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PZ - Staff Report for 3-20
COMMUNITY DEVELOPMENT C��fEPIDIAN*,, DEPARTMENT REPORT0 HEARING 3/20/2025 legend DATE: Project Location TO: Planning&Zoning Commission "__ Area of Impact r� OAnalysis FROM: Nick Napoli,Associate Planner 208-884-5533 nnapoli@meridiancity.org APPLICANT: Becky Moose SUBJECT: H-2024-0066 Core and Main LOCATION: Located at 299 S.Black Cat Road in the ' NE 1/4 of the NE 1/4 of Section 16, Township 3N,Range 1 W. I. PROJECT OVERVIEW A. Summary Comprehensive Plan Map Amendment to change the future land use designation on 5.0 acres of land from the Low-Density Employment to Mixed Employment and the Annexation of 5.0 acres of land from RUT in Ada County to the Light Industrial zoning district. B. Issues/Waivers Mixed Employment(M-E) and Low-Density Employment(LDE)designations are limited along the Black Cat and Franklin corridors. Currently,I-L zoning comprises 40.01% (38.1 acres of 95.1 acres)of the LDE FLUM designation and 55.24% (83.7 acres of 151.5 acres)of the M-E FLUM designation.These designations are intended to support a mix of employment uses and services,providing a transition between the residential east of Black Cat and industrial areas further west. The continued expansion of I-L zoning within these FLUM designations may reduce employment diversity,create additional truck traffic, and disrupt the intended transition. Staff acknowledges that this project extends the approval of Black Cat Industrial to the south; however,unlike that project,this one did not necessitate a traffic impact study. Moreover,improvements tied to Black Cat Road won't be required until Black Cat Industrial reaches 960,000 square feet of occupied buildings(it's currently at approximately 560,000 square feet).Although this 5-acre proposal may have a limited effect,any additional I-L zoning expansion in these areas should be carefully evaluated by the Planning and Zoning Commission and City Council. C. Recommendation Staff: Approval with a development agreement. Commission: Pending City of Meridian I Department Report 1. Project Overview D. Decision Council: Pending City of Meridian I Department Report I. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Industrial - Existing Zoning RUT in Ada County VII.A.2 Proposed Zoning Light Industrial Adopted FLUM Designation Low Density Employment Proposed FLUM Designation Mixed Employment Table 2: Process Facts Description Details Preapplication Meeting date 11/5/2024 Neighborhood Meeting 11/13/2024 Site posting date 3/10/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.D • Comments Received Yes - • Commission Action Required No - • Access Via a new collector on the north portion of the site from - Black Cat Road. • Traffic Level of Service Black Cat: Better than"B" - Meridian Public Works Wastewater IV.B • Distance to Mainline Available at site • Impacts or Concerns See Comments in Section IV. Meridian Public Works Water TV.B • Distance to Mainline Water available at site • Impacts or Concerns See Comments in Section IV. Note: See section IV. City/Agency Comments&Conditions for comments received or see public record. City of Meridian I Department Report II. Community Metrics Figure l: One-Mile Radius Existing Condition Metrics Reference Parcel:S1216110054 Date Retrieved:2025/1/13 Parcel Count Parcel Acreage Infill Indicator: 313 1,335 Surrounding Area 63% Not city 0 ® City Limits 1,211 788.3 ■ Not City Household Household& Population Growth • Households 132020 Population Change:50.3°I° Population ■Growth (Household and Population Change since 2010 Decennial) 2,000 4,000 6,000 8,000 Use Types Residential Addresses All Addresses ■ Single-family 59% 58% 2% Multi-family 41 ® Commercial Notes: See Error! Reference source not found..Error!Reference source not found.. Figure 2:ACHD Summary Metrics Q Black Cat Existing Lanes © Planned Lanes Notable • Comments V/ a (Primary roadway impact) Programmed IFYP 9 Programmed CIP Notes: See Error! Reference source not found..Error! Reference source not found.. Figure 3: Service Impact Summary Ready O O O O O Marginal Qw O Caution O O O o�yeo\\`e �a A y a���� `\oo ���� 4e �a\� �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 The subject property falls within the Ten Mile Interchange Specific Area Plan(TMISAP). The adopted Comprehensive Plan designates 299 S.Black Cat Road as Low-Density Employment. The Low Density Employment designation is defined by the TMISAP as low-rise office and specialized employment areas. LDE areas should provide a variety of flexible sites for professional offices and similar businesses. Low Density Employment areas should be designed with elements of Traditional Neighborhood Design.Design and development standards such as landscaping,pedestrian circulation and connection to open spaces, are recommended to help make developments more attractive, engaging and accessible places.Appropriate land uses include corporate and business offices as well as research facilities and laboratories. The Mixed-Employment designation is described by the TMISAP as an area to encourage a diversity of compatible land uses that may include a mixture of office,research and specialized employment areas,light industrial including manufacturing and assembly, and other miscellaneous uses. Mixed Employment areas should provide a variety of flexible sites for small, local or start-up businesses, as well as sites for large national or regional enterprises. Mixed density employment will accommodate a wide variety of employers and serve as a primary gateway to Meridian and Meridian's prosperity. The applicant requests an amendment to the comprehensive plan to redesignate the subject property as Mixed Employment(M-E)and annex it with Light Industrial(I-L)zoning.According to the applicant's narrative,this change aligns with the TMISAP, as light industrial is an allowed use within the M-E designation,though mixed employment is the preferred zone,I-L is allowed. The applicant also notes that this request would serve as a continuation of the previously approved Black Cat Business Center(H-2021-0064)to the south. Under the Unified Development Code,the proposed use is defined as a contractor's yard. The concept plan proposes a single 19,000-square-foot building,with 14,492 square feet designated as warehouse space and 4,508 square feet as office space. The remaining site would be used for a contractor's yard and outdoor storage. In addition,the applicant has indicated that the number of employees at this site is approximately eighteen(18),with ten(10)trucks entering the site on a given day. This would be Core and Mains' second location in Meridian as their business continues to grow. However,staff notes that Mixed Employment(M-E) and Low-Density Employment(LDE) designations are limited along the Black Cat and Franklin corridors. Currently,I-L zoning comprises 40.01% (38.1 acres of 95.1 acres)of the LDE FLUM designation and 55.24% (83.7 acres of 151.5 acres)of the M-E FLUM designation.These designations are intended to support a mix of employment uses and services,providing a transition between the residential east of Black Cat and industrial areas further west. Staff is concerned that continued expansion of I-L zoning within these FLUM designations may reduce employment diversity,create additional truck traffic, and disrupt the intended transition.While this specific 5-acre request may have a minimal impact,further expansion of I-L zoning in these areas should be carefully evaluated by the Planning and Zoning Commission and City Council. Comprehensive Plan Policies Envisioned in this Area: • Focus on developing industries that exceed the living wage, such as technology, healthcare and other similar industries. (2.06.01E) While this use does not provide a significant amount of employment, the applicant will be providing additional jobs that will provide opportunities that will pay a living wage for residents. City of Meridian I Department Report III. Staff Analysis • Evaluate development proposals based on consistency with the vision as well as physical, social,economic, environmental, and aesthetic criteria. (3.01.01D) Theproposed development does not meet all of the intended goals of the TMISAP, however, the applicant has worked with staff to substantially change their design to better integrate with the plan's intentions. • Slow the outward progression of the City's limits by discouraging fringe area development; encourage development of vacant or underutilized parcels currently within City limits. (4.05.03B) The subject property is eligible for annexation and has city limits on two (2) of its four sides. Currently, this property is vacant and by redeveloping it will provide opportunities for properties to the north and west to develop. • Ensure that regulations and plans support and encourage desired development and land use patterns within the Area of City Impact. (3.01.01 C)Based on feedback from stakeholders, the desired land use for this area is primarily industrial as Meridian has very little vacancy and is a desirable location for industrial users. Table 4: Pro*ect Overview Description Details History N/A Physical Features Rosenlof Drain on the Southern Boundary Acreage 5.0 acres Percentage of I-L zoning in Low 40.01% Density Employment FLUM Percentage of I-L zoning in Mixed 55.24% Employment FLUM B. History Although this property has no prior development history,the adjacent properties to the south provide relevant context for its redevelopment. In 2021,the City approved the annexation of approximately 129.21 acres under the Black Cat Industrial project,designating the area as Mixed Employment(M-E)and Low-Density Employment(LDE)within the Future Land Use Map(FLUM) and zoning it as Light Industrial (I-L). The City Council determined that the industrial center aligned with the goals of the TMISAP. However,that approval covered a significantly larger area compared to this 5-acre request. Extending I-L zoning onto this parcel may further erode the planned low-density employment transition between the residential areas east of Black Cat Road and the General Industrial FLUM designation located approximately a half a mile west along Franklin Road. This shift may impact the balance of employment uses envisioned in the comprehensive plan and TMISAP. C. Site Development and Use Analysis The Applicant proposes an amendment to the FLUM to change the existing low-density employment designation to mixed employment. The Mixed Employment areas encourage a diversity of compatible land uses that may include a mixture of office,research, and specialized employment areas, light industrial including manufacturing and assembly, and other miscellaneous uses. These areas generally do not include retail and consumer service uses serving the wider community. While the I-L zone is not the preferred zone in the Mixed Employment designation, it can be an appropriate zone if the applicant can demonstrate the use of the property minimizes the impacts to surrounding properties and meets the intent of the TMISAP. In conversations,between staff and City of Meridian I Department Report III. Staff Analysis the applicant,it was determined this use would be relatively low impact and additional design changes were incorporated into the concept plan to ensure the site meets the intent of the M-E designation. 1. Existing Structures/Site Improvements (UDC 11-1): If annexed,the two existing residential structures will be removed, and the well and septic system abandoned in accord with the UDC. 2. Proposed Use Analysis (UDC 11-2): The applicant is requesting a modification to the Comprehensive Plan FLUM designation from Low-Density Employment to Mixed Employment and seeks annexation with Light Industrial(I-L)zoning. According to the applicant's narrative,the property would be developed as a new facility for Core and Main,including office and warehousing with an outdoor contractor's yard. The proposed hours of operation are Monday through Friday, from 7:00 AM to 5:00 PM,with approximately 18 employees on-site. Currently,the Low-Density Employment designation does not permit Light Industrial uses such as those proposed. However,a change to the Mixed Employment designation would allow development under the I-L zone. While the preferred zoning in the Mixed Employment FLUM designation is the M-E zoning district, alternative zones may be considered when they align with the plan's vision and integrate with surrounding properties. The applicant asserts that the I-L zone is compatible with adjacent properties to the south. Staff concurs,noting that the proposed use aligns with prior approvals in the area and would contribute to the expansion of Light Industrial space along the Black Cat corridor. Additionally,while the proposed use does not provide a large amount of employment,it is providing employment and a relatively low impact use in the area. 3. Dimensional Standards (UDC 11-2): The I-L zoning district requires a 35' street setback,20' landscape buffer along collector streets, 25' wide buffer along arterial streets, and allows height up to 50'. The concept plan and elevations submitted appear to meet these requirements. The updated plans with the submittal of the Certificate of Zoning Compliance and Design Review shall be in compliance with UDC 11-2C-3. 4. Specific Use Standards (UDC 11-4-3): UDC 11-4-3-8: Contractors Yard A. All structures or outdoor storage areas shall be located a minimum of one hundred(100) feet from any residential district. The proposed contractor's yard is located further than 100 feet from any residential district. B. Outdoor storage areas shall comply with Section 11-3A-14, "outdoor storage as an accessory use", of this title. The applicant is proposing the outdoor storage to be screened from the public right of way and will have a designated area on the site for it. The applicant has proposed an eight(8)foot fence to enclose the entire contractor's yard with additional landscaping to help screen the yard. The applicant has worked with staff to enhance the fence material and will provide finer landscaping details with the certificate of zoning compliance submittal. C. The site shall not be used as a junkyard or vehicle wrecking yard as herein defined. The applicant understands and will comply with this standard. Design Standards Analysis City of Meridian I Department Report III. Staff Analysis 5. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): UDC 11-3A-19 and Comprehensive Plan Goal 5.01.02D emphasize the significance of building frontages along public streets and/or public spaces. The applicant proposes to comply with the requirement by providing a minimum of 30%building frontage along Black Cat Road.Additionally,by having the building frontage along Black Cat Road,the applicant has helped screen the contractor's yard and outdoor storage from view along the arterial street. The applicant complies with these standards. 6. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 20-foot wide landscape buffer is required adjacent to the future collector on the northern portion of the site,and a 25-foot wide buffer is required adjacent to arterial streets(S. Black Cat Rd.). The proposed landscaping along the future collector does not appear to meet the requirements for a 20-foot buffer as the fence should be stepped back to allow for adequate pathway landscaping(see analysis in subsection v). Additionally, staff is recommending additional trees in the southern portion of the buffer along Black Cat Road to provide additional screening. These buffers shall be landscaped per the standards in UDC 11-3B-7C. Additionally,the drainage ditch along Black Cat Road shall be piped in compliance with UDC 11-3B-11. Landscaping requirements will be analyzed with the Certificate of Zoning Compliance. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The requirements include 5 ft. perimeter adjacent to streets and islands of at least 50 sq. ft.per every 12 parking spaces. These requirements will be analyzed with the Certificate of Zoning Compliance. iii. Tree preservation A Tree Mitigation Plan should be submitted with the Certificate of Zoning Compliance detailing all existing trees and methods of mitigation outlined by the City Arborist before any trees are to be removed as set forth in UDC 11-3B-1OC.5. iv. Storm integration Storm drainage is required to comply with the standards listed in UDC I I-3A-18. Drainage swales should not be within the landscape buffers along S. Black Cat Road. v. Pathway landscaping The proposed pathways along S. Black Cat Road appear to include five(5)feet of landscaping on both sides,meeting UDC requirements. However,the south side of the ten(10)foot multi-use pathway along the northern collector does not appear to have the required five(5)feet of landscaping. To comply with the TMISAP's street section requirements,ten(10)feet of landscaping is required south of the pathway. Given that the TMISAP includes on-street bike lanes, which is not the standard when ten(10)foot multi-use pathways are present, staff has determined that if trees are placed within the eight(8) foot parkway,the applicant may reduce the landscaping on the south side of the multi-use pathway to five(5) feet. However, if trees are not provided in the parkway,the full ten(10)feet of landscaping must be included, as specified in the TMISAP (page 3-20, street section C). These requirements will be reviewed during the Certificate of Zoning Compliance process and must comply with UDC 11-3B-12. City of Meridian I Department Report III. Staff Analysis 7. Parking (UDC 11-3C): i. Nonresidential parking analysis In Industrial districts,the requirement shall be one(1) space for every 2,000 square feet of gross floor area. With the proposed I-L zone and building square footage of 19,000 square feet,ten(10)parking stalls are required. The applicant is providing 24 spaces which exceeds the UDC requirements. The applicant has indicated that no more than 18 employees will be present at any one time,which will leave roughly six(6)parking stalls for customers. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. 8. Building Elevations (Comp Plan,Architectural Standards Manual): Comprehensive Plan Goals 5.01.02C and 2.09.03A prioritize area beautification and community identity by promoting enhanced design standards that result in distinct and engaging developments. The Architectural Standards Manual(ASM)and TMISAP require surface plane modulation at intervals of no more than 50 feet,the inclusion of at least two pedestrian-scale architectural features, and a combination of at least two primary field materials and one accent material. The applicant proposes a large, one-story industrial building designed with higher ceilings and upper windows to create the appearance of a two-story structure. The exterior materials include Granitstone, Optimo metal panels, and stone veneer,with moderate to large setbacks from the street. While the primary entrances are oriented inward toward the collector street to the north,the proposed frontages do not meet the ASM's 30%fenestration requirement along public streets. The applicant has been highly receptive to staff feedback and has worked collaboratively to refine the building elevations to better align with architectural standards. In response,the applicant has adjusted the building's orientation and incorporated additional materials, fenestration,and modulation. Staff is also exploring fenestration alternatives with the applicant that may be addressed through a design standard exception during the design review application. Final elevations will be evaluated during the design review process to ensure compliance with industrial design standards. 9. Fencing (UDC 11-3A-6, 11-3A-7): Outdoor storage and contractor's yards require closed vision fencing when visible from public right of way. With the extension of the collector along the north boundary and the Rosenlof canal on the south boundary,the entirety of the yard will be visible and will require an 8-foot closed vision fence around the entirety of the outdoor storage. D. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goal 6.01.02B of the Comprehensive Plan prioritizes reducing access points on arterial streets through strategies such as cross-access agreements, access management, and the development of frontage and backage roads.Additionally,it emphasizes improved connectivity between local and collector streets. City of Meridian I Department Report III. Staff Analysis Access to the site is proposed from a future collector street along the northern portion of the property. The applicant is responsible for extending this collector road as outlined in ACHD's Master Street Map. ACHD found that the proposed development meets all of ACHD's policies. Table: Road Infrastructure and Developments Along the Black Cat/Franklin Corridor Category Details Existing and Planned Road Infrastructure W. Franklin Road Existing: 2 lanes,no curb,gutter,or sidewalk. Planned: Widen to 5 lanes between W. McDermott Rd and S. Black Cat Rd after 2028. S. Black Cat Road Existing: 2 lanes,no curb,gutter, or sidewalk. Planned: Widen to 5 lanes between W. Overland Rd and W. Franklin Rd,2036- 2040. Franklin&McDermott Intersection Planned: Multi-lane roundabout, construction scheduled after 2027. W. Franklin Road Connection Planned: Future connection to SH-16 via a signalized intersection. Planned&Approved Developments Full Impacts of these projects are yet to be Impacting the Corridor realized. Black Cat Industrial (H-2021-0064) 2.2 million sq ft of industrial space to the south. Farmstone(H-2023-0045) 378,360 sq ft of commercial and industrial uses across Black Cat Road. Avani Subdivision(H-2023-0049) 256 residential lots to the northeast. Vanguard Village 552 dwelling units. Braya Subdivision 330 single-family lots and 240 apartment units. District at Ten Mile Large mixed-use development(commercial, industrial,residential) impacting area roadways. Development Conditions Some projects are restricted from further buildout until key road improvements are completed. Traffic Impact/Construction of Collector from Proposed Use: The applicant anticipates approximately 18 employees on-site daily,with around 10 semi- trucks entering and exiting the property each day. To align with UDC 11-3A-3,which seeks to limit access points to collector and arterial roadways, staff recommends restricting the western access off the future collector street to truck traffic only. Additionally, a traffic City of Meridian I Department Report III. Staff Analysis impact study was not required as the size of the development is relatively small and is not anticipated to account for significant traffic counts. Additionally,the applicant is required to construct the future collector road along the northern portion of the site in accordance with the TMISAP Street Section C exhibit. If trees are planted within the eight(8)foot parkway,the applicant may reduce the landscaping on the south side of the ten(10)foot multi-use pathway to five(5)feet. However,if trees are not placed in the parkway,the full ten(10)feet of landscaping must be provided,as outlined in TMISAP (page 3-20, Street Section Q. 2. Pathways and Sidewalks (UDC 11-3A-5, UDC 11-3A-17): The applicant is proposing to construct a 10-foot multi-use pathway along the south side of the future collector and along S. Black Cat Road. This is consistent with the UDC standards and the city's pathway master plan for this area. However,the applicant shall also construct the portion of the 10-foot multi-use pathway on the north side of the future collector that falls on their property(near the collector and Black Cat intersection). This shall be shown on the certificate of zoning compliance submittal. E. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): The Rosenlof Drain runs along the southern boundary of the site. The applicant is proposing to leave the drain open as they will not be impeding access to the irrigation canal. 2. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the development as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G& 3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided with development. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 15 days prior to the city council meeting,provide a revised concept plan with the following revisions: - Depict the portion of the 10-foot multi-use pathway on the north side of the future collector that falls on the property(near the collector and Black Cat intersection). - If trees are provided inside the eight(8)foot parkway along the northern collector,the applicant may reduce the landscaping on the south side of the ten(10)multi-use pathway to five(5)feet.However,if the trees are not provided in the eight(8)foot parkway.The applicant shall provide the ten(10)feet of landscaping as indicated in the TMISAP page 3-20 for street section C. - Provide a fencing detail of the proposed eight(8) foot fence. City of Meridian I Department Report IV. City/Agency Comments &Conditions - Provide trees that touch maturity along the Black Cat landscape buffer south of the building to aid in screening the contractor's yard. Prior to approval of the annexation ordinance,the DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. A certificate of zoning compliance shall not be submitted until the DA and Ordinance is approved by City Council. a. Future development of this site shall be generally consistent with the concept plan, landscape plan, and conceptual building elevations included in Section VII and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. c. The western entrance off of the future collector roadway shall be signed and used for truck traffic only. d. All existing structures shall be removed from the property within 90 days of the annexation approval. e. Comply with the architectural standards manual and TMISAP. f. Construct the collector roadway on the north boundary in accordance with the street section exhibit C as listed in the TMISAP page 3-10 or to ACHD's standards prior to certificate of occupancy for the building. A cross-street exhibit shall be submitted with the certificate of zoning compliance. City of Meridian I Department Report IV. City/Agency Comments &Conditions B. Meridian Public Works Wastewater • Distance w Sevrer Available i t Site Serwioes Sewer Shed • Estimated Project See application Sewer ERU's • WRRF Mining Balance • Project Consistent WS with WW Master Plan/Farifty Plan • Impacts/concerns See Public Works Site SpeeifirCanditians Water + Distance to Water Water Available at 5mw Serwirm Pressure Zane Estimated Project See application Water ERU's Water Quality None • Project Consistent Yes with Water Master Plan + ImpactVCancemr. See Public Works Site Specificfinndidons NON-PLAT CONDITIONS PURUC.WORKS 1W.Pn3tTMF_ r Site Specific CaudMausof Ap ffavat 1. Ifa WCLL is Lorded on the sltc it umtbe abarb&mei per wgULatnry raquiraocrwi and prrm)fof abandonment mist he prowidad to dw City. 2. kwer acxn!�s to the went is not rcquircd_I f thcrc are no fulum expansion pla¢v;in that direction,the end--Gf--line sewer must be imstalled at a U-69%s lope_ 3. Tho water main along the north boundary news to ba welve-i oclr. 4. Water maim~mLL5t have a caa,inp when crrmriing irriyatiim mZM with seaxanal access restrictions;_liithcr provide a casing or demcrostrate that the{'ity will have year-round aDMirl. 3_ Fire hydranLc and water services mitcidc of the ROW or the public utility csacrncM along the mad squire a Psi'caacment up to and 5'beyond arc hydnw1fmctor_ fx If hydrants or water-wrvieca arc irrsidc the ROW or public utiUty m9mcnt,omsure no troca or parnanont struotures are within Sr of fire hydranlafmcter_ F. Ensure no p,xmanml strucnus(treca,bushes,buildings,carports,trash Fewptadc walls,fcnecs, infiltration tronchm Light poles,eta-)am huiIt within tho utility QasanonL Applicant still respcoMbleto noxt all.landscaping requircnwat and should conedinaw with their planner_ City of Meridian Department Report IV. City/Agency Comments &Conditions {tee eml.C'andition9 of A pproval I. Applicant shall zkwvdinain water and sewer main size and routing with the Public Work& Department. 2. Por Meridian City Code(MCC),the applicant sh&LL he rLN.ffmsLbLo to Install-Newer and water main&Land thmugh this dcxclapnwnt Applieant may he cligihLo for a rdintpu. rjwrrt agroemcnifar inftastrucbirc onhanoemait por MCC R- S. 3. The applicant shall pravidc a ont(s)for all public waicrlscwa main&outside of public right of way(inchide all water acrvia s and hydrams+). SewcOwatcr casement varies depending on sewer depth.Scwcr U-20 ft deep roquirc a 30 ft casement,20-25 ft a 44 ft cavcrncnt,and 25-34)ft a 45 ft casement. Frawe no permanent swcWra(trees,hushes,buildings,am piwts,trash rccqPt3aLc walls,fonaca,infiillraiian Imnohes,light poles,etc)arc buiLt within the uliLLty casement. Submit an axes od csaernmt(on the form avaLLado from Public Works),a Legal description prcpamdby an Idaho I.ic4an9cd Pmfeasinnal Lamd surveyor,whioh mat ineLi de the arcs ofthe easmcni (marked EXHIBIT A)and an 8I12"x I I"map with tcsring_c and dja wam(marked EXHIBIT B) fix review.Both exhibiL4 must be Radod,signed and daled by a ProfcFional Land Surveyor-DO NOT RECORD. 4. Tho City of Mcridkm rcgluirea drat prossurLmd irrigation aystema be supplied by a year-Found sm r=of water(llDC I I-3B-6)-The applicant AouLd be required to use any existing surface or well water for the primary same- If a surface or wall&ource is not ava.ilahle,a singlo-paint asnncc ion in the cuLinary water mysiern shall be rogluircd-Ifa single-paint oannoction i&utilized, the deveLoper will be rcflpansiNa for the paymatt of&sacs.merm far the comnwn areas prior is priar to receiving dovdopment plan approval.. S. Any Rtruetnres that arc aLLowed to remain shall be subjoet is cvaluatian and pm.uhlc rca9aignrncM ofstmaet&Unm&ing to bo in campliancc with MCC;. 6. All irrgation ditabm canals,labuala,or draimFk exclusive of natural waterway&,intersecting, cramsing or laying adjacent and contiguous to the arcs bei ng subdivided shall be addressod per 'UDC I 1-3A-6. In performing Fnich Work,the app]i=nt shall comply with Idaho CCrdc 42-1207 and any other applhmWc law or regulation. 7. Any wdls that wit]not conlinuc to he used must he property aban. ancdaeoerding to Idaho Well Coostm aim standards.Rulra adminvuFed by the Idaho Dcpartmoniof Water Remourees. The DcvAorcfs F:npinmrshsll pravidc astatcmcnt addressingwhahor there many existing wc]]s in the dcvclopmcmi and S mo,haw they will crxttinue to he u.wd,or provide record of their abandonment. R. Any cxisling mcpticsystenu within this projcat&hall he rcvno x from scrvk;i pa City(Ndinanee Section 9-1-4 and 9 4 8- Contact Central Dia 6u Health for abandanmeni proxdurrs and uupe:tian&RDS)375-521 t. 9- All i mprovwcas related to public life safety and health shall be eompLMcd prior to occupsacy cftbe structures. 10-Applicant&hall he required to pay Public W orkrt dcvclopwnrt plan review,and cartatruetioa umpoctiion fay,as determined duringthc plan rcviow pco-o ,prier to the issuanec of a plan approval letter- ]1. It&ball he the rosprxtsihiLity of the applicant to rn&urc that all development features comply with the Amcricans with I}i9ah lutes Ae!and the Fair Hnu&ing Act. 12. Applicant d WI he ratpon4bic for appliCiWan andcornpiLuwcwith any Section 404 Permitting that may he rcquacd by the Army Corps of Enginxrs. 13. DcvcloNrshaLL coordinate raaAbox Locations with the Meridian Post Office. 14. Compactim test rosuLts shall be suhrnitted to the-dcridiam Building E"aftrnmt for all building pads rood ringenginmed backfill,where Nwing would sit atop fill materW- City of Meridian Department Report IV. City/Agency Comments &Conditions 1 S. The design engineer shaLl he squired la certify that the atrert ccnicrlinc clavations:arc met a minimum of 3-fact ahrwc the higheaestadished peak groundwaierelevation- 771is is to ensure that the hottorn elevation ofthc crawl spaceq of hones is st Lca-it L-fiat above. 16. The appLicants design cngincer sbaLL he respiKi Nc for Lnspoetinn of all i nigatinn airdfar drainage facility within this pmjeet that do not fall under the jurisdiction of an i nigafian digit et or ACHD.The design engineer shaLL pruwide"ification Brat the facilities have been instaLLcd in aecordanac with theapprove d design plans_This certification will be required before aoertificatc efoccupancy is issued far any structures within the project. 17. At the completion of Bra prujoct,the applicant shad I be rmponsihLe to submit mwrd drawings per the City of Meridian AuR AD standards. These rccard drawings must he=dvad and appriwed prier to the uses boc of s aatifiaetion afoeeupanay for any RwmetureS within the project 18. A stract Light plan wiLL nced to be iirehrdod in the civil cwrs=fmn plans.Sacct light plan requiremcnLs arc listed in soctioo fry of ft Improvcmant Stmels for Street Iighting-A copy efthe standards can he found at W:f(%VWWMeridimncit3r-i rF puh1ic_work4.aspx?id-2721. 19. The City of)sieridian requires that the nwnar poet to the City a perFonnmca surety in the amount of 125%of the total cow:tnmlion crest far aLL incomplcta sevrer,waterand reuse infrastructure prior to final plat dgnshm,.T hia surety wi Il bo verified by a Line item east estimate prrwidai by the awnerto the City.Thcsurety can he postal in do firm of an irrcvacaNc letter of credjL,cash dgrosit or bend.Applicant must file an appLieation for surety,which can be found on the {Community Devclnpmcnt Dgmrtment wch,,ite. Please contact Land DcvcLopmont Service fiK mere infmTnatLon at 897-221 L. 20. 'The City of Meridian rcquirex that the miner pa6t to the City a warranty surety in the amount of 2U%rrf the total eorisiruetion coat for all completed sewar,water and FQ=infraatructurc for duration of two}cars.7hL%surety wi I I be verified by a line item cost estimate provided.by the owner to the City-'The surety can he posted in the form of an inrevocandc Lounrofercditr each dgwsit or band.Applicant must file an appLication frw surety,which can be found on Bic {Community Dovclopmdu DqiartmenL weh,.ite. Plcaac contact Land Development Service for morc Lnfiurnation at$R7-221 L. City of Meridian Department Report IV. City/Agency Comments &Conditions C. Nampa&Meridian Irrigation District *� Mwd4aw 7rz44ajwpr& FAX r7664&uM nrndory i1M{E MEMW �M+8d Y"I CYty C'levk'sot£r1:c Cky 1:4-wrw1w 13 E,&05&ey A4aer.c,$u 19 wridrl,1Pa.w -2614 11191 11."3 164r Z".w B$Re'M On MI C9rc&Ne eJ lr Td Wuffrn it%k%Ca}IKVM '�L+mp.A Merldwl IrnplH n Diw kl NM1n]hqulrm n rikd L-md r is 0w9t APINIrmwaer mm W* FriorI&finLl:Ohnmg. ,iJO ON21e Ldffsh MW w&OC wW PW bt M*ixLvd the Di-amm ki)wminf Flmin cnurw Oiru4h Ow uwlh pmWrcy Ilnt orM6 whq�qkR�. ilk U tricih epiKar,011 Nir the kownl%4 t11nM SI LYIL%k�rlm i! a mini mam +F sr.ent} Foot{701 Mud !hire} F�d (wrl n#m and rwr Fco 440'1 Ir[1'. hokkW dti"mw in d4rvma Tidal&hdd9 ere rae be proftmigrd_ Amy e1cr*Nh2N11 wkhvu r&VAcd Lima Agram W qn L ■pprmed pb■btFfwv4moNmrurelmsiswmKx"alp, All IriwiwiNl nipof4kv drninqr ewa be r47LlelN on siW1. 1f M'Y■ILllkhr II LY1P ry L6rnn&c Iva%ew the suS NMIUmusl r4nim{Irlrym@P plow.De%clerpo'rnnsicwmply wrlh ldnhn(hie]I-}llflj Plcesa feej 1FOd 10 6ti'Alrw 4 il+r i,n kirl I"infmml iiw. �Aevr 7�de� 1kkc4rpnWear LnL.w.Irrr+Lx damp.�rerridon ITT�p11iaP[)iptriot ?ant Cc 4ffi13o-rile a}.OWEA1 A.WW,31* AlrpLicaN 4 eatYnnw nnllr Agee ILSOE+f4.EO�7rI5 OD'4 City of Meridian Department Report IV. City/Agency Comments &Conditions D. Ada County Highway District(ACHD) CHD Kane GeYd�he'pr,CnnTlWrwar J LS"Wy Cunmsac 1411t ooLrk�NNccor%Canftwd w date:FebruaryZ11%2025 To Becky Moose Staff Contact:Mott Pak,Plan rter Project Deseriptiam Care&Main Trip GLMLeFaTr4rk TENS develO rmra is emiMamed w generale 74 srehldC triips per day. 9 vehida Trip psir t+4u r ih tM Pta p"k hour,bi#W On Thai Imilutf OF Trardponat k)6 Eng ineersTripGeneration Manual,I"edition_ Proposed 01%*Wprnent ComrnenM *The tables above 4st the existing conditions of tho surrounding roadways without the proposed development as this application is for annexation and mmne ony.Wth a Uwe devOmment appkstwn.Ihli wrrimaryWll be Updated to reflect the OeveW rnent an0 its impxt. GofNmCLx1'ig"u to more Ada Cs ry n-Yr.ay r*Wk.T.377L Adjm Eic w-CsV6in Croy,Ir3-B37ra-Ph7M W74D O-FX 34rr7r£.O.�add1d*ha 134 V. FINDINGS A. Annexation(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; Based on previous approvals, Staff finds the proposed development is consistent with the TMISAP designation of Mixed Employment and the proposed development will be consistent City of Meridian I Department Report V. Findings with the previous approval of the Black Cat Industrial Business Complex on the property to the south. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds that while the proposed map amendment to I-L zoning is not the preferred zoning in the Mixed-Employment area, it aligns with the existing zoning to the south and the intended use of the site supports the purpose statement of the I-L zone. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; This application proposes to annex 5.0 acres of property with the I-L zoning district to allow for a small employment and low impact user to expand its operation in the city. Stafffinds the proposed development 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 Stafffinds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation and zone of I-L to be in the best interest of the city due to previous approvals for the property to the south and providing employment through a low impact user. B. Comprehensive Plan(UDC 11-513-71)) 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 a amendment to the Comprehensive Plan,the Council shall make the following findings: I. The proposed amendment is consistent with the other elements of the comprehensive plan. Stafffinds the proposed amendment to M-E is consistent with the Comprehensive Plan in that the proposed development will provide employment and help with a transition from light industrial to residential as this use is relatively low impact on the overall area. 2. The proposed amendment provides an improved guide to future growth and development of the city. Stafffinds that the proposal to change the FL UM designation from Low Density Employment to Mixed Employment will allow for an extension of the approval on the development to south of this property and provide a low impact employment use. 3. The proposed amendment is internally consistent with the goals, objectives and policies of the Comprehensive Plan. Stafffinds that the proposed amendment is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan as noted in Section III. 4. The proposed amendment is consistent with this Unified Development Code. Stafffinds that the proposed amendment is consistent with the Unified Development Code. City of Meridian I Department Report V. Findings 5. The amendment will be compatible with existing and planned surrounding land uses. Staff finds the proposed amendment will be compatible with existing industrial to the south and due to the low volume of truck traffic will provide an adequate transition to the residential across S. Black Cat Road. 6. The proposed amendment will not burden existing and planned service capabilities. Stafffinds that the proposed amendment will not burden existing and planned service capabilities in this portion of the city. Sewer and water services are currently available to this site.ACHD has determined the traffic along S. Black Cat Road and W. Franklin Road will have sufficient capacity to allow for the addition of this use in the area. 7. The proposed map amendment(as applicable)provides a logical juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. Staff finds the proposed map amendment provides a logical juxtaposition of uses and sufficient area to mitigate any development impacts to adjacent properties 8. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Section III and the subject findings above, Staff finds that the proposed amendment is in the best interest of the City. VI. ACTION A. Staff: Staff recommends approval of the proposed amendment to the Future Land Use Map and Annexation per the provisions in Section IV in accord with the Findings in Section V. B. Commission: Pending C. City Council: Pending City of Meridian I Department Report VI. Action ' I 1 PINE C U FRANKLIN ion■ri�.u1 Lu INJUNIZE 84 -imm MENEM y - III uq�Y.nl■='.a1�7f�iir�7�+Rii.p� �:::e �rVu.■■:Gala.' a�uua's.3��: PINE 4LU V � m RON • -�- � _ FR,ANKL-IN H 84 I ` BEd �ii � 3. Existing/Proposed Future Land Use: Ow dote;VI 3 f'2.025 o i' Feet Adapted Future Land Wes FA' KL N + ++ + +-* +4+ t�+ Legend PAM&Land uses Cilyrrii39 , _LOW De iav Resi6e Mal McQum Derrny Resklenhd kwwlenho tt+ + * # i Huh[]ensily Rcsideniinl + + + i - -Ganwotrmbl + +++ 4 *+ + i t ++ # + +. F.I. -InO,;s3rid Proposed Future Lund Uses _Old rpwn _Mued U.Neighb rhood Mti d U1 CcAlrn iry -M k&d Use ReCAamcI � k NWed use Non Xi nllo + �{M cd Uw-HerchonQe Ten)Ale Specific tl -L&,D"ry&-Or erf LIIes7Me Center r High Denslly Empbyrnenr -MuCd Fmplcymenr � � _. . -hhued Lrse Poesid.Miol Mixed Use Comm nai 1 + 4 4t F + + � T +f#+ f + + I City of Meridian Department Report VII. Exhibits 4. Planned Development Map Legend 9 Project Location '-- � � 9 0 I Area of Impact _ .- ® �® 9 T='- City Limits rT Planned Parcels ® �f OAnalysis - , - ;: � 1 O 11 1 '.'ili3 I I 11 0 0 City of Meridian Department Report VII. Exhibits B. Subject Site Photos wqm _ I F L R u{, 1471, A,'y w {fin .j r� ` . r 1 _ w City of Meridian Department Report VII. Exhibits C. Service Accessibility Report Overall Scare; 11 2nd Percentile Lciation Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains e 50Q ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain cr > 2 acres GREEN Emergency Services Fire Response time > 9 min. RED Emergency Services Police Not enough data to report average res;,cnse t,rne RED Pathways Within 1 J4 mile of future pathways YELLOW 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 Prcximity Within 112 mile walking � GREE School Drlvablllty Not k ithin 2 miles driving of existing or future school RED Park Walkability No park within walking distance by park type City of Meridian I Department Report VII. Exhibits A Site Plan(date: 1/16/2025) a mps 3 3 a I ' �e,s I I uraw wmi�aa'��n-en u r vnu I '_ I o,00m�.:.sc�iwm 5 WFM MM � I '$ PfFm PLMtlHY o ` SCHEME 5 PREtlh4lNAff C1D1 City of Meridian I Department Report VII. Exhibits E. Building Elevations(date: 2/21/2025) a i rVV= �a QIQ ynI IQ rlQ�e.Aswsv �F �.�..�.. SCHEME K I-KR PRELIMINARY A201 mwrsc uc w ! _ LJ1J m � ` y a� T T 4 Z C3� ��•�� ate.... SCHEME K �► �! ... PRELIMINARY A202 �n�xVvai�aud� City of Meridian Department Report VII. Exhibits F. Annexation Legal Description& Exhibit Map W, FronMVk R& IS-95.1 D _ I 58917'D4'E �' r I I 1 41I �R v 4 ac n i Ann"ation Area 4 w� 5.04 kar�i 0 Ig 1 Q r I I r�l pf, NAn3`16'w 4-94_31' L3�gi^nL+p � i Legend 2, Faum &Jn CAp NaSJAiilll Fnw d Alw iAum CW Mmn wL 1/* a.me. w J aht M$:g S.1$ S.15 �- —--—--— Annwo4a+ 9aur-da•'r'Liry � Ij(z�.1�f rc a � 30 R6*t-of-Way LAr •T ?• t [)F 5 L J - Fi Ann pr Dl4G4L4d FIighS-a{-MGy ?5 'ill I-,: 7l? ~�� � Exhlbl# Drawing fora:N.SURVEY hnnexatlon ..� H4 �....y="' 299 S. Black Cat Rd. 1 GROUP. LLC F Pv lm it IHr 1E1 f}al w rE�{a 11.1;m IR tr� aata T.]M.R1M_&N_Mai lae iilx{�;ais City of Meridian I Department Report VII. Exhibits IDAHO 9939 W Emcrlkld St SURVEY ,to arc fir-; [70P1 90-F57a GROUP Fax. (209f BOA.5399 Uuscnprion fiar Anncxatkin-City of Meridlas Novoiffier 26,2024 The foik3rmng P'esmbes a ParGN 4f 4and peing 0 Porlipn prlht Nvnhraq6i 114 of the Ncrtheaat 1i4 of SOWI)n I&-owmshsp 3 North.Range 1 WMel,Flake Meddian,Ada Cauntp ldaha and more particularly descrl4ed at iallawt COMMENC1610 a"the Ncirttw awa Carrier of Section 16,Towrnhlp 3 North.Flange 1 Wesl bale M&Amn.rnirn whirh.the Sa4APwwt Comer of the Noinhismi 19 East I M Comer}of avid Seclian 18 tearit.Satdh 6G-aIdr?''Alem �957.M leer.Thence aloft the E,AMerly ikc of aaid Swim 16. Soulh p0`4:T04'bleat.13M.SSfeei to the North 1116 camer the POINT Of BEWNN IMQ: Theme leaving said Easterly line wro akmg the Saulherty line at s&4 r%iwheaat 1 fd al the NartheaN lid.hrprlh a$°23'1$'We#.494 31 fed Xtience fearing said Southerly Tine,North 00'40CK7'East,.8&1 50 leek Theme.N[M 7t—w 0'fast Amw reel, Thence.South 8W1 7'00'East,05.981eattoihe Easiertp line of said Seclwn !6: Thence a ang said fast"I",Saurdr OW43W Weat.479 04 mat to the POWT OF 9Ed1NNlIO- The atsawa Damribed Parcer of La nd contains 5-04 acre6.m are or less. its r%uZaf 42 1 1� Page I of City of Meridian Department Report VII. Exhibits