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Core and Main H-2024-0066 FFCL
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAWC��(IEFI AND DECISION& ORDER In the Matter of the Request for 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, by K2 Construction. Case No(s).H-2024-0066 For the City Council Hearing Date of: May 6t'', 2025 (Findings on May 13t'',2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of May 6t'', 2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of May 6t'',2025,incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of May 6t'',2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of May 13t'',2025,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019, Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I I-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) - 1 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of May 6t'',2025, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for annexation and a comprehensive plan map amendement is hereby approved per the conditions of approval in the Staff Report for the hearing date of May 6t'', 2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted,including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of May 6t'', 2025. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) -2- By action of the City Council at its regular meeting held on the 13 day of , 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 5-13-2025 Attest: Chris Johnson 5-13-2025 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. 5-13-2025 By: Dated: City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) -3- Exhibit A COMMUNITY DEVELOPMENT C��fEPIDIAN*,- DEPARTMENT REPORT O HEARING 5/6/2025 Legend 0 DATE: Project Location TO: Mayor&City Council Area of Impact Analysis FROM: Nick Napoli,Associate Planner 208-884-5533 - I nnapoli@meridiancity.org APPLICANT: Becky Moose �® f SUBJECT: H-2024-0066 Core and Main LOCATION: Located at 299 S.Black Cat Road in the NE 1/4 of the NE '/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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) -4- C. Recommendation Staff: Approval with a development agreement. Commission: Approval with no changes to the staff report. D. Decision Council: Approved with no changes to the staff report. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) -5- II. 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 4/25/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.D • Comments Received Yes - • Commission Action No - Required • Access Via a new collector on the north portion of the site - from Black Cat Road. • Traffic Level of Service Black Cat: Better than"E" - Meridian Public Works Wastewater • Distance to Mainline Available at site • Impacts or Concerns See Comments in Section IV. Meridian Public Works Water I IV.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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) -6- Figure 1: 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 6 3% Not city 46 0 ® City Limits 1,211 788.3 ■ Not City Household Household& Population Growth ■ ■ F 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 5996 58% 296 Multi-family 44 40% ® Commercial Notes: See Error! Reference source not found..Error!Reference source not found.. Figure 2: ACHD Summary Metrics Black Cat Existing Lanes © Planned Lanes NotableExisting Level of Service a (Primary roadway impact) Programmed IFYP Programmed CIP Notes: See Error! Reference source not found..Error!Reference source not found.. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) -7- Figure 3: Service Im act Summar ImpactService • • Ready O O O O O Marginal O Caution O O O O o�ye exec \ooa �`�e o\\e �aAy a��31"- �\o oo\ oo\ a� �o Notes: See Error! Reference source not found..Error!Reference source not found.. 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) -8- 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 notprovide a significant amount of employment, the applicant will be providing additional jobs that will provide opportunities that will pay a living wage for residents. • Evaluate development proposals based on consistency with the vision as well as physical, social, economic, environmental, and aesthetic criteria. (3.01.011)) The proposed 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. (3.01.01C)Based on feedbackfrom 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: Project Overview Description Details History N/A Physical Features Rosenlof Drain on the Southern Boundary Acreage i 5.0 acres Percentage of I-L zoning in Low 40.01% Density Employment FLUM Percentage of I-L zoning in 55.24% Mixed Employment FLUM B. History Although this property has no prior development history,the adjacent properties to the south provide relevant context for its redevelopment. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) -9- 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 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) - 10- 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 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-6. 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) - 11 - 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 11-3A-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 11-313-12. 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) - 12- 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. 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) - 13- 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 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) - 14- 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 pr4oF to the eity eouneil meeting,provide a r-e-Ased eoneept plan with the follo evisiens2 eolleetor-that falls on the property (near-the eolleetoir and Blaek Cat inter-seetion). if trees are provided inside the eight(8) foot parlvA,ay along the northern eolleetor,t applicant may reduce the landscaping on the south side of the ten (10)multi pathway to five (5) feet. However-,if the trees are not provided in the eight(8) foot parlr.way. The applieant shall provide the ten(10) feet of landseaping as indieated in the Provide a feneing detail of the proposed eight(8) foot feftee. Provide trees that toueh maturity along the Blaek Cat landseape buffer south of the building to aid in sereening the Depiet the portion of the 10 foot multi use pathway on the north side of the futum 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) - 15- 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) - 16- B. Meridian Public Works Wastewater • Distance to Sewer AiaiikbhR�at1Hm Services Sewer Shed • Estimated Project See appfaation Sewer ERU's } WRRF declining Balance • Project Consistent Yes with Wti4 Mast-2r Plan/Facil' Plan • Impacts/concerns See Public Works Site SpecifirCanditians Water s Distance to-Water Water Available at Site Serwices Pressure Zane Estimated Project See application Water ERU's Water Quality None • Project Consistent Yes with Water Master Plan • Impacts/Canoerns See Public Marks Site Specific Conditions NON-PLATCONDITIONS PUlBIM V4'OPY-4 Dl{PNktMr.V r Site S)Kdfie Canditioosuf Approval I. If WCff is fomlcd on the siic it must be ahandmcd per ntqulatnry raquirc nCrm and proof of abandonment must he providod to the City. 2. Sewer sods to the wet is not squired-I f thcrc are no fulum cxpanxian plate;in that direclion,the end-Gf line newer mua be imstalled at a Q_tiWa slope_ 3. The water main along the north boundary nacds In be hwelve-iocli. 4. Watcr maim~mart have a casing when amnxing irrigatirnt m=M with seWAMal meccas restrictism -liitliar provide a casing or demonstrate that llic City will have year-round aoorsy'. S. Rirc hydranLc and water ecrviccs ntitside of the ROW or Lhc public utility eaacnicnt along the mad roquim a 2U'caacnier t op to and T beyond the hydranifineter_ 6. IfhydranLs or water servieca am inside do ROW or public utility casmcnl,censure no 0=9 Or pmmrber t 9triiCtures arc wahm S'of fine hydranL9lmcter_ 7. Ensure no permeammi ffmmA u s(track buahcn,buildings,carp mq,trash Fewptacic walla,fonxs, infiltration trcnchm light pcics,ctc_)arc huilt within the utility casecmcnL Applicant Rtill respnniible to mcct all landacaping requirement and shnuld coordinate with their planner. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) - 17- (korral Conditiem of Approval 1. Applicant-shad coordinate water and scwcr main aL m and routing with the Public Works Dep,artmcnt. 2. Pcr Meridian City Code(MCC),the applicant sbaLL he respons[bLe lit install-sewer and water mama rand thmugh this devclopmcnt Applicant may he cligflc for a Feimburicraent agreement fix infrastructure cnIumeement per MCC R-6-5. 3. The applicant shall provide cwo mcnd(s)far all public watcrlecwcr mains oulddc of public right of way(include all water services and hydrani4). SewcOwatm easemrnt varies depending on sewer depth.Scwcr 0-20 ft deep rogwFe a 30 ft casamcnr,20-25 R a 40 ft easement,and 25-30 ft a 45 ft easemrnt. Ensure ncn permanent struciurert{trccs,bushes,huildings,carpiwm trash rca cLe walls,forkom infiltration drenches,light pales,etc)arc built wi.thin the uliLity casermem. Submit an exec-Lod camment(on the form avallablc from PubLk Works),a Legal description prepared by an Idaho I k4amod Professional.[and Surveyor,which must LneLude the area ofthe easement (unwtod KXHIHIT A)and an 8112"x I I"map with bearings and dismnam(marl€cd EXHIBIT B) for review.Bosh exhibia must to 9calod,signed and daled by a Professional I-and Surveyor-DO NOT RECORD. 4. The City of Meridian requires ttrat pm mrimd irrigation aysmuna be supplied by a yem-Found source ofwmcr(LIDC L 1-38-6).The applicant shouLd be Fequired to use any existing surface or well water far the primary mouree- If a surface or well source is not auailahic,a sinoc-point ca nne kFi io the culinary water system shall ba required_Ifa single-point eomwidon is utili the deweLoper will be responsihle far the paymertt cnf assessments for d w common area;prior do prior to rcociving dcvrdopraent plan appwwaL. 5. Any structures dhat are aLlowed to rcnuJin shall be suhjcet to cvaluaiinn and posaiNc rcassignrnent ofstrect addressing to be in coopliance with MCC:. 6. All irrigatian didahrs,eanak,laterals,or drains,eml"vc of natural waterways,460F%Oeling, crossing nr laying adjacent and contiguous to d w arcs being subdivided shall he addressed per UDC 11-3A-6. In performing much work the applicsm shall comply wish Idaho Co&42-1207 and any other applkmNc law or regulation. 7. Any wdlathat will not eondinuc to he weed must he properly abandancdaeoerding to Idaho Well Crtnsmw inn Sundarda Rules adminAcrcd by dhc MaM Deparimcni of Water Resources. The beveLgscr's Engincer shall providc a sru=meiit addressing whether there we any cxistitg well;in the dcwelopmcnfL.and ifso,haw they will.cmiinuc lit be used,or provide record of ihcir ahand,onmcnt. R. Ang existing septic synerns within this project-shad be removed from service pa City Ckdinanee Scetian 9-1-4 and 9 4 R- Contact Ccndral D,iedriri Health for shandonmrnt praccdures and i upaNinna(209)375-521 1. 9. All Lmprovemcas related to public Iifc,safety and health shaLL be completed prior to amuMricy ofthe ffauctures. 10. Applicant shall be redulmd to pay Public Workadcwwrlepraent plan review,mW cauatnmtion inspection fors,as determined duringthc plan review proem&prior to dtc issuance of a plan approval Letter- 1 1. It dmil ba dhc rcspomsib1Lity of the applicant to ensure that all development feawes comply widh the Anxfkans with M-mi ilities Act and the Fair Housing Act. 12. Applicant-snarl he respomm-bic for application and complince with any Section 404 P,umitting first may too required by the ArmyC.orps of Engimmm. 13. DffvcLopershaLL coordinate mailbox Loraiiana wills the Meridian Post Office. 14. Compaction test results shall be mbmittedto the MULdian Building l3epartment for all building pads recei wing crtginacrcd hackfill,where footing would sit atop fill material- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) - 18- IS. The dcsigp engineer shall he rogWwd to ccnify that the strcct eenierlinc clevations:arc set a min imum of 3-fact above the higheaestahlished peak groundwalerdevation- 771is is to cnsurc that the hattorn elevation ofthe crawl spaecq of homaa Is st Lcaat L-%atahnve. Ifi. 'The applicants design cngincershall he responsible for Aspoctinn ofall Lrrigafion arbHm drainage facLLity within this project that do not fall under the jurisdiction of an Irrigation district or ACHE}.The design engineer AaLLL prcrvideocrtifi"an Drat the facilities havc been instalLcd Ln aecordanac with theapprovcd design plans_This certification will N,rcquued hcforc aecetificatc cfoccupancy is Lssuad fix any strua ucs within the project. 17. Al the completion of the pmjul,the applicant shall ho raspnnsihLc to submit racerrd drawings per tine City of Meridian AutoC.AD standards. Thane rceard drawings must he seared and aMftwci prior to tine Lssuanx ofa acetification ofoecgwcy for any gLnxft res within the project. 18. A stract LLght pLan will need to be it bxkd in the civil snrrst mfmn plans.Sacct light plan requiremcnLs are listed in section fry of tine ImprovemaniSwriards for Strcct Ughting-A"rVy ofthe standards can he found at hyp.ffwww.meridienrit5-erp+puhlic works.aspOM-272. 19. The City of WFIdian requires that the owner poet to the City a performance surety in the amount of 125%of the total construction arst for aLL incomplcte wwcr,water and reuse infrasiruciruc prior to fi na]plat sigrraWrc.7hia mrrety will he verified by a line item cost estimate providai by the nwncrto the{'Lty.The surety can br paned in lino I ra of an irrovacabLc letter of crcd i,cash dgwsit ar band.Applicant must file an applLcatian for aurcty,which can be found on the ,Cornrnunity f3cvclnpnrcni Dgmrtmcniwc8aim. Please contact land f}cnLopmcnt Service fix more information at 887-221 L. 20. The City of McFALan requires that the owner pnA to the City a warranty surety in the a MUnt of 20%of the total construffmrb coat for all completed sewer,water and rcLac Lnfiaatructurc for duration of two years.7hia surety will he verified by a LLne item cost estimate provided by the owns in the City-The surety car,be I► in the form of an inrcv+ammc Ldtarcfcredit,cash dgxsit or bond.Applicant must file an aWL[cation for surety,which can be found on Ore Community Dcvclopmcnt Dcpartrneniwdmk. Please eonlaet land Dcvclopmcnt Scrviee fix more information at 897-221 L. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) - 19- C. Nampa&Meridian Irrigation District ��+l1lt�dr�. ��rccc�rlw e�a+gr: w�ttC�� rin'stktir S[}d:4 hAhV%k EJAdM-3 UN661.439h FAX t2c&4S M nntixory CMCE �Mdh f EMl�y V.AlI t g4r' r S��,d4 w Cky C1wk'1{)ll`t= Clly d iN"ien 13 E,&o*&s)Avorrot,S.mkc 102 Wrilrw.1f183G#2-;b 14 RE: I1-14144*bld 2"-S 11 wN Uor Rd;[-err dr M. sla To W'J%ML It y11kWC.rineare ti+1n1rA kkrld*n IrnpiP n DiorrillV!Nlrl)TtgWm%a filimt Lw4 I-iw Chwo AvPlKruq*1lttt;yIL,* r4iurw And phn631;. All1 Er,xale b4ar.k itld waoc wes pet#1 bt ph I bp4 11,Eli b-= R1sa+Inf Vmip flaws"Enough the rr b prafror[Y IIrk Ot LUW ptrrpwt}. ThE iLrricr.alw RWI llrr Lhc kcrwalof brain X Lhu ku llo . o miinhnum +f lvwut] Fort VV)km th irty Fad 13c1 rtp*#nd rnrr} FW 140'� kfk henk4 f1ll.raeNbcMt Mu l he Ir kLtided- AMv WcOkkrrrol ti1lhu.l a wgrnd I.rreme Aj:rL*mtw AzA ■Ppkmskl Ilka 6,61rus.rtnlnnYPa isaa.rrrptjlhge. AD It1..—rµJ• r,i,K V.1ril inbv mill l aLgimigd ern Li". 1f 11t14 t1Nlr%rghl l Fdrimm L a dp Iva4vz Ole %ft h M I L)r1 urt rr41 cm flr mmF pl mml.d1t*kW l aza Olmpky wrlh ldtgmn(%nde}I-31W5.Flee fat I'Mrl 10,NAILWA ltk gut furlhei ihlmVUL m. .Igww * r #Rave monde.lXM* 1- I}�kclopnlclu Lt1rw,Jrruusr N mpkak Wridu Irnprim Diwkt AMA Cc Off 06! G.TkVall , A.W-A14a kPPLkwd r _ - _ +PPN6aull�e�rer� - - r rr.'hk 7r7W rCil14 Ftpp 1430E pr4.[��7r6-16il]} FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) -20- D. Ada County Highway District(ACHD) CHDV,dmr",%%M-PM&k*" wMfler . IVI &S P=rR"N6EWf% Date:February21R,2025 To.Becky Moons 5#aff Co"tact:M'Ott Pak,Planner Pr-Djen Deseriptiam Care&Main Tpip Gerreratran- This devalaon+ent rs e31[imat9d is generate 7d srehlde trios per d4y, S vehirta 1 rip por thou rill th*P1W pack hour.based on The Imilutt OF Trdrdponstiork Eng ineers Trip Generation Manual,W editiom- r - ACHD Planrwd Im Comment% *the tables above lis#the exiVin9 conditions of the surrounding roadways wwithoutthe proposed development as thisapplication isfor annexation and mzarwonty.With a Ntura davotavmont&ppbe##ion,lhls summary Wi 11 be updated#Dref*Ct the oevelwment an0 its imp3xt. connecting you to mom Ada Caunry ni,*—ay ramki-ME Adorn.Scrm-GaAdan GV.Ip-rsru-PH 7M M7-f M-FX 34r%W-w.rk avddaha&V 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, the Commission finds the proposed development is consistent with the TMISAP designation of Mixed Employment and the proposed development will be FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) -21 - consistent 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; The Council finds 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. The Council finds 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 The Council finds 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. The Council finds 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: 1. The proposed amendment is consistent with the other elements of the comprehensive plan. The Council finds 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. The Council finds 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. The Council finds 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. The Council finds that the proposed amendment is consistent with the Unified Development Code. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) -22- 5. The amendment will be compatible with existing and planned surrounding land uses. The Council 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. The Council finds 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. The Council 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, The Council 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: The Meridian Planning&Zoning Commission heard these items on March 20', 2025. At the public hearing,the Commission moved to recommend approval of the subject Comprehensive Plan Map Amendment and Annexation requests. 1. Summary of Commission public hearing_ a. In favor: Becky Moose, Glenn Walker,Dave Heupel,Melanie Anderson b. In opposition: Cheryl Whiting-Storrs,Greg Storrs,Keith Whiting, Colton Storrs. c. Commenting: Becky Moose,Glenn Walker,Dave Heupel,Melanie Anderson, Cheryl Whiting-Storrs, Greg Storrs,Keith Whiting, Colton Storrs. d. Written testimony:None e. Staff presenting application:Nick Napoli f. Other Staff commenting on application: Kurt Starman 2. Ke. ids)of public testimony A. Cheryl,Greg,Keith, and Colton all had concerns with the proximity of this industrial use next to the existing residential to the north in Ada County and with the new residential subdivisions being built on the east side of Black Cat Road. In addition,they concerns that allowing this change from Low-Density Employment to Mixed Employment will erode the planned transition envisioned with the TMISAP and Comprehensive Plan. 3. Key issue(s)of discussion by Commission: a. The Commission discussed the planned transition from residential to industrial users and deemed that Core and Mains recommendation for approval was consistent with the approval of the Black Cat Industrial Park to the south and that it is a relatively low- impact user. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) -23- 4. Commission change(s)to Staff recommendation: a. None 5. Outstandingissue(s)for City Council: a. Determining if the change from Low-Density Employment to Mixed-Employment to allow for an Industrial user is appropriate considering the planned transition in this area. C. City Council: The Meridian City Council heard these items on May 6', 2025. At the public hearing,the Council moved to approve the subject Annexation and Comprehensive Plan Map Amendment requests. 1. Summary of the City Council public hearing: a. In favor: Becky Moose,Glenn Walker,Dave H=el b. In opposition: None C. Commenting: Becky Moose, Glenn Walker, Dave Heupel d. Written testimony: None e. Staff presenting application: Nick Napoli f. Other Staff commenting on application: None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by City Council: a. The amount of industrial space in the city and whether it is adequate or not. The council all agreed that industrial space is something that the city does not have enough of. The council also asked about the sound study that was conducted and we satisfied with the standardized nature of it. 4. City Council change(s)to Commission recommendation. a. None FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) -24- VII. EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Legend Project Location ;.;Area of Impact OAnalysis IV- y _ FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) -25- 2. Zoning Map Legend 0 �_® L- ® Project Location R-2 R-4 ', V Area of Impact 0 RUT Analysis R 8 Rl ;.� TN-R _ WE R-15' i - M' C N -� -2 R-40 TN-C M2�T I-L C-C C-G RR -E RUT FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) -26- 3. Existing/Proposed Future Land Use: E7ahw W i 9 fxrzs ao i,aaFo k Adopied Future Land Uses Legend Fuhre Lmd Uses Clh/rriA9 - � , —Loy,Density Raeidarrlial AMeQum DBrrAy%%r nh0 - Nwc�Hclh NrrAy kwwlenha High Drnpily P-mideniinl , -Commcrciol _InO. MN C1050 Proposed future Land Uses ad fpwn MuerJ U.Nei@hh t..d -h ked U�ub Coning"ry -M k&d Use Redond •'-- _-- -Mmd Use NonA%cR-&nll6 Mttpd Lrw-Homh4nQe - ier5 Jaiir Seer=i�i� -Lox Derwlly Emplafir'nenf -LIIeWe,Censer High penally Err b,, r l I •J -Mixed Fmploymm& � < -Wh d Use Residr 4i3l -MbLe'd Use C¢rr5M&Oc l ` FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) -27- 4. Planned Development Map Legend - � u ® Project LocationrT 9 0 Area of Impact ® 9 T=' city Limits Planned Parcels O Analysis m 01 a p 6 Q FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN-H-2024-0066) -28- B. Subject Site Photos Y a _ FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) —29— C. Service Accessibility Report Overall Scare; 11 2nd Percentile Description Location Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains e 500 ft.from parcel GREEN Floodplain Either not within the 100 yrfloodplain ar > c ores GREEN Emergency Services Fire Response time > 9 min. RED Emergency Services Police Not enough data to report average re , se t'me 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 it) master streets GREEN plan) matches existing (# of lanes) Schaal Walking Proximity Within 112 mile walking GREEN llllj Schaal Drivability Not within 2 miles driving of existing or future school RED WIPark Walkability No park within walking distance by park type RED FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) -30- A Original and Revised Site Plans(date: 1/16/2025) a n� wrtL eenrvaww 3 LII OIL awlllWl �rrr��uiv�s� a fa>w1t ae.x wn vm eaax¢- a,.«, = a z : 9� �sna� I I u.raK awls.aa wwrr vlsl.e n U I g�: I ICI —— —— ------------- -- ---wrs,u. �� . . 3 SCHEMEM � PFtEL11I y C101 uorrwcorlsmucncN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) —31 — � J i .S J .—_—_—_—_—_-- 1 LFTTN151GFR 1W1➢F' _ TS r ln.� r � v1611p4[AOIUrlL � I MRI{IXG GlTF. Il SP 51 A➢A SMIM Q SLID' i y ril I F:,T 1 AY 1 n I lAkLfRfi IS 1 wr 1 IQF - HA Ii 1 + ! wl Raat. {! auHlsrla s WCaTp�- '1 lROVIPC rJ CYIY'.P.4 LI-11 u'Il 1 II AR L51Rf - &TOPnAE.YAR9 I T T�AiWK 7K1{IF f47�TAlll Rlll fll 4 TT.PAI:in ai�i —— — — ——_ — RITS'll:tiCl. I — — —— —— FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) -32- BuildingE. Elevations I2/21/2025) �III� e o -• cTww -11 w_Ark= -d�� G O a a N 7 C f unnweumunnnnunnnnununmm�mm�mnnnnumunmmmeunnnnumumesm�mmumunumunuum �,�'`��■ ■ ■■ „� �� III --- --- SCHEME K PRELIMINARY A201 �III� ► a ■����.-�_�-_ �■�I-■A■Lid,__ - �� SCHEME K FINDINGS OF FACT,CONCLUSIONS OF LAW ■ nnnnnnnnunnunnu un�insanun a unnnnnu u u uumdunueu unnnnnnn wnnunnum unnnnnn■u a noon www www I�■■■��wA-��■■H■■■■����'/w�■■■■■�■��■���■■ 1 1 AND , FOR •R 00■■ F. Annexation Legal Description&Exhibit Map w, Fran4b% R& 5.9 530 �I S8917'D4'E y�4 B5.9C' 8{ �39�9 �+ �r t47-1,25F �' I I JI I � v r cry a; #m 4m i Annexation AreaFn o 5.94 /,cr.i O fJj � p m Y Y 4 I I Nl/t6 Nag 23`19'Yf 494_51' - Ppiry o� � Legend 2, Found Bran Cop Ml umani P-aumd AWmAum Lap Mwo er.i } * M$Vo 5.16 5,15 � oKnmralao 6�akt ---,--!_-,--• AjnwGrUa Roux-da v Line wz(l d � Right-ot-Way LAr .T rE of ti9r N — - - — ' - — PeRcw lire ad Rer:orel 56dh4: I'-YfJf- ►no vT DodraLrd MrhR-a{-Ww 7% N 107 7K. �IDAHO EKhblt Drgwing (OF J�RVEY •.�a ae4LL� Annexetfon sr.r xq .xi-r*ntl" 299 a 1319Ck Cat Rd. 1 GROUP. LLG A PiPiM er Mir KEI/$ I'll5117br It D" pats T.]H.RVA a.m.hay{.a.w. 17av it f26{mr4 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) -34- IDAHO 9939 W Emrlild St SURVEY Lam,lb 43704 GROUP P4r14;(20P I$+5-gS7P Fax, f206i9d4.5394 Ih ,;nFRtnn t* inocxaliao-fity of-icridIms Noacalher 26,2U2a The rollowng peacnbet a PzmW{;i 4and being P P-14n of 1114 Nvrshcm-i 114 of the Narthear.tin of Sectian 7&-ovemahip 3 North.Range 1 Wool.Baiae Mendian,Abe County Idaho-arrd more panitularly descri4ed as tallow& COMMEMCNO al the Northeasl Corder o1 5ed.Ian 15.70wrshlp 3 North.Flange 1 Wail. fS xa'MEndan.drum which.iho Sud?w %a Comer or the Rudheael 194 East i Jib Garner,of aard Section 18 bears,8"h C-3-s 3 ''y1p31 2 957.M feel,Thence dkxrg:he Easterly1kcaiaaid Swim 1E South03'a:300"Weat.1328.58fewto tha North III comer the POINT OE BEGIHN ING; These -.e leaving said Easleny Igie and a"trtie Soulhefty We or saA Northeast 1 A al the Nar#frplret t,q,N Mh$0'I3'1$'We#.4}4 31 feeL Thence*awing sand Southerly Ilne,NarLh 00'49 W East.3W.5p fW Thence.North yT`28W Fist AN.92 heel, Thence.South 89'1 7100'East.95.W lent to1he Eeslarq,'Ilns of saki Sawn 16: TheW4ee akrg said EadEey Nw,Sauch OQ'43W WeaL 479 04"eat to the POIN T OF BEGINwIHO- The above Damribed FarCe1 of La nd contains 5-04 acres.m are or less. 0pp, pup I of I FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CORE AND MAIN—H-2024-0066) -35-