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HomeMy WebLinkAbout2025-03-20 PLANNING AND ZONING COMMISSION MEETING AMENDED City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, March 20, 2025 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Brian Garrett Commissioner Patrick Grace Commissioner Jessica Perreault Commissioner Matthew Sandoval Commissioner Jared Smith Chairperson Maria Lorcher Commissioner Sam Rust (6:05 PM) ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Commissioner Smith, Seconded by Commissioner Grace. Voting Yea: Commissioner Garrett, Commissioner Grace, Commissioner Perreault, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher 1. Approve Minutes of the March 06, 2025 Planning and Zoning Commission Meeting ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 2. Public Hearing for Apex Cadence (H-2025-0061) by Brighton Corporation, located at 6575 S. Locust Grove Rd. Vacated Applicant Requests Continuance A. Request: Modified Development Agreement to the existing development agreement (Inst. #2020-178120) to replace it with a new agreement for the subject property and to include specific design requirements. B. Request: Rezone of 56.11 acres of land from the R-8 to the R-15 zoning District. C. Request: Preliminary Plat consisting of 228 single-family residential building lots, 41 common lots and 16 other lots on 51.5 acres of land in the proposed R-15 district with private streets in the gated portion of the development. D. Request: Planned Unit Development with a request for deviations to certain street, side and rear yard building setbacks and to allow more than 100 dwelling units in a gated community. E. Request: Alternative Compliance to UDC 11-3F-4A to allow common drives access from a Private Street and allow a Private Street connection to an arterial street. Motion to vacate public hearing made by Chairperson Lorcher, Seconded by Commissioner Smith. Voting Yea: Commissioner Garrett, Commissioner Grace, Commissioner Perreault, Commissioner Rust, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher 3. Public Hearing for Core & Main (H-2024-0066) by K2 Construction, Located at 299 S. Black Cat Rd. Approved Application Materials: https://bit.ly/H-2024-0066 A. Request: CPAM (Comprehensive Plan Amendment) to change the future land use designation on approximately five (5) acres of land from the Low- Density Employment to Mixed-Employment. B. Request: Annexation of five (5) acres of land from RUT in Ada County to the Light Industrial (I-L) zoning district. Motion to recommend approval made by Chairperson Lorcher, Seconded by Commissioner Rust. Voting Yea: Commissioner Garrett, Commissioner Perreault, Commissioner Rust, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher Voting Nay: Commissioner Grace ADJOURNMENT 6:45 PM Meridian Planning and Zoning Meeting March 20, 2025. Meeting of the Meridian Planning and Zoning Commission of March 20, 2025, was called to order at 6:01 p.m. by Chairman Maria Lorcher. Members Present: Commissioner Maria Lorcher, Commissioner Jessica Perreault, Commissioner Jared Smith, Commissioner Brian Garrett, Commissioner Matthew Sandoval and Commissioner Sam Rust. Others Present: Chris Johnson, Kurt Starman, Bill Parsons, Nick Napoli and Dean Willis. ROLL-CALL ATTENDANCE _X Brian Garrett X Jessica Perreault _X Matthew Sandoval X Patrick Grace _X Sam Rust (6:05pm) X Jared Smith X Maria Lorcher - Chairman Lorcher: Good evening. Welcome to the Planning and Zoning Commission meeting for March 20, 2025. At this time I would like to call the meeting to order. The Commissioners who are present for this meeting are at City Hall and on Zoom. We also have staff from the city attorney and the 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 note 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 simply want to watch the meeting we encourage you to watch the streaming on the city's -- the city's YouTube channel. You can access it at meridiancity.org/live. With that let's begin with roll call. Mr. Clerk. ADOPTION OF AGENDA Lorcher: Okay. The first thing we are going to do is the adoption of an amended agenda. Please note that Item No. 2, Apex Cadence, is choosing to vacate the application. Brighton Corporation does not wish to proceed with the application of Apex Cadence until the city updates its private street requirements. Therefore, it will be necessary to vacate tonight's public hearing for Apex Cadence and schedule a new public hearing at a later date. So, if anyone is here to testify on this application we will not be taking public testimony for this evening. Also as indicated with roll call we are welcoming a new commissioner, Commissioner Perreault. Welcome. Could I get a motion to adopt tonight's amended agenda. Smith: So moved. Meridian Planning&Zoning Commission March 20,2025 Page 2 of 17 Perreault: Second. Lorcher: It's been moved and seconded to adopt the agenda. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the March 06, 2025 Planning and Zoning Commission Meeting Lorcher: Next is the Consent Agenda. We have one item on the Consent Agenda, which is to approve the meeting minutes of the meeting on March 6th Planning and Zoning. Could I get a motion to accept the Consent Agenda as presented? Smith: So moved. Grace: Second. Lorcher: It's been moved and seconded to approve the Consent Agenda. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Lorcher: 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 appears to our Comprehensive Plan and our Unified Development Code. After staff has made their presentation the applicant will come forward to present their case and respond to staff's comments and they will have 15 minutes to do so. After the applicant is finished we will open the floor to public testimony. Each person will be called only once during public testimony. The clerk will call 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 a presentation for 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 those who have signed up in advance have spoken we will invite any others who may wish to testify. If you wish to speak on a 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 the telephone, please, press star nine and wait for your name to be called. If you are listening on multiple devices, such as a computer and phone, please be sure to mute F Meridian Planning&Zoning Commission March 20,2025 Page 3 of 17 those extra devices so we do not experience feedback and we can hear you clearly. When you are finished if the Commission doesn't 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 commissioners will have the opportunity to discuss and hopefully make final recommendations or decisions to City Council as needed. So, Commissioner Rust has joined us. Can we make a note of that for roll call, please. One moment. Our mice have thoughts of their own. ACTION ITEMS 2. Public Hearing for Apex Cadence (H-2025-0061) by Brighton Corporation, located at 6575 S. Locust Grove Rd. A. Request: Modified Development Agreement to the existing development agreement (Inst. #2020-178120) to replace it with a new agreement for the subject property and to include specific design requirements. B. Request: Rezone of 56.11 acres of land from the R-8 to the R-15 zoning District. C. Request: Preliminary Plat consisting of 228 single-family residential building lots, 41 common lots and 16 other lots on 51.5 acres of land in the proposed R-15 district with private streets in the gated portion of the development. D. Request: Planned Unit Development with a request for deviations to certain street, side and rear yard building setbacks and to allow more than 100 dwelling units in a gated community. E. Request: Alternative Compliance to UDC 11-3F-4A to allow common drives access from a Private Street and allow a Private Street connection to an arterial street. Lorcher: Okay. So, tonight we are not going to open the public hearing for Apex Cadence, but I move that the public hearing for Apex Cadence be vacated, that a new public hearing be scheduled when the applicant is ready to proceed and the applicant be required to pay the re-noticing fee for the new public hearing. Smith: Second. Lorcher: It's been moved and seconded to move that the public hearing for Apex Cadence be vacated. All those in favor say aye. Any opposed? Motion carries. F Meridian Planning&Zoning Commission March 20,2025 Page 4 of 17 MOTION CARRIED: ALL AYES. 3. Public Hearing for Core & Main (H-2024-0066) by K2 Construction, Located at 299 S. Black Cat Rd. A. Request: CPAM (Comprehensive Plan Amendment) to change the future land use designation on approximately five (5) acres of land from the Low-Density Employment to Mixed-Employment. B. Request: Annexation of five (5) acres of land from RUT in Ada County to the Light Industrial (I-L) zoning district. Lorcher: The next item on the agenda is for Core & Main for a comprehensive plan amendment and annexation and we will begin with the staff report. Napoli: Good evening, Madam Chair, Members of the Commission. Next item on the agenda is the annexation and comprehensive plan map amendment for Core & Main. The applicant is requesting a comprehensive plan map amendment to change the future land use designation on five acres of land from low density employment to mixed employment and for the annexation of five acres of land from the RUT in Ada county to light industrial zoning district. The site is located at 299 South Black Cat Road and as shown on the screen the existing zoning is RUT in Ada county and the existing FLUM designation is low density employment with the proposed change to mixed employment. Although this property has no prior development history, the adjacent properties to the south provide relevant context for its redevelopment. In 2021 the City Council approved annexation of approximately 129.21 acres under the Black Cat Industrial Project designating the area as mixed employment -- designating areas mixed employment and low density employment with the future land use and zoning it as light industrial. The City Council determined that the industrial center aligned with the goals of the Ten Mile Interchange Specific Area Plan. However, the approval covers significantly larger area compared to this five acre request. Currently the low density employment designation does not permit light industrial uses such as the one proposed. However, a change to the mixed employment designation would allow for the development to be the I-L zone. While the preferred zoning district and mixed employment is the mixed employment zoning district, alternative zones may be considered when they align with the plan's vision and integrate with surrounding properties. The applicant says that the I-L zone is compatible with the adjacent property to the south. Staff concurs with this, noting that the proposed use aligns with prior approvals on 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 does provide employment and a relatively low impact use to the area. However, staff does note that mixed employment and low density employment designations are limited along the Black Cat and Franklin corridors. Currently the I-L zone comprises of about 40 percent of the low density employment FLUM designation and about 55.24 percent of the mixed employment FLUM designation as shown on the screen. These designations are intended to support a mix of employment uses and services, providing a transition Meridian Planning&Zoning Commission March 20,2025 Page 5 of 17 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 that the plan accounted for. While the specific five acre request may have a minimal impact, further expansion of the I-L zoning in these areas should be carefully evaluated by the Planning and Zoning Commission and City Council. The concept plan proposes a single 19,000 square foot building with about 14,492 square feet designated as warehouse space and 4,508 square feet as office space. The remaining of the site would be used as a contractor's yard and outdoor storage. In addition, the applicant has indicated that the number of employees at this site is approximately going to be 18 with ten trucks entering the site on a given day. This would be Core & Main's second location in Meridian as their business continues to grow. Access to the site is proposed from a future collector street along the north 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, however to align with the UDC, which seeks to limit access points to collector and arterial roadways, staff recommends restricting the western access of the future collector street to truck traffic only. Additionally, a traffic impact study was not required as the size of the development is relatively small and is not anticipated to account for significant traffic counts. So, on the screen are the existing entitlements and planned road improvements along the section of Black Cat and Franklin and I will let it sit up there for a second. So, take a look. For the building elevations 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 granite stone, optimal metal panels, stone veneer with moderate to large setbacks from the street. The applicant has been highly receptive to staff's feedback and has worked to refine the building elevations to better align with architectural standards. In response the applicant has adjusted the building's -- the building's orientation, incorporated additional materials, fenestration and modulation. Staff is recommending approval and has not received any written testimony and I will stand for questions at this time. Lorcher: Would the applicant like to come forward? Walker: Madam Chair, my name is Glenn Walker. 1831 East Overland Road in Meridian, Idaho. I appreciate the opportunity to speak with you today regarding Core & Main proposed project located at 299 South Black Cat Road. I'm also here with Becky with K2 Construction, a couple of representatives from Core & Main and I'm not too sure if Steve is on the line today. He is with Core & Main as well. Perfect. As an industry leader in the distribution of water, wastewater, storm drainage and fire protection products, Core & Main plays a critical role in supporting municipal infrastructure growth and maintenance with a foundation built on more than one hundred legacy companies, Core & Main is deeply committed to building a foundation built on more than one hundred -- sorry. I just mentioned that. Core & Main is deeply committed to building and maintaining the system that serves both the residential and commercial developments. This project is more than just an expansion, it represents a long-term investment in the City of Meridian, creating jobs, supporting economic development and Meridian Planning&Zoning Commission March 20,2025 Page 6 of 17 enhancing infrastructure. I apologize if I repeat some of the stuff that Nick mentioned, but I will just kind of expand on some of the items that we want mentioned. Project overview -- overview. This proposal includes two primary requests as mentioned, comprehensive plan amendment and annexation and zoning of the same five acres from RUT to -- RUT in Ada county to a light industrial I-L zoning district. The site is part of the Ten Mile Interchange Specific Area, which we are classifying as a TMISAP and is currently designated as low density employment. Our request aligns with the intent of the TMISAP, which allows light industrial uses within the mixed employments category. Additionally, this project logistically extends the Black Cat business center previous -- previously annexed and zoned for similar uses to the south. The site development, if approved, Core & Main plans to develop a 19,000 square foot facility that would include approximately 14,400 square feet of warehouse and approximately 4,500 square feet of office. A contract -- they are also providing -- or would like to provide a contractor's yard and outdoor storage, which would be fully screened with an eight foot closed vision fence. Operations will run Monday through Friday, 8:00 or 7:00 -- or 7:00 to 5:00, with approximately 18 employees on site daily and a maximum of ten trucks entering and exiting the property each day. Some of the design considerations. Core & Main has designed this project to minimize impacts on surrounding properties, while ensuring compliance with city standards. Key design elements include a building frontage that fronts Black Cat Road, effectively screening some portion of the contractor's yard and a new ten foot wide multi-use pathway along the north side of the property. This future collector street in -- in -- also along South Black Cat Road, with an additional pathway on the south -- on the north side of -- to be included in the design review and certificate of zoning compliance when we submit that to the city. So, the 24 -- the site includes 24 spaces, which would be -- 24 parking spaces. I'm sorry. Twenty-four parking spaces will be used for employees and customers and while there is also eight spaces on the west side for customers, bringing the total of parking spaces to 32. Architecturally Core & Main is -- we as a design team is designing this building with a modern design with varied materials, including three shades of gray, black metal accents and tinted glazing and creative visual interest. We have the building to look more like a two story building with some clear story windows and quite a bit of storefront along the building. We also designed this building with metal -- metal steel canopies to enhance -- enhance the -- the visual look of the building as well. Compatibility and surrounding area. The property, while undeveloped, is adjacent to the Black Cat industrial project, which Nick mentioned was just to the north -- or, I'm sorry, just to the south. Our project aligns with existing zoning patterns and is a low impact industrial use that complements the border development vision for this corridor. Importantly, Core & Main is not proposing a junkyard or vehicle wrecking yard, rather the facility -- facility will maintain a clean, professional and well screened site that meets all the city requirements, including landscaping and frontage standards. Core & Main is excited about this opportunity -- opportunity to grow in Meridian, creating jobs and providing essential infrastructure products that support the community. This project aligns with the comprehensive plan and adjacent zoning, making it a strong fit for this location. Tonight we respectively request your approval of this annexation and land use amendment and I will stand with any questions. Meridian Planning&Zoning Commission March 20,2025 Page 7 of 17 Lorcher: Commissioners, do we have any questions for the applicant at this time? Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I do have just one question just to make sure I'm on the right track. So, it looks like about ten -- ten trucks per day or so. Do we know, just roughly speaking, what time -- what time those are usually expected to come in and out? Walker: I would say throughout the day, but I would say -- if I'm just going to take a guess it would probably start, you know, late morning and throughout the afternoon. Smith: Within business hours? Walker: Yes. Yeah. Within the business hours, yes. Smith: Thank you. Lorcher: Any other questions for the applicant at this time? Garrett: Yes. Lorcher: Commissioner Garrett. Garrett: What size trucks? Walker: They would be your bigger size semi trucks, flat beds that come in that are dropping off product. I'm not sure if you are familiar with Core & Main. They have another facility here in the valley. They have got a lot of pipes. They stack pipes in the -- in their yard. So, the trucks are coming in with long pipes that are underground pipes for, you know, water and utility type systems. Grace: Madam Chair? Lorcher: Commissioner Grace. Grace: Thank you. Mr. Walker, tell me about the contractor yard. What -- what goes on there and based on what you have described with the business is that an allowed activity. Is it -- you know, how active is it? I'm just not familiar with what a contractor yard might mean. Walker: It really just boils down to them storing their product on site and they do an excellent job at maintaining a clean environment in that storage yard. Like I said in there facility here locally the yard is really kept clean and maintained. It is storing their 10 Meridian Planning&Zoning Commission March 20,2025 Page 8 of 17 products. They have, you know, pipes -- long pipes and drainage pipes and that sort of stuff that they store on site. Grace: And, then, a little more detail on the fence. Walker: It's going to be an eight foot fully screened fence. It's not like a chain link fence or something that you can see through, it's going to be completely a fence that is solid. Grace: Thank you. Lorcher: All right. Thank you very much. Walker: Thank you. Lorcher: Mr. Clerk, do we have anybody signed up for public testimony? Johnson: Madam Chair, we do. First is Cheryl Whiting-Storrs. Whiting-Storrs: Hi. My name is Cheryl Whiting-Storrs. Address is 4925 West Franklin Road, which is the southwest corner of Franklin and Black Cat. The proposed Core & Main would be going in right next to our house on that street. This is -- our land is designated as agricultural. My mom and dad -- and, first of all, thank you for what you are doing and we appreciate you. The proposed Core & Main is going in next to my mom and dad's property, which was -- they bought in 1981, so they are going on their 44th year of being there. My mom is 91, on no prescriptions and she shows no signs of kicking the bucket anytime soon. Just a few things -- and I apologize if I wander a little bit. The -- first of all, your -- I understand that you are representing citizens of Meridian, if that's my understanding, and so you are representing my family, you are representing my mom. Also just a few things as far as Core & Main I want to make sure that you are aware that directly across the street from the entrance of the proposed Core & Main is a new subdivision that is in development called Bentwater and, then, next to that also these are to the east -- directly across the east there is a subdivision going in next to Bentwater that's already been approved. So, I want you to be aware of that. As far as I know Core & Main's hours are from 7:00 o'clock in the morning until 5:00 o'clock at night. They also use forklifts in moving their product and so if you are aware of forklifts, they make a beep beep beep continually. So, that noise is something that is possible from 7:00 o'clock in the morning until 5:00 o'clock. I do not know what their night time deliveries are and their unloading of trucks at night and so that is a concern for not only for my mom and the property there, but also for the new neighborhoods that are directly across the street. The entrance to Core & Main and the entrance to Bentwater are directly across the street from each other and so I want those things to be taken into consideration. I would ask that you would keep the low density rating and not allow this to turn into a -- you know, into the -- excuse me -- have to put my glasses on. Not allow it to turn into mixed employment. I don't feel like it's appropriate for the area. They continually mentioned what was going on to the south, but they never mentioned F-11 Meridian Planning&Zoning Commission March 20,2025 Page 9 of 17 anything about what's going on to the west, which is all residential. So, I don't feel like it's an appropriate place. Lorcher: Okay. Thank you very much. Johnson: Madam Chair, next is Greg Storrs. Lorcher: Hi. Storrs: Hi, there. My name is Greg Storrs. 4925 West Franklin Road in Meridian. I just wanted to kind of just focus a little bit more on the low density employment and if I understood correctly, staff was concerned about setting a precedent for the future in regards to I-L zoning and where it's been designated for the low density employment, taking part of that away sets that precedent for anywhere else that that may be in the plan for changing that as well. That, obviously, changes what the initial intent of the plan was to begin with to create that buffer between the residential and the industrial and not to mix it together. So, I think that's something we -- certainly we need to take in consideration. I think more importantly, though, is that I know that each one of you -- I don't know what the relationship was, but I know that each one you had a grandmother and a mom. It's a -- she is a person who has spent her life there helping to create something positive for the neighborhood in the area. It's important that she be given every consideration possible by whatever happens, whatever decision is made that concessions are made for her through her -- the rest of her life. We don't know. As Cheryl said she is in good health, which we are grateful for. Anyway, that's -- those are my major concerns and thoughts. Lorcher: Okay. Thank you very much. Johnson: And, Madam Chair, Keith Whiting. Mr. Whiting, I don't know if you wanted to speak or not. Whiting: Keith Whiting. I will just kind of second what they were sharing. Lorcher: Can you state your address for the record, please. Whiting: 4925 West Franklin Road. Basically we were the trustees to the family trust. Lorcher: Oh. Okay. Thank you. Whiting: Okay. So, we are representing the property in that sense, just to make sure you are clear. Though we don't live in the residence because she has her primary caregiver that takes care of her on the property. But as is mentioned that we are just concerned about her quality of life. We want to make sure that she is happy, she is healthy, she is not being disturbed constantly by certain noises that might be irritating to her and the caregiver and so those are our main concerns if you can keep those in mind. 12 Meridian Planning&Zoning Commission March 20,2025 Page 10 of 17 Lorcher: Okay. Thank you very much. Is there anybody in Chambers that would like to testify on this application tonight? Okay. Heupel: I'm Wade Heupel, district manager for Core & Main, 2576 South Simsbury Place, Boise. Our branches at -- oh. Our branch is at 3338 East Commercial Court in Meridian. Been there since '85'ish. There was nothing out there except Jackson Sundrys and -- or whatever their name was back then, so -- but been there for a lot of years. I have been there with -- with the company for 25 years. Just like to clarify some of the hours. Receiving is like 8:00 to 4:00. Okay? Where our property is and with the fence and where the folks' house is it's quite a ways. I think we can, you know, get the backup alarms to be at the minimum OSHA allowed deal. They are not running constantly. The majority of the big trucks that deliver pipe are probably by noon. Okay? And, you know, we have been in the community for a long time. It's hard to find a place with -- you know, we built there and there was nothing. There was no Walmart, there was no malls and it was just field and, obviously, with the growth we are half a mile from the busiest intersection in the state. So, we have to move out. We are clean. We are not dirty. We don't have excavators or things like that working. We have trucks that come in. We unload pipe, valves, fittings, store it and our trucks leave and deliver it to sites around the valley. So, appreciate the time and I hope you can approve. Thanks. Lorcher: Thank you. All right. Anybody else before we close the public hearing? Yes. Hi. If you can state your name and address for the record. Alderson: My name is Melanie Alderson and my address is 3959 North Muldoon Place in Boise and I am also with K2 Construction, but I just wanted to address the one thing that I don't know if it was pointed out or not, but the site -- ACHD has planned an intersection and a road at this -- on this site and this Core & Main is losing a good portion of their property -- or the use of that to put in this road that would be between their property and the property to the north where your mother lives and so it doesn't matter what goes on that property that road is going to go in and it's always been planned and, obviously, where there is a road there is going to be additional traffic and I believe that road is meant to access properties at the end of the road, which would also control, you know, added noise and such to that residential property. So, you know, I think that Core & Main out of a lot of potential uses is going to be a very respectful neighbor and just something to consider that that road is going to go in no matter what and add noise, traffic for whatever the potential use might be and that Core & Main is both a respectful neighbor to keep their property clean and relatively low traffic. So, anyway, thank you. Lorcher: Thank you. Anyone else before we close the public hearing? Yes. Hi. If you could state your name and address for the record that would be great. C.Storrs: Colton Storrs. 4356 West Meadow Pine Street in Meridian, Idaho. Lorcher: Okay. F13] Meridian Planning&Zoning Commission March 20,2025 Page 11 of 17 C.Storrs: All right. I personally -- I'm a grandson to the grandma that lives there. I'm just trying to think about it and I'm trying to -- personally I'm kind of, you know, okay, what happens happens, but my only concern that I thought of when I was sitting there was -- I know that neighborhood is going in on the east side there and I wasn't really sure, but something to consider is if there is going to be a Black Cat entrance to that subdivision that -- I don't know if there is going to be or not, but that might be a concern to the people that are going to live there where you will have -- you will have trucks coming in and out and kids and I don't know how it's going to pan out with everything and that's hard to say, but that was just what I thought of that I thought I would mention, something to consider. That's it. Lorcher: Okay. Thank you very much. All right. Anybody else? Come on up. If you could state your name and address again for the public. Moose: Yes. My name is Becky Moose. 4723 Northwind Court in Garden City, Idaho. I am with K2 Construction and I would like to say I appreciate you guys coming out and expressing your concerns and standing up for your community. That's really awesome. To some of your points, as far as that entrance that is across the street from that subdivision, we worked really closely with ACHD. My understanding is that ACHD and that subdivision and Core & Main were all involved in choosing to put that road to the north or the south of our property. So, ACHD is very involved in that. The community over there knows that's where it's going. So, that's been taken into account. As far as the noise goes, we have intentions to put in a significant amount of trees, plus the fence, so I really hope that won't be an issue. Plus like Melanie said, their house is at the top -- is at Franklin; right? There is a significant amount of property between the house and where our collector road will start. So, I'm assuming that would be a large enough gap to eliminate the majority of the noise and, yeah, I think those are the two things I wanted to address. Lorcher: Okay. Thank you very much. Anybody else for the public testimony portion? All right. Can I get a motion to close the public hearing? Starman: Madam Chair, this has been kind of an atypical public hearing because we have had lots of speakers that are associated with the applicant, but I'm still going to recommend that you allocate the ten minute rebuttal time for the -- for the applicant. We haven't done that yet, so if you want to -- Lorcher: Yeah. Oh, you are right. Starman: Before we close. Lorcher: Before we close. Okay. Sorry. Applicant would you like to come forward and address those things. Walker: Madam Chair and Commissioners, I do truly appreciate your time. We have kind of heard the issues from the neighbors, which I truly appreciate them coming out 14 Meridian Planning&Zoning Commission March 20,2025 Page 12 of 17 and it's good that they can use their duty to do -- to come to these Commission hearings and voice their concerns. The one thing I just really want to iterate to you guys and gals is that, obviously, there is a development right to our south, which is rezoned into an industrial park and it's quite large. It's got industrial buildings and I know this, because I was the architect on several -- a few of these buildings. We called it the Meridian Commerce Park, but that's the development just to the south of us and I also know just -- just to the south of us and to the east of Black Cat is another fairly large industrial park being planned. So, I really think that this area is moving towards this kind of industrial area that allows industrial buildings and I know that it's somewhat hard to have land designated industrial and it's very important for jurisdictions in cities like Meridian to accommodate the use of industrial and, obviously, projects like this bring in tax bases and they -- just want to also reiterate that Core & Main just does a really good job of maintaining their yard, keeping it very clean. If you drive by their facility here locally you will definitely see that that yard is kept up really nicely. So, I just really appreciate your guys' time and hope that you guys approve this project. Lorcher: Okay. Thank you very much. Does the Commissioners have any other questions for the applicant before -- now before we close the public hearing? Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: One quick question just to make sure I'm looking at the map right. Is that impermissible for like the closed fence? Will that extend to the north boundary? Walker: It will go all the way around the project. Smith: Okay. Cool. Thank you. Lorcher: All right. Thank you very much. Walker: Thank you. Lorcher: All right. Can I get a motion to close the public hearing, please? Smith: So moved. Grace: Second. Lorcher: It's been moved and seconded to close the public hearing. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: ALL AYES. Rust: Madam Chair? 15 Meridian Planning&Zoning Commission March 20,2025 Page 13 of 17 Lorcher: Commissioner Rust. Rust: There we go. We are live. A couple of points. I have worked with Core & Main actually in a past life and can vouch for -- I have actually been in several of their establishments. Very clean. I think it compares very favorably to Blackhorn Concrete, which is a site that's just about a quarter of a mile to the west off of Franklin, which is also a light industrial use. I think Core & Main is going to do an even better job than Blackhorn does at keeping their site clean. It's going to be a lot less busy. It's something that we need in this area to support all the growth and I appreciate the forethought that's gone into this. I think this area is going to be a mix of denser residential with some employment opportunities, some light industrial. I think this is about as light as you are going to see for light industrial and for all those reasons I'm in favor of this application. Thank you. Lorcher: I think the challenge is that -- I live in an old farmhouse and we were -- at the beginning we were in the middle of nowhere. Now town is starting to come forward and so it becomes challenging I think when, you know, we have been there for a long time and now development is kind of surrounding us, like with your mother's house. Unfortunately, we don't have always control of what that's going to look like, but based on the application and how this particular company has been working with the city and ACHD I think they want to be very respectful of your homestead there. Sometimes it's challenging when -- if a plan gets declined, then, the next applicant could be more dense or more noisy or more something else and based on the conversations we have heard tonight that, you know, they are providing not only a service to our community, but they are very respectful of the land and it sounds like there will be a road between your -- your parents' property and -- and this one as well. So, I'm -- I'm in favor of this. Perreault: Madam Chair? Lorcher: Commissioner Perreault. Perreault: Question for staff if I may. So, I'm looking at the maps that are in the staff report and I just want to get some clarification. Just getting back in the groove of things. On number three, the future land use map, which looks like it was adopted a few weeks ago -- a week ago or so. It shows this parcel being completely surrounded by low density employment. So, this will be this out-parcel as far as the FLUM goes. But yet the map above that's the zoning map shows that all the property to the south is light industrial. So, I'm trying to understand the overlay of that. Napoli: Madam Chair, Commissioner Perreault, if I'm understanding correctly, so you are correct that this would be what we would call a spot zone of the ME zone in -- surrounded by low density employment as far as on the future land use map. That is correct. There actually is -- this will give you a better overview. There actually is a couple properties over here that a developer -- out-of-state developer that has not come in for an application yet that is going to be probably looking to explore similar avenues as Core & Main is to where, then, at that point it would not necessarily be a spot zone F16] Meridian Planning&Zoning Commission March 20,2025 Page 14 of 17 at that point if granted. The property to the south, the I-L zone -- correct, it was for the Black Cat industrial project. That was something where they were not required to go through a comprehensive plan map amendment back in 2021 and they were granted the I-L zone over low density employment, which is typically not an allowed zone in the low density employment. That was something that was granted by the City Council at that time and I guess -- does that answer your question? Perreault: It does. So, since there has been a change to the future land use, was this -- is this now low density employment where it was mixed employment prior? Napoli: So, Madam Chair, Commissioner Perreault, this property is currently low density employment. They are wanting to switch it to mixed employment. The FLUM to the south of this, which has the I-L zone, it's still low density employment directly to the south. Perreault: Okay. One more question for you if I may. Is -- in the low density employment area what is the maximum height allowance? Napoli: Madam Commissioner and Commissioner Perreault, apologize for that delay. It is one to two stories is what it calls out in the Ten Mile Interchange Specific Area Plan for the low density employment, whereas the mixed employment is one to four stories would be the change in height. In this case this subject building is one story regardless, so it would be fitting into either one for -- for building elevation. Perreault: Thank you. Starman: Madam Chair, can I ask for clarification from staff as well? So, when I hear spot zoning that gets my ears up, because that's -- becomes a potential legal topic. So, I just want to clarify for the record that that comment is with respect to the FLUM or the future land use map, but with respect to zoning, the property immediately to the south is zoned light industrial; correct? And so this is not spot zoning with respect to the zoning ordinance. Would you concur? Napoli: That is correct. I apologize. That is correct. Starman: Thank you. Lorcher: Commissioner Grace. Grace: Thank you, Madam Chair. I might -- I might have a different view of this than my -- some of my -- my fellow Commissioners. I do think maybe we are losing a little sight of the fact that the LDE, the low density employment, is intended to create a transition and I understand that the property just to the south might be industrial and there might be industrial coming in other locations, but I don't think that's a good enough reason to change this over to light industrial. The activities that are going to go on there I totally respect the applicant's testimony that they are going to do their best to make it F17] Meridian Planning&Zoning Commission March 20,2025 Page 15 of 17 professional and not -- not create a mess and those kinds of things, but I just think somewhat inherently the activities that are going to go on there are a little louder. They are different than what would be in the LDE. They are not office. They are not small business and professional. So, I feel like -- I know the FLUM is aspirational. I know that, you know, the comp plan is -- is not set in stone, but I sort of feel like why do we continue to get applications that want us to change these things? Maybe not so much the FLUM, we probably don't get a ton of those, but if we -- if they were put in there for a reason, then, they were put -- put that way for a reason. I just -- I am not seeing maybe as good enough of an adequate justification to go -- to switch this and I'm mindful of city staff's advisory that we should think hard about this. I'm mindful that maybe light industrial is difficult space to find these days in Meridian, although it sounds like there is more coming in and I do appreciate the trees and the fence and the mitigation efforts and those kinds of things, but I just -- I feel like it's not a good fit right there based on what we intended for that space. Lorcher: Thank you. Commissioner Smith. Smith: Madam Chair, thank you. Yeah. I'm trying not to fence sit here, but I generally see -- you know, I see Commissioner Grace's concerns and I also see the value here. I think if you were to make a bingo card of phrases I use at Commission meetings transit -- transitory space, transitional spaces, probably -- probably the free space. So, I think it's really important and, no, there are some -- some -- some statements about some other applications that might be coming down the pike that kind of got my hackles up that I am a little concerned about, you know, I think it almost is like a wedding invitation problem, if you allow one, you know, what's to stop the justification of the next, etcetera. I can't -- you know, we can't necessarily decide the merits of this based on any hypothetical future instances though. So, I'm trying to really kind of draw the line in my head and try to figure out kind of what -- what makes this ring to me as somewhat of an unacceptable kind of modification without setting a precedent for the next one being unacceptable, the next one and eventually this entire LDE area becomes mixed employment and I think that's the main issue I'm struggling with. I do think -- I still -- you know, relative to the merits of the application itself I am generally supportive and I don't know that there is -- there is much that Core & Main specifically could do to have a better application here. I think the application is great and so I don't know that this is necessarily an issue about this specific application, but I do think -- I want us to be mindful of kind of what staff is talking about of trying to kind of expectation set around what happens after this. So, I think -- I think where I'm coming out -- again not to be too -- too wishy washy, I generally am supportive of this, but I do understand the concerns and they resonate with me. I do think, though, in terms of -- as far as mixed employment, you know, I-L type activities, this is -- it seems to me that this gets really close to low density in a lot of regards and so while it is different activities I'm not as concerned about sound -- the sound. It seems like they have the abatement taken care of and it's -- it's shorter periods of time that there might be sound. It really is just the precedent set that I'm a little uncomfortable with and I'm concerned about, so -- Lorcher: Okay. 18 Meridian Planning&Zoning Commission March 20,2025 Page 16 of 17 Smith: -- I don't know how that's supposed to necessarily help anyone else come to a decision, but that's just -- I just wanted to do some thinking out loud and maybe give my thoughts. Lorcher: Thank you. Anyone else? Motion? Perreault: Madam Chair? Lorcher: Commissioner Perreault. Perreault: I would like to make a few comments if I may. I agree with Commissioner Smith in -- in his assessment. A lot of concerns about the rest of that low density employment area ending up as mixed use. Any time we change the comprehensive plan it's a really significant decision, because the public has -- has voted on that plan and there is a lot of time and research and effort that goes into getting the public's opinions on these future land uses. So, this isn't just an annexation application, it also basically says we are going to overturn a decision by -- by the public. So, in that regard I do have concern about -- about that and the importance of that decision. I do think that -- however, that the use is light enough that it won't create a lot of issue in terms of -- if other low density employment uses come in and the -- there isn't future requests for comp plan changes, comp plan map changes, then, I think it will probably line up fairly closely because of the one story. I would have a lot of concerns if the height was greater than what's been proposed. So, in that regard I'm leaning towards -- towards approval, but just want -- want the public to know how important these decisions are. Lorcher: Thank you. Commissioner Sandoval, do you have any comments? Sandoval: Madam Chair -- Lorcher: Okay. Are you talking? If you are I can't hear you. You are still muted. You are still pretty muffled. Sandoval: How about now? Is that better? Lorcher: I think so. Go -- try it. Give it a go. Sandoval: My -- issues with my headset here. I thought I had a much clearer picture before Commissioner Grace's comments about the transition zone and that is quite worrisome to me, again, within -- with this being one story that makes me much more comfortable with what the others may want to do in that area, so I'm pretty comfortable moving forward with approval. Lorcher: All right. Thank you. Well, after considering all staff, applicant and public testimony, I move to recommend approval for File No. H-2024-0066 presented in the staff report for the hearing date of March 20th with no modifications. 19 Meridian Planning&Zoning Commission March 20,2025 Page 17 of 17 Rust: Second. Lorcher: It's been moved and seconded to approve Core & Main. All those in favor say Aye. Any opposed? Grace: Nay. Lorcher: Motion passes. MOTION CARRIED: SIX AYES. ONE NAY. Lorcher: Before we adjourn I would like to welcome Commissioner Perreault. She has actually been a Planning and Zoning Commissioner in the past, so just thought you would like to maybe talk a little bit about your experience and welcome you here for the Commission tonight. Perreault: Thank you. I was a -- yes, I was a Planning and Zoning Commissioner from 2017 to 2019 and, then, had the privilege to serve on City Council from 2020 to 2024. So, obviously, I like it here. I'm very excited to return and be able to serve the city in this capacity. Land use applications are a special interest to me. Economic growth of the city special interest to me. I not only enjoy the process, but just love to -- to -- to offer my knowledge as a way to community. So, thank you very much for having me. Lorcher: All right. Very good. I will take one more motion. Rust: Madam Chair, I move that we adjourn. Smith: Second. Lorcher: It's been moved and second to adjourn. All those in favor say aye. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: ALL AYES. MEETING ADJOURNED AT 6:54 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED MARIA LORCHER - CHAIRMAN 4-3-2025 ATTEST: CHRIS JOHNSON - CITY CLERK 4-3-2025 F20 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the March 06, 2025 Planning and Zoning Commission Meeting 3 Meridian Planning&Zoning Commission March 6,2024 Page 19 of 19 Lorcher: All right. After considering all staff and applicant and public testimony, I recommend to approve to City Council File No. H-2024-0037 as presented in the staff report for the hearing date of March -- March 6, 2025, with no modifications. Smith: Second. Lorcher: It's been moved and second to approve the Pollard Subdivision. All those in favor say aye. Any opposed? And my vote is aye as well. All right. Motion passes. Thank you very much. MOTION CARRIED: FOUR AYES. TWO ABSENT. Lorcher: Can I have one more motion? Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Move to adjourn. Rust: Second. Lorcher: It's been moved and seconded to adjourn. All those in favor say aye. Any opposed? Motion carries. Thank you very much. Thank you for coming. MOTION CARRIED: FOUR AYES. TWO ABSENT. MEETING ADJOURNED AT 7:03 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED MARIA LORCHER - CHAIRMAN 3-19-2025 ATTEST: CHRIS JOHNSON - CITY CLERK 22 E K IDIAN:--- iuAn Planning and Zoning Presentations and outline Changes to Agenda: Item #2: Applicant Requests to Vacate the application for Apex Cadence to work with staff on outstanding issues. Item #3: Core and Main (H-2024-0066) Application(s):  Annexation  Comprehensive Plan Map Amendment Size of property, existing zoning, and location: This site consists of 5.0 acres of land, zoned RUT in Ada County, located at 299 S. Black Cat Road. Comprehensive Plan FLUM Designation: Low-Density Employment 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. Summary of Request: The applicant requests a 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. 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. 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. 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. 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. However, 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 impact study was not required as the size of the development is relatively small and is not anticipated to account for significant traffic counts. For the building elevations, 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. 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. Written Testimony: None Staff Recommendation: Staff is recommending approval with the requirement for a development agreement Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Number H-2024-0066 as th presented in the staff report for the hearing date of March 20, 2025, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial of File Number H-2024-0066, as presented th during the hearing on March 20, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0066 to the hearing date of ______ for the following reason(s): (You should state specific reason(s) for continuance) '00' PCannt'oo'ng andZontng Commtsston ,*'A' 4eettng ,Ae4arch 20 2025 ti i i I Item # 3 : Core and Main CPAM , AZ H - 2024 -0066 Future Land Use Map: Existing and Proposed Zoning Map Aerial Map ,x TV x x. ,.ii nlu. ��C.nnr, `, l f�•���r 1 ��+�-i l:i...:nr: f�L►M�±i\i\�f ' l���\lE � _ . 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Mar I I rm _ ! 7 I z ------ ----------------------- 9~ fir S A S Mgt SCHEME M �� PREUMINARY Clol norFca coMstnucnory „m5 m rZ ansportation Network kL f fable:Road Infrastructure and Developments11ang t}re Black CakFraalclin Corridor Category Details Existing and Planned Road Infrastructure W-Franklin Road Existing:2 lanes,no curb,gutter,or sideR-alk. Planned:Widen to 5 lanes between W. McDermott Rd and S_Slack 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&McDermoit 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 theseprojects areyet to be Impacting the Corridor realized Slack Cat Industrial(H-2021-0064) 2.2 million sq ft of industrial space to the south. (H-2M-0045) 378,360 sq ft of commercial and industrial uses across Slack Cat.Road_ Avani Subdivision(H-2023-0049) 256 residential lots to the northeast_ Vanguard Village 552 dwelling units_ Sr2ya 5ubdrvisian 330 single-family lots and 240 apartment units. District at Ten Mile Large mixed-use development(commercial, industrial,residential)impacting area roads ays_ Development Conditions Some projects are restricted from fiuther buildout until key road improvements are completed_ Bu i i n ova ions T T Hill E-111, o wit' �.. gar- Mini= ° ii ii R Lii- T ca ununcum.r...mumanunnunumumumunun..nnumnn.�neunnnnununmsnuenumm�mnumum.mu uunuueuunuunnwuune��eee�nuuuunuunuumanum.�.uu:euuuunuunnruuunuunnuuunnuum aannul ., i11111111111ir ■■■■■�ii■i'ara_A■■■w■■■R�1■►���■■■■I� e■e■ = � 1111■■■��5���■■■l1■■■■����'J��■■■■■■■■■�■ w■■� a - - SCHEMEK - W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Core & Main (H-2024-0066) by K2 Construction, Located at 299 S. Black Cat Rd. Application Materials: https://bit.ly/H-2024-0066 A. Request: CPAM (Comprehensive Plan Amendment) to change the future land use designation on approximately five (5) acres of land from the Low-Density Employment to Mixed- Employment. B. Request: Annexation of five (5) acres of land from RUT in Ada County to the Light Industrial (I- L) zoning district. 23 PUBLIC HEARING SIGN IN SHEET DATE: March 20, 2025 ITEM # 3 PROJECT NAME: Core & Main (H-2024-0066) wish to testify Your Full Name Your Full Address Representing (fyes) (Please Print) HOA. 5 V\/,fntl* ,' led- plykc Po Mer, K� . 36�Ia 4 . 5 V 6 7 8 9 10 11 12 13 14 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���� `\o� �a�� 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$R7-221 L. City of Meridian Department Report IV. City/Agency Comments &Conditions ■ C. Nampa&Meridian Irrigation District *� Mwd4aw 7rz44ajwpr& FAX r7664&uM nrndory i1M{E MEMW �M+8d Y"I CYty C'levk'sot£r1:c Cky 1:4-wrw1w 13 E,&05&8)A4aer.c,$u 19 wridrl,1Pa.w -2614 11191 11."3 164r Z".w B$RFM On MI C9rc&Ne eJ lr Td Wuffrn it%k%Ca}IKVM '�L+mp.A Merldwl IrnplH n Diw kl NM1n]hqulrm n rikd t-erl 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} feel (wrl ng+ n^d rw4 Fs#140'1 Ie49'. hokkW dti"mw in d4rvma Tidal&hdd9 ere rae be proftmigrd_ Amy e1cr*Nh2N11 wkhvu r&VAcd Lima Agram W end ■pprmed pb■btFfwv4moNmrurelmsiswmKx"alp, All Irlmiw'14+A1 nipof4kv drninqr a wa be r47LlelN on siW1. 1f Mhy miLlik r I I LY1IIrra L6 rnn&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 Irr�lliaP[)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 4 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 Replonal � 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/Zf.1�f rc a � 30 R6*t-of-Way LAr •T ?• rF qp 50 L +-- Fi A'Ta 4r L}!f G4L4d Rg'IS-4{-MG}' ?5 'ill I-,: ?l} ~�� � 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-; (WaPi 90-F57a GROUP Fax. (209f BOA.5399 Uuscnprion fiar Anncxatkin-City of Meridlas Noviuber 26,2024 The foik3rmng pesonhes a ParGN 4f 4and eying 0 Pinion Grlhe Nvnheaq6i 114 of Iht Ncrtheaat 1i4 of SOWI)n I&-owmshsp 3 North.Range 1 WMel,Flake Meodian,Ada Cauntp ldaha and more particularly descrl4ed at iallawt COMMENC1610 a"the Ncirttw awa Carrier of Section 16,Towhshlp 3 North.Flange 1 Wesl bale M&Amn.rnirn whirlr.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%iwheast 1 fd al the NartheaN lid.nrprlh ag'aj$'We#.494 31 fed Xtience fearing said Southerly Tine,Hoiltr 00'40 CK7'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 ParcW 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 51