-R districts, no block face shall be more than five hundred(500)feet in length without an intersecting street or alley, except as allowed in subsection(17)(3). Subsection(17)(3) states where a pedestrian connection is provided,the maximum block face may be extended up to seven hundred fifty(750)feet in length in the TN-R District. The applicant has several blocks lengths that exceed the 500 feet which need to be shorten or justification needs to be provided as to why they cannot meet the requirement. The applicant has provided an emergency access to N.Manship Lane within the Entrata Farms Subdivision No. 2, which counts towards a break in the block length on the east side of the roadway. The applicant can provide access to the open space area along N. Ascent Avenue from N. Wolfsburg Avenue to break up the block length on the west side of the road. Revise the plat map to bring the block length along A. Wolfsburg Avenue into compliance by adding a pedestrian facility along Block 3, in the vicinity of lots 20-23 to connect to the common lot on Lot 3, Block 3. iii. Alley UDC 11-6C-3B.5 requires alleys to have a minimum of sixteen(16)feet of paving.All alleys shall serve as fire lanes.All alleys shall be concrete or asphalt with a concrete ribbon curb. The entrance to the alley from the public street shall provide a minimum twenty-eight(28)foot inside and forty-eight(48) foot outside turning radius.No parking shall be allowed on either side of the street within fifty(50)feet of the alley entrance as measured from the centerline of the alley. Alleys shall be designed so that the entire length is visible from a public street. The applicant's narrative states that there are five (5)single-family attached three Alex, two-story alley-loaded garage homes. However, the preliminary plat does not depict an alley to accommodate these alley-loaded garages. The applicant must revise the plat map to clearly indicate the location of these homes and the corresponding alleys. Additionally, all alleys must comply with the requirements set forth in the Unified Development Code (UDC). iv. Noncontagious Parcel: Parcel#S1210346890 is not contiguous to the plat, as it is bisected by the Kennedy Lateral parcel, which is owned by the Nampa Meridian Irrigation District, as shown in Exhibit VII.J. Since this parcel is neither contiguous nor included in the proposed plat, staff requires the applicant to demonstrate how access to Parcel#S1210346890 will be provided to ensure maintenance, as required by the original approval. City staff is coordinating with the Ada County Assessor's office to determine if this outparcel can be incorporated as part of the plat. v. Street Access: City of Meridian I Department Report III. Staff Analysis ■ Through properties are prohibited except where it is shown that unusual topography or other conditions make it impossible to meet this requirement. Through properties shall be limited to one (1) street access on one(1) frontage, designated by a note on the final plat. Lots 2-8 front both N. Ascent Avenue and N. Zimmerman Way. The applicant shall revise the plat map to remove the double street frontage which is prohibited per UDC 11-6C-3. The applicant needs to add a ten (10)foot landscape buffer along the west side of the lots to eliminate the double frontage and access to the parcels will be from N. Ascent Avenue. F. Services Analysis 1. Waterways (Comp Plan 4.05.OID, UDC 11-3A-6): Per UDC 11-3A-6, requires limiting the tiling and piping of natural waterways, including, but not limited to, ditches, canals, laterals, sloughs and drains where public safety is not a concern as well as improve,protect and incorporate creek corridors (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough and Jackson and Evan Drains) as an amenity in all residential, commercial and industrial designs. When piping and fencing is proposed, the standards outlined in UDC 11-3A-6B shall apply. Comprehensive Plan policy 4.05.OID requires improving and protecting creeks and other natural waterways throughout commercial, industrial, and residential areas. The Kennedy Lateral bisects the northeast corner of this site within a parcel of land owned by the irrigation district. This parcel bisects the subject property into two (2)parcels. A 6-foot-tall closed vision vinyl fence is proposed adjacent to the lateral; UDC 11-3A-6C.3 requires an open vision fence at least 6-feet in height and having an 11-gauge, 2-inch mesh or other construction, equivalent in ability to deter access to the lateral. Staff recommends a 6-foot-tall wrought iron fence is provided in this area to deter access to the lateral. 2. Pressurized Irrigation (UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future Certificate of Zoning Compliance application and shall be constructed to City and ACHD design criteria. 4. Utilities (Comp Plan 3.03.03G, 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. City of Meridian I Department Report III. Staff Analysis ■ G. Development Agreement The Applicant is requesting the following modifications to the existing Development Agreement [Inst. #2023-0513581: a. i bieyele rack should be provided or eaeh of the multi fiffnily buildings and clubhouse in aeeor-d with the standards listed in UDC 11 �C— §C—. A mininfflm of 18 oa fl. A fninimttm of 4 42 og street pafking spaees shall be pr-ovided for-the multi famil development with a mininium of 221 of those s 'ered car-port or gar-age as proposed, n aeeord with TT�abL- 11 -3r, 6. g. A maximum of 95 2 i-sign le-family units shall be constructed within this development. h. A Ceftifieate of Zoning Compliance application shall be submitted for the multi famil pot:tion of the development; eompliffi-nee with the speeifie use standards listed in UDG 11 A 2 27; r-equifed. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division Fifteen days prior to the City Council public hearing,the applicant shall provide revised plans showing the following: • Alley access for the 3-unit alley-loaded townhomes. • Exhibit showing the location of the different housing types. • Include the triangle piece in the boundary of the plat and demonstrate how you will gain access to this parcel for maintenance by the HOA as previously approved by Council. • Revise the plat map as Lots 2-8,Block 2 have double street frontage which is prohibited per UDC 11-6C-3. Add a ten(10)foot landscape buffer along the west side of the lots to eliminate the double frontage and access to the parcels will be from N.Ascent Avenue. • Revise the plat map to bring the block length along A.Wolfsburg Avenue into compliance by adding a pedestrian facility along Block 3,in the vicinity of lots 20-23 to connect to the common lot on Lot 3,Block 3. • Revise the plat map to bring the dead-end street into compliance per UDC 11-6C-3B-4 by adding a pedestrian facility along N.Midford Way(Lot 46 or 47,Block 1)to the open space area along N. San Marco Way located within Lot 63,Block 1. 1. Development Agreement Modification as shown in section G. above. 2. The applicant shall comply with the previously approved Development Agreement and conditions of approval for Phase 1 of the Newkirk Subdivision. 3. Add a pedestrian facility along N. Midford Way(Lot 46 or 47,Block 1)to the open space area along N. San Marco Way located within Lot 63,Block 1. 4. Add a pedestrian facility along Block 3, in the vicinity of lots 20-23 to connect to the common lot on Lot 3,Block 3. 5. The final plat shall include the following revisions: a. The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Table 11-2D-6 for the TN-R zoning district. b. Change the fencing type along the Kennedy Lateral to a 6-foot-tall open vision fence per UDC 11-3A-6C.3. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ c. The alley shall be designed and constructed per the standards listed in UDC 11-6C-3B.5. A detail of the alley shall be submitted with the final plat that demonstrates complies with these standards. d. The space between the building facade and adjacent walkway should be appropriately landscaped with a combination of lawns, groundcover, shrubs and trees in accord with the TMISAP (pg. 3-37). e. Pedestrian-scale lighting should be provided on all building facades facing the street and internal walkways in accord with the TMISAP (pg. 3-34). £ Per UDC 11-2D-6F, all dwelling units shall have a minimum of two (2)lights at the front of the unit. All dwelling units on alley accessed properties shall have a minimum of two(2) lights along the alley. All lighting shall prevent uplighting and shall be on a photocell that activates the lighting at dusk and turns it off at dawn. g. Depict an 8-foot wide parkway with Class II trees along all local streets per UDC Table I I- 2D-6, landscaped per the standards listed in UDC 11-3B-7C. Include the linear feet of parkways with the number of required vs.provided trees in the Landscape Calculations table that demonstrates compliance with UDC standards. h. Depict shrubs in common open space areas in accord with UDC 11-3G-5B.3. i. Provide documentation from the Irrigation District allowing access across the Kennedy Lateral to maintain parcel S 1210346890 and place a note on the final plat with the license agreement number. j. Approval of a preliminary plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat. Upon written request and filing by the applicant prior to the termination of the period in accord with subsections (A) and(B)of UDC 11-6B-7,the director may authorize a single extension of time to obtain the city engineer's signature on the final plat not to exceed two (2)years.Additional time extensions up to two(2)years as determined and approved by the City Council may be granted.With all extensions,the director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of this title. B. Meridian Public Works See public record(copy the link into a separate browser) https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=365973&dbid=0&redo=MeridianCit X C. Irrigation Districts 1. Nampa&Meridian Irrigation District See public record(copy the link into a separate browser) https:llweblink.meridiancity.oLvlWebLink/Browse.aspx?id=365973&dbid=0&redo=Meridia nCi D. Idaho Department of Environmental Quality(DEQ) See public record(copy the link into a separate browser) httgs://weblink.meridianciU.or lWebLink/Browse.aspx?id=365973&dbid=0&repo=MeridianCit X E. West Ada School District(WASD) or Other District/School https:llweblink.meridianciU.oLvlWebLink/Browse.aspx?id=365973&dbid=0&repo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments & Conditions ■ F. Ada County Highway District(ACHD) See public record(copy the link into a separate browser) https:llweblink.meridiancity.orz/WebLinkIBrowse.aspx?id=365973&dbid=0&repo=MeridianCit Y G. Idaho Transportation Department(ITD) See public record(copy the link into a separate browser) https:llweblink.meridiancity.org/WebLink/Browse.aspx?id=365973&dbid=0&repo=Meridian Cit Y V. FINDINGS A. Preliminary Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: l. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Stafffinds the proposed plat is generally in conformance with the UDC and the Comprehensive Plan. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Stafffinds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds the plat is in conformance with scheduled public improvements for this area in accord with the City s CIP. 4. There is public financial capability of supporting services for the proposed development; Stafffinds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Stafffinds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. The Kennedy Lateral is a separate parcel and not currently part of the proposed plat. Staff has recommended a 6-foot-tall wrought iron fence to be provided in this area for safety reasons and to deter access to the lateral. VI. ACTION A. Staff: Staff recommends approval of the requested preliminary plat and Development agreement modification per the conditions of approval included in Section IV in accord accordance with Findings in Section V. B. Commission: Pending City of Meridian I Department Report V. Findings ■ C. City Council: Pending City of Meridian I Department Report VI. Action ■ ' 1 1 `. .. 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I� ■� �7�1■ 'I 11nu1■►i y7 f\III!!,==_ . i I�Irrr c= I i � �i111■Ilrll 'y �\IIII=_�I � � +� iRll�-x � � f11_ _et�1♦ F -I 94 �•n- �nTlll niim m_twnErri����"_"� .• R IIIf• 5. Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2018-0110 H-2019-0076 H-2019-0089 H-2020-0010 H-2020-0099 H-2020-0113 H-2021-0035 H-2021-0063 H-2021-0081 H-2018-0125 H-2021-0096 H-2022-0079 H-2023-0020 H-2023-0018 H-2023-0054 H-2024-0006 H-2024-0010 H-2024-0011 H-2024-0018 H-2024-0030 H-2024-0026 H-2024-0051 Nearby Recent Conditional Use Permits (within last 5-years) H-2019-0066 H-2019-0120 H-2020-0039 H-2020-0060 H-2020-0074 H-2020-0099 H-2020-0113 H-2020-0120 H-2021-0063 H-2021-0081 H-2018-0125 H-2021-0096 H-2022-0004 H-2022-0001 H-2022-0088 H-2022-0084 H-2022-0079 H-2023-0045 H-2023-0053 H-2023-0049 H-2024-0010 H-2023-0071 H-2024-0029 City of Meridian I Department Report VII. Exhibits ■ B. SubjectPhotos NE _A. .•� . . r I ' Fn •�-- MINI b •ger a Plp�\ �• - -_ r'✓uJ.J�3;1t9J n r¢�y.� _ ii 1 C..� A `�4 I ATOM City $I� �P. � � �-� - ".� � �� F� rrrgVJf,I.i,�S6• e� ��wncem ' /' _ r 6J-. - _-r#— - ,_�_.� -":> • -n„eacom &fulenal. T _ .-_ t3� __ • _ Rai L.�'y1�"1•'�• SN l�RANKLIN RN F •-� -ram - of Department rr ti City of Meridian Department Report VII. Exhibits ■ C. Service Accessibility Report PARCEL S1210346850 SERVICE ACCESSIBILITY Overall Score: 35 63rd Percentile Description ■ ■ Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yrfloodplain or > 2 acres GREEN Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing (# of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either a Regional Park within 1 mile OR a Community Park Wa I ka bility Park within 1/2 mile OR Neighborhood ParkWthin GREEN 1/4 mile walking City of Meridian I Department Report VII. Exhibits ■ D. Preliminary Plat(date: 7/3/2024) a Ia I I I' � i i r 1 s 1 I ■ � � 1 �----•`---� 1 F I 1 h � C �JJ •���� p r ----------- I k C I w Z w 1 I I e f I y 4 r ti4 ;}f �ItII 1!1 ILI d. NEWKIRKSLI6EIIY1510N PHASE 2 8 woRlca E FA&SAWAAY PLAT '� 6 —u CEW PRELIMINARY PLAT City of Meridian I Department Report VII. Exhibits ■ E. Landscape Plan(date: 7/3/2024) r f k u j ® 1 ]]]ffI l\ i� •�y i� NEWKIRK SUBDIVISION PHASE 2 MERIDIAN, ID PRFLININARY PLAT LANDSCAPE PLAN c � Ty -gP6 City of Meridian Department Report VII. Exhibits ■ F. Qualified Open Space Exhibit(date: 8/27/2024) 3 n a E< U ° �Sm' RN i r 1 I � � I f m I � 1 W W r I � I R7 r r G�1 A 1 r ..I o C4 2 -1 z 9 n O O a0 l rn Q 1 v 7C \ I z n U � f � W a q n � ' ^' 1+ n VI 6 + a n a \ 6 rrn M N 8 � City of Meridian Department Report VII. Exhibits ■ Previously Approved - - � • • � ��� �� ,� . . . . . . . . . . . . . . . . . /��-- �-�--------- @ � � � | - . T : j | | \b ! I � � � I • _ � / E5 } , - � 7i- x �. I j i� . &� � | � I �. � | f ) | \ �i . � \ . I | � ! . �§ ) �■ ] � City of Meridian Department Rep oa V t Exhibits � G. Site Amenities(date: 7/3/2024) Newkirk 2 A. Quarter Acre Dog Park (Block 3, Lot 6) (11,880 sq ft) + Fenced area ■ Waste Station ■ Sitting Benches r 4 � T ..k City of Meridian Department Report VII. Exhibits ■ Newkirk (approved in 202 ) A. Large One-Acre Play Park The Newkirk Neighbor huod Park will run Lain the following recreation facilities: • Play Structure • Swings X 5 Seating Bernche5 _ ■ Shade Structure x n + Climbing Rocks " • Gimbing Dome ■ large Grass play area ty#I + Attractive Landscaping - };9 :. 4 + Playground fencing for safety , r - �friP; - i `J ny�. 1 r City of Meridian Department Report VII. Exhibits ■ B. PathwaVs --Tfie Newkirk Neiphborhaod will include Lhe IuIIfiWing pedestrian paLliways: 5' Wide Separated Pedestrian Pathway an Both sides of N.San Marco Way—2,770 LF Pedestrian IpaihwM within the Newkirk__ Neizhborhood will total:over one half mile In length. .FW L Pathway Party-The Newkirk tr`r) Neighborhood Park will L-OnLain a small pedestrian a s �, .park including: * Shade Structure • Additional Pathway + Seating Areas + Attractive Landscaping 5TRWTLRE MrP) City of Meridian Department Report VII. Exhibits ■ H. Parking Exhibit rf - h� 12 City of Meridian Department Report VII. Exhibits ■ I. Block Length Exhibit(date: 7/3/2024) W.C CM Ic , I � 1�. I ■�7y ! k ��pe i[ +, _�,t, w � Cam!■ i ■ ;_ t Is - r- • •f ``� 1 Y 't I ° n 9 NEWKIRK SUBDIVISION PHASE 2a6 !! WORKw " PRELIMINARY PLAT as LOTaIMENISIONlS City of Meridian I Department Report VII. Exhibits ■ J. Outlying Parcel Dedicated to the Homeowner's Association fi Fnd a_' Q 4710 .. W.v. sl'do - f—.,rd -® - K, inr ,rsl Parcel:51210346890 PARCEL 51210346890 ---- ERIMOWNER C4 LAND LLC . LASiNM CA SECOWNER ADDCONCAT PO BOX 593 ..aw...w..ww........ .. w... ..• r.l.-rr - ADDPREDIR ADDUNUM \T7•\ STATCONCAT EAGLE,ID 836 tfi-0000 I_-- PROPCODE L ADDRESS W FRANKLIN RD CITY-STATE MERIDIANID83h42- .. ----- _ "" LEGAL? PAR tl5890 OF E2SW4 - - -- LEGAL2 SEC 10 3N 1 W Zoom to ••• 1s'EEC3 "'7 Y OOOFa4®OOO n0, 'I `':\• \ j ! _ Wl1l1NNY HILLLN • O O O \ x I .00 - J �/� 4054 c g m m In' { .00 [ \ \�' �`P y�. OoOO Go ? COOCo000 00000000 /, — � ��-11''� .'u�Kl IMF LN 20 -- f /\/ �,� CQ,O00000 0000000000 000o,ti: Sig Db b O £ `O 0 •�� ico 0 .\ ®O OOOO OO 0000 0000 coo 47 I - z r - - WSFI HILL ST . - \=-"' --'-- �0 147 0 - 'b W HILL LN City of Meridian Department Report VII. Exhibits ■ K. Building Elevations(date: 6/29/2024) Single Family PAN 6-%1R LGR9EL WGGN6 S1NfNG'h:' mRGOFHG 0Yt 173.6AT AT I6-9C A8P'HALT 9HWLt6 Attached �HISINE 1N12' TI FOG GS WNMG LP%VX51DLFFh9C1 FA 1-W1 IW- METAL H14pC/h'BC © oao I- GOG e'if �� II 1f W A[.E LAP _- - -_ _- LP Sh1ARTSICE I•I(5'LGRNERr SLt+Y�TSIGE 1-Y6'fRl 9N EUC�'IE.bER i Nn. COLOR NAAK COLORN.. P+RK 6RD•Nk I.1ET.0 H'n = ; S e ] 8Ri]}TE GREY SJ:61d9 ■ E ■ ■ ■ 3 INTElLEC1144 GREr Sw1015 . WMk9F9NE 4''�0}2 � 6 CWWCOAL W.SCN N'i C601.]� 6 rl'H+IE VINYL WINN.FFWFE H'A orrrrrrr•• Alley Loaded Three-plex r!.._ �ITAldN URnCFF6M,R- rm— "Epp NIHG" PdlfiEr�6'n1 P COR^_[L II WfSCiN�•H-.= - 'NGl P sl-•' TRMR'OON Y NF _ G..._ 0.1AD 3� E na, COLOR NAME DOLOR N. ■ ■ ■ ■ CL+SSIC FFEHCH-Er S'hMTT ] FENL}NN 5'N�ad 3 SEC}TE rH 5'h61E9 d kCAERI�W W'HITF �"N619B STAIN-CHESTNUT 5'N36]0 5 4 Qrf4{dtt0'HHrCieL N•p ■ ■ ■ ■ � T CHMi{�NL SACK WA RNLK 4lfYL 45NY1.FR41G City of Meridian 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 V111. Additional Notes&Details for Staff Report Maps, Tables, and Charts ■ conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians, nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps,Tables, and Charts ■ E IDIAN;--- Applicant Presentation N F111 LLC EWKIRK EAST NEIGHBORHOODN EWKIRK EAST NEIGHBORHOOD ABOUT THE PROPERTY N N Modifying “Phase 2”Phase 1 under construction–Previously approved Utilities/services availableArea under development SITE CONSTRAINTS N N Apartments East and West Entries through •Determined (at odd angle)-PreMile Collector -Location of Mid•Terrain/Grading ChallengesTriangular Site with Steep •Railroad and Lateral on the NorthExisting Projects on Three Sides, • TRANSPORTATION NETWORK N N APPROVED SITE PLAN N N 216 Apartment unitsPhase 2:Family Attached Homes-44 SingleFamily Townhomes (Alley Loaded)-18 SinglePhase 1:R Zone-21 Acres in TN-+/ PHASE 2 CHALLENGES N N Not Enough Units No VisibilityTwo Challenges: NEW PHASE 2 SITE PLAN N N Family Attached Homes-88 SingleFamily Townhomes (Rear Loaded)-7 SingleIncludes:family-Replaces apartments with singleR-Remains TN HOUSING TYPES N N PROJECT AMENITIES N N Shade structurePlay structuresLarge grass play area Seating benchesClimbing DomeSwingsPlaygroundLarge 1 Ac. Park (Newkirk 1) Adds Large Dog Park and Open Spaces (Newkirk 2)PROJECT AMENITIES N N REQUIRED: 414.5TOTAL AMENITY POINTS: Dog Waste StationAttractive landscapingFully FencedSeating benches QUALIFIED OPEN SPACE N N(Combined with Phase 1) PARKING LAYOUT street Parking Spaces-•Parking Provided Per Code• N N HOUSING EXAMPLES Loaded Townhomes-Alley N N Family Attached-Single STAFF REPORT REQUESTS: N N Discuss Block Length Along E. Wolfsburg Ave. and S. Midford Way•Provide Exhibit Showing Housing Types•Loaded Access on Block 2 Lots-Depict Rear• •STAFF REPORT REQUESTS: N N CompleteLoaded Access on Block 2 = -Better Rear •STAFF REPORT REQUESTS: N N CompleteProvide Exhibit Showing Housing Types = •STAFF REPORT REQUESTS: N N Will be revised prior to City Council meetingBlock Length on E. Wolfsburg Ave. •STAFF REPORT REQUESTS: N N constructed4’ retaining wall already •between collector and pads8 to 10’ difference in elevation •Collector has been constructed•:Not Feasible•Way / S. Midford PlaceBlock Length on S. Midford REQUEST TO MODIFY CONDITION OF APPROVAL: N N constructed retaining wall-already10’ grade difference between pad and collector with –Precluded by 8’ •Collector)Delete Condition A.3 (Ped Facility from N. Midford Way to • Any Questions? N N SURROUNDING DEVELOPMENT DENSITY N N PEDESTRIAN N N Regional Pathway Sidewalk CONNECTIVITY SAMPLE LANDSCAPING OF HOMESITES N N HOUSING DISTRIBUTION (SINGLE N N - 44 single • family townhomes (alley load) - 18 single •FAMILY AREA)- TMISAP POLICIES N N Mile Collector-Provides the Mid•rovide usable rear areas and yardsMany p•loaded-family attached and rear-Includes single•Add to the Mix of Residential Housing Types•Area Meets Density Target of 12 units/acre•We Meet the Goals :•No Project Can Meet Every Goal•A Comprehensive Planning Document• KEY COMPREHENSIVE PLAN POLICIES N N buffering, screening, transitional densities, and other best site design practices.” (3.07.01A). “Require all new development to create a site design compatible with surrounding uses through • in design and construction.” (2.02.02F). Ensure that new development within existing residential neighborhoods is cohesive and complementary • housing types throughout the City. (2.01.01G). in any geographical area; provide for diverse Avoid the concentration of any one housing type or lot size • Meridian's present and future residents.” (2.01.02D). that meet the needs, preferences, and financial capabilities of variety of housing types “Encourage a •