HomeMy WebLinkAboutPZ - Staff Report for 7-17 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 7/17/2025 Legend
DATE: Project Location
TO: Planning&Zoning Commission Area of Impact
�= City Limits
FROM: Sonya Allen,Associate Planner m ,
1
208-884-5533
sallen@meridiancity.org _ -" p
APPLICANT: The Land Group
SUBJECT: H-2025-0012 _
Touchmark—MDA,PUD,RZ01
LEMUR
�
LOCATION: Generally located on the south side of E.Franklin Rd. and the north side of I-84, I
0., , ® ®
midway between S. Eagle Rd. and S. @ ,
Cloverdale Rd.,in the north 1/2 of
Section 16,T.3N.,R.IE. (Parcels:
S1116120662, S1116121055,
S1116131260, S1116131400,
S1116212561, S1116244261,
R8509130020, S1116244270,
S1116244710).
I. PROJECT OVERVIEW
A. Summary
The Applicant has submitted the following development applications for the subject property:
• Development agreement modification(MDA)to update the conceptual development plan
for the overall site,which consists of approximately 121.5-acres of land, and consolidate
the existing agreements [AZ-99-021 Touchmark(recorded in 2001 Inst.#101048096);
April 2001 Addendum(Inst. #101048097);May 2003 Addendum(Inst. #103137119);
AZ-02-018 (Bair property AZ-02-018 Inst. 102143308);MI-07-006 (Meadowlake
Village North 3rd Addendum Inst.#108022885)] into one (1)new agreement that
replaces all previous agreements;
• Rezone(RZ) of 63.34-acres of land from the L-O to the C-C(55.17-acres)and C-G
(8.17-acres)zoning districts; and
• Modification to the existing Planned Unit Development(PUD) (Meadowlake Village
CUP-03-005)to update the concept/use plan and include 4.6-acres of additional land, a
deviation to the maximum building height allowed in the C-C district from 50-feet to 64-
feet for the hotel, and inclusion of townhome dwellings as a permitted use in the C-C
district.
City of Meridian I Department Report 1. Project Overview
B. Issues/Waivers
As part of the PUD,the Applicant requests a deviation to the maximum building height allowed
in the C-C district from 50-feet to 64-feet for the hotel(measured to the highest point of the
structure); and allowance for townhome dwellings to develop in the C-C district.
In regard to the request for townhouse dwellings to develop in the C-C district,townhouse
dwellings are defined in UDC 11-1A-1 as, "A structure containing three(3)or more dwelling
units attached by common walls where each dwelling unit is located on a separate property."
Townhouse dwellings are a prohibited use in the C-C district and therefore, aren't allowed
through the PUD per UDC 11-7-4A.2. If the property is proposed to be subdivided in the future
so that each unit is on a separate property, a rezone would be required to a residential or
traditional neighborhood zoning district in which the use is allowed. The proposed townhouse
style units are considered multi-family residential because there are multiple units on a single
property and therefore, are allowed in the C-C district.
C. Recommendation
Staff. Approval
Commission: Pending
D. Decision
City Council: Pending
I1. COMMUNITY METRICS
Table 1:Land Use
Description Details Map Ref.
Existing Land Use(s) Residential(single-family detached, -
Proposed Land Use(s) Commercial,multi-family residential[apartments and -
townhome,single-family detached(aka cottages)and
attached(aka villas)style units all on one property],
commercial/light industry,hotel,medical office
Existing Zoning L-O(Limited Office) VII.A.2
Proposed Zoning C-C(Community Business)(55.17 acres)&C-G(General
Retail&Service Commercial)(8.17 acres)
Adopted FLUM Designation MU-C(Mixed Use—Community) VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 2/18/2025 (PREAPP-2024-0119)
Neighborhood Meeting 2/26/2025
Site posting date 7/2/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District Error!
Reference
source not
found.
• Comments Received Yes -
• Commission Action Required No -
• Access E.Franklin Rd.,an arterial street and S.Touchmark Way,a -
collector street.No access is proposed via Louise Dr.,a
collector street
City of Meridian I Department Report 11. Community Metrics
• Traffic Level of Service(LOS) The SH-55/Eagle intersection and other lane groups don't -
meet ACHD's LOS planning thresholds per the TIS but
area roadways do(no improvements are planned in the
future)
ITD Comments Received ITD reviewed the TIS and has no comments or Error!
requirements for this development Reference
source not
found.
Meridian Fire No comments were received Error!
Reference
source not
ME MI found.
• Distance to Station Fire Station#1 —less than 2 miles away
• Response Time The service accessibility report states response time is more
than 9 minutes(due to traffic delays,not the proximity of
the station),which isn't acceptable
Meridian Police No comments were received Error!
Reference
source not
found.
• Response time The service accessibility report states it meets response
time goals most of the time
Meridian Public Works Wastewater See Agency Comments folder in the public record Error!
Reference
source not
found.
• Distance to Mainline Available
Meridian Public Works Water Error!
Reference
source not
found.
• Distance to Mainline On-site '
School District(s) No comments were submitted Error!
Reference
source not
found.
Note: See section IV. City/Agency Comments&Conditions for comments received.
City of Meridian I Department Report 11. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:S1116120662 Uate Retrieved:2025 1 718
Parcel Count Parcel Acreage I nfill Indicator:
412 Surrounding Area
_ 255
21% Not city
655 ® City Limits
974,2 ❑
Not city
Household Change Household&Population Growth
r Households
C3 2020
Population Change:25.69a
Population ■Growth
(Household and Population Change
since 2010 Decennial) 3,000 10,000
Use Types Residential Addresses All Addresses
■ Single-family
53%
rl Multi-family ¢7% 33%
® Commercial
Preliminary Plats(last S-years) Conditional Use Permit(last S-years)
Pro posed Proposed
Pending Pending
Approved Approved W.
0 500 1000 15W 0 200 400 N
■ Single-family ® Multr-family
>> For Projects with Residential Units <<
2.00 500
Single-family -jr
Residential c 150
Parcel Diversity
a 0.77
0 Parcel Count ;n 0.50 '
«. a 0.21 is a
■Average Acres ° 0.00 0
R-2 R-4 RIB R-15
Average Single-family Density by Zoning Average
15.00
` 12.66 Residential Net Density
10.00
c 5.00 — 4.a1 0s.s3
i 5■0i
1.29
0.00 Dwelling Units 1 Acre
R-2 R-4 R-8 R-15
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
Figure 2: ACHD Summary Metrics
ACHD Planned Improvements
1. Capital Improvements Plan (CIP)l Five Year Plan (FYP):
There are no roadways, bridges or intersections in the general vicinity of the project that are in
the Five Year Plan(FYP)or the District's Capital Improvement Plan (CIP).
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Franklin Road 2,250-feet Principal Arterial 774 Better than "E°
Touchmark Way
(Louise Drive to 651-feet Collector 233 Better than °D"
Franklin Road
*Acceptable level of service for a five-lane principal arterial is"E"(1,780 VPH).
x Acceptable level of service for a two-lane collector is"D"(425 VPH).
*Acceptable level of service for a three-lane collector is"D"(530 VPH).
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
Figure 3: Service Impact Summary
pact Too
Ready
Marginal
Caution
,NA-
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The subject property is designated Mixed Use—Community(MU-C) on the Future Land Use
Map in the Comprehensive Plan. The purpose of this designation is to allocate areas where
community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent
is to integrate a variety of uses, including residential,and to avoid mainly single-use and strip
commercial type buildings.
Non-residential buildings in these areas tend to be larger than in Mixed Use Neighborhood(MU-
N) areas,but not as large as in Mixed Use Regional(MU-R)areas. Goods and services in these
areas tend to be of the variety that people will mainly travel by car to but also walk or bike to(up
City of Meridian I Department Report III. Staff Analysis
to three or four miles). Employment opportunities for those living in and around the
neighborhood are encouraged. Developments are encouraged to be designed according to the
conceptual MU-C plan depicted in Figure 3E in the Plan.
In reviewing development applications,the City will consider the following items in MU-C areas:
(staffs analysis in italics)
• Development must comply with the Functional Integration principles for development in all
Mixed-Use areas.A variety of residential and non-residential uses are proposed with
pedestrian connectivity throughout the development, which should reduce vehicle trips for
nearby residents and/or visitors.
At least three different land uses (i.e. commercial, office, residential) are proposed on the
master plan in the MU-C designated area as required. Because high-density residential
apartments are proposed in the multi family area on the concept plan, commensurate levels
of employment or other non-residential elements supporting residents and reducing local
vehicle trips should be provided in areas planned for commercial and office uses.
Neighborhood activity areas are provided in the existing retirement community.
Community-serving facilities such as medical offices are planned within the development
and St. Luke's hospital and other medical offices and clinics are located nearby to the west,
which should reduce extraordinary service and transportation network impacts.
Supportive and proportional outdoor public and/or quasi public spaces and places
including,but not limited to,parks,plazas, outdoor gathering areas and linear open
space are expected and should be provided in accord with the MU-C guidelines as noted
below. These areas may be located in spaces between residential and non-residential uses
to provide both integration and transition between uses. Outdoor seating areas at
restaurants are not considered supportive public spaces unless integrated into shared open
space, natural amenities, and interconnected with cohesive pathway elements. These areas
should be designed in accord with the Holistic Design principles included in the
Comprehensive Plan (see pg. 3-18 and 3-19 for more information).
Staff recommends a provision of the DA that requires future development applications to
demonstrate consistency with the Functional integration principles described in the
Integration of Uses and Holistic Design sub-sections of the Comprehensive Plan (pp. 3-
16 thru 3-19).
• Residential uses are expected to comprise between 20% and 50%of the development area,
with gross densities ranging from 6 to 15 units/acre(of the residential area). The Applicant
states residential uses are proposed to comprise approximately 68%of the overall site,
including the built-out area, with a density of 11.5 units/acre, which exceeds the maximum
development area desired for residential uses, even with the additional 15%allowed with
the provision of transit. This calculation does not include the two (2) areas where the
Applicant would like the flexibility to develop residential instead of medical office and
commercial uses. For this reason,Staff recommends those areas develop with
commercial and medical office uses and that the residential option be removed from the
concept plan.
• Supportive and proportional public and/or quasi-public spaces and places should
comprise a minimum of 5% of the development area are required. The Applicant states
public and/or public spaces and places will comprise a minimum of 5%of the development
area and will consist of pedestrian walkways, recreational areas for children and adults to
enjoy daytime leisure activities such as playgrounds, open green space, dog areas and
functional spaces that promote general health and wellness. Future development
City of Meridian I Department Report III. Staff Analysis
applications shall demonstrate compliance with this requirement by providing spaces and
places consistent with the Functional Integration principles in the Comprehensive Plan.
• Where the development site has transit available or stops are planned, an additional 15% of
the site may be dedicated to residential uses.Alternatively,this bonus may be applied
where the development an identified employment area, and where last-mile transportation
features are incorporated into the site including thoughtfully located and integrated ride
share parking, commensurate with potential trip capture. Other innovations to reduce traffic
and/or parking impacts and capture local trips may be considered. Transit is available to
this site and is within one(1) mile of a future identified transit facility. Therefore, an
additional 15%of the site may be dedicated to residential uses.
• Sample uses appropriate in MU-C areas include: All MU-N categories, community scale
grocers,clothing stores, garden centers,hardware stores,restaurants,banks, drive-thru
facilities,auto service station,retail shops, and other appropriate community-serving uses.
Sample zoning includes: R-15,R-40, TN-R,TN-C, C-C, and L-O.
The proposed project consists of 121.5 acres of land within a larger MU-C designated area
totaling approximately 164 acres and includes a mix of uses consisting of commercial,office,
light industry and a variety of residential housing types as shown on the"bubble"plan below in
Section VILE consistent with the Plan. A couple areas on the concept plan are shown with two
(2)possible uses—the medical office/townhomes along the southwest boundary of the site and
the commercial/multi-family along the north side of the site along Franklin Rd. If the demand for
office space doesn't come to fruition,the Applicant proposes an alternate use of townhomes (50-
55 units)in that area. Commercial use similar to the commercial proposed to the west along
Franklin is proposed on the other area with the flexibility for multi-family residential(number of
units/density is not specified but the Applicant states the area could support 115-140 units using
the same density as the other multi-family area)—the multi-family use would be at a larger scale
than the townhomes and an increase in density. Because more intense commercial uses are
desired along arterial streets in the MU-C diagram in the Comprehensive Plan transitioning
to lesser intense uses and because the percentage of residential uses exceeds that desired in
the Plan for MU-C designated areas, Staff recommends the concept plan is revised to only
reflect commercial use on that portion of the property.
A rezone of 55.17 acres to the C-C district and 8.17 acres to the C-G district from the L-O district
is proposed for the undeveloped portion of the site included in the master plan to accommodate
the proposed uses. Because the concept plan is proposed to be revised, it must comply with
current UDC provisions,which prohibit retail,hotel, self-service storage,light industry or multi-
family residential uses in the L-O district. The previously developed areas of the site will remain
L-O.
A modification to the existing Planned Unit Development(Meadowlake Village CUP-03-005)is
also proposed to update the concept/use plan and include 4.6-acres of additional land, a deviation
to the maximum building height allowed in the C-C district from 50-feet to 64-feet for the hotel
(measured to the highest point of the structure), and inclusion of townhome dwellings as a
permitted use in the C-C district.
In regard to the request for townhouse dwellings to develop in the C-C district,townhouse
dwellings are a prohibited use in the C-C district and therefore, aren't allowed through the
PUD. This would require a rezone to a residential or traditional neighborhood zoning
district in which the use is allowed as set forth in UDC 11-7-4A.2,which states, "Allowed
uses.Applicant may request that specific conditional or accessory use(s) allowed in the
district be allowed as principal permitted use(s)."Note: Townhouse style units may develop in
the C-C district where individual units are not on individual lots as they are then considered a
multi-family residential use.
City of Meridian I Department Report III. Staff Analysis
The existing community is proposed to remain unchanged except for the small golf course,which
at some point in the future may redevelop with villas(i.e. duplexes). The open space amenities
are also evolving and as the golf course is redeveloped,the required open space amenities will be
reprogrammed in other areas of the project. Before changes can be approved to this area,the
Applicant must demonstrate compliance with the terms of the previously approved PUD in
regard to site amenities with removal of the golf course.Per the code in effect at that time
(12-6-7E.5), at least 10% of the gross area of the PUD was required as open space,exclusive
of required street buffers and buffers between incompatible land uses. The developed area
consists of 61.50 acres of land,therefore,a minimum of 6.15 acres of qualified open space is
required to be provided.An exhibit should be submitted showing the existing qualified open
space without the golf course area.
The new development plan includes approximately 114,000 sq. ft. of medical office space,
approximately 300-400 non-age restricted market rate multi-family units(both apartments and
townhouses)with a possibility of 165-195 additional units through the alternate uses proposed,
20-25 single-family attached units(aka villas),three(3) single-family detached units(aka
cottages), 75,546 sq. ft. of self-storage(i.e. light industry),45,000 sq. ft. of general office space,
45,000 sq. ft. of commercial retail space and an approximate 126-room hotel.
A phasing plan, included below in Section VII.H,which depicts four(4)phases of development,
is anticipated to be completed between 2030 and 2040.Phase 1 is the villas and cottages(2-5
years),Phase 2 is the apartments and townhomes(3-10 years),Phase 3 is the commercial, self-
storage,additional multi-family and hotel along Franklin Rd. (3-15 years), and Phase 4 is medical
office, daycare,post-acute care and townhomes (4-15 years). Staff recommends a subdivision
application is submitted for each phase of development and recorded in order to have a
legal parcel for development purposes.
Table 4: Proiect Overview
Description Details
History CPA-99-004/AZ-99-021/CUP-99/039(Touchmark,Ord.#01-917,DA
Inst.#101048096,April 2001 Addendum(Inst.#101048097); "May 2003
Addendum"(Inst.#103137119);AZ-02-018(Bair property,Ord.#02-983,
DA Inst. 102143308); CUP-03-005 (Meadowlake Village PUD);AZ-05-
022;PP-07-009/CUP-07-008/MI-07-006(Meadowlake Village North 3rd
Addendum Inst.#108022885);H-2016-0058(modified CUP-99-039 to
remove the alley depicted for access to 7 of the SFR homes);FP-04-025
Phasing Plan 4 phases from 4-15 years
Residential Units 524 units(as stated by Applicant;however,concept plan depicts 300-400
with a possibility of an additional 165-195 through alternate plan)
Open Space 486,842 sq.ft. (or 11.18 acres)(see open space exhibit for more info)
Amenities Clubhouse,water feature(fountain),existing dog park,playground,multi-
use pathways(3,700 ft.),bicycle storage
Physical Features The Ridenbaugh Canal runs along the east boundary of the site
Acreage 121.5 acres(DA boundary)
Density 13.5 units/acre based on 524 units on 38.7 acres of land
B. History
In 1999, an amendment to the Future Land Use Map(FLUM) in the Comprehensive Plan was
approved from single-family residential to Mixed/Planned Use Development(CPA-99-004). This
property was also included in two(2)different annexation and zoning applications,the first in
2000 (AZ-99-021 Touchmark) and the second in 2002(A7--02-018 Bair property)with L-O
(Limited Office)zoning—Development agreements(DA's)were required as a provision of
annexation with both applications(Touchmark Inst. #101048096;April 2001 Addendum-Inst.
#101048097; May 2003 Addendum Inst.#103137119 and Bair property Inst. 102143308). A
City of Meridian I Department Report III. Staff Analysis
third Addendum to the Touchmark DA was approved in 2008,which included a new conceptual
development plan(MI-07-006 Meadowlake Village North Inst. #108022885)].
A conditional use permit(CUP-99-039)for a conceptual planned unit development(PUD)in the
L-O zoning district was approved with annexation of the property in 2001. It included Phase 1 but
required future phases to obtain separate CUP approval for each phase. The PUD was for a
continuing care retirement community comprised of 250-300 units of independent and assisted
living,450 units of residential including single-family, duplex,townhomes and multi-family, a
community senior health and fitness center,medical office parks, commercial and retail
businesses. Since that time,approximately 428 residential units have been built in the retirement
community along with a senior health and fitness center and many amenities including open
green space and walking trails,a community garden, coffee shop and bistro, salon and
barbershop, a library,theatre, dining venues,pickleball courts and other on-site amenities. This
plan didn't include the 4.6-acre Bair property located at 3975 E.Franklin Rd. that was later
annexed in 2002.
In 2003, a conditional use permit(CUP-03-005)was approved for revisions to the previously
approved conceptual planned unit development(i.e. CUP-99-039)to include the Bair property,
consisting of 318 residential units and approximately 600,000 sq. ft. of commercial/office
buildings on 138 acres of land with reduced building setbacks in the L-O district. The approved
conceptual development plan is included below in Section VII.E.
In 2007, a preliminary plat(PP-07-009)was approved for 52 single-family residential lots,two
(2)office/commercial lots and 10 common lots. A CUP(CUP-07-008)was also approved to
modify the conceptual planned development for the Touchmark Living Centers/Meadowlake
Village development and an amendment to the DA(MI-07-006)was approved to amend the
construction requirements for Phase III of the development.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
Approximately half of the site has already been developed as part of the Touchmark at
Meadow Lake Village development.
There is an existing driveway from the site onto Franklin Rd. east of Touchmark Way before
the proposed access in alignment with Truckee Ave. on the north side of Franklin that is
required to be removed with development.
2. Proposed Use Analysis (UDC 11-2):
The proposed development,which will provide of mix of residential housing types (i.e.
apartments, attached and detached units, and townhome units), commercial,office and light
industry uses,provides a mix of uses as desired in Mixed Use designations. Further,the mix
of uses is consistent with those desired in MU-C designated areas.
3. Dimensional Standards (UDC 11-2):
Compliance with the minimum dimensional standards listed in UDC Table 11-2B-3 for the
C-C and C-G zoning districts is required, as applicable,unless otherwise approved with the
PUD(see below).
4. Planned Unit Developments (UDC 11-7):
A modification to the existing Planned Unit Development(Meadowlake Village CUP-03-
005)is proposed to update the concept/use plan and include 4.6-acres of additional land area.
and inclusion of 2 and 3 story townhome dwellings.Note: The Applicant is not proposing to
subdivide the property, therefore, townhomes are not proposed or allowed—townhome style
units, which are considered multi family, are allowed through the PUD.
City of Meridian I Department Report 111. Staff Analysis
The purpose of the PUD requirements is to provide an opportunity for exemplary site
development that meets the following objectives:
• Preserves natural, scenic and historic features of major importance;
Staff is unaware of any natural, scenic and historic features that need to be preserved.
• Allows for innovative design that creates visually pleasing and cohesive patterns of
development(including,but not limited to,residential development at densities greater
than eight(8)units per acre where design guidelines are in place for development and
where garage doors are generally not fronting the street); and
The 6.56 acres proposed to develop with 50-100 townhome style units would result in a
gross density between 8 and 15 units/acre. The 9.45 acres proposed to develop with 250
to 300 multi-family apartments would result in a gross density between 26 and 32 units
per acre. The 0.63 acres proposed to develop with three(3) single-family detached style
units(aka cottages)would result in a gross density of 5 units per acre. The 4.78 acres
proposed to develop with 20 to 25 single-family-attached style units(aka villas)would
result in a gross density of 4 to 5 units per acre. Overall,the 21.42 acres proposed to
develop with 323 to 428 residential units would result in a gross density of 15 to 20 units
per acre.Density calc's are rounded to the nearest whole number.
If the 8.16 acres planned to develop with medical offices develops instead with 50 to 55
townhome units, it would result in a gross density of 6 to 7 units per acre. There is no unit
count listed if the 4.32 acre commercial property develops instead with multi-family
apartments.
The multi-family apartment and townhome-style residential portions of the development
will exceed 8 units per acre. Rather than proposing design guidelines for the
development,the Applicant states future structures will comply with the design standards
in the City's Architectural Standards Manual and that garage doors will generally not
front a street.
• Creates functionally integrated development that allows for a more efficient and cost-
effective provision of public services.
The proposed pedestrian pathway plan and vehicular connectivity shown on the concept
plan should assist in creating functionally integrated development as required.
It is not the intent that the PUD process be used solely for the purposes of deviation from the
dimensional standards in the district.
Per UDC 11-7-4,the Council may approved planned unit developments,upon
recommendation by the Commission, in accord with the following standards:
➢ General Use Standards:
i. Deviations from underlying district requirements—Deviations from the development
standards and/or area requirements of the district may be approved through a PUD.
The Applicant requests approval of a deviation to the maximum building height
allowed of 50 feet in the C-C district to allow a maximum height of 64 feet for the
hotel,measured to the highest point of the structure.
ii. Allowed uses—Applicant may request that specific conditional or accessory use(s)
allowed in the district be allowed as principal permitted use(s).
The Applicant requests the following uses be allowed in C-C and/or C-G districts, as
applicable,as principal permitted use(s) so long as the use is located generally on the
City of Meridian I Department Report III. Staff Analysis
project where shown on the concept plan and complies with the specific use
standards in the UDC:
• Multi-family development [includes single-family detached(aka cottages) and
attached units(aka villas), and townhome style units]—compliance with the specific
use standards listed in UDC 11-4-3-27—Multi family development is required.
• Townhouse dwellings (i.e. 3 or more attached units)—these are considered
multi family as they're on one property—such dwellings on individual properties are
not allowed.
• Single-family detached dwellings(aka cottages)—these are considered multi-
family as they're on one property—such dwellings on individual properties are not
allowed.
• Single-family attached dwellings(i.e. 2-attached units—aka villas)—these are
considered multi family as they're on one property—such dwellings on individual
properties are not allowed.
• Hotel—compliance with the specific use standards listed in UDC 11-4-3-23—
Hotel or motel is required.
• Daycare center—compliance with the specific use standards listed in UDC 11-4-
3-9—Daycare facility is required.
• Live/work residential project—compliance with the specific use standards listed
in UDC 11-4-3-50—Live/work residential project is required.
• Light industry(only allowed in C-G zone)—compliance with the specific use
standards listed in UDC 11-4-3-34—Industry, light and heavy is required.
• Self-service storage facility(only allowed in C-G zone)—compliance with the
specific use standards listed in UDC 11-4-3-34—Storage facility, self-service is
required.
• Warehouse(only allowed in C-G zone)—compliance with the specific use
standards listed in UDC 11-4-3-42— Warehouse is required.
iii. Interconnected uses—The uses within the planned unit development are
interconnected through a system of roadways and/or pathways as appropriate. Private
streets and service driveways may be permitted,if designed and constructed to the
transportation authority standards and in accord with UDC 11-3F Private Street
Requirements.
A pathway plan is proposed, included below in Section VII.G,that depicts 10' wide
multi-use pathways through the site, existing sidewalks and 5' wide proposed
sidewalks along streets and drives for pedestrian connectivity within the site and to
adjacent properties. Private drives are proposed internally within the site for
vehicular access and interconnectivity.
iv. Building clusters—Buildings shall be clustered to preserve scenic or environmentally
sensitive areas in the natural state, or to consolidate small open spaces into larger,
more usable areas for common use and enjoyment.
A"bubble"plan was submitted for the concept plan,which doesn't depict building
locations. Staff recommends buildings are arranged to comply with this standard as a
condition of the PUD.
➢ Private Open Space: In addition to the common open space and site amenity requirements
set forth in Chapter 3, a minimum of 80 square feet of private,usable open space shall be
provided for each residential unit. This requirement can be satisfied through porches,
patios, decks, and enclosed yards. Landscaping entryway and other accessways do not
count toward this requirement.A site amenity plan is proposed, included below in
Section VII.I, which includes amenity information for the multi family development
City of Meridian I Department Report 111. Staff Analysis
but not for the townhome, cottage or villa portions of the development—site amenities
and open space will be required with development of those areas based on the total
area(i.e. 4.02+Z54+0.63+4.78=11.97 acres) at a minimum of 15% open space and
one(1)site amenity point for each 5 acres of gross land area being developed.
Future residential development should comply with this standard as a condition of the
PUD.
➢ Residential Use Standards:
i. Multi-family—Notwithstanding the provisions of UDC 11-2,multi-family dwellings
may be an allowed use when approved through a planned unit development.
As noted above,the Applicant requests multi-family development be a principal
permitted use in the C-C district with the PUD.
ii. Housing types—A variety of housing types shall be included within a single planned
development, including attached units(townhouses,duplexes),detached units(patio
homes), single-family and multi-family units,regardless of the district classification
of the stie,provided that the overall density limit of the district is maintained.
A variety of housing types is proposed consisting of single-family detached and
attached,townhomes and multi-family apartments.
iii. Density bonus—A residential density bonus may be given for dedications of land for
public use such as school,park,fire station or recreational facility provided to the
public entity by donation or at a cost less than, or equal to,the applicant's
predevelopment cost for that land.
No such dedications of land are proposed.
➢ Infill Planned Developments -Properties of five(5) acres or less within the City of
Meridian,that are located in areas already substantially developed(at least eighty(80)
percent of the land area within three hundred(300) feet of the boundaries of the parcel).
Upon recommendation of the commission,the council may approve exceptions to other
sections of this chapter as an incentive for infill development as follows:
• The decision-making body may allow up to a twenty-five(25)percent increase in the
density permitted for the district in which the site is located.
• The decision-making body may also waive one(1)or more of the amenity
requirements set forth in this section depending on the size and scale of the planned
development.
The subject property is over 5 acres in size;thus,this is not applicable.
➢ Approval: Conditions—In approving the planned development,the Council may
prescribe appropriate conditions, additional conditions,bonds, and safeguards in
conformity with this title that:
1. Minimize adverse impact of the use on other property.
2. Control the sequence and timing of the use.
3. Control the duration of the use.
4. Assure that the use and the property in which the use is located is maintained
properly.
5. Designate the exact location and nature of the use and the property development.
6. Require the provision for on-site or off-site public facilities or services.
7. Require more restrictive standards than those generally required in this title.
City of Meridian I Department Report III. Staff Analysis
8. Require mitigation of adverse impacts of the proposed development upon service
delivery by any political subdivision, including school districts,which provides
services within the city.
5. Specific Use Standards (UDC 11-4-3):
Compliance with the specific use standards for the following uses is required:
• Multi-family development(UDC 11-4-3-27)
• Light industry(UDC 11-4-3-25)
• Hotel(UDC 11-4-3-23)
• Live/work residential project(UDC 11-4-3-50)
• Self-service storage facility(UDC 11-4-3-34)
• Daycare center(UDC 11-4-3-9)
• Warehouse(UDC 11-4-3-42)
D. Design Standards Analysis
In accord with the Comprehensive Plan,non-residential buildings should transition to and
compliment adjacent residential buildings in mass and form; and transitions between different
land uses should include highly connected open space.
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
Compliance with the structure and site design standards in UDC 11-3A-19 is required for the
non-residential portion of the development.
2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G):
Compliance with the qualified open space and site amenity standards listed in UDC 11-4-3-
27C,D is required for the multi-family portion(s)of the development.
3. Landscaping (UDC 11-3B):
➢ Landscape buffers along streets
A minimum 35' wide street buffer is required to be provided with development along E.
Franklin Rd., an arterial street and entryway corridor; a 20-foot wide street buffer is
required along S. Touchmark Way and E. Louise Dr.,both collector streets,landscaped in
accord with the standards listed in UDC 11-313-7C.
➢ Parking lot landscaping
Parking lot landscaping is required to be provided with development per the standards
listed in UDC 11-313-8C.
➢ Landscape buffers to adjoining uses
A 25' wide landscape buffer is required to be provided on C-C and C-G zoned property
with development adjacent to residential uses per UDC Table 11-2B-3 with landscaping
in accord with the standards listed in UDC 11-3B-9C.
➢ Tree preservation
Tree mitigation is required for all existing trees 4"caliper or greater that are removed
from the site with equal replacement of the total calipers lost on site up to an amount of
100%replacement as set forth in UDC 11-313-1OC.5.
➢ Storm integration
Stormwater integration is required in accord with the standards listed in UDC 11-313-
11 C.
City of Meridian I Department Report 111. Staff Analysis
➢ Pathway landscaping
Landscaping is required along all pathways with development in accord with the
standards listed in UDC 11-3B-12C.
4. Parking (UDC 11-3C):
Off-street parking is required to be provided for each dwelling unit based on the number of
bedrooms per unit in accord with the standards for single-family detached, single-family
attached,townhouse and multi-family dwellings in UDC Table 11-3C-6.
Off-street vehicle parking is required to be provided for non-residential uses in accord with
the standards in UDC 11-3C-6B.1. Bicycle parking is required per the standards in UDC 1I-
3C-6G.
5. Building Elevations (Comp Plan,Architectural Standards Manual):
Conceptual building elevations were submitted for the commercial,light industry,hotel,
medical offices,multi-family and townhome, single-family detached(aka cottages)and
single-family detached(aka villas) style multi-family, included below in Section VII.F.
The Applicant's narrative states commercial buildings are proposed to generally front
Franklin Rd. and be at a scale compatible with adjacent development;the commercial/light
industry will be at a scale and height sensitive to the existing residential homes to the south.
Modulation and variation in materials will help define different tenant spaces. Glazing will be
provided at grade to activate the street front and high-quality materials will be utilized. The
building's massing and materials will be designed to comply with the UDC and Architectural
Standards Manual(ASM).
The townhomes are proposed to be 2-and 3-stories in height with 3-stories along Touchmark
Way,while the cottages and villas will be 1-story in height. The multi-family structures will
transition from the townhomes to 3-stories in height.
Final design of all structures is required to comply with the design standards in the ASM.
6. Fencing (UDC 11-3A-6, 11-3A-7):
Any fencing constructed within this development should comply with the standards listed in
DUC 11-3A-6C and 11-3A-7, as applicable.
7. Parkways (Comp Plan, UDC 11-3A-17):
Parkways should comply with the standards for such in UDC 11-3A-17E. The minimum
width of parkways planted with Class 11 trees is 8'; class 11 trees are preferred parkway trees
(see UDC 11-3A-17E for more information). 79,932.6
E. Transportation Analysis
The proposed development is located in close proximity to the Eagle Rd. interchange and I-84, St.
Luke's hospital and medical offices,and The Village at Meridian shopping center, and is
consistent with Comprehensive Plan Policy#2.02.01E,Encourage the development of high
quality, dense residential and mixed-use areas near in and around Downtown, near employment,
large shopping centers,public open spaces and parks, and along major transportation corridors,
as shown on the Future Land Use Map.
Public transit is available to this site and is within one(1)mile of an identified future transit
facility.Area roadways meet ACHD's Level of Service (LOS)planning thresholds; there are no
planned improvements for this area—Franklin Rd. is fully improved with 5-travel lanes, curb,
gutter and 7' wide attached sidewalk abutting the site; Touchmark Way is fully improved with 2-
travel lanes(3-lanes at the intersection with Franklin Rd. with a 9' wide parkway), curb,gutter, a
7' wide parkway and detached 5' wide sidewalk; and Louise Dr. is fully improved with 2-travel
City of Meridian I Department Report III. Staff Analysis
lanes, curb, gutter and 7' wide attached sidewalk.No new public streets are proposed. A new
access to Franklin Rd. is proposed in alignment with N. Truckee Ave.to the north,which has
been approved by ACHD.
An updated Traffic Impact Study(TIS)was submitted for the updated concept development plan.
Based on ACHD's review of the TIS,the following is required at the Franklin Rd/Truckee Ave.
intersection: construct a curb return type private road/drive aisle onto Franklin Rd. located in
alignment with Truckee Ave. on the north side of Franklin Rd. across from the site;restrict the
driveway to right-in/right-out only while continuing to allow full movements to and from Truckee
Ave.; and construct a dedicated eastbound right-turn lane on Franklin Rd. at the intersection with
the proposed private road/drive aisle. The drive access nearest Franklin Rd. on Touchmark Way
is required to be restricted to right-in/right-out only due to the existing center median;the other
two (2)accesses via Touchmark at the roundabouts are allowed as proposed. Other than the
accesses specifically approved with this application, direct lot access is prohibited via Franklin
Rd., Touchmark Way and Louise Dr.
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
The concept plan depicts one(1)new driveway access via E. Franklin Rd.,which ACHD is
requiring be a right-in/right-out, and driveway access via S. Touchmark Way, a collector
street. Either public or private named streets should be provided within the
development for addressing purposes.The Applicant should coordinate with an
addressing technician and the Fire Dept. on which streets should be constructed as
private streets and named if public streets aren't provided.
Staff recommends a drive/private street is provided from the north/south drive in
alignment with Truckee Ave. on the north side of Franklin to the Commercial/Light
Industry designated property at the northeast corner of the site for a functional
integration of uses as desired in mixed use designated areas.A cross-access
ingress/egress easement should be granted to the abutting property to the east(Parcel
#R5262140050)for egress from the site to Franklin Rd. If an easement doesn't already
exist to this property from the abutting parcel to the subject property,a reciprocal
agreement should be recorded if possible.
2. Multiuse Pathways (UDC 11-3A-5):
A pathway plan was submitted that depicts 10' wide multi-use pathways for pedestrian and
bicycle access and connectivity within the development, included below in Section VII.G.
3. Pathways (Comp Plan, UDC 11-3A-8):
A pathway plan was submitted that depicts a 5' wide existing and proposed sidewalks for
pedestrian access and connectivity within the development, included below in Section VII.G.
4. Sidewalks (UDC 11-3A-17):
A 7' wide attached sidewalk exists along Franklin Rd., an arterial street; a 5' wide detached
sidewalk exists along S. Touchmark Way, a collector street; and a 5' wide attached sidewalk
exists along E. Louise Dr., a collector street. Minimum 5' wide detached sidewalks are
required to be constructed along collector and arterial streets per UDC 11-3A-17;however,
because the existing sidewalks are in good condition and there is a significant grade
difference along Franklin, Staff does not recommend those sidewalks are reconstructed as
detached walkways. Five-foot wide attached(or detached) sidewalks are required along local
and private streets as set forth in UDC 11-3A-17 and 11-3F-4B as proposed on the concept
plan.
City of Meridian I Department Report III. Staff Analysis
5. Private Streets (UDC 11-3F-4):
If public streets are not provided internally within the site,private streets should be
provided for addressing purposes and should be constructed in accord with the
standards listed in UDC 11-3F-4.The developer should coordinate with an addressing
technician to determine which drives should be named and constructed as private
streets and submit an application for private street approval.
F. Services Analysis
The subject property was annexed into the City many years ago but has only partially developed
and demonstrates consistency with Comprehensive Plan Policy#2.02.02,Maximize public
services by prioritizing infill development of vacant and underdeveloped parcels within the City
over parcels on the fringe.
1. Waterways (Comp Plan, UDC 11-3A-6):
The Ridenbaugh Canal, a large open waterway,runs along the eastern boundary of the
development. A maintenance road exists along the west side of the canal. A wrought iron
fence exists between the existing residential development and the maintenance road and
canal. A minimum 6-foot tall wrought iron fence should be constructed with
development on the undeveloped portion adjacent to the canal for public safety.
This site is not within the floodplain.
2. Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided in each development as
set forth in UDC 11-3A-15.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in accord with the adopted standards,
specifications and ordinances; design and construction shall follow Best Management
Practice as adopted by the City per UDC 11-3A-18.
4. Utilities (Comp Plan, UDC 11-3A-21):
All utilities for the proposed development are required to be installed in accord with the
standards listed in UDC 11-3A-21.
Public utilities are available and immediately adjacent with capacity to serve the project.
Water service and sanitary sewer service will be provided via extensions of main lines in
Touchmark and Franklin Rd.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
Development Agreement Modification/Rezone
1. A new DA shall be entered into between the City of Meridian,the property owner(s), and the
developer. The subject property identified in the legal description in Section VII.0 shall no
longer be subject to any previous agreements. The DA shall be signed by the property owner
and returned to the Planning Division within six(6)months of the date of City Council
approval of the Findings of Fact, Conclusions of Law and Decision&Order for the subject
application. The DA shall,at minimum, incorporate the following provisions:
i. Future development of this site shall be generally consistent with the conceptual
development plan and building elevations,pedestrian plan,phasing plan and amenity
plan submitted with this application and the provisions contained herein.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
ii. A minimum 6-foot tall wrought iron fence shall be constructed with development on the
undeveloped portion of the site along the eastern boundary of the site adjacent to the
Ridenbaugh Canal for public safety in accord with UDC 11-3A-6C.
iii. Pedestrian pathways and walkways are required to be provided with development in
accord with the Pedestrian Pathway Plan included in Section VII.G.
iv. All future structures constructed on this site shall comply with the design standards in the
Architectural Standards Manual and the holistic design principles included in the
Comprehensive Plan for Mixed Use designated areas(see pp. 3-18 and 3-19). Garage
doors for single-family detached and townhome style units shall generally not front the
street in accord with UDC 11-7-1A.2.
v. Other than the accesses specifically approved with this application by the City and Ada
County Highway District(ACHD), direct lot is prohibited to Franklin Rd.,Touchmark
Way and Louise Dr.
vi. Supportive and proportional public and/or quasi-public spaces and places shall be
provided that comprise a minimum of 5%of the development area and shall be integrated
within the residential and commercial/office portions of the development in accord with
the Comprehensive Plan principles for Functional Integration in Mixed Use designated
areas. Future development applications shall demonstrate compliance with this
requirement.
vii. Future development applications shall demonstrate consistency with the Functional
Integration principles described in the Integration of Uses and Holistic Design sub-
sections of the Comprehensive Plan(pp. 3-16 thru 3-19).
viii.A subdivision application shall submitted for each phase of development and recorded
prior to submittal of a Certificate of Zoning Compliance for development within that
phase.
Conditional Use Permit/Planned Unit Development Modification
The concept plan shall be revised prior to the Council hearing as follows:
i. Depict a drive/private street from the north/south drive in alignment with Truckee
Ave. on the north side of Franklin to the Commercial/Light Industry designated
property at the northeast corner of the site.
ii. In the two (2) areas where residential(i.e.multi-family and townhomes)is depicted
as an alternate development option,remove residential and only depict commercial
and medical office in those areas.
iii. Before villas can be approved to replace the small golf course in the existing
development area,the Applicant must demonstrate compliance with the terms of the
previously approved PUD in regard to open space with removal of the golf course.
The original PUD required a minimum of 10%of the gross land area of the PUD to be
qualified open space, exclusive of required street buffers and incompatible land uses.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
2. A deviation to the maximum building height allowed in the C-C district is allowed for the
hotel use from 50-feet to 64-feet,measured to the highest point of the structure.
3. The following uses shall be deemed principal permitted uses through the PUD so long as the
use is located generally on the project where shown on the concept plan and complies with
the specific use standards for such in the UDC, as applicable:
• Multi-family development(includes apartments and single-family detached, single-
family attached and townhome style units)—comply with the specific use standards
listed in UDC 11-4-3-27.Note:If the land where single-family detached/attached
and/or townhome units is subdivided in the future so that units are on individual lots,
a rezone is required to a zone in which the use is allowed.
• Hotel—comply with the specific use standards listed in UDC 11-4-3-23
• Daycare center—comply with the specific use standards listed in UDC 11-4-3-9
• Live/work residential project—comply with the specific use standards listed in UDC
11-4-3-50
• Light industry(in C-G zone only)—comply with the specific use standards listed in
UDC 11-4-3-25
• Self-service storage facility(in C-G zone only)—comply with the specific use
standards listed in UDC 11-4-3-34
• Warehouse(in C-G zone only)—comply with the specific use standards listed in
UDC 11-4-3-42
4. Either public or private named streets shall be provided within the development for
addressing purposes. The developer shall coordinate with an addressing technician and the
Fire Dept.to determine which streets should be named if public streets are not proposed.All
private streets require a separate private street application to be submitted that demonstrates
compliance with the standards listed in UDC 11-3F-4.
5. Buildings shall be clustered to preserve scenic or environmentally sensitive areas in the
natural state, or to consolidate small open spaces into larger,more usable areas for common
use and enjoyment as set forth in UDC 11-7-4A.4.
6. In addition to the common open space and site amenity requirements set forth in UDC 11-3, a
minimum of 80 square feet of private,usable open space shall be provided for each
residential unit as set forth in UDC 11-7-413. This requirement can be satisfied through
porches,patios, decks, and enclosed yards. Landscaping entryway and other accessways do
not count toward this requirement.
7. Submit a recorded cross-access ingress/egress easement to the abutting property to the east
(Parcel#R5262140050) for egress from the site via the existing driveway to Franklin Rd. If
an easement doesn't already exist to this property from the abutting parcel, a reciprocal
agreement should be recorded if possible.
8. Open space and site amenities shall be provided for the townhome,cottage and villa portions
of the development in accord with the standards listed in UDC 11-3G-3 and 11-3G-4 based
on the total gross land area of those uses(i.e. 11.97 acres). A minimum 15%common open
space shall be provided along with a minimum of one(1)point of site amenity for each five
(5) acres of gross land area being developed.
9. The conditional use permit for the planned unit development is valid for a maximum period
of two(2)years unless otherwise approved by the City.During this time,the Applicant shall
commence the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth in the conditions of approval, and acquire building permits and
City of Meridian I Department Report IV. City/Agency Comments &Conditions
commence construction of permanent footings or structures on or in the ground as set forth in
UDC 11-5B-6.A time extension may be requested as set forth in UDC 11-5B-6F.
Other Agency comments may be accessed in the project file in the public record. Copy and paste
the following link into your browser:
hggs://weblink.meridianciU.org/WebLink/Browse.aspx?id=398918&dbid=0&repo=Meridian Cit
X
V. FINDINGS
A. Rezone(UDC 11-5B-3E)
Upon recommendation from the commission,the council shall make a full investigation and shall,
at the public hearing,review the application. In order to grant an annexation and/or rezone,the
council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Stafffinds the proposed map amendment to the C-C and C-G zoning districts and conceptual
development plan complies with the applicable provisions of the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds the proposed map amendment and development plan complies with the regulations
outlined for the proposed districts as the C-C district allows a larger scale and broader mix
of retail, office and service uses with access to arterials or non-residential collectors; and the
C-G district is the largest scale and broadest mix of retail, office, service and light industrial
uses in close proximity to interstate(i.e. I-84) and arterial intersections (i.e. Eagle/Franklin
Rd.), which supports the proposed development plan. Further, Stafffinds the proposed map
amendment and development plan complies with the purpose of the commercial districts in
that it provides for the retail and service needs of the community in accord with the
Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds the proposed map amendment shall not be materially 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 the proposed 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.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the proposed rezone is in the best interest of the City as it will result in the
development of more commercial services, office and residential opportunities in close
proximity to I-84, the hospital and entryway corridors (Eagle&Franklin Rd.) into the City.
B. Planned Unit Development(UDC 11-7-5)
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 planned development
request,the Council shall make the following findings:
City of Meridian I Department Report V. Findings
1. The planned unit development demonstrates exceptional high quality in site design through
the provision of cohesive, continuous,visually related and functionally linked patterns of
development, street and pathway layout,and building design.
Stafffinds the proposed planned unit development demonstrates high quality in site design
through the provision of continuous pedestrian pathways and streets and drives for
pedestrian and vehicular connectivity throughout the development. Future development and
building design should demonstrate an exceptional high quality of architectural design.
2. The planned unit development preserves the significant natural, scenic and/or historic
features.
Staff is unaware of any significant natural, scenic and/or historic features that need to be
preserved with development.
3. The arrangement of uses and/or structures in the development does not cause damage,hazard,
or nuisance to persons or property in the vicinity.
Staff is of the opinion the proposed conceptual development plan and uses proposed will not
cause damage, hazard, or nuisance to persons or property in the vicinity. The proposed
concept plan, with Staffs recommended changes, demonstrates a good transition in uses
from lower density residential uses to higher density residential uses, office and commercial
uses.
4. The internal street,bike and pedestrian circulation system is designed for the efficient and
safe flow of vehicles,bicyclists and pedestrians without having a disruptive influence upon
the activities and functions contained within the development,nor place an undue burden
upon existing transportation and other public services in the surrounding area.
Stafffinds the internal street and pedestrian circulation system, which includes a 10'wide
multi-use pathway, which can be used for bikes, is designed for the efficient and safe flow of
vehicles, bicyclists and pedestrians without having a disruptive influence upon the activities
and functions within the development, nor place an undue burden upon existing
transportation and other public services in the surrounding area.
5. Community facilities, such as a park,recreational, and dedicated open space areas are
functionally related and accessible to all dwelling units via pedestrian and/or bicycle
pathways.
Stafffinds the central common open space area with a pond provides a dedicated open space
area that's accessible to all residents via pedestrian and/or bicycle pathways.
6. The proposal complies with the density and use standards requirements in accord with
chapter 2, "District Regulations", of this title.
Stafffinds the proposed residential portion of the development will comply with the density
and use standards requirements in UDC 11-7-4.
7. The amenities provided are appropriate in number and scale to the proposed development.
Stafffinds the proposed amenity plan for the multi family development(i.e. apartment units),
included in Section VII.I, in addition to the amenities required to be provided in the other
multi family portions of the development(i.e. single-family detached, single-family attached
and townhome style units)per the standards listed in UDC 11-3G-3 and 11-3G-4 will be
appropriate for the proposed development.
8. The planned unit development is in conformance with the comprehensive plan.
Stafffinds the proposed planned unit development will be in conformance with the
comprehensive Plan with the provisions included in Section IV above.
City of Meridian I Department Report V. Findings
VI. ACTION
A. Staff:
Staff recommends approval of the proposed MDA,PUD and RZ applications with the provisions
noted above in Section IV.
B. Commission:
Pending
C. City Council:
Pending
City of Meridian I Department Report VI. Action
' � r
- • . . L•'� i ,�.. ®:J' � -, �A... a ,�}:' 1 ��. ' `L,J. ill -
�� _-_- 1� � w,ws 4 _ • II
- - - - FRANKLIN ;.
84
^r
m.
Or
1•- pOVERLA v rr f_
- PRANKL-IN 7 rl ■
MEN in
�"I' ,IltL1111/Illl.un�i+��nu►r►l■
■rri uu� ��a+a �-..Giir�1,�+�r� ■+rr++++y �
• I �era �� ►�y��iiiiiiue.w�:1=7a=r::::,�L♦♦♦♦Q+R r++��
Ilnr■ ��%/1111111111►�'�r���imu■■ar.a►+�IY�►I�♦1..
■ 84 -" �- ► ter. 1 i�■■�IIIIIIIIIIIIIIIIIIII
•� """- "' 'Illlilll
s r���■�'���� ■Illllinlllul�■111lllllll�rlir'\�������
� '�`ti,! Wool �����►�
�� ��'p�.�y{] � � ��ullni ��Illl■ III �Illiiil�r���r����!.
�� IIiL1Li,��• ��■ � III�I��1 IFrnrr�Ij��I�
OVERLAND ■ll♦ .■II■ 1�1�1�.-� �iy ��t��■iiu�i�
_Y_ Y � �fl■1_ ■,I���,�111
FRANKL-INN Now-
War �rrir��� ,,,,;� rrin�l.■■■■ � Illm.lul■ �
r�ri/ Gli��+uu,.■�pia++
PRoil
iiirNl4i �-11ti� l�,,rf•,ur►/i�:�I■I�IJ
. - • �i�r•■■■►t►i bpi�i� �-r�'�+qi i
_ +����*►�+ aa�,� i%��■■aria,::� ■■■�+�+r1♦�► ��.
:='-� ■=1 '���' w►+r � ��i�♦iiiiii�'::C `."r►+�i♦� aye
�r qnu nrr.�■w
■m►
:-a ly r. unr► .,■ .�:r■-��� V♦ip•��
� � I ii�■■I�� ►�s♦G■�Il��,�i+i�::....i. ♦♦♦♦♦ ♦If�11r r1
rn' l�llrlr■ �►%IIIIIIf1111►■r■a�!��r/1,■■ani�a�Iar�ath,
84 '� ��qP�"��„ �IIIIIIIIII:.�� RI�I■IIIIIIIIIIIIII
ti r•r■rr� ,11� .■■■■■
r "
■■_� ......♦ ....... ■_III.:.: Illlilll
+a♦ir• 1//m+
■���■f'��r�� Jlrlli illlliii►■III�IIIIIIPi���■■■■rl■
■,�111 :1��rry r ■►t■rr��
i■�■r:1n1, r Qli■�111 Illl�r/rn...+rs m 7:r
OYERL-AND i■ ���•����r•��■�ti■■iuri�
�Ilr■M■r :�� �■�■MEN ■!
so- oil
FRANKL-IN -1 10
7 rl ■
� � � ` �. � rII11�1--::++IIP1��1�•+�giiii�iiin
■■■� IM I j ■ ■■ r 4 �n�' d`�+�ri w•�%ism+s�l�hl
■■■■■■■■Ali��f1 r` ■ ■■■ar�i `�, will
gill
, , +.+ ♦.
a�e�771.�r•_ -\+ �.*i����:i Iliir�l,�ra'� ■"�•�i�++ �
arr
,•��-� � p+ � I �� q urn••■ �■■��+b♦•
�__ *agar+l+�� ►♦♦i ♦f,ur�.'C ■.i '♦♦i♦ a��
ram:-r niris�' 1■ L� I ■ ■ =..rrnnrZ+rna■ :■ar +•���+
tr �i G unr► .,■Cam.':�� G:r'r� gfiff��
rli`� ,,.�-■■ °.y.w , i�'j'i♦4rrrr ae.�: -• _ .. 111�♦Ilrfff r�
�.. ■rlr■ ►%IIIIIIIIIII►■n,�i�nur.■■rl��'�I11�i�tl�.
■
84 ... 1 i�r■+IIIIIIIIIIIII■f1111
■ it=, . ■1,y�I��it■
rn �l�II���I� ••� ......� 'IIIIIIIIIII:=I���°IIIIIIII
au�IHm/y*� rrn111�11111111J■Illlllllll �
r — ����/� ■■■■■�fll ■I 111111111111►■Illlllllll�r■�\�■■����
rnmi ■ �`�ry �i�t1+r►�
� r�■ um,� r1 tfll■ 11 1�Ip�il
u�=■raj+rr��
- ��� -i I,��1�1,�'�.■■■ 1��'—�.F'ir��i���rt���■eft it
OEM
0■
.■■■ ■ ` OYERL--AND '- �' �■■fl■ UNION;.■I ������ �!
5. Map Notes
Recent Area Preliminary Plats: H-2018-0126 H-2021-0075 H-2016-0112 H-2017-0104 H-
2021-0103
Recent Area Conditional Use Permits: H-2020-0123 H-2021-0012 H-2021-0033 H-2021-
0075 H-2023-0002 H-2017-0011 H-2024-0013 H-2024-0045 H-2024-0046 H-2025-0001
City of Meridian I Department Report VII. Exhibits
B. Service Accessibility Report
PARCEL SIIIG131260 SERVICE ACCESSIBILITY
Overall Score: 27 122nd Percentile
Location In City Limits REEK
Extension Sewer Trunkshed mains < 500 ft.from par-cel GREEN
Floodplain Either not within the 100 yr floodplain or > , :r-es GREEN
Emergency Servi-ces Fire Response time > g rein, FLED
Emergency Servi-ces Police Meets response time goals most of the time GREEN
Pathways Not within 114 mile of current or future pathways khRED
Transit ffithin 1/4 mile of future transit route YE_L0W
Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets GREEN
plan) matches existing #of lanes)
School Walking Proximity Within 112 mile walking GREEN
Either-a High School or College within 2 miles G=,
School Drivability Middle or Elementary School within 1 mile driuinc GREEN
(existing or future)
Park lhlalkability No park within walking distance by park type I FLED
Report gerera Ed on 07-03-2025 hyMEFdD Msalkn
City of Meridian I Department Report VII. Exhibits
C. Development Agreement Legal Description&Exhibit Map
LEGAL DESCRIPTION
TH E
LAND Page 1 OF 3
GROUP
February 13, 2025
Project Nn._121001
DEVE LOPM ENT AG RE EM ENT MODIFICATION
TOUCKMARK of the TREASURE VALLEY,LLC
An area of land located in the North One Half of Section 16,Township 3 North,Range 1 Eask,Raise
Meridian,City of Meridian,Ada County,Idaho,being more particularly described as follows!
COMMENCING at the Nnrth One Quarter came rof said Section 16, (from which point the Northeast
corner of said Section 16 bears South 89`21'00"East,2702.67 feet distant);thence on narth-south mid-
sertian line of said Section 15,South 00'04'42" Eastr 40.00 feetr to a paint on the southern right of way
line of East Franklin Road AND the POINT OF BEGINNING:
Thence on said southern right of way liner South 89'21'00'East,1351..22 feet;
Thence leaving said southern right of way line, South00'01'49"Wesl;,519.08 feet;
Thence on the hnundary line of Edgeview Estates Nn_1 and No.2 Subdivisions,as shown in Book
63,Page 6399 AND Raak 65,Page 6702, respectively,records of Ada County, North 82'09'19'
West,7.63 feet;
Thence North 79'24'56'West,445.48 feet;
Thence South 80`51.'07"West,116.19 feet;
Thence South 25'43'56"West,195.09 feet;
Thence South 22'31'19"East;, 150.00 feet;
Thence South 33'09'18"Easl;, 620.00 feet;
Thence South 30'42'44"Easy,493_DO feet;
Thence South 00'01'44"West,451.50 feet;
Thence South 14°00'20"West,426.52 feet;
Thence Narth 89'15'24'West,34.37 feet,
Thence South 13°54'17"West,21.40 feet,to a point on the northern right of way line
Interstate 1-84;
Thence on said northern right of way line, North 89'34'54'r W est,530.52 feet;
Thence leaving said northern right of way line,North 00'11'26"West,23.85 feet
Thence North 89'15'24'West,673.14 feet,to the CenterOne Quarter turner of said Sertiun
16;
Thence Narth 89'15'16'West,625.38 feet;
Thence Nnrth 85'36'11'West,25.58 feet,to the southeasterly corner of St. Luke's Regianat
Medical Center property,
Thence cantinuirg on said St.Luke's property,North 00 0S'113"East, 102435 feet;
Thence Narth 44'45'45"West,4M.37feet,
Thence Nnrth 99'17'59'West,152.37feet;
Thence Narth 00'09'19' East,377.27 feet;
Thence North 89°51'41"West,214.00 feet;
Thence Nnrth 00'09'19' East,14D_55 feet;
482 East Shore Drive. Sulle 100,Eagle, Idaho UN16 209.934.4041 Ihrlandgroupinc.00m
City of Meridian I Department Report VII. Exhibits
February 13, 2025
Page 2
Thence North 5V 07' 05"Westr 70.50 feet,to a paint on the southerly right of way line of East
Louise drive;
Thence on said southerly right of way line and the right of ways for 5auth Touchmark Way,
North 38'52' 55' East,69.44 feet to a point of curvature,
Thence 95,89 feet an the arc of a curve to the right, having a radius of 96.00 feed,a central angle
of 51'15'33%and whose chard bears North 64'34'37" East,83.05 feet;
Thence South 89`51'41,r East, a distance of 22.84 feet to a point of curvature;
Thence 150.77 feet on the arc of a curvetathe rightr having a radius of 165.00 feet,a central
angle of 5"06'56"r and whose chard bears South 51'48'47"Eastr 145.82 feet to a point of
non-tangent compound curvature;
Thence 365.24 feet on the arc of a curve to the left,having a radius of-129.00 feet,a central
angle of 63'36'24"r and whose chard bears 5auth 58'03'30"Eastr 346.77 feet;
Thence South 89'51'41" East, 141.15 feet to a point of curvature;
Thence 176.51 feet on the arc of a curve tathe rightr having a radius of 271.00 feet,a central
angle of 37°19'09"rand whose chard bears 5auth 71'12'08"Eastr 173.41 feet;
Thence South 52'32'34" East 20.37 feet to a paint of curvature;
Thence 87.83 feet an the arc of a curve to the rightr having a radius of 79.00 feet a central angle
of 63'42'12",and whose chord bears South 20'41'30" East,83.38 feet;
Thence South 52'32'34" East, a distance of 51.1-1feet to a point of curvature;
Thence 61.41 feet an the arc of a curve to the rightr having a radius of 64.00 feed,a central angle
of 54'58'33",and whose chard bears South 88'96'46" Eastr 59.08 feet;
Thence North 37°27'43" East,29.16 feet;
Thence North 52°-12' 34"Westr 3.00 feet to a point of curvature;
Thence 29,85 feet on the arc of a curve to the rightr having a radius of 5.50 feet, a central angle
of 179° 59'59",and whose chord bears North 37`27'26" Eastr 19.'00 feet;
Thence South 52'32'AV Easy, 1.00 feet;
Thence North 37°27' 26' East,a distance of 2S.76 feet to a point of curvature;
Thence 61.70 feet an the arc of a curve to the rightr having a radius of 57.50 feed,a central angle
of 61'28'42",and whose chard bears North 16'1.8'59" West,58.78 feet;
Thence North 52°-12' 14"Westr a distance of 50.96 feet to a paint of curvature;
Thence 92.29 feet an the arc of a curve to the rightr having a radius of 68.00 feed,a central angle
of 69'20'11'r,and whose chard bears North 97'12'SY West,77.36 feet;
Thence North 52°-12' 34"Westr 28.37 feet to a point of curvature;
Thence 214.29 feet on the arc of a curve to the left,having a radius of 329,00 feet, a central
angle of 37'19'07'rr and whose chard bears North 71'12'07"West,210.52 feet;
Thence North 89°51'41'Westr 141.19 feet to a point of curvature;
Thence 313.93 feet on the arc of a curvetathe right,hawing a radius of 271_00 feet,a central
angle of 66'2 2'21"r and whose chard bears North 56'40'31"West,n6.67 feet to a paint of
non-tangent rompnund curvature;
Thence 6235 feet an the arc of a curve to the rightr having a radius of 37.50 feet;,a central angle
of 95'15'31'r,and whose chord bears North 24,Dg'08'r East,55.41 feet;
Thence North 00°09' 15" East,a distance of 2 5.3 1 feet to a point of curvature;
Thence 7.46 feet on the arc of a curve to the left,having a radius of M.16 feet, a central angle of
04'44'32"r and whose chard bears 5auth 90'04'09"West,7.46 feet to a poi nt of non-tangent
cDmpound curvature;
Or
Site Planning•Landscape ArdAtetture.Civil EnginmMng.Surveying
462 E.Shore Drive,Suite 100.Eagle,Idaho 83616.P 208.939_AC41+wwwAfielandgmupirlt.com
City of Meridian Department Report VII. Exhibits
February 13,2025
Page 3
Thence 4.20 feet on the arc of a curve to the right,having a radius of 2.50 feet, a central angle of
96'08'48", and whose chord bears North 54' 12'08" West, 3.72 feet;
Thence North 03'53'11"West, 14.26 feet;
Thence South 74'42'50"East, 11.78 feet;
Thence North 00'09'19" East,a distance of 29.11 feet to a point of curvature;
Thence 69.50 feet on the arc of a curve to the right, having a radius of 50.00 feet, a central angle
of 79'38' 35",and whose chord bears North 24'58' 17" West,54.04 feet to a point of non-
tangent compound curvature;
Thence 118.34 feet on the arc of a curve to the right, having a radius of 261.50 feet,a central
angle of 25'55'41",and whose chord bears North 27'48'57"East,117.33 feet to a point of
non-tangent compound curvature;
Thence 311.04 feet on the arc of a curve to the left, having a radius of 438.50 feet,a central
angle of 40'38' 29",and whose chord bears North 20' 27 32"East,304.56 feet,-
Thence North 00'08'19" East,68.71 feet;
Thence North 45'23'55" East,46.14 feet,to a point on the southern right of way line of East
Franklin Road;
Thence on said southern right of way line,South 89'20'28" East,875.35 feet,to a point on the
north-south mid-section line of said Section 16;
Thence on said mid-section line, North 00'04'42"West,20.00 feet to the POINT OF
BEGINNING.
The above-described area of land contains 121.40 Acres,more or less.
PREPARED BY: $4 y�G1ENS
The Land Group, Inc. r
Michael Femenia,PL5 0
a 1a
E'afko
f.s.
City of Meridian I Department Report VII. Exhibits
o� A9E8 WPPI'�PW4 �
W Z� Gw:V �
~�� all AOFA aanseaal 04110 IIaeaayanol
uoileail!PoW VU iof
a
� I
ie � I • Q` �
I
1 `
I I
I
F fw
1
III` 6g
I
\ �a
9
L ,a
d y9
= y
CL
� Naaa � � a392a � � a � � a � 2
aD F� 3 � � 9 ° 9Raa9eag3 :
o
v
� � � � m : meQeae � ee ee
0
City of Meridian Department Report VII. Exhibits
D. Rezone Legal Descriptions & Exhibit Maps
LEGAL DESCRIFMON
M OF -m
0=1f .
LAND Pagel❑F2
= GROUP
April4,2025
Project No.:123003
RE-ZONE"CC"
TOUCKMARK of the TREASURE VALLEY,LLC
An area of land located in the North One Half of Section 16,Township 3 North,Range 1 East Boise
Meridian,City of Meridian,Ada County,Idaho,being more particularly described as follows:
COMMENCING at the Northwest corner of said Section 16,thence on the north section line of said
Section 16,South 89'20'28"East,1759.97 feet,to the POINT OF BEGINNING:
Thence continuing on said north section line,South 89'20'28"East,946.40 feet,to the North one
quarter corner of said Section 16;
Thence South 89'21'00'East,629.91 feet,(from which point the Northeast corner of said Section
16 bears south 89'21'00'East 2C72.75 feet drstant);
Thence leaving said north section line,South 00°38'34"West,333.28 feet,
Thence south 43°44'39'East,232.38 feet,to a point on the boundary Irne of Parcel"B"as same
is shown on Record of Survey No_10611,Recorded in Instrument No_2015-079903,Ada County
Records,
Thence continuing on said Parcel"B"boundary,South 25'43'56'West,195.C9 feet
Thence South 22'31'18'East,350.00 feet;
Thence North 89'51'46"West,331.54 feet,
Thence South 00°08'36"West,13.49 feet,
Thence South 77'29'43'West,432.91 feet,
Thence South 00'04'42'East,6.42 feet,
Thence South 88'27'15'West,36.75 feet,to a point of curvature;
Thence leaving said Parcel"B"boundary line,296.36 fleet on the arc of a curve to the left,having a
radius of 495.35 feet,a central angle of 33'C7'23',and whose chord b ea rs South 50'18'42"
West 28239 feet,
Thence south 37"27'26'West,32.50 feet;
Thence south 52"32'34"East,138.37 feet,
Thence 291.49 feet on the arc of curve to the left,having a radius of 200.00 feet,a central angle
of 83'30'24",and whose chard bears South W 17'53"East,266.37 feet;
Thence South 45'08'19"West,183.25 feet to a point of curvature on the boundary line of Parcel
"D"as same is shown on Record of Survey No.9213,Recorded in Instrument No.112048170,Ada
County Records,
Thence continuing on said Parcel"D"boundary line,175.54 feet on the arc of a curve to the left,
having a radius of 223.50 feet,a central angle of 45'00'01",and whose chord bears South 22'39'
19"West,171.06 feet,
Thence South 00'08'19"West,198.89 feet to a point of curvature;
Thence 135.47 feet on the arc of a curve to the left,having a radius of 203.50 feet.a central angle
of W 08'27",and whose chord bears South 18'55'53"East,132.98 feet,to a point common with
4t2 El%t Sn4r4❑nv$.SUII4 100,Eagle,IdMnO 53516 2Qa.93g.4U41 Inal and groUpinC.Com
City of Meridian I Department Report VII. Exhibits
April 4,2025
Page 2
the Northwesterly corner of Parcel shown on Record of Survey No_10690,Recorded in Instrument
No_2016-103452,Ada County Records;
Thence on the west boundary line of said Parcel,South 23' 18'42"West,222.57 feet;
Thence South 41'59' 14"West,86.19 feet,to a paint common with the Northeast comer of Parcel
shown on Record of Survey No_10257,Recorded in Instrument No_2015-089469,Ada County
Records,
Thence on the north boundary line of said Parcel, North 89*50'45"West;,209.10 feet,to a paint
on aforementioned westerly boundary line of said Parcel"O";
Thence on said westerly boundary line, North 00*08'19"East,749.70 feet,to the southeasterly
corner of Lot 2, Block 1 of Touchmark Living Center Subdivision No_1,Recorded in Instrument No_
104093301,Ada County Records;
Thence on the boundary line of said Lot 2, North 44'45'45"West,430.37 feet,-
Th e nce North 890 17'59"West, 152.37 feet;
Thence North 000 08' 19" East,377.27 feet;
Th a nce N o rth,890 51'41"West;,214.00 fe et;
Thence North 00'08'19" East,140.55 feet,
Thence North 510 07'05"West;,99.50 feet,to a point on the centerline of East Louise drive;
Thence on said centerline,North 39'52'55" Easl;,69.44 feet to a point of curvature;
Thence 111.83 feet on the arc of a curve to the right,having radius of 125.00 feet,a central
angle of 51'15'33",and whose chord bears North 640 30'38"East, 108.14 feet;
Thence South 89'51'41" East,133.66 feet,to a point of curvature in the centerline of South
Touchmark Way;
Thence on said centerline,240.24 feet on the arc of a curve to the right,having a radius of 300.00
feet,a central angle of45'52'54",and whose chord bears North 17'50'20' Fast 233.87 feet to a
point of non-tangent compound curvature;
Thence 283.73 feet on the arc of a curve to the left,having a radius of 400.00 feetr a central angle
of 40'38'27",and whose chord bears North 20'27'33"East,277.92 feet;
Th a nce N orth 00'08'19" East,161.84 feet,to the POINT OF BEGINNING-
The above-described area of land contains 55.17 Acres, more or less-
Ni.LAN
PREPARED BY:
The Land Group,Inc.
Michael Femenia,PLS
cr�,��rl2oz5
Site Planning a Landscape Architecture■Civil Engineering■Surveying
462 E.Shore Driver Su ite'Do■Eagle,Idaho 93616+P 208.939.4441+www.thelandgroupinr.com
City of Meridian I Department Report VII. Exhibits
d d9E8 eyEyl'uerMN �S
ee vm„�ru�i a a
S
311 Raper ainseaq ayl jo)Iaewyanol S
auozaU ,° {I{
J
J
T
61
r �
i f s
i 47 m_
L 9
I I H t = -:9
hi
�owrwx ,
C1
3
1
$jl
,1
p1 i
— —
a$ ! a,. .
—
II
I �
s o o a e a e o M
N
City of Meridian Department Report VII. Exhibits
LEGAL DESCRIPTION
TH E
LAND Page 10F2
GROUP
November 11,2024
Project Nm: 123003
RE-ZONE"`CG"
TO U C KM ARK of the TREASU RE VALLEY, LLC
An area of land located in the Northwest quarter of the Northeast quarter of Section 16,township 3
North, Range 1 East, Boise Meridian, City of Mleridian,Ada County, Idahor being more particularly
desc ribed a s faI I aws;
COMMENCING at the North One Quarter carver of said Section 16,thence an the north section line of
said Section 15, South 89'21' 00" East,629,91 feet,to the POINT OF BEGINNING:
Thence continuing on said north section line, South 89'21'00" East,72138 feet,to the East One
Sixteenth comer of said Section 16, (from which point the Northeast corner of said Section 16
bears South 99'21'00"East, 1351.37 feet;
thence leaving said north section line,South 00°01'49"West,558.09 feet,on the easterly
boundary line of Parcel"B"as same is shown on Record of Survey No_ 10611,Recorded in
Instrument No.2016-079903,Ada County Records;
Thence continuing on said boundary of Rerord of Survey#10611,North 82'09 19"West,7.63
feet;
thence North 79'24'56"West 449.48 feet;
Thence South 80'51'07"West, 116.19 feet;
Thence leaving said Parcel "8,boundary, North 43'44'39"',Vest, 212.39 fEet;
thence North 00'38'34" East,131.29 fEet,to the POINT OF REGINNINIG.
the above-described area of land contains S.17 Acres,more or less,
I'L LA
PREPARED BY-. +S'
The Land Group,Inc. L
Michael Femenia,PLS
C2 L
y OE 10
4tL$
11I111202+
492 Law Shore Onwr, Suns 100. Eagle, Idaho 43619 H5.839.4o41i chrlandgroupinc.dam
City of Meridian I Department Report VII. Exhibits
Rezone rrCGrr ��.
Touchmark of the Treasure Valley LLCM
Situate in N 1.2 of Section 16 per.
Township 3 North,Range 1 East,Boise Meridian
City Of Meridian.Ada CauntY,Idaho qp� �
2024
4S
11/11 2QM+
—889.2i'00'E Eotat Fra-nklln Road 169°21^00I�
629.91' a, 889'2f'00'E 721.m. 1351.37'
cv -- -- -- —,—�
F'O6 ru w><—
SEC 16 NE SEC COR
4 SEC 16
92
IQ REZONE AREA TG" I
1
B.17 Acres± m
N42'44'39'W 232.W' QP
SSO°51'07�5' 116.19'
NAMPA�ME0014N�
N °24 449.4
fR+1"r+ON
f �157fi�G'7�
f ` E➢GEVIE44 ESTATES `
} �
No-1 SUE QIVISION L1
Line Table
LINE BEARING LEPJSTH
L1 NB2"091W -�:7
8
8
0 200' 400'
t Exhibbit "B"
s
a Horizontal Scale:1'=20D PNed No.:1230M
y Data OF Imam:Nm embl 1,2024
THE Re-zone "CG"
f LAND Touchmark of the Treasure Valley, LLC r
�H -GRQUP City of Il�lerdian
Ail
City of Meridian I Department Report VII. Exhibits
ConceptualE. Existing Development i in Planned Unit 1 I
IIProposed to be Modified
12
LLJ
City
r 1J �'.`",' ,,�y -v• 1�-,''fir �n '�j���• -�''�G
r r Y . �•�. �� 1 J � -w' ram• � -
•� fie., � ��Y fir' '�.��t v` � R :d � '
�l.i���'+KCy i� ?A + �Lll� �� ■
r
■ i
of MeridianDepartment Re 11Exhibits
F. Proposed Conceptual Development Plan& Conceptual Building Elevations to Replace
Existing Plan(dated: 10/23/2024)
Ak a ernM•••APRsA AR eae nNN ii� ••n H s�3� 2Y ...e PH s��Q 3 ....N N iM
■
f
4 i
h •re! i•"• s T a
• b O H
ag p • i5
x
y` aa pp {4
j gqYppp gFyi �'J{yK f ag 8 .2] y yp pS q
•A"�4,
�u aeeN�H.•HAR�•- �i eaaN u•N''sP- `� aee•4•A t��- � a ^^-HA �q- aaa ^^-HA P-
hip 5 a 9 4 � a9s
City of Meridian Department Report VII. Exhibits
� e
ANN
e
, a «. . . _ . ---�- .
§
� ■ � .
' ZOO
)„ . .
\ -
; ,
eg
� f§§ . l i
° - '` # . 1 .
§ < -
§® �2
ca
Ln
� I ,
% .
City of Meridian Department Reprt V t Exhibits
G. Proposed Pedestrian Pathway Plan
r
r u �
�l
l
' - C
l r.-
IL
41
r . .
�•- ■• i
■ ■■ "`�
■ N ,Y k_�• J
W yyii
a�
III( i
�g
z rr...
■
City of Meridian Department Report VII. Exhibits
H. Proposed Phasing Pa (dated: 7/10/202 q
� _ \� � �■ � \
~. \.
� e
� $
2 ---- ---- - _
/ �
n E / ^
Q ®^
f
® 2E
on 2
w = o E
@ '0 E - ]v 9 m
« 0)
x \ 0 -0 3 ~ ± \
IL n U o § 2 q
_ o
CD \ \ « 2 \ -
\ 2 \
�!
_ N /
LU 2 §
z u Q ® ,�
0- m 0� 06
on
03
� � `- - - - - - - - - �
� 6 0
\ / ,
2 |) « / q_ 3 = .
e ±
� � 2 � 22 % 2
�
�
-
!
y . . � .
City of Meridian Department Reprt V t Exhibits
I. Proposed Site Amenity Plan (dated: 4/17/2025)
OHdlM Haeiugan�l i
HI asp-paxiw r�aewgan0l 1 1� a
f !
M IN, iii d4 :� H
` . ' tF
--- - -- - --- - -- - - --
-r I
i
_ _ _ -
0
I �
City of Meridian Department Report VII. Exhibits
dllQa9�� .N®���
M
ONVI lae11manpl
3Hi asp-Paxiw pomg3n01 1
Ai
. � i l. l�Y! ! k i y!. o � t I � �• � I�i � �
!a I€ .� .� € �yi 1 all; ll �i 1 I �Itl•d��l ii ii1 'a I €
i . gl E•
i 3 i$ :
• � = t A
N
jila
i lil
!g
t���
liii1pF1 � $ €g13i
E e4ys 1 1 I t yyyq a ge ! _ !! ei fq
�p�p1e� �•
y # �Se��e9 2i
1s114.1111PI .y: 1 1 111+
1
r�
011
c +j
R
� k
V
dl
City of Meridian Department Report VII. Exhibits
VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS
(link to Community Metrics)
A. One-Mile Radius Existing Condition Notes
This data is automatically derived from enterprise application and GIS databases, and exported
dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30-
days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel
based data excludes certain properties and represents land as it exists now. Properties considered
are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional
development, government, and quasi government facilities). The following values also constrain
included property acreage to reduce outliers and non-conforming instances from distorting
averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals. Some approved entitlements,
and particularly older ones,may be constructed.
Decennial population counts and household counts are based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates,usually for
the year previous, and are based on traffic analysis zone boundaries(TAZ's).
B. Mixed Use Analysis Notes
This data is derived from enterprise application and GIS databases, and exported dynamically.
Data considered for analysis are only those areas overlapping the overall Mixed Use boundary
area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they
do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety,
transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future
land use area designation boundary due parcel size,configuration,right-of-way, and other factors.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals.
C. Service Assessment Notes
This data represents existing conditions derived from our enterprise application and GIS database,
exported through dynamic reporting. The system references the most recent available data from
various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and
response times,police crime reporting,pathway information,existing and planned transit,
roadway improvements, school and park proximity, and other resources.
The tool provides context for project review,using multiple indicators consistently. Data from
similar topics may vary based on different levels of review.
The overall score is based on weighted criteria(not a ranked order), and the percentile score
compares the parcel to others in the city(higher is better). This tool was developed as a City
Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are
just one data point and should not be the sole basis for decisions.
D. ACHD Roadway Infographic Notes
The Ada County Highway District utilizes a number of planning and analysis tools to understand
existing and future roadway conditions.
• Existing Level of service(LOS).LOS indicator is a common metric to consider a
driver's experience with a letter ranking from A to F.Letter A represents free flow
conditions, and on the other end Level F represents forced flow with stop and go
City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts
conditions. These conditions usually represent peak hour driver experience. ACHD
considers Level D, stable flow,to be acceptable. The LOS does not represent conditions
for bikes or pedestrians, nor indicate whether improvements: are possible; if there are
acceptable tradeoffs; or if there is a reasonable cost-benefit.
• Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates
whether the specified roadway is listed in the next 5-years. This work may vary, from
concept design to construction.
• Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the
specified roadway is programmed for improvement in the next 20-years.
City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts