HomeMy WebLinkAbout3970 E. Overland Rd. AZ H-2024-0049
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for Annexation, by Dominic Pera, JGT Architecture
Case No(s). H-2024-0053
For the City Council Hearing Date of: January 14, 2025,
(Findings
on February 11, 2025)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of January 14, 2025, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of January 14, 2025, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of January 14,
2025, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of January 14, 2025, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17, 2019, Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of January 14, 2025, incorporated by reference. The conditions are concluded to be
FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FOR (3970 E. OVERLAND ROAD AZ H-2024-0049) - 1 -
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council’s authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant’s request for annexation is hereby approved per the conditions of approval in the
Staff Report for the hearing date of January 14, 2025, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short 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 or the combined
preliminary and final plat or short plat (UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A, 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 Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6B-7C).
Notice of Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City. During this time, the applicant
shall commence the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth in the conditions of approval, and acquire building permits and
commence construction of permanent footings or structures on or in the ground. For
conditional use permits that also require platting, the final plat must be signed by the City
Engineer within this two (2) year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.G.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. 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 conditional use comply with the current provisions of Meridian
City Code Title 11(UDC 11-5B-6F).
FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FOR (3970 E. OVERLAND ROAD AZ H-2024-0049) - 2 -
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six (6) months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six (6) month approval
period.
E. Judicial Review
Pursuant to Idaho Code § 67-6521(1)(d), if this final decision concerns a matter enumerated in Idaho
Code § 67-6521(1)(a), an affected person aggrieved by this final decision may, within twenty-eight
(28) days after all remedies have been exhausted, including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52, title 67, Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of January 14, 2025
FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FOR (3970 E. OVERLAND ROAD AZ H-2024-0049) - 3 -
By action of the City Council at its regular meeting held on the 18th day of February, 2025.
COUNCIL PRESIDENT LUKE CAVENER VOTED_______
COUNCIL VICE PRESIDENT LIZ STRADER VOTED_______
COUNCIL MEMBER DOUG TAYLOR VOTED_______
COUNCIL MEMBER JOHN OVERTON VOTED_______
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED_______
COUNCIL MEMBER BRIAN WHITLOCK VOTED_______
MAYOR ROBERT SIMISON VOTED_______
(TIE BREAKER)
Mayor Robert E. Simison
2-18-2025
Attest:
_______________________________
Chris Johnson 2-18-2025
City Clerk
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
2-18-2025
By: ___ Dated:
City Clerk’s Office
FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FOR (3970 E. OVERLAND ROAD AZ H-2024-0049) -4 -
EXHIBIT A
C OMMUNITY D EVELOPMENT
DEPARTMENT REPORT
HEARING 1/14/2025
DATE:
Continued to January 28, 2025
TO:Mayor & City Council
FROM:
Linda Ritter, Associate Planner
208-884-5533
lritter@merifiancity.org
APPLICANT: Dominic Pera, JGT Architecture
SUBJECT:
H-2024-0053
3970 E. Overland Road -AZ
LOCATION:3970 E. Overland Road, located in a
portion of the SE ¼ of the SW ¼ of
Section 16, Township 3N, Range 1E,
parcel: S1116347191
PROJECTOVERVIEW
A.Summary
Annexation and zoning of 1.120-acres of land from the R-1 zone in Ada County to the General
Retail and Service Commercial District (C-G) zoning district to constructa 4,800 square foot
multi-tenant building with a portionbeing used for a restaurant.
B.Issues/Waivers
Applicant is requesting a reduction of the 25-foot landscape buffer adjacent to the
residential propertiesto the northand east.Property is in probate therefore staff cannot
verify the letter received authorizing the landscape buffer reduction.The applicant is
seeking a Council waiver to reduce therequiredlandscape bufferas allowed under the
UDC.
C.Recommendation
Staff: Staff recommends approval of the requested annexation per the conditions of approval
included in Section IV in accord accordance with Findings in Section V.
Commission: Approval
D.Decision
City of Meridian | Department ReportI.Project Overview
COMMUNITYMETRICS
Table 1: Land Use
DescriptionDetailsMap Ref.
Existing Land Use(s)Residential-
Proposed Land Use(s)Commercial-
Existing ZoningR-1 Ada CountyVII.A.2
Proposed ZoningGeneral Retail and Service Commercial District (C-G)
Adopted FLUMDesignationMixed-Use Regional (MU-RG)VII.A.3
Proposed FLUM DesignationMixed-Use Regional (MU-RG)
Table 2: Process Facts
DescriptionDetails
Preapplication Meeting date9/24/2024
Neighborhood Meeting7/23/2024
Site posting date11/15/2024
Table 3: Community Metrics
Agency / ElementDescription / IssueReference
Ada County Highway DistrictIV.F
Yes/Staff Report-
Comments Received
No-
Commission Action
Required
Topaz Avenue via E. Overland Road-
Access
Overland Road -
Traffic Level of Service
ITDComments ReceivedYes/ Email stating no comments for this projectIV.G
Meridian Public WorksWastewaterIV.B
Sewer main is available in Topaz Ave
Distance to Mainline
See plat conditions
Impacts or Concerns
Meridian Public WorksWaterIV.B
Water available at the site
Distance to Mainline
Impacts or ConcernsApplicant will be required to extend water main down
Topaz Ave.to their North boundary.
Engineer to verify if there is a well onsite. If a well is
located on the site it must be abandoned per regulatory
requirements and proof of abandonment must be
provided to the City.
Water meter should come offthe line in Topaz
Avenue.
Note: See City/Agency Comments and Conditions Section and public record for all department/agency
comments received. 3970 E. Overland Rd. H-2024-0053(copy this link into a separate browser).
City of Meridian | Department ReportII. Community Metrics
Figure1: One-Mile RadiusExisting ConditionMetrics
See Additional Notes & Details for Staff Report Maps, Tables, and Charts.
City of Meridian | Department ReportII. Community Metrics
Figure2: ACHD Summary Metrics
Notes: See 0.
Figure3: Service Impact Summary
Notes: See Additional Notes & Details for Staff Report Maps, Tables, and Charts.
City of Meridian | Department ReportII. Community Metrics
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A.General Overview
The Future Land Use Map (FLUM) designates the area proposed to be annexedas "Mixed-Use
Regional," which is intended to encourage a balanced blend of employment opportunities, retail,
residential dwellings, and public uses, particularly in areas near major arterial intersections. This
designation supports a diverse and integratedcommunity where residents can live, work, and
shop without needing to travel far.
The applicant is proposing a4,800 square foot multi-tenant building with a restaurant. This site is
part of a larger Mixed-use Regional area, and the developable area is less than an acretherefore,
staff has not provided a full analysis on how the project meets the design concepts of the plan.
Table 4: Project Overview
DescriptionDetails
History Located within Ada County and zoned R1
Physical FeaturesWithin the floodplain
Acreage1.21 acres
B.History
Located within Ada County and zoned R1.
C.Site Developmentand Use Analysis
1.Existing Structures/Site Improvements (UDC 11-1):
The current use of the property is residential with several existing buildings on the property.
The property consists of one home and two outbuildings. All structures will be removed, and
the existing well and septic system will be abandoned as required. The applicant will need to
submit aCertificate of Zoning Compliance (CZC) and Design Review (DES) application for
review and approval prior to building submittal.
2.Proposed Use Analysis (UDC 11-2):
restaurantprincipally permitted use in the C-G zoning district.
3.Dimensional Standards (UDC 11-2):
The proposal will be required to meet the dimensional standards for setbacks, parking
requirements, maximum building height,landscape buffersand landscape requirements and
for the C-Gzoning district.
4.Specific Use Standards(UDC 11-4-3):
The proposal shall meet the requirement of the specific use standards for a restaurantper
UDC 11-4-3-49. At a minimum, one (1) parking space shall be provided for every two
hundred fifty (250) square feet of gross floor area.
Upon any change of use for an existing building or tenant space, a detailed parking plan
shall be submitted that identifies the available parking for the overall site that complies with
the requirements of this title.
D.DesignStandards Analysis
1.Existing structure and Site Design Standards (Comp Plan 3.07.02A, Comp Plan 5.01.02D
UDC 11-3A-19):
Require pedestrian circulation plans to ensure safety and convenient access across large
commercial and mixed-use developments.
City of Meridian | Department ReportIII. Staff Analysis
Require appropriate building design, and landscaping elements to buffer, screen, beautify,
and integrate commercial, multifamily, and parking lots into existing neighborhoods.
Buildings shall be designed in accord with the "City of Meridian Architectural Standards
Manual."
Per UDC 11-3A-19 pedestrian walkways shall provide a continuous walkway that is a
minimum of five (5) feet in width from the perimeter sidewalk to the main building
entrance(s) for nonresidential uses. The internal pedestrian walkway shall be distinguished
from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or
bricks.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
Per UDC 11-3B-8, the intent of these requirements is to ensure the long term and
consistent maintenance of landscape buffers along streets that improve the visual quality
of the streetscape, unify diverse architecture, and carry out the comprehensive plan
policies related to promoting attractive street(s) and street beautification.
The applicant is proposing water conserving design to reduce the required buffer along
Overland Road by fifty (50%) percent as allowed per UDC 11-3B-5O.
ii. Parking lot landscaping
Per UDC 11-3B-8, the purpose of perimeter and internal parking lot landscaping is to
soften and mitigate the visual and heat island effect of a large expanse of asphalt in
parking lots, and to improve the safety and comfort of pedestrians.
The applicant needs to add an additional landscape island along the north side of the
building as no linear grouping of parking spaces shall exceed twelve (12) in a row,
without an internal planter island. The planter island shall run the length of the parking
space and may be reduced by two (2) feet to allow for improved vehicular maneuvering.
iii. Landscape buffers to adjoining uses
Per UDC 11-3B-9, a landscape buffer is required in the C-N, C-C, C-G, L-O, M-E, H-E,
and I-L districts on any parcel sharing a contiguous lot line with a residential land use.
The landscape buffer is required in the I-H district on any property sharing a contiguous
lot line with a nonindustrial use.
The single-family residence to the north and the east will be required to be screened with
a twenty-five (25) foot landscape buffer and a six (6) foot privacy fence. The applicant is
requesting a reduction of the 25-foot landscape buffer adjacent to the residential
properties to the north and east. The property is currently in probate therefore staff
cannot verify the letter received authorizing the landscape buffer reduction. The
applicant has the option of requesting permission from the probate court or requesting a
waiver to reduce their landscape buffers. The applicant is requesting a Council waiver
to reduce the landscape buffer to the residential use down to fifteen (15) feet.
iv. Tree preservation
The applicant will be required to submit tree protection and mitigation plans to City
Arborist. Per UDC 11-3B-10, the applicant shall preserve existing trees four-inch caliper
or greater from destruction during the development.
v. Storm integration
An adequate storm drainage system is required in all developments in accord with the
follow best management practice as adopted by the City as set forth in UDC 11-3A-18.
City of Meridian | Department Report III. Staff Analysis
3. Parking (UDC 11-3C):
i. Nonresidential parking analysis
Per UDC 11-3C commercial buildings require one (1) parking space for every two
hundred (250) square feet of gross floor area for restaurants. The total number of
parking spaces required is nineteen (19). The applicant is proposing thirty-seven (37)
parking spaces which exceeds the required number parking spaces for this proposal.
NOTE: The parking for the site will be reduced by one stall due to the requirement for
the applicant to provide another planter island along the north side of the building as
mentioned above.
ii. Bicycle parking analysis
Per UDC 11-3C-6.G One (1) bicycle parking space shall be provided for every twenty-
five (25) proposed vehicle parking spaces or portion thereof, except for single-family
residences, two-family duplexes, and townhouses. Based on the thirty-seven (37) parking
spaces provided, a total of two (2) bicycle parking spaces is required.
4. Building Elevations (Comp Plan 5.01.02D, Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed structure as shown in
Section VII.F. Building materials consist of stucco, stone, wood and metal accent. Final
design is required to comply with the design standards in the Architectural Standards Manual
and recorded development agreement.
elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots
into existing neighborhoods.
5. Fencing (UDC 11-3A-6, 11-3A-7):
The applicant is proposing to install a six (6) foot high vinyl fence along the northern
property line. The applicant will need to provide fencing on the residential portion on the
east side of the property. Fencing shall comply with the requirements outlined in UDC 11-
3A-7.
E. Transportation Analysis
1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4):
Access to the property is from S. Topez Avenue via E. Overland Road in accord with UDC
11-3A-3. The applicant shall be required to grant cross-access/ingress-egress to adjoining
properties by a recorded easement per UDC 11-3A-3A.2. NOTE: The property to the east
was only required to provide cross access if the existing storage yard is ever converted to
parking in the future.
2. Sidewalks (UDC 11-3A-17):
All sidewalks constructed as part of this proposal are required to comply with the standards
listed in UDC 11-3A-17.
The applicant is proposing sidewalks along the west side of the property along S. Topez
Avenue.
F. Services Analysis
1. Pressurized Irrigation (UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided with this
development as set forth in UDC 11-3A-15.
City of Meridian | Department Report III. Staff Analysis
2.Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments in accord with the
shall follow best management practice as adopted by the City as set forth in UDC 11-
3A-18.
3.Utilities (CompPlan3.03.03A,UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development. All
utilities are available to the site. Water main, fire hydrant and water service require a
twenty-foot (20) wide easement that extends ten (10) feet past the end of main, hydrant, or
water meter. No permanent structures, including trees are allowed inside the easement.
Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new
developments, including curb and gutter, sidewalks, water and sewer utilities.
CITY/AGENCY COMMENTS & CONDITIONS
A.Meridian Planning Division
1.A Development Agreement (DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the
developer.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting the annexation. The DA
shall, at minimum, incorporate the following provisions:
a.Future development of this site shall be generally consistent with the concept
planand conceptual building elevations included in Section IV and the
provisions contained herein.
b.Direct access to E. Overland Road is prohibited.
c.Provide a 1525-foot landscape buffer to the north and east along the north side
of the property along with a six (6) foot privacy fence to block headlines from
the residential propertyunless waived by Council.
d.The applicant shall be required to grant cross-access/ingress-egress to adjoining
property to the east by a recorded easement.A copy of the easement shall be
submitted with the certificate of zoning compliance application.
e.A Certificate of Zoning Compliance (CZC) and Design Review application shall be
submitted and approved for the proposed commercial building prior to submittal of a
building permit application. The design of the site and structures shall comply with the
standards listed in UDC 11-3A-49; the design standards listed in the Architectural
Standards Manual.
f.Future development of the site shall comply with the ordinances in effect at the time of
development.
g.Development of the subject property shall comply with the C -G standards listed in UDC
11-2B-3. The only uses allowed on the subject property are as follows:
City of Meridian | Department ReportIV. City/Agency Comments & Conditions
Restaurant -excluding drive-through
Flex Space;
Retail Sales;
Professional and personal service; and
Office.
h.Business hours of operation within the C-G Districtshall be limited from 6:00 a.m. to
11:00 p.m. when the property abuts a residential use or district.
B.Meridian Public Works
See public record (copy the link into a separate browser)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=365356&dbid=0&repo=MeridianCit
y
C.
1.Submit tree protection and mitigation plans to City Arborist.
D.Idaho Department of Environmental Quality (DEQ)
See public record (copy the link into a separate browser)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=365356&dbid=0&repo=MeridianCit
y
E.Ada County Development
See public record (copy the link into a separate browser)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=365356&dbid=0&repo=MeridianCit
y
F.Ada County Highway District (ACHD)
See public record (copy the link into a separate browser)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=365356&dbid=0&repo=MeridianCit
y
G.Idaho Transportation Department (ITD)
See public record (copy the link into a separate browser)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=365356&dbid=0&repo=MeridianCit
y
FINDINGS
A.Annexation and/or Rezone (UDC 11-5B-3E)
Upon recommendation from the commission, the council shall make a full investigation and shall,
at the public hearing, review the application. In order to grant an annexation and/or rezone, the
council shall make the following findings:
1.The map amendment complies with the applicable provisions of the comprehensive plan;
Commissionfinds annexation of the subject site with C-G zoning designation is consistent
with the Comprehensive Plan Mixed-Used Regional FLUM designation for this property, if
the Applicant complies with the provisions in Section IV.
City of Meridian | Department ReportV. Findings
2.The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Commissionfinds the layout proposed will be consistent with the purpose statement of the
commercial district in that business opportunities provided consistent with the
Comprehensive Plan.
3.The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Commissionfinds that the map amendment will not be detrimental to the public health, safety
and welfare.
4.The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including, but not limited
to, school districts; and
Commissionfinds that the map amendment will not result in an adverse impact upon the
delivery of services.
5.The annexation (as applicable) is in the best interest of city.
Commissionfinds the proposed annexation is in the best interest of the City if the property is
developed in accord with the provisions in Section IV.
ACTION
A.Staff:
Staff recommends approval of the requested annexation per the conditions of approval included
in Section IV in accord accordance with Findings in Section V.
B.Commission:
The Meridian Planning & Zoning Commission heard these items on December 5, 2024. At the public
hearing, the Commission moved to recommend approval of the subject annexation and zoning
requests.
1.Summary of Commission public hearing:
a.In favor: Jerrod Wallgren representing the owner
b.In opposition: None
c.Commenting: Lynette Adsitt, Carl Babbitt
d.Written testimony: None
e.Staff presenting application: Linda Ritter
f.Other Staff commenting on application: None
2.Key issue(s) of public testimony:
a.Whether or not Topaz Avenue would extend all the way to Top Golf, will Overland Road be
widenedto seven (7) lanesand getting onto Overland Road from Topaz Avenue
3.Key issue(s) of discussion by Commission:
a.Additional traffic on Topaz Avenue and reduction of the landscape buffer along the
residential properties.
4.Commission change(s) to Staff recommendation:
a.None
5.Outstanding issue(s) for City Council:
a.None
City of Meridian | Department ReportVI. Action
C. City Council:
The Meridian City Council heard these items on January 28, 2025. At the public hearing, the
Council moved to approve the subject annexation request.
1. Summary of the City Council public hearing:
a. In favor: Jerrod Wallgren representing the applicant
b. In opposition: None
c. Commenting: Lynette Adsitt, Mike Blowers, Anita Gallagher
d. Written testimony: None
e. Staff presenting application: Linda Ritter
f. Other Staff commenting on application: Bill Parsons
2. Key issue(s) of public testimony:
a. Getting onto Overland Road from Topaz Avenue, merging conflicts and traffic issues in
the area,
3. Key issue(s) of discussion by City Council:
a. How the area would develop in the future, cross access and potential roadways in the
area with redevelopment.
4. City Council change(s) to Commission recommendation:
a. Added cross access to the north of the property
City of Meridian | Department Report VI. Action
EXHIBITS
A.Project Area Maps
(link to ProjectOverview)
1.Aerial
2.Zoning Map
City of Meridian | Department ReportVII. Exhibits
3. Future Land Use
4. Planned Development Map
City of Meridian | Department Report VII. Exhibits
5. Map Notes
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City of Meridian | Department Report VII. Exhibits
B. Subject Site Photos
City of Meridian | Department Report VII. Exhibits
C. Service Accessibility Report
City of Meridian | Department Report VII. Exhibits
D. Site Plan (date: 9/30/2024)
City of Meridian | Department Report VII. Exhibits
E. Building Elevations (date: 9/30/2024)
City of Meridian | Department Report VII. Exhibits
F. Annexation Legal Description & Exhibit Map
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS, TABLES, AND CHARTS
(link to CommunityMetrics)
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 dataexcludes 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 acreageto 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 populationcountsandhousehold countsare based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates, usually for
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 designationboundarydue 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 AssessmentNotes
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 rankedorder), and the percentile score
compares the parcel to others in the city (higher is better). This tool was developed as a City
Council priorityand outcome ofthe 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 utilizesa number of planning and analysis tools to understand
existing and future roadway conditions.
Existing Level of service (LOS). LOSindicatoris a common metric to consider a
conditions, and on the other end Level F represents forced flow with stop and go
City of Meridian | Department ReportVIII. 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 | Department Report VIII. Additional Notes & Details for Staff Report
Maps, Tables, and Charts