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Home My WebLink About2025-08-21 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, August 21, 2025 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Jessica Perreault Commissioner Sam Rust Commissioner Matthew Sandoval Joined Remote at 6:06 p.m. Commissioner Matthew Stoll Commissioner Jared Smith ABSENT Commissioner Brian Garrett Chairperson Maria Lorcher ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved 1. Approve Minutes of the August 7, 2025 Planning and Zoning Commission Meeting Motion to approve made by Commissioner Rust, Seconded by Commissioner Stoll. Voting Yea: Commissioner Perreault, Commissioner Rust, Commissioner Stoll, Commissioner Smith ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 2. Public Hearing continued from August 7, 2025 for CapEd at Ten Mile (H-2025- 0026) by Megan West, Slichter Ugrin Architecture, located at 657 S. Vanguard Way Approved Application Materials: https://bit.ly/H-2025-0026 A. Request: Conditional Use Permit for a detached two-lane drive-through for two self-service automated teller (ATM) kiosks within 300 feet of another drive-through on 1.489 acres of land zoned C-G. Motion to approve made by Commissioner Rust, Seconded by Commissioner Stoll. Voting Yea: Commissioner Perreault, Commissioner Rust, Commissioner Sandoval, Commissioner Stoll, Commissioner Smith 3. Public Hearing continued from August 7, 2025for Ten Mile Flex (H-2025-0027) by Jeff Hatch, located at 4255 N. Ten Mile Rd. Recommend Approval to City Council Application Materials: https://bit.ly/H-2025-0027 A. Request: Annexation of 5.55 acres of land for the construction of approximately 15,900 sq.ft. of flex space and 70,250 sq.ft. of self-service storage (storage condos) in the I-L zoning district. Motion to recommend approval to City Council made by Commissioner Perreault, Seconded by Commissioner Stoll. Voting Yea: Commissioner Perreault, Commissioner Rust, Commissioner Sandoval, Commissioner Stoll, Commissioner Smith 4. Public Hearing for Cherry Blossom East Subdivision (H-2025-0030) by Breckon Land Design, located at 523 W. Cedarbug Dr. and the 0.67 acre property to the east, located in the NE 1/4 of Section 12, T.3N., R.1W. Continued to September 18, 2025 Application Materials: https://bit.ly/H-2025-0030 A. Request: Combined Preliminary and Final Plat consisting of three (3) building lots and one (1) common lot on 0.79 acres of land in the R-8 zoning district. Motion to continue to September 18, 2025 made by Commissioner Perreault, Seconded by Commissioner Stoll. Voting Yea: Commissioner Perreault, Commissioner Sandoval, Commissioner Stoll, Commissioner Smith Voting Nay: Commissioner Rust 5. Public Hearing for Pine 43 Mixed-Use Subdivision (H-2024-0071) by DRB Investments, LLC., generally located on the north and south sides of E. Pine Ave., between N. Locust Grove Rd., and N. Hickory Ave. Continued to September 18, 2025 Application Materials: https://bit.ly/H-2024-0071 A. Request: Modified Development Agreement (H-2017-0058 – Inst.#2018- 000751) to update the conceptual development plan to allow for the development of 904 new residential units consisting of a mix of townhomes, multi-family apartments and vertically integrated residential above ground floor commercial, 200,680 sq.ft. of commercial space including a 128,880 sq.ft. hotel and 71,800 sq. ft. of other retail/restaurant commercial space, 221,340 sq. ft. of office space with 90,000 sq.ft of which is intended for med-tech uses, and 8.3 acres of private and public open space, included additional land area and update certain provisions. B. Annexation of 7.21 acres of land with the I-L (5.29 acres), C-G (1.36 acres) and R-15 (0.56 acre) zoning districts. C. Rezone of 3.07 acres (0.91 + 2.17) of land from the C-G to the R-15 zoning district. D. Preliminary Plat consisting of 41 buildable lots and 3 common lots on 36.58 acres of land in the R-15 and C-G zoning district. E. Conditional Use Permit for a multi-family development consisting of 270 units in two (2) buildings on 6.28 acres of land on Lot 2, Block 1 and Lot 2, Block 3 in the C-G zoning district with requests for alternative compliance to UDC 11-4-3-27B.3, which requires a minimum of 80 sq. ft. of private, usable open space to be provided for each multi-family unit, to allow zero (0) for studio units and to UDC Table 11-2B-3, which restricts building height to a maximum of 65 feet in the C-G zoning district to allow a maximum building height of 76 feet on Lot 2, Block 3. F. Conditional Use Permit for a height exception for a vertically integrated residential building on Lot 2, Block 2 from 65 feet to 87 feet in the C-G zoning district. G. Director’s approval for Alternative Compliance to UDC table 11-2B-3 to allow an increase in the maximum building height in the C-G zoning district from 65 feet to 76 feet on Lots 1-3, Bock 4 (hotel and vertically integrated residential buildings) and to UDC 11-4-3-41G to allow a decrease of private, usable open space for studio units in vertically integrated residential from the minimum 50 sq. ft to zero (0). Motion to continue to September 18, 2025 made by Commissioner Smith, Seconded by Commissioner Perreault. Voting Yea: Commissioner Perreault, Commissioner Sandoval, Commissioner Smith Voting Nay: Commissioner Rust, Commissioner Stoll DEPARTMENT REPORTS \[Action Item\] 6. Approval of Proposed Bylaws Approved Motion to approve ByLaws made by Commissioner Stoll, Seconded by Commissioner Rust. Voting Yea: Commissioner Perreault, Commissioner Rust, Commissioner Sandoval, Commissioner Stoll, Commissioner Smith ADJOURNMENT 9:49 P.M. --------------------------------------------------------------------------------------------------------------------- To view upcoming Public Hearing Notices, visit https://apps.meridiancity.org/phnotices --------------------------------------------------------------------------------------------------------------------- E K IDIAN:--- iuAn Planning and Zoning Presentations and outline h2 Planning and Zoning August 21, 2025Commission Meeting Zoning MapAerialFLUM Zoning MapAerialFLUM Zoning MapAerialFLUM Zoning MapAerialFLUM Proposed Zoning Exhibit for Overall Site Changes to Agenda: None Item #2: CapEd at Ten Mile (H-2025-0026) Application(s):  CUP Size of property, existing zoning, and location: This site consists of 1.489 acres of land, zoned C-G, located at 657 S Vanguard Way, located in the SW ¼ of the NW ¼ of Section 14, Township 3N, Range 1W, Parcel No. R8484040030. History: Ten Mile Center (H-2020-0074), DA Inst. #2021-089157\] Comprehensive Plan FLUM Designation: Commercial Summary of Request: The applicant is requesting a Conditional Use Permit (CUP) for a detached two-lane drive-through for two self- service automated teller kiosks, with a bypass lane for the credit union is approximately 708 square feet overall and is 16.3 feet in height detached drive-through that is within 300 feet of another drive-through for CapEd bank on 1.489 acres of land zoned C-G for two self-service automated teller kiosks that will operate 24/7. The proposed use includes construction of a new 10,884-square-foot building at the corner of Ten Mile Road and S. Vanguard Way, along with a detached, two-lane drive-through structure measuring 16.3 feet in height. The drive-through will serve two self-service automated teller kiosks operating 24/7, and landscaping is proposed along two perimeter property lines. The applicant is proposing a total of forty-three (43) parking spaces for the development, which exceeds the minimum requirement of twenty-two (22) spaces per UDC 11-3C-2. However, the Ten Mile Development Plan requires 4.5 spaces per 1,000 gross square feet, resulting in a total requirement of forty-nine (49) spaces. The applicant has indicated that Brighton Land Holdings, LLC/Ten Mile Crossing Inc. has approved the proposed forty-three (43) parking spaces, acknowledging that they exceed the UDC requirement but fall short of the Ten Mile Development Plan standard. Building Elevations Conceptual building elevations for the proposed multi-tenant building were submitted, as shown in Section VII.E. The proposed design incorporates materials such as composite lumber, brick veneer, metal, and aluminum panels. Final building design must comply with the standards outlined in the Architectural Standards Manual (ASM). The applicant has submitted applications for a Certificate of Zoning Compliance (CZC) and Administrative Design Review (DES). The City approved the CZC, and the design review was approved by Brighton Land Holdings, LLC/Ten Mile Crossing Inc Welcome to Meridian Monument Sign The applicant has been in discussions with Brighton Homes regarding a potential location for the installation of a 'Welcome to Meridian' monument sign. After evaluating all options, Brighton Homes has chosen to continue working with the City to identify a suitable location for the proposed sign without involving CapEd. The City is currently holding a surety for the completion of the sign installation. Written Testimony: None Staff Recommendation: Approval Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2025-0026, as presented in the staff report for the hearing date of August 21, 2025, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2025-0026, as presented during the hearing on August 21, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2025-0026 to the hearing date of ____ for the following reason(s): (You should state specific reason(s) for continuance) Item #3: Ten Mile Flex (H-2025-0027) Application(s):  Annexation Size of property, existing zoning, and location: This site consists of 5.55 acres of land, zoned RUT in Ada County, located at 4255 N. Ten Mile Road. History: None Comprehensive Plan FLUM Designation: Mixed Use Non-Residential Summary of Request: Annexation of 5.55 acres of land for the construction of approximately 15,900 square feet of multi-tenant industrial and 70,250 square feet of self-service storage (storage condos) in the I-L zoning district. The purpose of the MU-NR designation is to designate areas where new residential dwellings will not be permitted, as residential uses are not compatible with the planned and/or existing uses in these areas. For example, MU-NR areas are used near the City’s Wastewater Resource Recovery Facility and where there are heavy industrial or other hazardous operations that need to be buffered from residential. The subject site is surrounded by Ada County residential properties zoned RUT. However, the broader area is primarily designated as Mixed-Use Non-Residential and Low-Density Residential on FLUM. Industrial spaces and self-storage facilities are a desired use specified in the Mixed-Use Non-Residential designation, as noted above. The multi-tenant industrial spaces provide employment opportunities and valuable spaces for small-scale industrial businesses. Each user will be evaluated at the time of applying for certificate of occupancy. The self-service storage on the rear of the property is proposed to be constructed with phase one (1) of the development. The multi- tenant industrial buildings fronting on Ten Mile Road will be included in phase two (2) of the development. The self-service storage (storage condos) are a heightened use for storage, as they will be bought individually for luxury storage. The applicant intends to condo these units once they have begun construction. The applicant will be required to short plat the property to condo the units once the building permits have been submitted. The multi-tenant industrial building will be allowed to develop with all the uses listed in UDC 11-2C-2, with the further restriction of Storage Facility, Self-Service and Storage, Outdoor. The intent of restricting these uses further is to promote employment uses in these tenant spaces. The Applicant requests City Council approval of a reduced buffer width from 25- to 10-feet adjacent to the residential use to the west and south and to 15-feet adjacent to the residential use to the north as allowed by UDC 11-3B-9C.2. A reduction to the buffer width shall not affect building setbacks. A letter was submitted from the abutting property owner to the west and south, agreeing to the proposed reduced buffer. A letter was not provided from the property to the north. Access is proposed off N. Ten Mile Road (an arterial street) through a single curb cut. The applicant has condensed the two (2) access points to N. Ten Mile into a single access point on the north portion of the property. Doc Lane, the existing and proposed access point, is a 30-foot access easement that runs along the northern portion of the property and provides access to the property to the west (Parcel #S0434142020). Written Testimony: None Staff Recommendation: Approval with the requirement for a development agreement. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2025-0027, as presented in the staff report for the hearing date of August 21, 2025, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2025- 0027, as presented during the hearing on August 21, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2025-0027 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #4: Cherry Blossom East (H-2025-0030) Application(s):  Combined Preliminary/Final Plat Size of property, existing zoning, and location: This site consists of 0.79 acres of land, zoned R-8, located at 523 W. Cedarburg Dr. & the 0.67 acre property to the east. History: In 2018, this property was included in a rezone & preliminary plat application for Cherry Blossom Subdivision, which included the adjacent 10 acres of land to the west. A DA was approved as a provision of the rezone, which governs future development of the overall property. In 2019, a final plat was approved for Phase 1, which included a portion of Lot 1 that’s included in the proposed subdivision. The remainder of the subject property was not included in the final plat because there were concerns with the legitimacy of th the access easement across the adjacent property at 1303 N.W. 4 St. from N.W. 4th St., specifically pertaining to the increased number of homes the access would serve. This property was intended to be included in a subsequent phase final plat; however, a final plat was not submitted and the preliminary plat expired. Comprehensive Plan FLUM Designation: MDR (allows 3 to 8 units/acre) Summary of Request: The proposed combined preliminary and revised final plat consists of (3) building lots and (1) common lot on 0.79 acres of land in the R-8 zoning district. The proposed density of 3.8 units/acre is consistent with the MDR FLUM designation, which allows 3 to 8 units/acre, and the proposed plat is consistent with that in the DA, as required. th Access is proposed via an existing 20’ wide access easement across the abutting property to the east for access via NW 4 St. A common driveway with a turnaround is proposed on the subject property to provide access to the proposed lots that meets Fire Dept. requirements. The revised FP includes a common lot for the existing pump that lies on Lot 1, which provides irrigation to Cherry Blossom Place to the west and will provide irrigation to this subdivision – this lot is to be owned by the Cherry Blossom Place HOA. Because Cherry Blossom Place is a separate subdivision, although governed by the same DA, Staff recommends the developer submit notarized written approval from the Cherry Blossom Place HOA for the subject development to use their pump & connect to their PI system. Additionally, because testimony was submitted stating the irrigation pump is already struggling to keep up with the existing lots & common areas in that development without the (2) additional homes that are still being built & without adding (3) more in this subdivision, Staff recommends a qualified consultant with the requisite expertise review the plans for the existing system to determine if it was built per the plan and if it’s adequate to serve this development and submit their findings to the Planning Division; or, submit an approval letter from Nampa Meridian Irrigation District (NMID) if they own the system. Without such approval, the subject development should provide a separate pump station. Because this site is below 5 acres in size, the common open space & site amenity standards in the UDC do not apply. The Applicant was originally proposing to include the proposed subdivision in the existing Cherry Blossom Place HOA so that it would have access to the existing amenities and common area but due to neighborhood opposition is no longer proposing to do so. There is an existing 20’ wide sanitary sewer easement recorded along the southern boundary of the abutting property to the east that stubs to the subject property’s east property line, which contains a sewer line that will provide service to the proposed development. Water service is available for extension from N.W. 4th Street; however, an easement for the extension of service to the subject property across the abutting property to the east is needed. If an easement can’t be obtained, the developer will need to coordinate with the Public Works Dept. to determine if other options exist for provision of water service to the site. All storm drainage from the proposed development is required to be retained on-site. Staff is recommending no fencing is installed along the southern boundary of the common driveway so as not to further restrict access on the substandard driveway to the south, which is only 11’ wide. Future homes in this development are required to be built consistent with the conceptual elevations included in the DA. Written Testimony: Gary & Janet Columb; Janet & Doug Reese; Katelin Bartles, attorney representing the Williams’s family; Dennis Gil; Margie Williams; Kimberly & Daniel Laukala Key issues:  Concern about traffic safety, irrigation tie-ins with the existing Cherry Blossom Place development and inclusion of the subject property in the Cherry Blossom Place HOA.  Concern pertaining to the location of the access easement for the driveway and possible encroachment on the properties to the south and provision of a fence between the properties that would prohibit Fire Dept. access to the properties to the south – these issues have been resolved, a fence is not being allowed and the access easements have been verified to not conflict.  Request for an independent irrigation assessment to be conducted due to concern pertaining to the existing irrigation pump already struggling to keep up with the homes and common area in Cherry Blossom Place without two (2) additional homes in that development, which are yet to be constructed, and the three (3) additional homes in this development.  Request for an access road to be added to provide a connection between Cherry Blossom Place and the proposed development due to concern that the irrigation pump that provides irrigation for Cherry Blossom Place is located on a building lot in the proposed subdivision that won’t be accessible to residents since there is no direct access between the subdivisions.  Opposition to the proposed development being included in the existing Cherry Blossom Place HOA due to there being no physical connection between developments, maintenance costs associated with the lengthy access driveway from N.W. 4th St. to serve the proposed homes and delay the proposed development would have on residents taking over management of the HOA, which has been unsatisfactorily handled by the developer to date. Staff Recommendation: Approval per the conditions in the staff report Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2025-0030, as presented in the staff report for the hearing date of August 21, 2025, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2025- 0030, as presented during the hearing on August 21, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2025-0030 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #5: Pine 43 Mixed-Use Subdivision (H-2024-0071) Application(s):  Development Agreement Modification  Annexation  Rezone  Preliminary Plat  Conditional Use Permit - Multi-family Development (Lot 2, Block 1) with Alternative Compliance to UDC 11-4-3-27B.3  Conditional Use Permit - Multi-family Development (Lot 2, Block 3) with Alternative Compliance to UDC 11-4-3-27B.3 & to UDC 11-2B-3  Conditional Use Permit – Height exception (Lot 2, Block 2) Additionally, alternative compliance is requested from the Director to UDC Table 11-2B-3 to allow an increase in the maximum building height in the C-G zoning district from 65’ to 76’ on Lots 1-3, Block 4 and Lot 2, Block 3 (hotel, MFR building & 2 vertically integrated residential buildings); and to UDC 11-4-3-41G, which requires a minimum of 50 square feet of private, usable open space per unit, to allow studio units without such space. Size of property, existing zoning, and location: This site consists of 36.58 acres of land, currently zoned RUT in Ada County & C-G, generally located on the north & south sides of E. Pine Ave., between N. Locust Grove Rd. & N. Hickory Ave. History: This property was annexed with C-G zoning in 2008 with a preliminary plat for Pinebridge Subdivision, which consisted of 170+/- acres of land; a DA was required as a provision of annexation. The conceptual development plan for the site depicted 3,000,000 sq. ft. of commercial, light office & MFR residential uses and a medical campus & included the property that is now the Scentsy Commons Campus located east of N. Machine Ave. Subsequent amendment to the DA were approved in 2011 & 2021, which each removed portions of the 50+/- acre Scentsy property east of Machine Ave., from the agreement. In 2017, another amendment to the DA was approved, which updated the conceptual master plan for the site & certain provisions in the agreement, along with a rezone of 59 acres of land from the C-G to the R-15 & R-40 districts on the portion of the site north of State Ave. The updated plan included commercial components of office & retail and a variety of residential housing types consisting of SFR detached & attached homes, townhomes & MFR apartments on 120 acres of land. Comprehensive Plan FLUM Designation: Pine 43 site - MU-C (Mixed-Use Community) & HPC Buyer site – General Industrial Summary of Request: Annexation and zoning of 7.21-acres of land is requested with I-L (5.29-acres), C-G (1.36-acres) & R-15 (0.56-acre) zoning districts for the property surrounding the parcel at the NEC of Locust Grove & Pine. The FLUM designation for this property is General Industrial. Because FLUM designations are not parcel specific, an adjacent abutting designation, when appropriate and approved as part of a public hearing with a land development application, may be used as long as it doesn’t apply to more than 50% of the land being developed. The Applicant proposes to use the abutting Mixed Use – Community (MU-C) designation on 1.92 acres of the north & northeast portions of the annexation area where R-15 & C-G zoning is proposed. Staff is supportive of this request as it’s less than 50% of the land being developed and will accommodate the proposed development plan. The HPC Buyer Applicant owns the property and business (Harvey Performance Company) located at the SWC of the annexation area and plans to eventually expand the business into the 5.29-acre portion of the proposed to be zoned I-L. The remaining 1.92-acres is planned to be incorporated into the adjacent Pine 43 development through a future PBA once the property is annexed, which will resolve a deeded parcel split that occurred previously between the subject property owners that didn’t go through the proper process. A conceptual development plan, phasing plan & building elevations were submitted that show how the existing industrial business on the abutting parcel is eventually planned to expand into the I-L zoned area in the future. Four (4) phases of development are proposed with a parking area and access driveways via Pine Ave. and Locust Grove Rd. and a shared access via Pine with the adjacent property to the east. The concept plan also shows how the areas proposed to be zoned R-15 and C-G will integrate into the adjacent development. Access points to adjacent streets are not approved with the concept plan and will be evaluated with future development applications. To ensure future development is consistent with the proposed plans, Staff recommends a DA is required as a provision of annexation of the property proposed to be zoned I-L that includes the provisions noted in the staff report. The 1.92-acres proposed to be zoned R- 15 & C-G will be included in the proposed amended DA for Pine 43. A PBA application should be submitted & finalized prior to City Council approval of the amended DA to create the parcel subject to the DA & to transfer ownership of the property. A rezone 3.08-acres (0.91 + 2.17) of land from the C-G to the R-15 district is proposed for the future development of 17 townhome. The proposed zoning, use and density is consistent with the MU-C development guidelines. Note: The overall density of the area proposed to be zoned R-15 between the annexation & rezone applications (3.59 acres excluding ROS) and developed with 30 dwelling units is 8.36 units per acre, which is consistent with the desired density of 6 to 15 units in MU-C designated areas. The development agreement modification concurrently proposed with this application will include the subject rezone area. A DA modification is proposed to amend the existing approved conceptual development plan (shown on the left) for the undeveloped 36.58 acres of the site located south of E. State Ave. depicted as Areas E, F & G on the existing concept plan above, excluding the areas that are outlined in red, which have already developed with non-residential commercial uses. This area is currently entitled to develop entirely with commercial uses. An updated concept master plan is proposed as shown on the right - the Applicant proposes to develop a large portion of the commercial area with 904 new residential dwelling units consisting of 30 townhome dwelling units, a total of 270 MFR apartment units, and a maximum of 604 vertically integrated residential units above ground floor non-residential space. This is an increase of 880 dwelling units over what is currently entitled to develop in Pine 43 and that is already built out. The remaining area is proposed to develop with 481,020 sq. ft. of non-residential space, including a proposed 128,880 sq. ft. hotel with a restaurant, lounge and conference area and 71,800 sq. ft. of other retail/restaurant commercial space; 221,340 sq. ft. of office space, 90,000 sq. ft. of which is intended for med-tech (i.e. medical office, research and technology) uses; and 59,000 sq. ft. of commercial/office in the vertically integrated residential buildings. This is an increase of 134,020 sq. ft. of non-residential space over what is currently entitled, which is not yet been built out in Pine 43. Conceptual renderings of the overall development were submitted as shown. An overall open space exhibit was submitted as shown that depicts a total of 8.3 acres (or 23% of the site) of private and public qualified open space, including developed green spaces, amenities, and a 41,000+ sq. ft. public plaza consisting of the “qualified open space” & “open space on non-residential lots”. Note: The private space is provided as part of the vertically integrated residential projects & multi-family developments and is not accessible to the public. A pedestrian connectivity plan was also submitted as shown. A 10’ wide multi-use pathway is proposed along the east side of N. Webb Way in accord with the Pathways Master Plan; detached sidewalks are proposed adjacent to arterial & collector streets; attached sidewalk is proposed along the southern portion of Webb, which is a local street. Staff is generally supportive of the portion of the proposed concept plan north of Pine as it provides a mix of uses as desired for MU-C designated areas. However, Staff is concerned the proposed amendment would substantially reduce the amount of land designated for employment-generating uses, which may in turn limit future opportunities for family-wage jobs within the area. Staff and ACHD have significant concerns pertaining to the traffic impact the proposed changes to the concept master plan will have on the surrounding transportation network beyond what was originally anticipated. For these reasons, it’s Staff’s opinion the previously entitled development plan for commercial uses in the area south of Pine where MFR & vertically integrated residential uses are proposed is in the best interest of the City to retain as it provides needed employment opportunities & services for nearby residents, while also reducing vehicle trips and supporting trip capture. Additionally, it’s Staff’s opinion the vertically integrated residential use on Lot 1, Block 1 is not compatible with adjacent industrial uses and operations to the south. Industrial operations typically produce impacts such as noise, vibration, light pollution, and emissions, which can negatively affect the health, safety, and overall livability of nearby residential environments. A preliminary plat is proposed consisting of 41 buildable lots & 3 common lots on 36.58-acres of land in the R-15 & C-G zoning districts. The plat is proposed to develop in (8) phases as shown on the phasing plan. The NW portion of the preliminary plat includes portions of existing County parcels that will be included in a future PBA application with adjacent City zoned parcels once the property is annexed with this application. If a PBA isn’t approved & a ROSurvey recorded, this would create an illegal division of land if a final plat were recorded. For this reason, Staff recommends approval of the preliminary plat is contingent upon final approval of a PBA application for the realignment of property lines between the HPC Buyer & DRB Investments properties as shown on the preliminary plat. A FP application should not be submitted to the Planning Division until a PBA application is finalized & a ROSurvey is recorded that matches the configuration of the properties shown on the preliminary plat. In the event a PBA is not finalized, a new preliminary plat application would be required that excludes the land anticipated to be included in the PBA. Two (2) conditional use permits are proposed for a MFR development on Lot 2, Block 1 & Lot 2, Block 3. The one on Lot 2, Block 1 includes 139 units on 2.87 acres of land in the C-G district; and the one on Lot 2, Block 3 includes 132 units on 3.40 acres of land in the C-G district. Between the two developments, a total of 271 apartment units are proposed in the area currently entitled to develop with commercial uses. Alternative compliance is proposed with the CUP’s to UDC 11-4-3-27B.3, which requires a minimum of 80 s.f. of private, usable open space to be provided for each MFR unit, to allow (0) for all studio units – as alternative compliance, the applicant is proposing private roof top amenity decks which will be available to all residents in the buildings but will likely be used the most by residents of studio units since they have the least space to host groups of visitors. A similar request was submitted to the private usable open space standards for vertically integrated residential units, which requires a minimum of 50 s.f. of private area – Staff is requesting an updated open space exhibit to be submitted that excludes street buffers prior to the Director acts on those requests. Alternative Compliance is also requested to UDC Table 11-2B-3, which restricts building height to a maximum of 65’ in the C-G zoning district to allow a maximum building height of 76 feet on Lot 2, Block 3. This request is to be considered by the Commission & City Council as part of the CUP request. Conceptual building elevations were submitted for the proposed MFR structures as shown Because it’s Staff’s opinion that the existing entitled development plan for commercial uses in these areas is in the best interest of the City as it provides needed employment uses and residential services in this area, Staff recommends denial of the proposed CUP’s (and consequently the associated alternative compliance requests) for an additional 271 apartment units in this area and recommends the concept master plan is amended to depict non-residential commercial/office uses in this area consistent with the existing entitled plan for the area. A CUP is proposed for a height exception to UDC Table 11-2B-3, for the vertically integrated residential building on Lot 2, Block 2 to exceed the maximum allowed height of 65-feet allowed in the C-G district to allow a maximum height of 87-feet. This would be an increase of 34% in the maximum building height in the C-G district. The Applicant states additional height is needed to accommodate vertical integration of uses and the appropriate urban density to support mixed use and sustainability by allowing for urban density that can support the commercial and office uses in the development consistent with the Comprehensive Plan. Staff is generally in support of the proposed height exception as justified by the Applicant and is of the opinion it’s appropriate for the proposed development and is consistent with the Comprehensive Plan. However, Staff recommends the Commission and City Council consider reducing the number of residential units proposed above the first floor in order to accommodate more employment and service uses to support residential uses in this area and to reduce vehicle trips and encourage trip capture as a condition of approval. Written Testimony: None Staff Recommendation: Staff recommends approval of the proposed development plan per the provisions in the staff report with the exception of the two (2) MFR developments & the vertically integrated residential project located south of E. Pine Ave. in Blocks 1 & 3. Staff does not support residential uses in this area, as the previously entitled commercial plan is considered more beneficial to the City by providing needed employment opportunities and services for nearby residents, while also reducing vehicle trips and supporting trip capture. In addition, Staff does not support the vertically integrated residential use on Lot 1, Block 1 as it is not compatible with adjacent industrial uses and operations. Staff recommends the Commission consider reducing the number of vertically integrated residential units proposed north of E. Pine Ave. and requiring commercial/office uses above the first floor to provide a more commensurate level of employment and services to support nearby residents and reduce vehicle trips. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2024-0071, as presented in the staff report for the hearing date of August 21, 2025, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2024- 0071, as presented during the hearing on August 21, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0071 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the August 7, 2025 Planning and Zoning Commission Meeting 4 Meridian Planning&Zoning Commission August 7,2025 Page 27 of 27 Garrett: Second. Lorcher: It's been moved and seconded to adjourn. All those in favor say aye. Any opposed? Motion carries. Thank you very much. See you in two. MOTION CARRIED: FIVE AYES. TWO ABSENT. MEETING ADJOURNED AT 7:20 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED 8 I 21 125 MARIA LORCHER - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK F31 w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing continued from August 7, 2025 for CapEd at Ten Mile (H- 2025-0026) by Megan West, Slichter Ugrin Architecture, located at 657 S. Vanguard Way Application Materials: https://bit.ly/H-2025-0026 A. Request: Conditional Use Permit for a detached two-lane drive-through for two self-service automated teller (ATM) kiosks within 300 feet of another drive-through on 1.489 acres of land zoned C-G. 32 i I PUBLIC HEARING SIGN IN SHEET DATE: August 21, 2025 ITEM # 2 PROJECT NAME: CapEd at Ten Mile (H-2025-0026) I wish to testify Your Full Name Your Full Address Representing (mark X (Please Print) HOA? if yes) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,, DEPARTMENT REPORT HEARING 8/7/2025 Legend DATE: `1 k Project Location TO: Planning&Zoning Commission Area of impact ' „AID i City Limits FROM: Linda Ritter,Associate Planner Q Analysis _ 208-884-5533 - . APPLICANT: Megan West, Slichter Ugrin _ Architecture - - SUBJECT: H-2025-0026 , . ten,, CapEd Ten Mile-CUP LOCATION: 657 S Vanguard Way, located in the SW _ 1/4 of the NW 1/4 of Section 14, Township - 3N,Range 1W, Parcel No. R8484040030 ' I. PROJECT OVERVIEW A. Summary The applicant is requesting a Conditional Use Permit(CUP) for a detached two-lane drive- through for two self-service automated teller kiosks,with a bypass lane for the credit union is approximately 708 square feet overall and is 16.3 feet in height detached drive-through that is within 300 feet of another drive-through for CapEd bank on 1.489 acres of land zoned C-G for two self-service automated teller kiosks that will operate 24/7. B. Issues/Waivers None C. Recommendation Staff recommends approval of the proposed conditional use permit with the conditions in Section IV per the Findings in Section V. D. Decision City of Meridian I Department Report 1. Project Overview ■ I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Financial Institution w/a drive-through - Existing Zoning General Retail and Service Commercial District(C-G) VII.A.2 Proposed Zoning General Retail and Service Commercial District(C-G) Adopted FLUM Designation Commercial VII.A.3 Proposed FLUM Designation Commercial Table 2: Process Facts Description Details Preapplication Meeting date 4/l/2025 Neighborhood Meeting 4/22/2025 Site posting date 8/11/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes/Staff Report - • Commission Action Required No - • Access S.Vanguard Way/Collector - ITD Comments Received No comment or concerns at this time Meridian Fire No Comment Meridian Police No Comment - Meridian Public Works Wastewater IV.B & Distance to Mainline Available at the site - • Impacts or Concerns See Public Works site specific conditions Meridian Public Works Water • Distance to Mainline Available at the site • Impacts or Concerns None 0 Note: City/Agency Comments and Conditions Section and public record for all department/agency comments received. CapEd Ten Mile-CUP H-2025-0026 (copy this link into a separate browser). City of Meridian I Department Report II. Community Metrics ■ Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:R8484040030 Date Retrieved:2025/6/5 Parcel Count Parcel Acreage Infill Indicator: S92 Surrounding Area AtMk 32 1 0�o Not city 1W ® City Limits 1,523 ■ Not City 7 7A f Household Household& Population Growth I % Households 02020 Population Change:55.4% Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 Use Types Residential Addresses All Addresses ■ Single-family 77% 72% �% Multi-family 23% 22% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved i 0 2000 4000 6000 0 2000 4000 6000 0 Single-family ® Multi-family City of Meridian I Department Report II. Community Metrics ■ 2.00 500 Single-family y Residential T 1.50 a 3 Parcel Diversity (A 1.0o u° 0 Parcel Count �, 0.50 L 0.25 D.14 .11 a Average Acres 0.00 0 R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average 10.00 09.41 ResidentialDensity Q 7.08 a 5.00 E) 7.02 0.00 ---4DO.39 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. Fiuure 3: Service Impact Summary Ready 0 0 0 0 0 w l w l Marginal 0 0 Caution 0 o��e e�e� \ooa �\�e O\``e �aA� a�y \oc �a�� \�e ��\\- �eSQ `' L0 oo� oo o as Q < Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics ■ III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The Future Land Use Map(FLUM) designates this property as Commercial. This designation will provide a full range of commercial uses to serve area residents and visitors. Desired uses may include retail,restaurants,personal and professional services, and office uses, as well as appropriate public and quasi-public uses.Multi-family residential may be allowed in some cases but should be careful to promote a high quality of life through thoughtful site design, connectivity, and amenities. Sample zoning include: C-N, C-C, and C-G. The proposal to construct a new 10,884-square-foot financial institution at the corner of Ten Mile Road and S. Vanguard Way is an allowed use within the C-G zoning district. However,the detached 16.3-foot-tall drive-through structure,which includes two self-service automated teller kiosks operating 24/7 and landscaping along two perimeter property lines,requires approval of a Conditional Use Permit because it is located within 300 feet of another drive-through. Table 4: Pro*ect Overview Description Details History Ten Mile Center(H-2020-0074),DA Inst.#2021-089157] Phasing Plan 1 Acreage 1.489 acres B. History In 2020 a Development Agreement modification was approved to terminate all existing agreements in the Ten Mile Crossing development area in favor of one master agreement to govern future development of the overall area. The proposal includes a request for adoption of project-specific design guidelines to supersede those in the Ten Mile Interchange Specific Area Plan(TMISAP),which include deviations from certain goals and guidelines including decreased floor area ratios, different street and streetscape designs, landscape and architectural design elements and site development standards,including an increase in height in the C-G zoning district of up to 100-feet to allow for 6-story buildings. The purpose of the design guidelines is as follows: to encourage flexibility, innovation and creativity in Ten Mile Crossing's overall design and development that respond to market demand and site specific conditions while enhancing the economic viability and quality of Ten Mile Crossing and the City of Meridian; allow for innovative design solutions that create visually pleasing and cohesive patterns of development; provide for the implantation and balance of a variety of uses within the development including viable mixed-use projects; identify and define standards for uses that may allowed in each of the land use categories; create functionally integrated development that allows for a more efficient and cost effective provision of public services;provide for the public health, safety, enjoyment, convenience and general welfare, and provide efficient and effective administrative processes. An administrative framework for the development process was established for this area and includes the creation of an in-house design review board("TMCDR Board")and internal design review process prior to application submittals to the City for Certificate of Zoning Compliance (CZC)and Design Review(DR)approval. This Board would forward its decisions to the City for their consideration of all project applications. Staff would review these applications and the decision of the Board. City of Meridian I Department Report III. Staff Analysis ■ C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The proposed use includes construction of a new 10,884-square foot building at the corner of Ten Mile Road and S. Vanguard Way, along with a detached, two-lane drive-through structure measuring 16.3 feet in height. The drive-through will serve two self-service automated teller kiosks operating 2417, and landscaping is proposed along two perimeter property lines. The applicant is proposing a total of forty-three(43)parking spaces for the development, which exceeds the minimum requirement of twenty-two (22)spaces per UDC 11-3C-2. However, the Ten Mile Development Plan requires 4.5 spaces per 1,000 gross square feet, resulting in a total requirement offorty-nine(49)spaces. The applicant has indicated that Brighton Land Holdings, LLC/Ten Mile Crossing Inc. has approved the proposed forty-three (43)parking spaces, acknowledging that they exceed the UDC requirement but fall short of the Ten Mile Development Plan standard. 2. Proposed Use Analysis (UDC 11-2 and 11-3A-16): The proposed use includes a detached, two-lane drive-through for two self-service automated teller kiosks, with an additional bypass lane for CapEd Credit Union. The structure will be approximately 708 square feet in size and 16.3 feet in height. A drive-through establishment must be approved through a Conditional Use Permit as it is within 300 feet of an existing drive-through. The hours of operation being requested through this conditional use permit for the proposed automated teller kiosks are 2417. The proposed use complies with the zoning for the site and is subject to specific use standards as listed in UDC 11-4-3-11 drive-through establishment, 11-4-3-1 7financial institution and 11-3A-16 self-service uses. 3. Dimensional Standards (UDC 11-2): The proposed detached, two-lane drive-through—serving two self-service automated teller kiosks and including a bypass lane for the credit union—will be approximately 708 square feet in size and 16.3 feet in height. The site complies with the dimensional standards of the C- G zoning district. 4. Specific Use Standards (UDC 11-4-3-11): A. A drive-through establishment shall be an accessory use where the drive-through facility (including stacking lanes, speaker and/or order area,pick up windows, and exit lanes)is: 1. Not within three hundred three hundred(300) feet of another drive-through facility, a residential district, or an existing residence: or 2. Separated by an arterial street from any other drive-through facility,residential district or existing residence; or 3. Not within the O-T zoning district. Otherwise a conditional use permit is required. B. All establishments providing drive-through service shall identify the stacking lane,menu and speaker location(if applicable),and window location on the certificate of zoning compliance or the conditional use permit. Speakers are prohibited in the O-T zoning district. City of Meridian I Department Report III. Staff Analysis ■ C. A site plan shall be submitted that demonstrates safe pedestrian and vehicular access and circulation on the site and between adjacent properties.At a minimum the plan shall demonstrate compliance with the following standards: 1. Stacking lanes shall have sufficient capacity to prevent obstruction of driveways, drive aisles,and the public right-of-way by patrons. 2. The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designated employee parking. 3. The stacking lane shall not be located within ten(10)feet of any residential district or existing residence. 4. Any stacking lane greater than one hundred 100 feet in length shall provide for an escape lane. 5. The site should be designed so that the drive-through is visible from a public street for surveillance purposes. D. The applicant shall provide a six-foot sight obscuring fence where a stacking lane or window location adjoins a residential district or an existing residence. Staff find the applicant meets the requirements for a drive-through establishment. 5. Specific Use Standards(UDC 11-4-3-17 Financial Institutions): A. The location,access and safety features of all automated teller machines(ATMs) shall be subject to review and approval by the Meridian Police Department, and in accord with the standards set forth in section 11-3A-16 of this title. B. All ATMs shall be deemed an accessory use to a financial institution. C. All approaches and entrances to ATMs should be highly visible and adequately lit so that people cannot loiter, or enter,without being seen. The addition of security cameras are highly recommended. Staff find the applicant meets the requirements for a financial institution. 6. Specific Use Standards(UDC 11-3A-16 Self-Service Uses): Any unattended, self-service uses, including,but not limited to,laundromats, automatic teller machines(ATMs),vehicle washing facilities,fuel sales facilities, and storage facilities, shall comply with the following requirements. The Meridian Police Chief or designee may approve alternative standards where it is determined that a similar or greater level of security is provided. A. Entrance or view of the self-service facility shall be open to the public street or to adjoining businesses and shall have low impact security lighting. B. Financial transaction areas shall be oriented to and visible from an area that receives a high volume of traffic, such as a collector or arterial street. C. Landscape shrubbery shall be limited to no more than three(3)feet in height between entrances and financial transaction areas and the public street. Stafffind the applicant meets the requirements for a self-service uses. City of Meridian I Department Report III. Staff Analysis ■ D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan 3.07.02A, Comp Plan 5.01.02D, UDC H- 3A-19): Require pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments. Require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. Therefore, buildings shall be designed in accord with the "City of Meridian Architectural Standards Manual." Per UDC 11-3A-19 pedestrian walkways shall provide a continuous walkway that is a minimum of five(5)feet in width from the perimeter sidewalk to the main building entrance(s)for nonresidential uses. The internal pedestrian walkway shall be distinguished from the vehicular driving surfaces through the use ofpavers, colored or scored concrete, or bricks. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets Per UDC 11-2B-3, landscape buffers along arterial shall be thirty-five (35)feet in width. The applicant will be required to install the landscape buffer along S. Eagle Road. The applicant is proposing a twenty(20)foot wide landscape buffer along the internal drive aisle. ii. Parking lot landscaping Per UDC 11-3B-8, the applicant shall provide perimeter and internal parking lot landscaping to soften and mitigate the visual and heat island effect of a large expanse of asphalt in parking lots, and to improve the safety and comfort of pedestrians.A five-foot wide minimum landscape buffer adjacent to parking, loading, or other paved vehicular use areas. iii. Landscape buffers to adjoining uses The applicant is proposing landscaping along the multiuse pathway along S. Ten Mile Road that shall comply with UDC 11-3B-12. iv. Storm integration 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 practices as adopted by the City as set forth in UDC 11-3A-18. v. Pathway landscaping Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. Staff find the landscape plan shows the applicant meets the requirements of UDC 11-3B- 12 for pathway landscaping. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis Per UDC 11-3C commercial buildings require one (1)parking space for every five hundred(500)square feet of gross floor area. The total number of parking spaces required is twenty-two (22). However, the Ten Mile Development plan requires 4.5 stalls per 1,000 gross square feet which equates to 49 stalls. The applicant is proposing forty- City of Meridian I Department Report III. Staff Analysis ■ three(43)parking spaces which exceed the required number of parking spaces for this proposal. ii. Bicycle parking analysis Per UDC 11-3C-6.G requires one (1) bicycle parking space shall be provided for every twenty-five(25)proposed vehicle parking spaces or portion thereof, except for single- family residences, two-family duplexes, and townhouses. Based on the forty-three (43) parking spaces being proposed, two (2) bicycle parking spaces are required. 4. Building Elevations (Comp Plan 5.01.02D, Architectural Standards Manual): Conceptual building elevations for the proposed multi-tenant building were submitted, as shown in Section VII.E. The proposed design incorporates materials such as composite lumber, brick veneer, metal, and aluminum panels. Final building design must comply with the standards outlined in the Architectural Standards Manual(ASM). The applicant has submitted applications for a Certificate of Zoning Compliance(CZC) and Administrative Design Review(DES). The City approved the CZC, and the design review was approved by Brighton Land Holdings, LLC/Ten Mile Crossing Inc. The Comprehensive Plan's goal is to require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. E. Transportation Analysis Ada County Highway District(ACHD)reviewed the submitted application and has determined that there are no improvements required to the adjacent street(s). 1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4): Access to the property is from S. Vanguard Way via S. Ten Mile Road. The Comprehensive Plan's goal is to require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. 2. Multiuse Pathways (UDC I1-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan. The Pathways Master Plan does not depict a multi-use pathway on this site. No pathways are proposed except for sidewalks required along streets within the development. 3. Pathways (Comp Plan 4.04.OIA, UDC 11-3A-8): Comprehensive Plan policy 4.04.OIA ensures that new development and subdivisions connect to the pathway system. The proposed development The Pathways Master Plan does not depict a multi-use pathway on this site. No pathways are proposed except for sidewalks required along streets within the development. 4. Sidewalks (UDC 11-3A-17): All sidewalks constructed as part of this proposal are required to comply with the standards listed in UDC 11-3A-17. F. Services Analysis The applicant has been in discussions with Brighton Homes regarding a potential location for the installation of a'Welcome to Meridian'monument sign. After evaluating all options,Brighton Homes has chosen to continue working with the City to identify a suitable location for the City of Meridian I Department Report III. Staff Analysis ■ proposed sign without involving CapEd. The City is currently holding a surety for the completion of the sign installation. l. Waterways (Comp Plan 4.05.01 C, UDC 11-3A-6): N/A. There are no waterways on the existing property. 2. Pressurized Irrigation(UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 3. Storm Drainage (UDC 11-3A-18): The applicant shall design and construct an adequate storm drainage system in accordance with the city's adopted standards and shall follow Best Management Practice as adopted by the city. 4. Utilities (Comp Plan 3.03.03A, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main,fire hydrant and water service require a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. City of Meridian I Department Report III. Staff Analysis ■ IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. This project is subject to all current City of Meridian ordinances and shall comply with the previous conditions of approvals associated with this site [Ten Mile Center(H-2020-0074), DA Inst. #2021-0891571. 2. A Certificate of Zoning Compliance was submitted,reviewed and approved for the proposed use(A-2025-0058). 3. Development of the property shall comply with the C-G standards listed in UDC 11-213- 3 and the standards listed in UDC 11-4-3-11 for Drive-Through Establishments,UDC 11-4-3-17 Financial Institutions and UDC 11-3A-16 Self-Service Uses. 4. Outdoor lighting shall comply with the standards listed in UDC 11-3A-11. 5. The Applicant shall comply with all conditions of ACHD. 6. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. 7. The conditional use permit 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 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 asset forth in UDC 11-5B-6F. B. Meridian Public Works Site Specific Conditions of Approval 1. Site has an existing 8" stub into the property. All connections (hydrants, water service, fire lines) should come off of this stub. Callout the removal of the blow-off and have the water service connect a maximum of 3 ft from the end of the stub. 2. Existing water main stubs installed that remain unused by new development shall be abandoned at the time of the new development. These stubs shall be abandoned at the active main by removal of the gate valve and installation of a blind flange or plug at the fitting. Gate valves shall not be abandoned in place without prior approval of the City Engineer. Any associated easements that are in place for these stubs shall be properly eliminated per City requirements. 3. If a Well is located on the site it must be abandoned per regulatory requirements and proof of abandonment must be provided to the City. 4. Ensure no sewer services pass through infiltration trenches. 5. Provide 20'Easements for mains,hydrant laterals and water services. Easements should extend up to the end of main/hydrant/water meter and 10'beyond it. 5. No permanent structures (trees, bushes, buildings, carports, trash receptacle walls, fences, infiltration trenches, light poles, etc.) to be built within the utility easement. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ General Conditions of Approval 1. Applicant shall coordinate water and sewer main size and routing with the Public Works Department. 2. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 3. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). Sewer/water easement varies depending on sewer depth. Sewer 0-20 ft deep require a 30 ft easement, 20-25 ft a 40 ft easement, and 25-30 ft a 45 ft easement. Ensure no permanent structures (trees,bushes, buildings, carports,trash receptacle walls, fences,infiltration trenches,light poles,etc.) are built within the utility easement. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 5. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 6. All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. 8. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 9. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 10. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 11. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 12. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 13. Developer shall coordinate mailbox locations with the Meridian Post Office. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ 14. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 15. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 16. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 17. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 18. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A copy of the standards can be found at hllp://www.meridiancily.oriz/public works.aspx?id=272. 19. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 20. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. Irrigation Districts 1. Nampa&Meridian Irrigation District https:llweblink.meridianciLy.or lWebLink/Browse.aspx?id=405543&dbid=0&redo=Meridia nCi D. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridiancity.ory WWebLink/browse.aspx?id=405543&dbid=0&redo=MeridianCit X E. Ada County Highway District(ACHD) https:llweblink.meridiancioy.or lWebLink/Browse.aspx?id=405543&dbid=0&repo=MeridianCit X F. Idaho Transportation Department(ITD) https:llweblink.meridiancioy.or lWebLink/browse.aspx?id=405543&dbid=0&repo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ V. FINDINGS A. Conditional Use(UDC 11-5B-6E) The commission shall base its determination on the conditional use permit request upon the following: l. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Stafffind that the site is large enough to accommodate the proposed use. The site is 1.489 acres in which the proposed drive-through will occupy 0.016 acres. The proposed detached two-lane drive-through for two self-service automated teller kiosks, with a bypass lane for the credit union is approximately 708 square feet overall and is 16.3 feet in height. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffind the proposed detached drive-through will be harmonious with the uses allowed in the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section VII of this report. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Stafffind the design, construction, operation and maintenance of the proposed use will be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The detached drive-through complies with the purpose statement of the C-G zone which is to provide the largest scale and broadest mix of retail, office, service, and light industrial uses. Other permitted uses within the C-G zone include retail, restaurants,personal and professional services, as well as appropriate public and quasi public uses. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. Stafffind the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Stafffind the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Stafffind the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Stafffind the proposed use will not result in the destruction, loss or damage of any such features. City of Meridian I Department Report V. Findings ■ 9. Additional findings for the alteration or extension of a nonconforming use: This finding is not applicable. 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, This finding is not applicable. 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This finding is not applicable. City of Meridian I Department Report V. Findings ■ VI. ACTION A. Staff: After reviewing the project for compliance with the city's comprehensive plan and unified development code, staff find the project complies if the applicant adheres to the conditions outlined in Section IV per the Findings in Section V of the staff report. B. Commission: Pending City of Meridian I Department Report VI. Action ■ J FI ct Location • of Impact \ yZ 4L, le® RA}'NKL-IN KA �a ,, ` � \ � 1" ;��' .'�.:-•#1:� DYEETEM RL-AND u®NMI _ FRANKL-IN • a y a � ; V Z � W J � IIIIII o� m =IIIIIII' IIIIIIIIIZ�� i�.'� sa I�I��I�►�I� ��► �i MEN ovN� - ij� a�u-1 ...Iny r�rlllu� ��. i 4 r ♦�• enHlllluununuxunlnll _ �� p�,��i�Li�',l: Legend Uj Project Location Area of Impact a N nll-ti Y#{ l ii: O O An LU alysis Z FRANKL-IN � � - �uunnn� ° �■fin■�1 Q 10 _..N*3 • j .i ....1 301,0212 - • .Illllfll I�IllllllllI U • • - '��1�� '�� _=fIIIIfII IIIIIIIIfIIZL=�"��::, 84 ►�/�►- � num 4nm - . - mo■ ■■� —1 01/ERL-AND Legend Project Location Area of Impact City Limits Planned Parcels �,1,j iil•,, �ryrgl■"i a �r h ■■ ='FRANKR-IN ' - __ ■I ■r.L ..�bk1■px101xlllllll ICI" � 1 11111 \IIIIk111.-=111 �� !i� •■ -�� + � L � I ISM II Ixx111 � 1 0 Analysis �1IIIIr(/f1rriiiii!!"„"rrr1� w � //mr Illly�jr!!gal1111/UBlrlfdgo W-1 ;.:...■.,; .0 11111 r —aiTloiiiino`nunl`J_ � � WE • �I/1 JC■ anlni rill .11== � IIIIIIIII� I === � � 11 IEIAlI/ moo VilhlElllillllll 1111III_Illlm._ ♦ j,� �'I! ?Ilxllll �� ' I�� :rll�r II If fl f Ilf Illlf Ifl �m _ .� �I111111111111111111 �=: -� z�� -OVERLAND+ 3 EI:Ic 1 1 . /"1. ■ "11 1 5. Map Notes Nearby Recent Preliminary Plats ,within last 5-years Z H-2019-0076 H-2019-0089 H-2020-0007 H-2020-0010 H-2020-0099 H-2020-0113 H-2021-0035 H-2021-0054 H-2021-0055 H-2021-0063 H-2021-0081 H-2018-0125 H-2022-0080 H-2022-0079 H-2023-0020 H-2023-0018 H-2023-0054 H-2024-0006 H-2024-0010 H-2024-0011 H-2024-0018 H-2024-0030 H-2024-0026 H-2024-0051 Nearby Recent Conditional Use Permits(within last 5-years) H-2020-0005 H-2020-0039 H-2020-0074 H-2020-0099 H-2020-0083 H-2020-0113 H-2020-0120 H-2021-0014 H-2021-0063 H-2021-0081 H-2018-0125 H-2022-0004 H-2022-0001 H-2022-0088 H-2022-0079 H-2023-0045 H-2023-0049 H-2024-0010 H-2023-0071 H-2024-0043 City of Meridian I Department Report VII. Exhibits ■ B. Subject Site Photos -- �T - - y 4 "g-.y �� F'µX' _ � - u5"a '�e=•"*.'ter n-'^�°„' � 'b r-M Ina r , City of Meridian Department Report VII. Exhibits ■ , F -Y. a. City of Meridian Department Report VII. Exhibits ■ C. Service Accessibility Report PARCEL R8484040030 SERVICE f!�! Overall Score: 31 38th Percentile Description I _ Location In City Limits GREEN Extension Sewer Tr.inks:-,e--' ma'--is = 500 ft. f-c-- p GREEN Floodplain Either not within the 100 yr floodplain or > ? a GREEN Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing {# of lanes) School Walking Proximity From 1/2 to 1 mile walking YELLOW Either a High School or College within 2 miles OR a r School ❑rlvablllty Middle or Elementary School within 1 mile driving GREEN (existing or future) ParkWalkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits ■ D. Site Plan (date: 5/6/2025) Rj i air"' •IMF ;: ::;.:;' ;:,:::;: ::;• ...� o I 1 _ .-1.::.:...:.::.:.is-:•.-: rT` -- -- - SITE PLAN coxc[nunt ruxs m�imi.:.0 oe,� .� ® ern ®uumnrmeuu nEon vICINRY 1MP l5RE PLRx u dYlilMiQN/Mc A1J1 m 24024 City of Meridian Department Report VII. Exhibits ■ E. Landscape Plan(date: 5/5/2025) REo�,�ME�,s s�K � 1 SlS23I� A� 0'g t-- L100 g e City of Meridian Department Report VII. Exhibits ■ F. Building Elevations(date: 5/6/2025) i Q� fi.. {I a . k I Sl11dO-A��ll RAT rwrrmeolsisaa cv�u.r DRIVE-THRU - WEST •.✓ 54�9.I.r Ql Q2 13 6 rxlllm Sim-'RAY I � I 1�____.. .,_. .�. �L....____._.4_s_-.'•]pia•" DRIVE-THRU - EAST YJYG li1S. I'aT Ed 3a ❑� I Y�' �r :} Zik. DRIVE-THRU - SOUTH F s�tie�nr I�a PmN 3a i L sluo,a�wi sear realm,Dooms urm eu,r DRIVE-THRU - NORTH E +r•�^,� I�ar City of Meridian Department Report VII. Exhibits ■ 1 2 3 4 5 fi 6i] 8 9 10 10 9 8 ] fi fi 5 4�9 2 1 I I ! I I I I I I I I I I I 1 I f I I I I EAST ELEVATION C I I I I I I I SOUTH ELEVATION1-4 B I n � F Q oc Y Y Qc e A I I I I I I I I I I i NORTH ELEVATION A CONCEPTUAL PLANS n�rmre.vim;oc.rm ,� ® r rn ®uu�anveo[wceeur BUILDING 2.DRIVE.Ti RIJ ELEVATIONS .W1A��IF#A!EE A3.11 24024 City of Meridian Department Report VII. Exhibits ■ G. Conceptual Renderings (date: 5/6/2025) W- -- C NORTHEAST� NORTXWESi�rl Edl E Y•f DRIVETHRU/6 SOUTHEAST/1 MORTGAGE CENTER COMMUNITY ROOM ENTRY/1 - f y m SOUTHWEST/1 MAIN ENTRANCE/1 CONCEPNFLYWiS mamvu ua AVO �.m .� mucim�wuaeon CONCBNLLYENOBBIGS 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. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts ■ 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 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 ■ w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing continued from August 7, 2025for Ten Mile Flex (H-2025- 0027) by Jeff Hatch, located at 4255 N. Ten Mile Rd. Application Materials: https:Hbit.ly/H-2025-0027 A. Request: Annexation of 5.55 acres of land for the construction of approximately 15,900 sq.ft. of flex space and 70,250 sq.ft. of self-service storage (storage condos) in the I-L zoning district. 62 PUBLIC HEARING SIGN IN SHEET DATE: August 21, 2025 ITEM # 3 PROJECT NAME: Ten Mile Flex (H-2025-0027) I wish to testify Representing Your Full Name Your Full Address (mark X HOA? if yes (Please Print) ) A/0 A)0 4V 7 5" 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,, DEPARTMENT REPORT HEARING 8/7/2025 Legend DATE: Project Location TO: Planning&Zoning Commission r r„Area of impact }= City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 _ nnapoli@meridiancity.org APPLICANT: Jeff Hatch SUBJECT: H-2025-0027 Ten Mile Flex LOCATION: Located at 4255 N. Ten Mile Road in the southeast 1/4 of the northeast 1/4 of _�' `1 Section 34,TAN.,R.I W. I. PROJECT OVERVIEW A. Summary Annexation of 5.55 acres of land for the construction of approximately 15,900 square feet of multi-tenant indiustrial and 70,250 square feet of self-service storage(storage condos)in the I-L zoning district. B. Issues/Waivers The applicant requests a City Council waiver to reduce the 25-foot landscape buffers to 10 feet to the south,north, and west. The existing residential in Ada County. This is for the properties to the north,west, and south. The applicant has received letters from the C. Recommendation Staff: Approval Commission: Pending D. Decision Council: Pending City of Meridian I Department Report I. Project Overview ■ I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Industrial - Existing Zoning RUT in Ada County VII.A.2 Proposed Zoning Light Industrial(I-L) Adopted FLUM Designation Mixed Use Non-Residential VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 3/11/2025 Neighborhood Meeting 4/10/2025 Site posting date 7/31/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.0 • Comments Received Yes - • Commission Action Required No ' - • Access Doc Lane(Private Street)via N.Ten Mile Road(Arterial - Road) • Traffic Level of Service N.Ten Mile Road:Better than"E" - ITD Comments Received Yes:No Comment Meridian Public Works Wastewater IV.B • Distance to Mainline Available at Site • Impacts or Concerns See Public Works Site Specific Conditions Meridian Public Works Water TV.B • Distance to Mainline Available at Site • Impacts or Concerns None Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. City of Meridian I Department Report 64 Figure 1: Service Impact Summary ImpactService . . Ready Marginal Caution 00 o° al Notes: See Error! Reference source not found..Error!Reference source not found.. City of Meridian I Department Report ■ III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The subject property is designated as Mixed Use Non-Residential on the Future Land Use Map (FLUM). The proposed zoning of Light Industrial(I-L)is consistent with the FLUM. The applicant is proposing to construct approximately 15,900 square feet of flex space and 70,250 square feet of self-service storage(storage condos). These uses are listed as allowed in the I-L zoning in the UDC and Comprehensive Plan. The purpose of the MU-NR designation is to designate areas where new residential dwellings will not be permitted, as residential uses are not compatible with the planned and/or existing uses in these areas. For example,MU-NR areas are used near the City's Wastewater Resource Recovery Facility and where there are heavy industrial or other hazardous operations that need to be buffered from residential. The subject site is surrounded by Ada County residential properties zoned RUT. However,the broader area is primarily designated as Mixed-Use Non-Residential and Low-Density Residential on FLUM. Industrial spaces and self-storage facilities are a desired use specified in the Mixed- Use Non-Residential designation, as noted above. The multi-tenant industrial spaces provide employment opportunities and valuable spaces for small-scale industrial businesses. Each user will be evaluated at the time of applying for certificate of occupancy. The self-service storage on the rear of the property is proposed to be constructed with phase one (1)of the development. The multi-tenant industrial buildings fronting on Ten Mile Road will be included in phase two(2) of the development. The self-service storage(storage condos) are a heightened use for storage, as they will be bought individually for luxury storage. The applicant intends to condo these units once they have begun construction. The applicant will be required to short plat the property to condo the units once the building permits have been submitted. The multi-tenant industrial building will be allowed to develop with all the uses listed in UDC 11- 2C-2,with the further restriction of Storage Facility, Self-Service and Storage, Outdoor. The intent of restricting these uses further is to promote employment uses in these tenant spaces. Therefore, Staff finds the proposed use should be an appropriate use in the MU-NR FLUM designation for the reasons noted above. • 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 one(1) of its four sides. Currently, this property is used residentially, and by redeveloping it will provide opportunities for properties to the west to develop. • Ensure that regulations and plans support and encourage desired development and land use patterns within the Area of City Impact. (3.01.01 C)Based on feedback from stakeholders, the desired land use for this area is primarily industrial, as Meridian has very little vacancy and is a desirable location for industrial users. • "Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity."(6.01.02B) The Director recommends a cross- access/ingress-egress easement is granted to the property to the north for future access via Linder Rd. through the subject property to reduce access points on the arterial street(i.e. Linder Rd.). • Pursue economic development opportunities with technology,healthcare, environmentally- friendly manufacturing, light industrial, and professional service industries. (2.08.02) The City of Meridian I Department Report ■ development incorporates a multi-tenant industrial building that will allow for smaller businesses to find a place to operate in Meridian. Table 4: Proiect Overview Description Details History N/A Physical Features Piped irrigation ditch next to the five-foot multi-use pathway Acreage 5.089 Acres B. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The site currently contains four(4)residential and accessory structures. Prior to the issuance of the building permit,these structures shall be removed. 2. Proposed Use Analysis (UDC 11-2): The applicant has indicated the proposed uses for the site intends to be industrial multi-tenant buildings along the Ten Mile Road frontage and self-storage buildings(storage condos)in the rear of the property. The use of industrial buildings and self-storage facilities(storage condos) aligns with the Mixed-Use Non-Residential(MUNR) future land use designation, which accommodates a range of commercial and industrial users. This project not only provides employment and industrial options within city limits but also advances the city's economic goals and meets the needs of its residents. Specifically,it complies with Policy 3.07.01D,which promotes the preservation of industrial land by discouraging non-industrial uses and emphasizing light manufacturing, distribution, flex-space, and base employment. Additionally, it aligns with Policy 3.03.01E,which encourages infill development within the city. The property's location adjacent to N. Ten Mile Road enhances its accessibility and supports the local industrial landscape,addressing the demand for such developments in both the immediate area and the wider community. Furthermore,industrial buildings and self- storage facilities are permitted in the I-L zoning district,which supports the applicant's proposal. 3. Dimensional Standards (UDC 11-2): Development of the site shall comply with the dimensional standards of the I-L zoning district in UDC Table 11-3B-3.Based on the concept plan and elevations, the applicant is meeting the 35 foot building setback, and 50 foot height limit. 4. Specific Use Standards (UDC 11-4-3): UDC 11-4-3-34: Storage Facility, Self-Service a. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial place of business. The manufacture or sale of any item by a tenant from or at a self-service storage facility is specifically prohibited. The applicant is proposing the storage facili4vbuilding to be for storage condos which will be for personal storage use and not for business purposes. b. On site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with Chapter 3,Article E, "temporary use requirements", of this Title. The applicant will comply with this if and when this happens at the facility. c. The distance between structures shall be a minimum of twenty-five(25)feet. The applicant meets this standard. City of Meridian I Department Report 67 d. The storage facility shall be completely fenced,walled,or enclosed and screened from public view. Where abutting a residential district or public road,chainlink shall not be allowed as fencing material. The storage building will have enhanced architecture, and the roll-up doors will screened from public view. This is not a typical storage building as it will be used for storage condos, which is a more specialized and heightened use. The applicant is also proposing fencing that willfully enclose the storage facility. However, the fencing shall be closed vision. e. If abutting a residential district,the facility hours of public operation shall be limited to 6:00 a.m.to 11:00 p.m. The applicant will conform with this standard. £A minimum twenty-five-foot wide landscape buffer shall be provided where the facility abuts a residential use,unless a greater buffer width is otherwise required by this title. Landscaping shall be provided as set forth in subsection 11-3B-9.0 of this Title. The applicant is requesting a council waiver to the 25 foot landscape buffer to reduce it to 10 feet for the adjacent residential properties to the west and south and 15 feet to the north. The applicant has received letters of support from the neighboring property owners to the west and south in support of this waiver. g. If the use is unattended,the standards in accord with Section 11-3A-16, "self-service uses", of this Title shall also apply. The applicant will comply with these standards. h. The facility shall have a second means of access for emergency purposes as determined by the Fire Marshal. The fire department has reviewed the concept plan and has deemed the site to have adequate access. i. All outdoor storage of material shall be maintained in an orderly manner so as not to create a public nuisance. Materials shall not be stored within the required yards. Stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. The applicant is not proposing outdoor storage on the site. j. The site shall not be used as a"vehicle wrecking or junk yard" as herein defined. The applicant will comply with this standard. k. For any use requiring the storage of fuel or hazardous material,the use shall be located a minimum of one thousand(1,000)feet from a hospital. Not applicable. C. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): Based on the concept plan,the applicant appears to comply with the standards outlined in UDC 11-3A-19. The applicant has positioned no more than 50%of the total off-street parking between building facades and abutting streets. Additionally,the building on the eastern portion of the site exceeds the 30%building frontage requirement. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 25-foot wide street buffer is required along N. Ten Mile Road, an arterial street. This buffer shall be landscaped per the standards in UDC 11-313-7C. The concept plan shows a 35 foot setback from Ten Mile Road with the landscape buffer inside of this meeting this requirement. However, the existing landscaping between the sidewalk and Ten Mile Road will be required to be brough into compliance and landscaped per UDC 11-3B-7C. The City of Meridian I Department Report 68 landscaping will be evaluated with the certificate of zoning compliance and shall be landscaped per UDC 11-3B-5-2B-0. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The proposed concept plan does not meet the minimum requirements. The western parking landscape shall be widened to 7 feet and the parking stall shall be reduced to 17 feet. The landscaping will be evaluated with the submittal of the certificate of zoning compliance. iii. Landscape buffers to adjoining uses A 25-foot wide buffer is required to the residential land use to the north as set forth in UDC Table 11-2C-3 and 11-4-3-34F, landscaped per the standards listed in UDC 11-3B- 9C. The Applicant requests City Council approval of a reduced buffer width from 25-to 10-feet adjacent to the residential use to the west and south and to 15-feet adjacent to the residential use to the north as allowed by UDC 11-313-9C.2.A reduction to the buffer width shall not affect building setbacks.A letter was submitted from the abutting property owner to the west and south, agreeing to the proposed reduced buffer. A letter was not provided from the property to the north. iv. Tree preservation Per UDC 11-313-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees).Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. A Tree Mitigation Plan should be submitted with the final plat 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. v. 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 setbacks along N. Ten Mile Road. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis UDC 11-3C-6 requires one space for every two thousand(2,000) sq. ft. of gross floor area in industrial districts. However, staff asked the applicant to provide commercial parking standards for the flex space fronting on Ten Mile Road which require one space for every five hundred(500) sq. ft. of gross floor area. In addition, self service storage facilities only require parking based on the size of the leasing building which was included in the 15,900 square feet. The applicant is proposing 47 parking spaces on the conceptplan which exceeds the 32 spaces that are required with the buildings (15,900 square feet). Additionally, the applicant anticipates potential commercial users will use portions of the site in the future which is why the parking is in excess. The uses will be analyzed as they are proposed within the tenant spaces. City of Meridian I Department Report 69 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.Bicycle parking is not depicted and the plans shall be revised to incorporate the location of the bicycle parking with the Certificate of Zoning Compliance submittal that meet these requirements. 4. Building Elevations (Comp Plan, Architectural Standards Manual): Goals 5.01.02C and 2.09.03A of the comprehensive plan promote area beautification and community identity through heightened design standards providing distinct and engaging identities. The Architectural Standards Manual requires modulation in the surface plane at no less than 50 ft. intervals. There should be at least 2 pedestrian-scale architectural features,and physical distinctions to anchor the building. There should be at least two different field materials,with at least one accent material. In response,the developer is proposing a multi-tenant industrial building fronting Ten Mile Road with a mix of metal siding. This shall be revised with the submittal of the certificate of zoning compliance to provide an additional two(2)field materials to comply with the ASM. Additionally,the developer is proposing four(4) storage buildings with the primary material consisting of metal as well. Since these storage buildings are visible from an existing residence,the applicant shall revise the end caps of the storage building to incorporate design elements that comply with the ASM. The proposed elevations do not meet the architectural manual. However,the applicant shall submit the architectural standards manual checklist with the design review application to ensure compliance with these standards. Staff and the applicant will work together on the elevation during this submittal. 5. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. The submitted concept plan shows fencing on the Northwest portion of the site but does not provide details. The applicant shall include fencing details with the submittal of the certificate of zoning compliance. The fencing is required to be closed vision fencing as it is abutting residential. D. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goal 6.01.0213 emphasizes reducing the number of access points onto arterial streets by utilizing strategies such as cross-access agreements, access management, and the creation of frontage and backage roads,while also improving connectivity between local and collector streets. Access is proposed off N. Ten Mile Road(an arterial street)through a single curb cut. The applicant has condensed the two(2) access points to N. Ten Mile into a single access point on the north portion of the property. Doc Lane,the existing and proposed access point, is a 30- foot access easement that runs along the northern portion of the property and provides access to the property to the west(Parcel#SO434142020). The applicant is proposing to improve Doc Lane as the primary access. However, cross access is required to the property from the north and south,which will function as a backage road parallel to N. Ten Mile Road that will align with W. Belltower Drive in the future. At which time,the Doc Lane access will either City of Meridian I Department Report 70 be closed or restricted, as determined by ACHD. Staff finds the proposed entrance to be in compliance with the UDC and the comprehensive plan. Additionally,the applicant shall record cross-access ingress/egress easements with the properties to the north and south prior to approval of the certificate of zoning compliance application. 2. Multiuse Pathways,Pathways, and Sidewalks (UDC 11-3A-5, Comp Plan, UDC 11-3A-8, 11- 3A-17): The site has an existing detached 5-foot sidewalk along N. Ten Mile Road,which has been determined to be sufficient by the city parks department. Typically, 10-foot detached multi- use pathways are required along arterial and collector roads. However,the 5-foot detached sidewalk was recently constructed, and the parks department deemed it acceptable at this time. Additionally,the curb cut that is being removed shall be replaced with curb,gutter, sidewalks, and landscaping with the first certificate of zoning compliance application. The applicant has provided a pedestrian connection to the multi-tenant industrial building fronting Ten Mile Road and along the south side of Doc Lane. This is an adequate pedestrian connection,but where the pedestrian connection crosses through vehicular driving surfaces, it is required to be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete, or bricks as set forth in UDC 11-3A-1913.4. This shall be revised with the submittal of the certificate of zoning compliance application. 3. Private Streets (UDC 11-3F--4): Doc Lane is currently a private street in Ada County and is used as the main access point for the property to the west(Parcel#SO434142020) of the subject property. The applicant shall provide proof of the approved private street from Ada County or apply for a private street application with the city. This will be required prior to issuance of the certificate of zoning compliance application. E. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): There is an existing irrigation ditch that was piped on the western property boundary. Additionally,the existing pump for Kelly Creek Subdivision is on the subject property and shall remain. The applicant shall maintain the irrigation pipe and coordinate with the irrigation district for any changes to the irrigation network. 2. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G& 3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided with development. City of Meridian I Department Report 71 IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption, and the developer. A final plat or certificate of zoning compliance shall not be submitted until the DA and Ordinance is approved by City Council. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum,incorporate the following provisions IF City Council determines annexation is in the best interest of the City: a. Future development of this site shall be generally consistent with the concept plan, landscape plan, and conceptual building elevations included in Section VIII and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. c. A Certificate of Zoning Compliance and Design Review application(s) shall be submitted and approved prior to submittal of building permit applications for this site. d. In accord with UDC 11-3A-3,the applicant shall construct driveway stubs to the north and south property lines and record a cross-access/ingress-egress easement granting accesses to the north(Parcel#SO434417201) and south(Parcel#SO434417605) properties in an effort to combine and limit access points to N. Ten Mile Road. Copies of the recorded easements shall be submitted with the Certificate of Zoning Compliance application for the proposed use. e. All existing structures shall be removed from the property prior to issuance of the first building permit. f. The applicant shall consolidate all the access points into a single access point as shown on the concept plan. At the submittal of the first certificate of zoning compliance,the access point being removed shall be replaced with curb, gutter, sidewalk, and landscaping in compliance with the UDC. g. The multi-tenant industrial building will be allowed to develop with all the uses listed in UDC 11-2C-2,with the further restriction of Storage Facility, Self-Service and Storage Facility, Outdoor. h. Provide proof of Doc Lane being an approved private street from the county or apply for a private street application with the city prior to issuance of the certificate of zoning compliance. i. Comply with the specific use standards for a Self Service Storage Facility and for all prospective uses going into the multi-tenant industrial building in UDC 11-4-3 City of Meridian I Department Report 72 B. Meridian Public Works Wastewater • Distance to Sewer AvailahlE�at Site Services • Sewer Shed • Estimated Projert See application Sewer ERU's + WRRF declining Balance + Project Consistent Yes with WW Master Plan f Farility Plan ImparWcanrems See Public WorksSitP Specific Conditions water + Distance to Water Water Available a Site Services + PnessureZone • Estimated Projert See application Water E RU's • Water Quality Nbtte • Project Consistent Yes with Water Master Plan ImpmWCancarns Nam- NON-PLAT CONDITIONS puamu Wo.Rtca ImpAi-r aKru, Site Spmific C,undiiiuns of Appruved 1. Brink u 9'Watm main frxwn'l en Mdc 1{4wd In the Wcxuurn prnpwty.The City witI ncxxl a 20' E&vcmcm fcx thiti_ 2. Instal 1 R"Main to Suuthevn lx tmdary,A 20' Lam-rent ik rcquired with the train Con tumd_ 3. A Funw is al lnwcai ko tmx;s perpundicuWr Ao thx:City's C4LLicmcni,huwuvcr it must nut have any posts in 11ro cascmcnts and any panels ermsing the cam mcnt mast by removable withoaA having to Fmwvc odwT panck A pyalc is allawod to crmm a City ti iiity cavemcnt,hawcvor it mast he wade enough to allow the Oty to have access to the full width ofthc katicmcnt_No poom arc al lowed in the cawmcnt_City murt have ability to open the gate at all timcza_It wil I tic taquircd to provido a memo stating haw the Lary is to have access on Iho utility plan. City of Meridian I Department Report 73 4_ Any wells Lhat wiJJ not eontinue to be used must be properly abandoned according to Idaho Well Gonstruction"Ptandatds Rides administered by the Idaho Dcparirrtcnt of Water KesourcCq (IDW K)_The Developer,Owner,ner,or project Engincer,shall provide a statement addressing whether there are any existing wells in the development,and if so,how Lfi'y will ecntinue to be used,or provide record oEdvcir abandonment_Ifwclls arc to be abandoned,the projorA owner or Lheirrepresarlabvc must eentaet the IDWK Groundwater Pmleelion Section(Aaron Skinner, I lydragcologist 2N-2-0-4972)HEFOKE amy work i4 done to decommission an existing well (even if it is bclie,red that the wall is less than 1 M tt deep). Proof of communication with IDW K must he submitted to the(.sty prices to any work being dune to decommission the well.Failure to communicate with I DW K may result in addi tional work and expense w decommission the well. 5_ 1C'nhwenawcwernovicesCapmtbro„ghint-tltrationtrench 6. ftmidc 2tr Eascments for mains,hydrant laterals and water services.l;ascments should extend up to the end oFinairdhydrantlwatcr meter and Itl'beyond it_ 5. No Pmt$nenl wlrucwrew{times,bushew,building,carports,trash r cePIAIJe wON'fern<:ew, inTillrauon trenches,light polew,etc_}to be built urilhin the utility casement_ {:eaerA(:unditions of Appruval 1. Applicant shell coordinate water amd sewer main sine and routing with the Public W crl�s Department. 2. Per Meridian Laity Code(M{'L:),the applicant shall he respon9ible to imdal I sewer and water mains to and through this devclo}xnem_ Applicant may be eligible fora reimbur-Bement an+rommont for infmstrttcwre enhancement per MIX'"-5_ 3. The applicant shall provide ea%-mcnt(s)for all public watedsewer mains outside of public right of way(include all water acrvicevs and hydnantn)_ Sow dwakr easement varies dcpcndinp on sewer depth.Sewer 0-20 ft docp require a 30 R easem nL,20-25 tl a 44 R easerrtent,and 25-30 fl a 45 R easement. rmsw-e ne permanent structures(trees,bushes,buildinppi,carparbs,trash receptacle walla,fences*infiltration hwwhes,Jipht poles,ctc_)are built within the utility casement. Submit an executed emcment{on the form available from Public Works),a lcgaJ description prepared by an Idaho Uccrm d Pmfcswirmal [,and"Purveyor,which must include the area of the easement (nwrlrt•d 1;XI111111-A)and an a1l2"x l I"map with bLaringr and dislaotccs(marlrctl 1;XI1111f1 1#) for review_Both exhibits must be scaled,signod and dated by a Profbasional Land"Purveyor_IX) N(YI'RF(,'ORD_ 4. The C4 of Meridian requires that preLsurbDDd irrigation systems he supplied by a year-round so,rc-ofwatcr(U IX. 11-313-6 fhe applicant should be requirad to use any cxistinp,surfau;or well water for the primary source_ If a surface or well source is not availabJe,asinyjc-paiM cnrmeetion Io Lhe culinary water system shall he taquired.if a single-point rmnoction is uti hand, Lhe dcveJoper will be resperosi bJc for the payment of amewnwnt.s far the common areas prior to prior to receiving development plan approval_ 5. Any structures that are allowed to remain shall be suhjcct to evaluation and FmmdblcreawoRnment ofstrect addressmg to be in compliance with MU(;_ 6. All irrippliom ditchm,camals,lateral~,or drairm,exclusive of natural waterways,intersecting, crossing or layingady cent and contiguous to the arcs being su6d3mdcd shall be addressed per U Dt; I 1-3Afi_ In performing such work,the apT J is mt shall comply with Jdalro Code 42-1207 and any ctherapplicahle Law cr regulation. 7. Any wells that wiJJ not cantimae to be used must he properly ahandanod according(4 Idaho Well Gonstruction titamdanis Rules administcrod by the Idaho I)gmrtrrtcrtt of Water Keseurces_ The City of Meridian I Department Report 74 tksvdopor's Enginexr shall provide a 41aWTrvmt addrtx;sing whe-ttu7 tht w are anycxisting wc11H in the deveJopmen4 and ifso,how they will continue to he used or provide record of their ahana nMenL H. Any existing septic systems within this pnfl cct shall be rcmovod from service per City Ordmanoc Section 9-14 and 9 4 8_ t_.otataet Central District I icalth for abandonment procedures and inspe otions{20ii}375-521 1. 9_ All improvcmcnts related to public life,safety and health shall be completed prior to occUpancy ofthe structures_ lb_ Applicant shall be rcquircd to pay Public Works de,rckrPm A plan rcvicw,and construction inspemon few as determined during the plan review ptacess,prim to the issuanc D u t'a plan approval letter_ ]1_ It shall he the retgxmsibiht.y ofthe applicant to ensure that all dcvetop®ent features comply with the Americans with Disabilities Act and the Fair 1lousing Act. 12. Applicant shall be reslmnsible for applicatitm and compliance with any Section 4[}4 Permitting that may be required by the Army Corps of Engineers_ 13_ Acveloper shall ccardinatc mailbox Jocations with the Meridian Post Oflfice_ ]A_ t ompaction test results shall he submitted to the Meridian Building L)gaaatrncnt for all building pads receiving engineered backftll,where fooling would sit auap Fill material_ ]5. Thr deAsign engineer shall be rcquircd to certify that the suect Centerline clevationn arc set a minimum of 3-feet above the higbent established peak groundwater elevation_ Phis is to rnsurc that the bottom elevation ofthc crawl spaces ofhsm.Cs is at least 1400lchow. 16. Thcapplicartta dcsiyn engineer shall he responeihlc for inspe€tion ofall irrigation and+or drainage facility within this project that do not fall under the jurisdiction ofan irrigation district orACIID.The dmipn cngiraoer shaJL praavide certification that the facilities have been installed in accordance with the approved dczsign plans.This certification will be required before a certificate ofoompency is issued for any structures within the pmjocL 17_ At the completion of the ptaject,the applicant gltall he responsible to submit record draw ing-a per the(sty of Meridian Autot,A 1)naan art<n_ 'I hm record drawings must be rooeived and approved prior to the issuance of a certification ofoccupancy for any structures within the prujcct. 1 X. A street light plan wil L need to he ineludad in the civil eianstruction plans.Street light plan requirements arc listed in section(w5 of the Improvement Staridaads fin Street Ughtiny,A copy ofthe standards can he Found at bites:1hwYrwmaidigy ty_arDlpublic works_wp Nd--272_ 19. The City of Meridiem requires that the owner post to the City a performance-gaiety in the amount of 125%of the tntaJ eonatnution cost for all incomplete sewer,water and reuse infrastructure prior to final Vial sipTature_"['bin nurctywill be verified by a line item cant ealimate provided by the owner to the City.The surety can he prxsted in the form ofan irrevocable letter of credit,cash deposit or bond.Applicant must file an application faar surety,which can he found on the Cntnmunity Uevehypment Dcpartmcnt website_ P4ease contact Land L7evclopment Service for more infotrmatian at 987-2211. Ztk_ The city of Moidiam requires that the owner poll te5 the City a warranty surety in the;vm unt of 20%of the total construction coat for all completed sewer,water and reuse infrastructure fin duration of two years_"['big surety wiJ I be vcri fled by a line item cost estimate pmrridod by the owner to the Lily_The surety can be posted in the form of an irrevocable letter of credit,camh dcp nit cw bond.Applicant must file an application for surety,which can be found on the G mmunity Devchypment Dcpanmunt wcbsite_ PIa&w contact[,and Ikvcicpment Service For more information at 8117-2211. City of Meridian I Department Report 75 C. Ada County Highway District(ACHD) Click or tap here to enter text. ACHDAmIL V�Predd. Vine C.adlhtrpr,CunlNWww Lti�W_j-LI Comnrc9t �krlaa WNccory Conmlc�ltrw Date:June 26¢-2C25 T0.]4(1 HaWh Staff Contact:Matt Pak.Plan rter Pr-Djerl Descriptiant Ten Mile Flex Tnp GaeAratlM This dkrveloprnerrt rs esumatod[a generate T79 veNcre trips rVr dkityr, 21 wtrCl#trip per ttiowr in th*PM p*ak tour.bAt*d cm sh,v InVjij%A*of irer*0unatii?1% Engineers Trip Generation Manual,TP"editiom . ` Do area roadways mue, ACH ■ VIDS the futum,with plannorp NQ Comments`The tattles above Iist the exi5ti ng Conditions of the surrounding roadways without the proposed development as this appticatian is for annexation and rorar%ony.With a f' vro dQvawormnt app`catkm.thlo*+rrnmarrwill be updamti 14 reAeCt the Oevewpr ent and imii-p*st, connecting you to rtfore •d4[gynky Niylwtyf p.�kn Gl-5{140111.5SS4Sr i.Rn4l �P�R.ID-{I.F71F-PN FCF�#704C1f Fi�TrC�}-�vnv##d�'4q9 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; Stafffinds the Applicant's proposal to annex 5 acres of land with I-L zoningfor the development of 15,900 square feet of multi-tenant industrial and 70,250 square feet of self-service storage City of Meridian I Department Report 76 (storage condos) is consistent with the Mixed Use Non-Residential FL UM designation for this property. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed map amendment to I-L and conceptual development plan generally complies with the purpose statement of the I-L district in that it will encourage industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated entirely or almost entirely within enclosed structures and is accessible to an arterial street (i.e. Ten Mile Road). 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed industrial use should be conducted entirely within a structure. 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 Staff finds City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. Staff finds the proposed annexation is in the best interest of the city. VI. ACTION A. Staff: Staff recommend approval of the proposed annexation with the requirement of a Development Agreement. B. Commission: Pending C. City Council: Pending City of Meridian I Department Report I ' 1 l 1 ' 5 A. JAW 1kr Is uj ` J fliji V. 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Service Accessibility Report Overall Score; 22 �110th Percentile Description ■ ■ Location Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or > 2 aLres GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals some of the time YELLOW Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route RED Ultimate configuration (*of lanes in n•,as4e =t-eet= Arterial Road Buildout Status GREEN plan) matches existing (-# of lanes) School Walking Proximity From 112 to 1 mile walking YELLOW Either a High School or College within 2 miles OP. a School ❑rivability Middle or Elementary School within 1 mile drivin" GREEN (existing or future) Park Walkability No park within walking distance by park type RED City of Meridian I Department Report F81 A Site Plan/Phasing Plan (date: 7/28/2025) SHE RECAP —.2 meow a BUILDING AREA RECAP —4 w L L J LL w J w ----- ---- ------ A� 7. K h I 11 77 ............... �-.-7-7-7-7-7-7- -..................... .......... SFE SITE PLAN — PLAN A-1.0 PHASING NARRATIVE SITE RECAP BUILDING AREA ECAP m �i �i 7 I--- ------— mu x w J LL W ------------- --------L-------- _4-------- -------T-------- 7 -------- ----------------- w ---- -- -------- ------- --------- ------------- :x 0 ---- ------ --------- • • ...................................................................... .... . ........... IN —PHASING SITE PLAN PLAN -A-I.1 City of Meridian I Department Report F 82 Building Elevations (date: 6/20/2025) EXTERIOR FINIS" —SPECIFICATIONS S it i= N_2R T H ELEVATION-BLDG 1 5�O 41 TRH ELEVATION BLDG 1 w J LF :ff LL, W z w WEST II BLDC, I tLFT411aw EAST ELEVATION -BLDG 1 A-4D 1 R FINISH 5 11TE11 C5 ON SPECIFICATIONS C:ATIONS 1111U11111111111111111 N_211TH ELEVATION - BLDG I 5 1 ELEVATION - BLD G I x w j W _j z Lo w 'NEST ELEVATION - HILUG I _U1 EAST ELEVATION BLDG I City of Meridian Department Report F 83 E XTEII R F1141 Ii 5 PIE C IF I C AT 10 N Syr mi IN I 11111111111111111111 IN 11111111111 IIIIIIIIIII IIIIIIIIIII III IIIIIIIIIII IIIIIIIIIII 11111111�—Uo E IN R TH ELEVATION - BLDG 3 SOUTH ELEVATION - BLDG 3 J LL WEST ELEVATION BLDG 3 L allVI AUI LK NM S EAST ELEVATION BILDC! 3 R FINISH I7 H 5 ESXPlEEcR,F,31 C A T 101 Nq "M x ,2RTH..,ELEVATI0N 3LDC, A 111.ITH.E L 50 w j LL EMEiE" z W WEST ELEVATI-Q" - BLDG 4 LIJVAIILTNS EAST ELEVATION BLOC: 4 J A 4.4 City of Meridian Department Report F 84] E. Annexation Legal Description& Exhibit Map ANNEXATION EXHIBIT SKETCH CITY of MMI)IAN LOCATcp IN1NE✓FAIn1EP.St W RR,ERaF THE NGRIrE45TQUAft1ER LF SEGItON 31,lOVH4&YIP4 NORTH,RANf£,WEST,BOiSE AIEPIOW.', FOVNa—U.pM RIARH p J aoncouNrv.IpaHD sECTMsa3rA��w e.M� aP3F xD.mmipmsr I I RPrv:5W3Aia2t25 I FxDg avx owxER:,o MRE DpvE�ar�Exr.uc ROD RND 4]15NTEN NLE ROP➢ (R31-NEB°ts',vw�I.OB Fry{RSS-Np°,Y<B1Y1 FTeD NIRON I 66V 15'WE 721.0 FT(MIMm Rvo o - - - � suue t•-err FND IRON ROD AND ZLL Nw GRnlS,ereO p rn.44 uj 3 e W W LL gg ANNEXATION BOUNDARY i z w m G ADacouFmREFERENCE 241.557$Q FT I H R$R W QN R R31-ECOP➢aFSURVEY-Ra3N0.m34 H� 5.545Ac I z -Rcsxp.�nxp L } o R.rrEc�a U—Y.rmsuo 1-1 Rse-REcoRnoF suRVEr-Rosxo.i�t Z xsssNreN NIiE Roan ReE[at ONNER:IPPRY BOWMPN I W OOCur I PaB zovo7 g14+ I FUD¢IRaN 589'1713M 721.17 FT IM` FND}IRdv � Rao xp cot= Rat-NSr,s trsrz,.wm RCS G1P �8 ` r R6 t8rep FN.PiRary owsENxERnEs uc 'Not IRON Rtb xOL`M RGnutocRP FOuxD BM49[APMARN�PL9 ANNEXATION msaiee eTeDEosoNRRxIxaTHEEtsr �"�' CITY OF MERIDIAN BUNTER cORREROF BECK N. LOU,Ep IN TIE SpurxFA3r UllnR1EA OFTEt rtpR,tEt3rp1R4rE3rpF TM,Rtrv,6.I.a PA,C, 9ECT1 U.TdMeEHIP4NORTH,PANOEtriE5T.B019EAERLEW LEGEND cPSF xD.mzotRmm anacpuxrc,iowq ANNE nvx eaurvCARr uxE P.ae P—TIE FoiNrDF SEctrxNc i� Plssn[uNF IM7 rsauRED❑t3TRNCE DR-1:sLM --____- ADJOINING TIRE LIE iN3i_ HS DarE:umzD xR- —NE OpRNER PERPEiURr�DN ANDRNG REGCRD �1e,-.� ELEVATED coa co NC%g rrRssMcxuMExr I3OI scuRRD FEET capFllE:zsae�xt�sP LAND 5URVEYI NG As rvDTEp uc] ACREs FOUND SURVEY MdAMEW. NOTED sseaR Aris,m SREEr1p,t OFt City of Meridian I Department Report ■ f ELEVATED LAND SURVEYING 3$34 Apolena Ave_Idaho Falls, Idaho 83401 ELEVATED penee nk,elcvaicdland;uracys_conn 435-633-3012 LAND5URVEYING ANNEXATION BOUNDARY A parcel of land located in the Southeast Quarter of the Northeast Quarter of Section 34_ Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho. more particularly described asfollows: BEGINNING at the East Quarter corner of said Section 34; thence along the section line North 00' 52' 43"East 307.01 feet to the TRUE POINT OF BEGINNING; Running thence South SW 17'38"West 721.17 feet to a found 519'iron rod and no cap; Thence North 00° 51' 19" East 344.11 feat to a found 5f8" iron rod and cap marked pts 4998; Thence South 89' 15'00" East 721,03 feet to said section line; Thence along said section line South 00' 52' 43" West 325.99 feet to the TRUE POINT OF BEGINNING_ CONTAINING; 5,54h acres ,. i 20907 I City of Meridian Department Report ■ E IDIAN;--- Applicant Presentation Planning and Zoning Annex and Zoning Hearing ;A*r 4 z. . Ten Mile Flex (H-2025-0027) HATCH DESIGN ARCHITECTURE 4255 N Ten Mile Road, Meridian, ID August 21 , 2025 - Z= AW f + 4 T T — — Ills Now ro � WTeriui,5f c �•�q 9 d' a eo z Vicinity M HATCH DESIGN ARCHITECTURE August 21 , 2025 �_ I a i ---- - - ---- ----------- -3 Na r �" 4 ` CVamt Rapids Dr i $Q I L I / El B g L Q W-BEL-L-TOW91L'� x . Cb Subject Property 2F Current Zone: County RUT +� LnwlNirmante-St Proposed Zone: I-L 3I R-4 PkCapriana M m. 6 k w z 2 W Ten uta St' - , W-TE m � a a ;¢ I _ a o W San Remo 5t -_W San Rerrx CP f r' 'x H DESIGN Zoning Map HATC August 21 , 2025 ARCHITECTURE 1�7<ediurn ellsit� Residential Loz� I}ensity Iwo Itesidenti�lW Elk Bugle Ln • dntil 41 +# ++ h r ++ { + + } 111elillll 51 ' Remo- x x xxx x x xResi�len#:ai XX Xx xx } + + �• I, Future Land Use M HATCH DESIGN ARCHITECTURE August , • O 1 Proposed pedestrian connection. Path to be ACC S T 660.00' 4ASEMNT distinguished by the /— R EXISTING 30'INGRESSS/EGRESS AND UTILITY use of concrete. o EASEMENT `o I\ I - - ———————————————— n - • - ` - • - - - - - 2 Proposed cross-access 401 / I I SITE RECAP L J 1 30 \,� \_,/ 2 200 \ 101 I I p PARCEL#:SO434142006 'I_-' UNIT 1 -- PARCEL AREA:5.1 ACRES 31 § 301 21 Z? 201 4 102 T-6" 20'-0" 43'-5" 20'-0" 5'-0' -- N i 4 I I J .•,•, I PROPOSED ZONING: I-L {¢ SETBACKS: . 315 30 215 20 103 I I ••^3,•,•, Q FRONT-35' ' UNIT 2 Q SIDE-0' 4 314 1214 203 104 I // I N Tn••' REAR-0' _ .".'. . LU 60'-0" 50'-0, 50,-0, 60'-0 /, ... M _ l 95'-11"I 60'-0" M J PARKING: a 40 q STORAGE 1 �' H REQUIRED RE 4 N 313 STORAGE 3 4 § 213 STORAGE 212 105 -•O." UNIT 3 .:.' I FLEX USE 15,900 SF/500 SF=32 SPACES o I I FLEX 1 b z TOTAL-32 SPACES REQUIRED 'j w PROVIDED 1 30S 212 205 106 I I ~ 48 SPACES INCLUDING 2 ADA PARKING STALLS I STORAGE 4 I I 40 I I —I UNIT 4 a/ 311 211 206 107 I I z BUILDING AREA 4 310' 307 210 20 1081 I I / R E C A P UNIT 5 FLEX#1 15,900 SQ.FT. J20 20 \/�J 109 I I I STORAGE#1 12,500 SQ.FT. \ '/\ PROPOSED RR / STORAGE#2 22,500 SQ.FT. F y ^ EMERGENCY eo 4 UNIT 6 \ J L ACCESS STORAGE#3 22,500 SQ.FT. . . . . . . . . . . . . . 1 I STORAGE#4 12,500 SQ.FT. 660.25' LIE'M SSTOTAL 85,900 SQ.FTS FRONT NT SETBACK Conceptual Site Plan HATCH DESIGN ARCHITECTURE August 21 , 2025 Proposed 5' landscape buffer on north side Signed Letters In Support of Doc Lane. 10 buffer to the south to of The Buffer Reduction CH include a 5' sidewalk creating a pedestrian D SGNaf aa.-sa ennn„3xn,.ewahmnh.�w,.� ARcaa�rccr uRl=_ connection the parcel to the west. — g m� I M Redu¢'enR �AC MEN-II. arzM1 31.2025 / � cea Property aamer� / 4 EXISTING 30'INGRESS EGRESS AND UTILITY // / _ I / ns LaK ul me annex antl reagne apvli=acme,one avvllcane 1pnlle nrelett leratte aeuv T11 NEASEMENT / �\I\ I/ � I Mua as.mMedalaeavrepeaiegaroaurnon ntne�s'ia,d:<ace aurr<rm re,beminl�e:miv.amb J ————————————— —— —————— — —�— § indenrial sone la tlerelopM[his lantluape battar.oill sell ewceMthe requited serha<Ms as set forth by Me b --- -- -- ------- --- J I ��I _� _ 6hgMenEiadee. • • • • • • • • - T In eunnort WlhP equenzd lantlscape hurter retlutlion please acknowledge wursupport M If�ye�are Ndme: aoo L J 100 I Vf�ST PP�Plri�5 I l�C �? EL Mv�l L 401 \ \ I I lammsaupvK olxhe rpgoe:e eo raaatemetgrremsslaeeaeape hWxermreemannal q:asma 317 30 \L�/ 17 200 101 UNIT 1 �, aulaea,�ce awnkr. -- I_J I I Raaarera.�.1,✓. p ��Z��'S " L q� 140 31 § 301 2161 201 R 102 7-6" 20'-0"_ 43'-5" 20'-0" 5-0 moose oontaxx eeralReewdn anv avestlnnanrayaraxmmhrep�eai. N - 40 _ 315 30 2151 202 103 I /� I J 3- _• a I 1 w••• 140 _ —_ 214 20 ' -- 314 303 104 .".'. . � I /// I _•�•IN wkxxo�awlawR�R�aRRE U-0" 31 UN 1�,�, 50'-0„ 50_p„ bp,-0 ba-0, So,-0, W i95�_I I1. 40 R 313 304 b STORAGE 1 ;•O UNIT 3 X.'.' e DESIGN rn N STORAGE 3 h 21 STORAGE 2 204 108 w I ARCHRQG7URE -- a I I FLIX 1 R m�ree�eme..�ma�ea,� �: � _ � ¢•pneeo zoe42e,azos-rax xuanxs3tps moll infix®M1alrM1darom F40 O I I I FW— LR"_De Buffer Red-inn Rmaes[ sn I I f MaK631,20I5 • 31 305 212 2p 1 cv oearp:epercy ew„ I• STORAGE 4 eL 40 I I UNIT4 As nanmme anne.aed reroeenppnranon,me appllr mr the project1ta mass a.ran 311 Mlle Rtl.in Meritlian'rs prgposinga reducdgn of the 25'landsrape huller[q resiaemlai uses to l0 As tnls 306 211 206 107 I I O 'mavalnai:enemaeaempedmla landaaaceepRar w,n um exceed merequired actwdcsassee mnn mine City d Merldlan Wde- 40 If youerelneunpprl WlM1e repueseed lanasmpe buffer redu¢ion please acknowletlge rear support --- 310 307 210 2p 108 i i J Raman V 7 \I 309 1/ 1/ III .re m.a aesm 308 � � 109 ren reaRee m.tvrrent 2v lanaatape baRarm reslaentlal aae:ma \ I- ld lanasmpe colter. PROPOSED RRF' !/ signam pare. •�'-�•— e EMERGENCY 'v UNIT 6 \ I M I / \\ N // \\M ACCESS plan.etaetaaoa .w,._i l� p�. I remaewlm aerave regaOmehl.reya - Sincerely, -— — y 660.25' — — 2LA 6 CROSS — — ACCESS SEMENT FROM SETBACK leR Naun,Act,faEo na fiwSr:la GeRaasw ww�nmecruRe Proposed 10' landscape buffer Landscape Buffers HATCH DESIGN ARCHITECTURE August 21 , 2025 EXTERIOR FINISH Ml tvt3 Ma M4 Ml M3 PECIFICATIONS MI:COPING CAP,FASCIA.TRIM&GUTTER _ �2T-a' _____ ±27'-a' 24 GA.,UNO.MBCI OR APPROVED EQUAL. T.O.PARAPEf� T.O.PARAPET PRE-FINISHED SHEET METAL COPING CAP AND TRIM.PRE-FINISHED FASCIA AND GUTTER. INSTALL PER MANUFACTURER SPEC. COLOR: M2: METAL SIDING LONGBOARD TEXTURED TONGUE&GROOVE PLANKS.INSTALL PER MANUFACTURER SPEC. COLOR:WOODGRAIN M3:HORIZONTAL METAL SIDING 'o. _a' 24 GA.MBCI'SHADOWRIB'HORIZONTAL METAL T.O.SLAB T.O.SLAB COLOR INSTALL PER MANUFACTURER SPEC. NORTH ELEVATION - BLDG 1 SOUTH ELEVATION - BLDG 1 M4:HORIZONTAL METAL SIDING SCALE: 3/32"=1'-O" SCALE: 3/32"=1'-0" LONGBOARD PANELBOARD SMOOTH PLANK CLADDING.INSTALL PER MANUFACTURER SPEC. COLOR: M5:VERTICAL METAL SIDING MSCI'PSU'VERITICAL METAL PANEL.INSTALL M3 M1 M4 M4 MI MI M1 M4 M3 M1 PER MANUFACTURER SPEC. M1 M2 M1 M2 M1 M2 M1 COLOR: T.O.PARAPET T.O.PARAPEf� M4 0 000 000 Oak T.O.SLAB WEST ELEVATION - BLDG 1 SCALE: 3/32"=1'-O" I„O Ml M4 MI M< M1 M4 MI M3 MI M2 MI M2 MI M2 t27'-0" T.O.PARAPET* M4 0 T.O.SLAB Flex Building Elevations HATCH DESIGN ARCHITECTURE August 21 , 2025 MI MI MS M5 — 32z-a 329-T_ T.O.PARAPET T.O.PARAPET _ 30-a• 30-a' T.O.SLAB T.O.SLAB NORTH ELEVATION - BLDG 1 SOUTH ELEVATION - BLDG 1 SCALE: 3/32"=1•-0" SCALE: 3/32"=1•-0" h4t1 MI _in=ET % T.O.PARAPET Low EAVE I I I I I I I I I I I I -L- �I-J �!� CC_ CC CJ JL� CCC CCC �JC CI- -<- JLJJ -L- �C� T.Ois.SLABY WEST ELEVATION - BLDG 1 SCALE: 3/32"=1'-0" MI µ5 MI O MI5 MI hyr MI MR MI M2 MI M2 _ _322•-a ---- T.O.PARAPET 30-O" ----- T.O.SLAB EAST ELEVATION - BLDG 1 SCALE: 3/32"=V-0" Storage Building # 1 Elevations HATCH DESIGN ARCHITECTURE August 21 , 2025 41 Thank you for your time. Questions? HATCH DESIGN ARCHITECTURE August 21 , 2025 w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Cherry Blossom East Subdivision (H-2025-0030) by Breckon Land Design, located at 523 W. Cedarbug Dr. and the 0.67 acre property to the east, located in the NE 1/4 of Section 12, T.3N., R.1W. Application Materials: https://bit.ly/H-2025-0030 A. Request: Combined Preliminary and Final Plat consisting of three (3) building lots and one (1) common lot on 0.79 acres of land in the R-8 zoning district. 87 PUBLIC HEARING SIGN IN SHEET DATE: August 21, 2025 ITEM # 4 PROJECT NAME: Cherry Blossom East Subdivision (H-2025-0030) I wish to testify Your Full Name Your Full Address Representing (mark X (Please Print) if yes) ves) ��5L,� 'R�S12, 2 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*, DEPARTMENT REPORT HEARING 8/21/2025 LegendI�F �� DATE: Project Location TO: Planning&Zoning Commission Area of Impact �- City Limits FROM: Sonya Allen,Associate Planner Q Analysis 208-884-5533TI `' r sallen@meridiancity.org APPLICANT: Gregg Davis,Breckon Land Design � SUBJECT: H-2025-0030FETE ,lT�@ Cherry Blossom East Subdivision WF9 LOCATION: 523 W. Cedarburg Dr. and the 0.67-acre `J property to the east, located in the NE 1/4Lj of Section 12,T.3N.,R.1W. (Parcel _-- #R1386850820&#S1212120695) - I. PROJECT OVERVIEW A. Summary A combined preliminary and final plat is proposed consisting of three(3)building lots and one (1)common lot on 0.79 acres of land in the R-8 zoning district. B. Issues In order to provide water service to this site,the Applicant must obtain an easement from the property owner to the east and extend a water line through that property through the abutting property to the east at 1303 N.W. 4th Street from N.W. 4t' Street. C. Recommendation Staff: Approval D. Decision Commission: Pending City Council: Pending City of Meridian I Department Report 1. Project Overview ■ I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped - Proposed Land Use(s) Single-family residential - Existing Zoning R-8(Medium-density residential) VII.A.2 Adopted FLUM Designation Medium Density Residential(MDR) VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 1/23/2024 Neighborhood Meeting 2/25/2025 Site posting date 8/l/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes - • Commission Action Required No - • Access N.W.4'St.via a common driveway across an abutting - property outside of the plat. • Traffic Level of Service There are no current traffic counts for N.W.4t'St. - ITD Comments Received Yes(no concerns or comments) Meridian Fire Common driveway access is approved with a minimum width of 20 feet Meridian Police No comments were received Meridian Public Works Wastewater I • Distance to Mainline Available at east boundary of site • Impacts or Concerns See Public Works conditions Meridian Public Works Water • Distance to Mainline Water is approximately 160' east of the site in NW 41h St. • Impacts or Concerns Applicant will need to acquire an easement to bring water main from 4'St.to the property across the property at 1303 N.W.41 St.in order to extend service to this site. Note: See section IV. City/Agency Comments&Conditions for comments received. I1I. STAFF ANALYSIS Comprehensive Plan and Unified Development Code (UDC) A. General Overview The subject property is designated Medium Density Residential(MDR) on the Future Land Use Map(FLUM)in the Comprehensive Plan. The MDR designation allows for residential dwelling units at gross densities of three(3)to eight(8) dwelling units per acre. The gross density of the proposed development is 3.8 units per acre,which is at the low end of the desired density range, and complies with the Plan. The R-8 zoning of the property allows single-family detached dwellings as a principal permitted use in the district. The proposed development substantially complies with the previously approved preliminary plat, landscape plan and conceptual building elevations included in the development agreement as required. City of Meridian I Department Report II. Community Metrics ■ Table 4: Pro*ect Overview Description Details History H-2018-0018(Cherry Blossom Subdivision RZ,PP—DA Inst.#2018- 117003;TED-2020-0003—the preliminary plat expired);H-2019-0064 (FP for Cherry Blossom Sub. 1) Phasing Plan 1 Residential Units 3 single-family residential detached units Open Space/Site Amenities None is required;however,this development will be allowed to use the open space&site amenities in Cherry Blossom Subdivision to the west. Physical Features The Hunter Lateral bisects the western portion of this site. Acreage 0.79 acres Lots 3 buildable lots/l common/other lot for a common driveway Density 3.8 units/acre(gross);4.9 units/acre(net) B. History In 2018,this property was included in a rezone and preliminary plat application for Cherry Blossom Subdivision,which included the adjacent 9.81 acres of land to the west.A development agreement was approved as a provision of the rezone,which governs future development of the overall property. In 2019, a final plat was approved for Phase 1 of the subdivision,which included Lot 14,Block 2, that is part of this application. The remainder of the subject property was not included in the final plat because there were concerns with the legitimacy of the access easement across the Fusselman property from N.W. 4th St., specifically pertaining to the increased number of homes the access would serve. This property was intended to be included in a subsequent phase final plat;however, a final plat was not submitted and the preliminary plat has since expired. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures or site improvements on the subject property. 2. Proposed Use Analysis (UDC 11-2): Three(3)new single-family residential detached dwellings are proposed. 3. Dimensional Standards (UDC 11-2): Compliance with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 district is required. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): The proposed single-family detached dwellings are exempt from design standards. 2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): Because the proposed development is below 5 acres in size,the minimum common open space and site amenity standards in the UDC do not apply. The Applicant's narrative states the new subdivision will be a part of the Cherry Blossom Place subdivision homeowner's association(HOA)to the west and will have access to the existing amenities, including a tot lot, gazebo, fire pit and grilling area. While a nice benefit for residents,there is no direct vehicular or pedestrian connectivity between the subdivisions. Residents will have to use streets and walkways outside the subdivision to access the common areas and amenities. City of Meridian I Department Report III. Staff Analysis ■ Some letters of testimony have been received from residents in Cherry Blossom Place to the west objecting to this development being part of their HOA due to there not being any physical connection between the two(2) subdivisions and the burden it would place on residents of Cherry Blossom Place to have to contribute to maintenance costs of the lengthy common driveway that provides access to the lots on this property. While it makes some sense for it to be included because the overall development is governed by the same development agreement, it is a civil matter between the developer and the residents whether this property is included in the HOA. 3. Landscaping (UDC 11-3B): No landscaping is required with the proposed development. 4. Parking (UDC 11-3C): Off-street vehicle parking is required to be provided for residential uses based on the number of bedrooms per unit(see UDC Table 11-3C-6 for more information). 5. Building Elevations (Comp Plan,Architectural Standards Manual): Conceptual building elevations were submitted for the proposed single-family detached homes but were not included in this report because the existing development agreement, which governs future development of this property,requires future development to substantially comply with the conceptual elevations included in the agreement. Further,the DA requires all homes to be restricted to a single-story in height. 6. Fencing (UDC 11-3A-6, 11-3A-7): A 6-foot-tall closed vision fence is proposed along the east and west boundaries of the site where there is no existing fence. A 4-foot-tall open vision fence is proposed along the southern boundary of the site to separate the existing 11-foot-wide paved common driveway on the abutting two(2)properties to the south from the driveway on the subject property. Staff recommends fencing is not provided in that area to allow more room for emergency vehicle maneuverability if needed on the abutting properties to the south with a substandard driveway width. Note:Staff had encouraged the Applicant to work with the neighbors to the south on an alternate driveway design that would involve a cross-access ingress/egress easement between the properties and widening of the existing sub-standard driveway to the standard for emergency and waste disposal access to only have one driveway that would accommodate access for the two (2) existing lots as well as the three(3)proposed lots; however, the property owner(s) to the south were not interested in a shared access driveway. E. Transportation Analysis The following information on planned improvements in the area and level of service planning thresholds is from the ACHD report: ACHD Planned Improvements 1. Capital Improvements Plan (CIP)l Five Year Plan(FYP): • 41h Street is scheduled in the FYP for a pavement and pedestrian improvement project from its northern terminus to W Broadway Avenue in 2025. City of Meridian I Department Report III. Staff Analysis ■ Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional Classification 41h Street None Local Parkshire Way None Local 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed for the subject property via a common driveway within an existing 20- foot-wide perpetual access easement(Inst. #2022-004508) from N.W. 4' Street across the southern portion of the Fusselman property directly to the east at 1303 N.W. 4th St. A turnaround is proposed for emergency and waste disposal vehicles. The final plat depicts a street name(i.e.W.Camellia Ave.)for the common driveway,which needs to be removed as common driveways cannot be named,nor was a private street submitted with the subject application. There is an existing 30-foot-wide right-of-way(ROW) easement(Inst. #329628 and #379115)recorded along the southern boundary of the subdivision as depicted on the final plat and described in plat note#12. The Applicant's surveyor states the note is incorrect,that it's not ROW, and is an access easement that was determined to not be adequate to serve the proposed development. If encroachments are proposed within the easement area or if the easement is desired to be removed,the easement(s)should be relinquished. Note:Staff has confirmed via legal descriptions and GIS mapping that the access easement for the subject property is separate from the access easement for the parcel to the south at 1251 N.W. 4`h St. (Williams property—parcel#SI212131250). The servient estate associated with the Williams'access easement is Parcel#SI212131210 directly to the east of their property;the servient estate associated with the Applicant's easement is Parcel #S1212120690 directly to the east of the subject property. 2. Multiuse Pathways (UDC I1-3A-5): There are no pathways depicted in the Pathways Master Plan on this site. 3. Pathways (Comp Plan, UDC 11-3A-8): No pathways are proposed or required with the proposed development. 4. Sidewalks (UDC 11-3A-17): No sidewalks are proposed or required with the proposed development. 5. Subdivision Regulations (UDC 11-6): Common driveways(UDC 11-6C-3D): As noted above, a common driveway is proposed for access to the three(3)proposed lots from an existing driveway via N.W. 4'St. that also provides access to the abutting property to the east at 1303 N.W. 4'Street as shown on the exhibit in Section VII.F below.A 20-foot- wide perpetual access easement exists to the subject property over that property from N.W. 4'Street. Compliance with the standards in UDC 11-6C-3D for common driveways is required. The driveway is required to be 20-feet-wide—rolled curb may be provided if needed for drainage at the back edge(s)of the driveway; the common driveway exhibit should be revised accordingly prior to the City Council hearing to reflect a 20-foot wide flat driving surface or alternative compliance should be requested to UDC 11-6C-3D.2 if the City of Meridian I Department Report III. Staff Analysis ■ width cannot be accommodated.The proposed driveway is 370 feet long,which exceeds the desired length standard of 150 feet or less. Driveway lengths exceeding this standard may be allowed if approved by the Meridian City Fire Department—Fire Dept.has granted approval of the proposed driveway length. The driveway is required to be paved with a surface capable of supporting fire vehicles and equipment—plat note#7 should be amended to require maintenance of such for that purpose; the ingress/egress easement is also required to be perpetual and should be included in plat note#7 as such. The off-site driveway via N.W.41h St.providing access to the common driveway across the adjacent property to the east is currently gravel and is required to be paved with a surface capable of supporting fire vehicles and equipment if consent can be obtained from that property owner.The existing access easement between the two(2)properties states the Applicant is solely responsible for maintenance of the driveway,including the repair and replacement of pavement material and snow removal and grants access to commercial vehicles,which seems to anticipate the driveway will be paved. If consent cannot be obtained,the developer shall obtain approval from the Fire Dept.for access to the proposed subdivision prior to development. Directional signage should be provided at N.W. 4"Street for emergency wayfinding purposes for the proposed lots. Permission and/or a license agreement should be obtained from ACHD if the sign is placed within the right-of-way. The proposed development is consistent with Comprehensive Plan policy#3.03.04B, "Ensure existing county enclaves provide necessary urban-level transportation and utility infrastructure as part of the annexation process." F. Services Analysis The proposed development is consistent 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 Hunter Lateral bisects the western portion of this site and lies along the east side of existing Lot 14,Block 2, Cherry Blossom Place Subdivision No. 1. The lateral is proposed to be relocated and piped around the perimeter of the west lot(i.e. Lot 1) in accord with UDC 11-3A-6B.3;the easement for such is depicted on the plat and described in plat note#10. The subject property is not within the flood plain. 2. Pressurized Irrigation(UDC 11-3A-1 S): Underground pressurized irrigation water is required to be provided in each development as set forth in UDC 11-3A-15. The irrigation pump for Cherry Blossom Place subdivision to the west is located along the southern boundary of Lot 1 in the proposed subdivision. The Applicant proposes to utilize the existing irrigation system to provide irrigation to the proposed development. Staff recommends the pump is placed in a common lot solely dedicated to the pump station and owned by the entity that owns and maintains the pressurized irrigation system in accord with UDC 11-3B-6E. Staff recommends the developer obtain notarized written approval from the Cherry Blossom Place Homeowner's Association for the subject development to use their pump and connect to their pressurized irrigation system. A letter of testimony was submitted from a neighbor in Cherry Blossom Place subdivision requesting an independent irrigation assessment be completed prior to City of Meridian I Department Report III. Staff Analysis ■ approval as their irrigation pump is already struggling to keep up with the existing lots and common areas in that subdivision without the two(2) additional homes that are still being built and without adding the three(3)in this subdivision. Based on this information, Staff recommends a qualified consultant with the requisite expertise review the plans for the existing system to determine if it was built per the plan and if it's adequate to serve the existing homes plus the two(2) under construction and the three(3)in this development and submit their findings to the Planning Division; or, submit an approval letter from Nampa Meridian Irrigation District(NMID)if they own the system.Without such approval,the subject development should provide a separate pump station. 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. The Applicant's engineer should ensure drainage from the proposed development is retained on-site. Specifically,the Applicant shall address how drainage from the common driveway will be handled since it will abut the neighboring driveway to the south. 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. There is an existing 20-foot-wide sanitary sewer easement(Inst. #394632)that exists along the east boundary of the subject property that contains an abandoned sewer main line;this easement can be relinquished if desired so as not to encumber the lot. There is another existing 20-foot-wide sanitary sewer easement(Inst. #111001639)recorded along the southern boundary of the abutting Fusselman property to the east that stubs to the subject property's east property line,which contains a sewer line that will provide service to the proposed development. Water service is available for extension from N.W. 4th Street; however,an easement for the extension of service does not exist to this property. A new 30-foot-wide easement is needed across the Fusselman property(1303 N.W.4"St.)in order to extend water service from 4t'St. or,a 20-foot wide water easement,measured from the existing sewer line, on the northern 10 feet of the existing 20-foot wide sewer easement is needed in order to provide a 10-foot separation between water and sewer lines. Alternatively,if an easement cannot be obtained,the developer shall coordinate with the Public Works' Department to determine other possible options to provide water service to the site. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development shall comply with the provisions in the existing development agreement for Cherry Blossom Subdivision recorded as Inst. #2018-117003. 2. The final plat shall be revised as follows: i. Note#7: Include a note requiring maintenance of a paved surface capable of supporting fire vehicles and equipment in accord with UDC I I-6C-3D.8. Also, include the ingress/egress access easement is perpetual. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ ii. If consent and an easement can be obtained from the property owner(currently Fusselman)at 1303 N.W.4t'St., depict a new 30-foot-wide combined sewer and water easement along the southern boundary of the property at 1303 N.W. 41h St. for extension of water service from N.W.4t1i St. or a 20-foot wide water easement,measured from the existing sewer line, on the northern 10 feet of the existing 20-foot wide sewer easement shall be provided in order to provide a 10-foot separation between water and sewer lines. The recorded instrument number of the easement shall be included as a note on the plat. Alternatively, if an easement cannot be obtained,the developer shall coordinate with the Public Works' Department to determine other possible options to provide water service to the site. iii. Remove the private street name(i.e. W. Camellia Ave.) from the plat as common driveways cannot be named. iv. Remove any existing easements that have been relinquished and include a note(s)with the recorded instrument number of the relinquishment(s). v. The irrigation pump depicted on Lot 1 that serves Cherry Blossom Place subdivision shall be depicted in a common lot solely dedicated to the pump station and owned by the entity that owns and maintains the pressurized irrigation system in accord with UDC 11- 313-6E. The revised final plat shall be submitted with the final plat for City Engineer signature. 3. The landscape plan shall be revised as follows: i. Remove the fencing along the southern boundary of the property adjacent to the common driveway. The revised landscape plan shall be submitted with the final plat for City Engineer signature. 4. Directional signage shall be provided at N.W. 4th Street for emergency wayfinding purposes for the proposed lots. If placed in the right-of-way,permission and/or a license agreement, shall be obtained from Ada County Highway District and submitted with the final plat application. 5. All homes shall be restricted to a single-story in height as set forth in the development agreement and shall generally comply with the elevations included in the agreement as shown in Section VILH below. 6. If encroachments are proposed in the 30-foot-wide right-of-way(ROW) easement(Inst. #379115 and#329628)depicted on the final plat across the southern boundary of the subdivision and described in plat note#12 or if the easement is desired to be removed,the easement shall be relinquished. Proof of such relinquishment shall be submitted with the final plat for City engineer signature if the easement is removed from the plat. 7. The existing 20-foot-wide sanitary sewer easement(Inst. #394632)along the east boundary of the subject property that contains an abandoned sewer main line may be relinquished if desired so as not to encumber the lot. Proof of such relinquishment shall be submitted with the final plat for City Engineer signature if the easement is removed from the plat. 8. The Hunter Lateral shall be piped around the perimeter of the west lot(i.e. Lot 1)in the subdivision as proposed accord with UDC 11-3A-6B.3. 9. The Applicant's engineer shall ensure drainage from the proposed development is retained on-site. Specifically,the Applicant shall address how drainage from the common driveway will be handled since it will abut the neighboring driveway to the south. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ 10. In accord with the recorded access easement(Inst. #2022-004508)and UDC 11-6C-3D.4,the developer shall pave the existing driveway via N.W.4th St. on the adjacent property to the east at 1303 N.W. 4t' St. with a surface capable of supporting fire vehicles and equipment if consent can be obtained from that property owner.Notarized written consent shall be submitted with the final plat application. If consent cannot be obtained,the developer shall obtain approval from the Fire Dept. for access to the proposed subdivision prior to development. 11. A qualified consultant with requisite experience shall review the irrigation system plans to ensure it is adequate to serve the existing Cherry Blossom Place development as well as the proposed Cherry Blossom East development and submit their findings to the Planning Division; or, an approval letter shall be submitted from Nampa Meridian Irrigation District (NMID)if they own the system. Without such approval,the subject development shall provide a separate pump station. 12. If the existing irrigation system for Cherry Blossom Place is determined by the qualified consultant to be adequate to also serve the proposed subdivision,written notarized consent shall be submitted from the Cherry Blossom Place Homeowner's Association for the proposed development to use their irrigation pump and connect to their pressurized irrigation system. 13. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. 14. The combined preliminary/final plat approval shall become null and void if the applicant fails to either: 1)obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7. See the Agency Comments folder contained in the project file in the public record for other City Department and Agency comments and conditions: (copy the link into a separate browser) https.Ilweblink.meridiancituorzlWebLinkIBrowse.aspx?id=404889&dbid=0&repo MeridianCi tv V. FINDINGS A. Combined Preliminary and Final Plat(UDC-613-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Stafffinds the proposed plat is in conformance with the Comprehensive Plan and will be consistent with the UDC if the Applicant complies with the above-noted conditions. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that sewer service exists to the site and water service can be made available to the site if an easement for extension of service from N.W. 4th St. can be obtained from the property owner to the east or if an alternative means of providing service can be worked out with the Public Works Dept. Once extended,public services will be adequate to accommodate the proposed development. City of Meridian I Department Report V. Findings ■ 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds the proposed plat is in conformance with scheduled public improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; Stafffinds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Stafffinds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. VI. ACTION A. Staff: Staff recommends approval of the proposed combined preliminary and final plat with the conditions included above in Section IV. B. Commission: Pending C. City Council: Pending City of Meridian I Department Report VI. Action ■ ' 1 1 - v � LLI • - - - IF CHERRY - FAIRVIEW` r � .Jia , I••I �� 1=} e ti, 1� � 'PINE �1f' �.II. ` L 1•��1t--'�':a 1� £ ITT inn■■wlalla■a■■ — 11lr11f1r/IInEEEE11 Iu "i..:...�_.:-- E111.■. �nui■.Lenl! 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RED Emergency Services Police Meets response time goals most c,_ :�� til--e GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route RED Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets I GREEN plan) matches existing (-# of lanes) School Walking Proximity Within 112 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Park Walkability No park within walking distance by park type RED Reportgenerabed on 08-11-2C25 by MERIDIAMsalle- City of Meridian I Department Report VII. Exhibits 1 00 C. Preliminary Plat(date: 5/7/2025) IVIA a'dN1Wl-j3Ud AUVNIWI-138d Ztr9£9 ❑I 'Nb+101a3W § ray i a ® IS Hit MN ECL 1SV3 W0SSOI9 AU83HO w 6 i Tdi —so SID I I . I y I z y € q Z cua H g LW7 J W C!] ° LLJ ' r EEL �..�..� -------- I o - - j II ' I LL 0 O rO LL z 9 Ij ' z0Q rr COIl J w >- 4 3 � jI 5 z o � � 0 LU J m 0 yida Ana U _ ' U Zg��gJ � E �I q q I I Z T N 2i$2�3 vLi i - !r--+-----------f W Q� d `r I F— Z r r Q S 11 li W it r N "I II 1 OW Z3a S�S �3t1 9Ap ` L r� JI ggaailpyy4 pppp33( 3aaaa pegApyi Yp 6 O 5889? �3GddgBi�S II ----------- cc IL CL Z 1 '��ullrcwv,nnowo�w...w.lo �r� I Q City of Meridian Department Report VII. Exhibits 1 01 D. Landscape Plan(date: 5/7/2025) NV_1d 3db'OSON dI == �] IS HiV MN Wes, 1SV3 W0SSO�B �laa3HO , �lgg� Pt-�t� ' LL g �•p (7 e d Flit [ i� aYYla zE B —„—IBB fig=_______: ie= z !0 }fkk\R\\[\\�y�1 0 WSW O 7 a s $ 658 m : � � gyp`pRp�{ ° ij, }� � pF eyr p � _ q�3tg Y e�� mw.j ' Q ¢ ' i s ag.8 g R6 3g � o� 8 §� I. I P ° �I E Eh Ifig HEIN K1 g @@g 3`� ,n4 2 y x s #F 4W Mm s i o j Y k k t g�$ �zl@ s € k�@'R2ia � sp �"s� t5ir � �R262 goQ9g5timl� [#E - t 9� 84= n �k� ay � ! 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Exhibits 102 • ;'4 N11d 3d dOSCIN'd 1 Ztr9E9 ❑I N'dl�la3W = � ° -� � 1Sd3 WaSSa�B J.Ha3HO , 13 § 131"H14 MNuj F vn—w p B =� w s g °§ee $2 w t! i I d J y V h P j I I a � I xyy -,------------- Q y3 µi LL €p krF N 66 -£ W }� °shyy ep ,",�Y - W ZY E�F IlS S €8t¢'# SdoGK€ g} Wg $"Ct F S-'� kooks€ gI w 0 W $ $ s x yea z m ¢ s sE� ¢ *iz E$ $p €Q.ie. II V3k 'E� sE LL LL1 =s£` �k�a3�iF9g5rk8 yy ii d 4n B sYe a Rr_6�-i,LrU1 t g- a -�' CC ,. c. d +- i k£Jr �s .r a �9M RWHR� Q F�ih�r` �5$ �r �$r c €�;�$$ (L &g 6 a n 6 I I F 5i-k 1 Aga p & � 1�-66' 11!114, k IMNT 18" s g ffi s P _ ] yNNN'g § R€� g 2k gg §gig a}�� s e LLJ !Ni LLJ ' WIN as h Q° Q9� a: a�•�-5 g£�x hf=T I yy '14B $$E aagg$ g z� a� gen� vn�R = cOv _= Z �. ef"I tl g � 8 g pB If n- E6i@ 8 9 S €" fA tin gF � - --------------- Z gsy6 r - --- 41 g�B�g 1^� � C�grd��8E� x�Y k33�jfi� z@8�k�i d 6 le �6r OF Jo$t 6Np9 Lu W4l 8¢Y`�� 9in [EFi€ @dz6@ WSSYR^e�g1s'g� Ilea 1 gA ----- mL ------- _ ------ '- EP me 1:a 4µ��Lw�•G+..•wd s.e�m cwciu�ix�yrye.aW•.•m.ww e�°xennr�r-ve City of Meridian Department Report VII. Exhibits 103 E. Final Plat(date: 12/13/2025 s/b 12/13/2024) 454Yf AIH Z w v V; ? O a 7 I o J ti <} a W� N m t TY�� I I �T x �0 o,� �a is a � w Stl moro I I o G � ee.�•�C1 y .eoa I*"7 � o 0 p W iMrVL,YL.W$ d U rn v p - - - - - - 1 ° - I a -h- -�- l- �s vcR m Al dh rs;nor+ o � , &D mhg Y7Tl w 4N�171+YM li � g$¢ 7E od vl R' II4 it 'b� '',ISM.-------' eb ym r, r r tiiT' 9 IAAb g s � ------- -1--�' ygYT- g �� - � ❑ ,00'CZ1�Li.lS'.p111 ; k��E 9$C � � ��3 � .. {a°rne rtuar� mna) yyD zz Ba 5gcg 5s � g �5g ° T2Fr �fj >. '� . � � � R4 A � Fi Y��YE4E 3d ! � re 6 {• J � t 15 � pg j11Agj ;1s—i =P i'VV A, zgj City of Meridian Department Report VII. Exhibits 104 F. Common Driveway Exhibit(date: 5/7/2025)—NOT APPROVED v lva NI loon A91Hx3 3ANCI NOWWOO _ A li Ztr9e9 OI ` ICIIa3W g ear g o 15 Hlb MN " y� w ®---• jEj 1SV3 WOSSO�B ALIH HO ■i ; s s 3 13MIS Will AW W lZI I a W LL } J II ® O W 11 UD®Q I I I I I I I +I ' I I I I I I I I 1 II II I I - I I II 1 11 1 I I 1 I 1 axa. I 1 i m'i I —rl I 11 I I I 1 � 1 I� I I I ill 1 I I I � I I i 1 , I � I I II I it 1 I I I 1 I _____—__T_ I a I 1 m lit LLI 1 I pl 1 i I K ' I w Icrq - 1 — --_---- -- 0 -- ur rc....+.u...-av a....�..med e..xi Leo now�oa ew..una.mwasmo�a...tea�Ar w..rwwxaaln.r�s City of Meridian Department Report VII. Exhibits 105 E IDIAN;--- Applicant Presentation Cherry Blossom East IDAHO, MERIDIAN Subdivision H 8 zoning district-the RPreliminary Plat consisting of 3 building lots and 2 common lots on 0.79 acres in Combined Preliminary / Final Plat (PFP)0030 Cherry Blossom East Subdivision-2025- Site Location PROJECT SITEPROJECT SITE SiteProject South of W Cherry Ln Future Land Density Residential zoneProperty resides in Medium Use Map Zoning Map 4 zoning to the south and east-RDensity Residential8 Medium -Property is zoned R Schools MERIDIAN ELEMENTARYMERIDIAN MIDDLE SCHOOLMERIDIAN HIGH SCHOOL Project Site 0.7 miles–Meridian Elementary School 0.6 miles–Meridian Middle School 1.2 miles–Meridian High School Emergency DEPARTMENTMERIDIAN POLICE DEPARTMENTMERIDIAN FIRE Project Site 2.2 miles–Meridian Police Department 0.9 miles–Meridian Fire Department Services Proposed Site Cherry Blossom Place0.19 AC), consistent with -(0.178,371 SF -Lot size from 7,231 family residential lots-3 single0.79 AC site Plan Public Utilities Fire Hydrantwater mainExisting water mainProposed 8” subdivision8” water main within the St th NW 4Connect to existing water main in WATER INFRASTRUCTURE Public Utilities gravity mainExisting gravity mainProposed 8” 8” sewer main within the sitedriveway at property lineConnect to existing main in SEWER INFRASTRUCTURE Irrigation Proposed PI LineExisting PI LineStationExisting Pump all common & residential lotsProvide pressure irrigation stubs to Blossom Place Subdivisionstation, to be shared with Cherry Connect to existing irrigation pump Improvements Common Driveway ElevationMatch Existing rolled curb and gutter on north sideProposed 20’ asphalt driveway with Existing 11’ concrete driveway Improvements Elevations Elevations Elevations Thank You! W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Pine 43 Mixed-Use Subdivision (H-2024-0071) by DRB Investments, LLC., generally located on the north and south sides of E. Pine Ave., between N. Locust Grove Rd., and N. Hickory Ave. Application Materials: https:Hbit.ly/H-2024-0071 A. Request: Modified Development Agreement (H-2017-0058 — Inst.#2018-000751) to update the conceptual development plan to allow for the development of 904 new residential units consisting of a mix of townhomes, multi-family apartments and vertically integrated residential above ground floor commercial, 200,680 sq.ft. of commercial space including a 128,880 sq.ft. hotel and 71,800 sq. ft. of other retail/restaurant commercial space, 221,340 sq. ft. of office space with 90,000 sq.ft of which is intended for med-tech uses, and 8.3 acres of private and public open space, included additional land area and update certain provisions. B. Annexation of 7.21 acres of land with the I-L (5.29 acres), C-G (1.36 acres) and R-15 (0.56 acre) zoning districts. C. Rezone of 3.07 acres (0.91 + 2.17) of land from the C-G to the R-15 zoning district. D. Preliminary Plat consisting of 41 buildable lots and 3 common lots on 36.58 acres of land in the R-15 and C-G zoning district. E. Conditional Use Permit for a multi-family development consisting of 270 units in two (2) buildings on 6.28 acres of land on Lot 2, Block 1 and Lot 2, Block 3 in the C-G zoning district with requests for alternative compliance to UDC 11-4-3-27B.3, which requires a minimum of 80 sq. ft. of private, usable open space to be provided for each multi-family unit, to allow zero (0) for studio units and to UDC Table 11-213-3, which restricts building height to a maximum of 65 feet in the C-G zoning district to allow a maximum building height of 76 feet on Lot 2, Block 3. F. Conditional Use Permit for a height exception for a vertically integrated residential building on Lot 2, Block 2 from 65 feet to 87 feet in the C-G zoning district. G. Director's approval for Alternative Compliance to UDC table 11-213-3 to allow an increase in the maximum building height in the C-G zoning district from 65 feet to 76 feet on Lots 1-3, Bock 4 (hotel and vertically integrated residential buildings) and to UDC 11-4-3-41G to allow a 106 decrease of private, usable open space for studio units in vertically integrated residential from the minimum 50 sq. ft to zero (0). 107 PUBLIC HEARING SIGN IN SHEET t DATE: August 21, 2025 ITEM # 5 PROJECT NAME: Pine 43 Mixed-Use Subdivision (H-2024-0071) 1 wish to testify Your Full Name Your Full Address Representing (mark x (Please Print) HOA.7 if yes) i 1 NA �'i'u(� S� IV 2 '> 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,, DEPARTMENT REPORT HEARING 8/21/2025 legend DATE: Continued from: 612612025 Project evocation Area of Impact TO: Planning&Zoning Commission City Limits _ OAnalysis I ! J FROM: Sonya Allen,Associate Planner r /� '- Li 208-884-5533 _. m I sallen@meridiancity.org APPLICANT: Givens Pursley SUBJECT: Pine 43 Mixed Use Subdivision—ALT, 7 _ \ _Z AZ, CUP,MDA,PP,RZ T1- H-2024-0071 LOCATION: Generally located on the north and south sides of E. Pine Ave.,between N. Locust Grove Rd. and N.,Hickory Ave., in the West '/2 of Section Bin the west 1/2 of Section 8, T.3N.,R.IE. I. PROJECT OVERVIEW A. Summary The Applicants,HPC Buyer and DMB Companies,request the following: • Annexation and zoning(AZ)of 7.21-acres of land with I-L(5.29-acres), C-G(1.36-acres) and R-15 (0.56-acre)zoning districts(Parcel#S1108233755,#S1108233850,#S1108233950, #S1108233995 and#S1108233986); The Applicant,DMB Companies,requests the following: • Modification to the Development Agreement(H-2017-0058 -Inst. #2018-000751)to update the conceptual development plan for the 36.58 acres of land that lies south of E. State Ave. to allow for the development of 904 new residential units consisting of a mix of townhomes (30 units),multi-family apartments(271 units) and vertically integrated residential (603 units) above ground floor commercial/office,481,020 sq. ft. of commercial space including a 128,880 sq. ft.hotel and 71,800 sq. ft. of other retail/restaurant commercial space,221,340 sq. ft. of office space -90,000 sq. ft. of which is intended for med-tech uses, 59,000 sq. ft. of commercial/office in the vertically integrated residential buildings, and 8.3 acres of private and public open space; inclusion of additional land area(i.e. 1.92 acres); and updates to certain provisions in the agreement; • Rezone(RZ) of 3.08-acres(0.91 +2.17)of land from the C-G to the R-15 zoning district; • Preliminary plat(PP) consisting of 41 buildable lots and 3 common lots on 36.58-acres of land in the R-15 and C-G zoning districts; City of Meridian I Department Report 1. Project Overview 108 • Conditional Use Permit(CUP) for a 139-unit multi-family development on 2.87-acres of land on Lot 2,Block 1 in the C-G zoning district. The request includes Alternative Compliance to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space per unit,to allow studio units without such space; • Conditional Use Permit(CUP)for a 132-unit multi-family development on 3.41-acres of land on Lot 2,Block 3 in the C-G zoning district. The request includes Alternative Compliance to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space per unit,to allow studio units without such space; and to UDC Table 11-2B-3,which limits building height to 65 feet in the C-G district,to permit a maximum height of 76 feet; and, • Conditional Use Permit(CUP) for a height exception for a vertically integrated residential building on Lot 2,Block 2 from 65-feet to 87-feet in the C-G zoning district. Additionally, alternative compliance(ALT) is requested from the Director to UDC Table 11-2B-3 to allow an increase in the maximum building height in the C-G zoning district from 65 feet to 76 feet on Lots 1-3,Block 4 and Lot 2,Block 3 (hotel,multi-family building&2 vertically integrated residential buildings); and to UDC 11-4-3-41 G, which requires a minimum of 50 square feet of private,usable open space per unit,to allow studio units without such space. B. Issues/Waivers As noted above, a CUP is requested for a height exception for the vertically integrated residential building proposed on Lot 2,Block 2 from 65-feet to 87-feet in the C-G zoning district. Alternative compliance is requested with the CUP for a multi-family development on Lot 2,Block 3 to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space per unit,to allow studio units without such space; and to UDC Table 11-2B-3,which limits building height to 65 feet in the C-G district,to permit a maximum height of 76 feet; and, Alternative compliance is also requested from the Director to UDC Table 11-2B-3 to allow an increase in the maximum building height in the C-G zoning district from 65 feet to 76 feet on Lots 1-3,Block 4 [hotel and two(2)vertically integrated residential buildings); and to UDC 11-4- 3-41 G,which requires a minimum of 50 square feet of private,usable open space per unit,to allow studio units without such space. C. Recommendation Staff. Staff recommends approval of the proposed development plan per the provisions listed below in Section IV with the exception of the two(2)multi-family residential developments and the vertically integrated residential project located south of E.Pine Ave. in Blocks 1 and 3. Staff does not support residential uses in this area,as the previously entitled commercial plan is considered more beneficial to the City by providing needed employment opportunities and services for nearby residents,while also reducing vehicle trips and supporting trip capture.In addition,Staff does not support the vertically integrated residential use on Lot 1,Block 1 as it is not compatible with adjacent industrial uses and operations. Staff recommends the Commission and City Council consider reducing the number of vertically integrated residential units proposed north of E.Pine Ave. and requiring commercial/office uses above the first floor to provide a more commensurate level of employment and services to support nearby residents and reduce vehicle trips. Commission: Pending D. Decision City Council: Pending City of Meridian I Department Report I. Project Overview 1 09 I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped land - Proposed Land Use(s) Townhomes,multi-family residential,vertically integrated - residential project,professional services(i.e. office,med- tech),commercial/restaurant,hotel Existing Zoning RUT in Ada County;C-G VII.A.2 Proposed Zoning R-15,C-G,I-L Adopted FLUM Designation General Industrial&Mixed Use—Community(MU-C) VILA.3 Table 2: Process Facts Description Details Preapplication Meeting date 12/20/2024 Neighborhood Meeting 10/8/2024 Site posting date 6/26/2025 &8/8/2025 Table 3: Community Metrics Agency/ Description/Issue Reference Element Ada County Highway District • Comments Yes Received • Commission No Action Required • Access N.Webb Way,residential collector street;N.Webb Ave.,local street;E. Pine Ave.,minor arterial street;and E. State Ave.,residential collector street west of Webb and local street east of Webb—all existing streets • Traffic Level Area roads meet ACHD's LOS Planning Thresholds of Service ITD Comments ITD has no comments on this application Received Meridian Fire Fire Dept.will provide service to this development but their response will be inadequate due to staffing and equipment.See comments in Section IV for more information. Meridian Police See comments in public record • Distance to 0.9 miles from headquarters&7.7 miles from North station Station • Response ��alls for Service(CFS)Response Times; Dispatch to Arrival(all units) Time Average Response Times by Priority City of Meridian M74� Priority 3(MPD Goal is within 3 to 5 minutes) 4:06 3:35 Priority 2(MPD Goal is within 8 to 10 minutes) 7:38 6.22 Priority 1(MPD Goal is within 15 to 20 minutes) 12:59 11:3 Meridian Public Works Wastewater • Distance to Sewer available at site Mainline • Impacts or Concerns City of Meridian Department Report II. Community Metrics 1 10 Meridian Public Works Water • Distance to Water available at site Mainline • Impacts or See site specific conditions Concerns School District(s) West Ada School District • #of students 185-191 estimated for development • Enrollment School Boundary Areas 24-25'Enrollment Architectural Program capacity Capacity Capacity Meridian Elementary 468 650 600 River Valley Elementary 468 700 600 Lewis and Clark Middle 899 1000 - Centennial High 1754 1900 SGR Total Units Single Multi Total Total Estimated Development Area Zone Family Family Single Multi Students Architectural Program Family Family Capacity Capacity Meridian Elementary 0.51 0.2 30 874 191 650 600 River Valley Elementary 0.32 0.2 30 874 185 700 600 (Vote:Student Generation Rates are calculated in reference to the designated elementary schoc within the subject property's associated development area zone.This information is intended a� a reference,rather than a decisive tool. 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:S1108234011 Date Retrieved:2025 16{16 Parcel Count Parcel Acreage Infill Indicator: 973 Surrounding Area 207 1°l0 Not city ® City Limits 40 1,618. 2,411 9 Not City Household Change Household&Population Growth Households 132020 Population Change:17.346 Populatiion ■Growth (Household and Population Change since 2010 Decennial) - 5,000 10r000 15r000 20roo0 Use Types Residential Addresses All Addresses ■ single-family 3196 25% ® Multi-family ® Commercial 0 Preliminary Plats(last_years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved pproved 0 100000 200000 300000 0 100000 2013330 300000 400000 ■ Single-family ® Multi-family 2-00 1,500 Single-family 0 E 1-50 lk Residential c { 1,000 � Parcel Diversity 1-00 c ew 0.82 ; 13 Parcel Count vt 0-50 500 0 Average Acres 0-00 T.0 9 0 R-2 F.- RIB R-15 Average Single-family Density by Zoning Average 15-00 10-cc 10.79 5-00 41% 5.37 6.06 0-00 1.23 Dwelling Units!Acre R-2 R-4 R-& R-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics 112 Figure 2:ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is biased on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Pine Avenue 3,010-feet Minor Arterial 866 Better than "E° Locust Grove Road 419-feet Minor Arterial 939 Better than "E" State Avenue 2,182-feet Collector NIA NIA Webb Way 819-feet Collector NIA NIA Webb Avenue 538-feat Local NIA NIA Commercial Nola Road 274-fee# Local Industrial NIA NIA Acceptable level of service for a five-lane minor arterial is "E"(1,540 VPH). 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's mast current traffic counts- • The average daily traffic count for Pine Avenue east of Nola Road was 11,879 on November 2"d, 2023. The average daily traffic count for Locust Grove Road south of Fairview Avenue was 24,115 on August 15�h, 2024, There are no current traffic counts available far State Avenue, Webb Way, Webb Avenue a Nola Road. Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary ImpactService . . Ready Marginal Caution Ro Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. IH. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. History • In 2007,this property was included in the annexation(AZ-07-006, Ordinance#08-1348), City of Meridian I Department Report III. Staff Analysis 113 rezone(RZ-07-010),preliminary plat(PP-07-008)for Pinebridge Subdivision,which consisted of approximately 170 acres of land. A development agreement was required as a provision of annexation,recorded as Inst.No. 108022893. Several time extensions were approved for the preliminary plat(TE-09-015, TEC-11-002, TEC-13-004, and TEC-15-002), which expired on May 7, 2017. The conceptual development plan included in the agreement shown below depicted approximately 3,000,000 sq. ft. of commercial, light office, and multi-family residential uses and a medical campus and included the 50+1-acre property that is now the Scentsy Commons Campus located east of N. Machine Ave. The property was granted C-G zoning based on the development plan approved with the application. � � ,RPORATE ;'OFFICE EAST, 6 B-CLASS m� I.••.. OFFICE r ,� EAST 0 N WE S a....:. a .. • In 2011, a modification to the development agreement(Inst.No. 108022893) for Pinebridge was approved which removed the Scentsy property from the agreement(outlined in red on the map below) and required a new development agreement for that property(Scentsy Campus MDA-10-010, Instrument No. 111052691).A subsequent amendment was approved in 2021 (H-2021-0002—Inst. #2021-059867)that included the abutting parcel to the west (outlined in blue on the map below)that was later acquired by Scentsy,which resulted in the 50-acres east of N. Machine Ave. on the south side of E. Pine Ave.to N. Eagle Rd. being removed from the original Pinebridge DA. Since then, Scentsy has built approximately 567,000 sq. ft. of office and manufacturing space with space for future expansion. City of Meridian I Department Report III. Staff Analysis ■ _ -TZ if1 Itil Jim `• '� ■ I■■■, go T Xmli ��Ilan ■ ■ "f'�M R[Qfiff-Mill'. J6=1F. of fir, F !''�3� IR111itiw�ay,�`- . ■■. ,�;�': .,r, rii� 1 �'a ........... iie •� .� -", ;:�Lo6�t'Via:::.. IIII■■1 Y>> � ��:1 �7�,c� J�!!�AXIIN,FJ�� — . ON EMfiw�tr�............[...1.2 3.r,wn��nRi��A �JWm 01— 1-ter � :uuuu� f y y�p�_ � e�„�•u_(•,�"auu __. iffNlh��t11NHF� •"�•.�L-t� � �I � .- -- �wrn,i,r.F�- ■'�" #. jfNNNINNr}i = - ` WI4iM4rnWIN z {INW�4INIW�Ihl1, .:.a;;ir.iMIX+} N r ,• , xt ■ ■ R E. WA4+k.. ' 1NNWNINNWNNNN.'! ,: i V, u�u�e!!NN 4 WWIh?"} 'INNk�NhN'�A:+§: '� fNl{WNm i!!i14uu t`J r� wu ,' { INA I� . �414WNn4 � i..iF4NNRiHW:::• �1�Y41W!%;�r` �IA ��.;NK ` �. IF I W. ■ -■� �11 'Ems. mom �� ! Yjl •I �1�. f`-'�I..� . l:1 LAND USE AREA BREAKDOWN AFW11'A• OOAMIEACiAL LOTS _&ACRES 7 Lam + — AREAS• WAT14A LYLOTS LEGEND :�ELAL LQM ' - •N tcn 5 CONAM AREAS 1 * ►*DPIMV L(n WOW LOTS •I AREA'C' '��MANLY tCTS PROPOSED TOwLRb4iLOTS .TW RESO)EWnAL LMM r*DP0XD DETACHED LOT5 •In DETACHED LOTS 91 T0VV*4CK LOTS D !3 1 --�®r. RRaros¢o ruTrrwlrar •79 UVE VJM LOTS + ►ROPGSED CDLILLERCAL AA¢A •SB CC&SAONAREAS —--• �.L E.STNC.CLIHME RCuL AREA AREA V COLMEACIN.LOTH r -4?S ACAEH COMMON AREA •]COMMERC M.LOTS Y �y •SAUMC(LOTS ff((II__11 .A+)wpSEO RORGVM�IwG RREA ARfAF CL2187A C ES LOTS ExgTMD ROAOTa�MO AREAL •1f 87 ACa�8 1 19 COMI ERCLLL LO T'.a i CONKM AREAS AREA F C ASIERM L LOTS 1 "', •15ACRES E : •r H COMMERCIAL LCT'S COWL"LM AREA'G' OOWAERpAl LOTS 2250AORES -10 COLwERCM LOTS -6 CONMCw LOTS L. Y T d PINE 43 SUBDIVISION OVERALL SITE PLAN A total of 737 residential dwelling units were approved to develop on the site north of E. State Ave. consisting of 504 apartment units on the east side of Webb Ave.; and 123 single- family detached units and 110 single-family attached and townhome units(19 of which could include vertically integrated residential units)on the west side of Webb Ave. This area has since developed with a total of 713 residential units consisting of 480 multi-family apartment units and 233 single-family residential and townhome units. Approximately 493,000 sq. ft. of commercial non-residential uses (102,000 sq. ft. of commercial and 391,000 sq. ft. of office)was proposed based on the building footprint area shown on the concept plan.The development plan was deemed to be consistent with the vision of"The Core"designation in the Comprehensive Plan for this area,which has since been removed from the Plan. The Core focused on fostering an environment for health sciences,technology and business centers to create sustainable jobs, development products, training and research—a business diversity of the future with jobs in research, development and manufacturing that couldn't be outsourced. The diversity of housing choices was anticipated to provide nearby housing options for employees in this area. Approximately 146,000 sq. ft. (86,000 sq. ft. office and 60,000 sq. ft. commercial) of the commercial area has been constructed in Areas A&D and the red outlined areas in F&G on the plan shown above,which leaves approximately 347,000 sq. ft.yet to build out of the approved 493,000 sq. ft. The Use Comparison/History Table included below(and in Section VII.X) submitted by the Applicant summarizes the change from the original 2008 Pinebridge approval,through the City of Meridian I Department Report 11I. Staff Analysis 116 2018 amendment,and up to the current built environment as of 2025 and the proposed Pine 43 modification. PINE 43-USE COMPARISON I HISTORY TOTAL approved+ TOTAL MIS Pincbridge 2018 UA Modification 2025 Pine 43 approvedlbuilt+ Approval* Built as of 2018 Approval' built in Pincbridgc Built as of 2025 Application proposed in Pinebridge Area Area 170 acres 170 acres 120 acres 170 acres 170 acres 37 acres 170 acres Residential(units) 850 737 737 713 904 1617 Total Non-Residential(SF') 2,350,000 567,000 493,000 1,U60,000 713,000 481,000 1,194,0011 Commercial 550,0011 102'Quo 102,1100 60,000 72,000 132,000 Officc+Lt Industrial 1,8W,000 567,000 391,U011 958,000 653,000 221,000 874,000 Non-Rcs.in V-1 Rldw 59,000 59,000 Hotel 129,000 129,000 Scenlsy campus,Happy Hippo light industrial, Hold, al,retail, etch,light rial,Indust 567,491 SF Scenery medical offices,North restaurants,office, Hsrs campus wish ulTiee and Pointe treatment center, ]iglu industrial restaurants,retail, single-family KidStrong,ainglofamily eownbomes and muhi- residenlial family residential • 11 Use breakout based on csdmatcs in 77S.Concept Plan in 2008 DA showed 3M SF mixed use. "Lse li—kuut b-.d un Cunccpt Plan in 2018❑A,which was similar to 2017 TIS. All acres and SF shown are appraximale_ B. General Overview Annexation and zoning(AZ): The Applicants(HPC Buyer&DMB Companies)propose to annex and zone a total of 7.21-acres of land with I-L(5.29-acres), C-G(1.36-acres) and R-15 (0.56-acre)zoning districts to accommodate future development and a property boundary adjustment(PBA)between the subject property and adjacent properties in the City.A legal description and exhibit of the annexation area is included below in Section VII.F. The property is currently a County enclave surrounded by City annexed land. The Future Land Use Map(FLUM)designation for this property is Industrial. Because FLUM designations are not parcel specific, an adjacent abutting designation,when appropriate and approved as part of a public hearing with a land development application,may be used as long as it doesn't apply to more than 50% of the land being developed. The Applicant proposes to use the abutting Mixed Use—Community(MU-C) designation on 1.92 acres of the north and northeast portions of the annexation area where R-15 and C-G zoning is proposed. Staff is supportive of this request as it's less than 50% of the land being developed and will accommodate the proposed development plan. The HPC Buyer Applicant owns the property and business(Harvey Performance Company) located at the southwest corner of the annexation area and plans to eventually expand the business into the 5.29-acre portion of the property proposed to be zoned I-L. The remaining 1.92-acres is planned to be incorporated into the adjacent Pine 43 development through a future PBA once the property is annexed,which will resolve a deeded parcel split that occurred previously between the subject property owners that didn't go through the proper process. A conceptual development plan,phasing plan and building elevations were submitted,included below in Section VII.I,that show how the existing industrial business on the abutting parcel is eventually planned to expand into the I-L zoned area in the future. Four(4)phases of development are proposed with a parking area and access driveways via Pine Ave. and Locust City of Meridian I Department Report III. Staff Analysis ■ Grove Rd. and a shared access via Pine with the adjacent property to the east. The concept plan also shows how the areas proposed to be zoned R-15 and C-G will integrate into the adjacent development. Access points to adjacent streets are not approved with the concept plan and will be evaluated with future development applications. To ensure future development is consistent with the proposed conceptual development plan, phasing plan and building elevations, Staff recommends a Development Agreement(DA)is required as a provision of annexation of the property proposed to be zoned I-L that includes the provisions noted below in Section IV.A.1. Note: The 1.92-acres proposed to be zoned R-15 and C-G will be included in the proposed amended DA for Pine 43. A property boundary adjustment application should be submitted and finalized prior to City Council approval of the amended DA to create the parcel subject to the DA and to transfer ownership of the property. Rezone(RZ): The Applicant(DMB Companies)proposes to rezone 3.08-acres (0.91 +2.17)of land from the C-G to the R-15 zoning district. A legal description and exhibit of the rezone area is included below in Section VII.G. The FLUM designation for this property is MU-C. A conceptual development plan was submitted, included below in Section VILE,that shows how the area to be rezoned is proposed to develop with 17 townhomes. The proposed zoning,use and density is consistent with the MU-C development guidelines.Note: The overall density of the area (3.59 acres excluding adjacent right-of-way)proposed to be zoned R-15 between the annexation and rezone applications and developed with 30 dwelling units is 8.36 units per acre, which is consistent with the desired density of 6 to 15 units in MU-C designated areas. The development agreement modification concurrently proposed with this application will include the subject rezone area. Future development of the rezone area must substantially comply with the conceptual development plan included in Section VILE. Development Agreement Modification(MDA): The Applicant proposes to amend the existing approved conceptual development plan for the undeveloped 36.58 acres of the site located south of E. State Ave. depicted as Areas E,F and G on the existing concept plan above, excluding the areas that are outlined in red,which have already developed with non-residential commercial uses. This area is currently entitled to develop entirely with commercial uses. The proposed updated conceptual development plan is included below and in Section VILE of this report. The Applicant proposes to develop a large portion of the commercial area with 904 new residential dwelling units consisting of 30 townhome dwelling units,270 multi-family residential apartment units and a maximum of 604 vertically integrated residential units above ground floor non-residential space. This is an increase of 880 dwelling units over what is currently entitled to develop in Pine 43 and that is already built out. The remaining area is proposed to develop with 481,020 sq. ft. of non-residential space, including a proposed 128,880 sq. ft.hotel with a restaurant, lounge and conference area and 71,800 sq. ft. of other retail/restaurant commercial space; 221,340 sq. ft. of office space, 90,000 sq. ft. of which is intended for med-tech(i.e.medical office,research and technology)uses; and 59,000 sq. ft. of commercial/office in the vertically integrated residential buildings. This is an increase of 134,020 sq. ft. of non-residential space over what is currently entitled,which is not yet been built out in Pine 43. A total of 8.3 acres(or 23%of the site)of private and public qualified open space is proposed, including developed green spaces, amenities, and a 41,000+sq. ft.public plaza consisting of the "qualified open space"and"open space on non-residential lots"depicted on the open space City of Meridian I Department Report 111. Staff Analysis 118 exhibit in Section VII.N.Note: The private space is provided as part of the vertically integrated residential projects and multi family developments and is not accessible to the public. vo ' •� 'fib. a_ e r r. � •;r r t K w 4~ e MW r I-L RUT - -= •— -w � _. _ m , BL � e � T � I f LT I Q 't LEGEND L-D JAL �k I PROPOSED TOMHCME5 O PROPOSED MULTI-FAMILY O PROPOSED VERTICALLY-INTEGRATED , S, � �n PROPOSED RESTAURANT �• PROPOSED HOTEL y G ®PROPOSED OFFICE ©PROPOSED MED-TECH L-O _BLow ®ANDSOAPE AREA i!1 t = - f E� 41. OVERALL r -L Or s . . SCHEMATIO,COLOR MASTER PLAN•PIN MIXEp VSE se�-� 54EET2CF 14 n f?s{ The subject property,together with the portion of the Pine 43 development area north of E. State Ave., is designated as Mixed Use—Community(MU-C) on the Comprehensive Plan's Future Land Use Map(FLUM). To evaluate consistency with the MU-C designation,the following analysis considers the broader 121.69-acre Pine 43 development area. In reviewing development applications,the City will consider the following items in MU-C areas: (Staffs analysis is in italics) ➢ Development must comply with the Functional Integration principles for development in all Mixed-Use areas. Integration of Uses: o Mixed Use projects are to be developed with an overall master or conceptual plan for the larger mixed-use area; during an annexation or rezone request,a development agreement will typically be required for projects with a Mixed Use, future land use designation. A conceptual master plan exists for the portion of the site north of E. State Ave., included in the development agreement(DA); an amended master plan is proposed with the subject application for the portion of the site south of E. State Ave.,proposed to be included in an amended DA. City of Meridian I Department Report III. Staff Analysis 119 1 o Mixed use areas must include at least three land use types within a designation. Exceptions may be granted for Mixed Use designations smaller than 10 acres on a case- by-case basis. Individual projects within a large mixed-use designated area may not warrant a mix of uses,provided compliance with a larger vision and integration of uses. A mix of uses consisting of residential, commercial(including retail, restaurants, etc) and office have been provided to then north of State Ave. and are proposed to the south of State Ave. as shown on the proposed conceptual master plan. o High intensity residential(higher density or significant percent of an overall mixed-use area)requires commensurate levels of employment or other non-residential elements supporting residents and reducing local vehicle trips (see specific allowances of residential and non-residential within each sub-category). The specific allowance of residential is 20-75%with transit available; there is no allowance for non-residential in the MU-C designation. In the overall development, 64.4%of the site is residential at a gross density of 20.75 units per acre based on 1,617 units on 78 acres of land. Staff is concerned that commensurate levels of employment or other non-residential elements supporting residents and reducing local vehicle trips may not be proposed. o Mixed use projects must inherently support intentional opportunities for neighborhood and community services such as recreation centers(e.g. —specialized gyms),daycares, and office(e.g. professional offices). Some of these uses do not need prominent arterial road visibility to be successful,but instead rely on strong connectivity and access nearer to residential and employment areas. See also figures: F132,F133,FBS. Professional office uses, including med-tech, are proposed within the development as shown on the conceptual master plan; a daycare or other community serving uses may be provided but are not specifically proposed. Staff recommends neighborhood and community services as noted are included on a revised concept master plan. o Community-serving facilities such as hospitals, clinics, churches, schools, civic buildings, or public safety facilities are expected in most mixed-use developments thereby reducing extraordinary service and transportation network impacts. No such facilities are proposed;Staff recommends the concept plan is revised to include such in accord with the Comprehensive Plan for mixed-use designated areas. o Supportive and proportional outdoor public and/or quasi-public spaces and places including,but not limited to,parks,plazas, outdoor gathering areas,linear open space, and schools are expected. 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. See also figures: 17134,FC5,FC7. The exhibit in Section VILN depicts open space on non-residential lots but appears to include portions of the street buffers along Pine Ave. on Lot 3,Block 3 and Lot 2, Block 4, and Lot 1,Block 2, which should not be included. Staff recommends a revised open space exhibit is submitted prior to the City Council hearing that excludes street buffers with details of the public/quasi-public spaces and places with amenities, landscaping,pathways, etc. No schools are proposed within the site; however, there is an existing school southwest of Block 3. Holistic Design: City of Meridian I Department Report III. Staff Analysis 120 o Mixed use areas are to be centered around spaces that are well-designed public and quasi- public centers of activity. Spaces must be designed with community supportive purpose, incorporate permanent design elements with features to promote frequent use,and support amenities that foster a wide variety of interests ranging from relaxation to play. These areas must be strategically integrated into the overall development, interconnected with meaningful points of interest,prioritize pedestrian infrastructure,be highly visible and accessible,and designed to enhance both the adjacent uses and larger mixed-use area. See also figures: 17135,FC6,FC7. This site lies in four(4)separate quadrants divided by collector and arterial streets. The public plaza area in Block 4 is the main focal point and gathering area of the development and is surrounded by townhomes, two (2) vertically integrated residential buildings, a hotel and a couple of restaurants. Other such spaces are provided by the med-tech buildings and by the east restaurant on the north side of Pine as shown on the open space exhibit in Section VII.N. All of these areas are highly visible and accessible by pathways and vehicles. The other common areas within the development are private and are associated with the multi family and vertically integrated residential developments. Staff recommends details are submitted for the public and quasi public spaces prior to the Council hearing that include permanent design elements with features to promote frequent use, and amenities that foster a wide variety of interests as noted. o In developments where multiple commercial and/or office buildings are proposed,the buildings should be arranged to create some form of common,usable area, such as a plaza or green space. See also figures: FC8,FC9,FD2. The med-tech buildings at the northwest corner of the development have a plaza area in between the buildings for a common usable area. The other med-tech building south of Pine has an internal plaza area and an open space area at the side of the building. The office appears to have a plaza area between the front of the building and the street. o Open space should be purposeful in supporting a visible community and utilized to enhance synergies between residential and non-residential uses. See also figures: FC7, FC9,FD2. Open space is highly visible and located between residential and non-residential uses and should enhance interactions between uses. o Open space should be prioritized along natural or naturalized amenities(i.e. creeks and canals), integrated with pathways and pedestrian corridors, and located away from site features that may obscure visibility and attract dangerous or illegal behavior. See also figures: FC1,FC2. Open space is integrated with pathways and sidewalks and visible from public areas and streets. o Commercial drive aisles must contemplate a pedestrian friendly built environment with a minimal number of conflict points, and oriented so that aisle ingress and egress is generally parallel to multiuse pathways, sidewalks, and linear open space. Drive aisles supporting primary pedestrian connectivity for a site must feel safe,and should include planted and/or hardscaped parkway treatment, or other enhanced separation with both aesthetic and safety benefits. See also figures: FC1. Drive aisles within the site have a pedestrian friendly design with walkways alongside the drives and linear open space. Crosswalks should be delineated for pedestrian safety. City of Meridian I Department Report III. Staff Analysis 121 o All mixed-use projects should be accessible to adjacent neighborhoods by both automotive and alternative-vehicular transportation opportunities. Pedestrian circulation must be convenient and interconnect different land use types.Vehicle connectivity must not rely on arterial streets for neighborhood access. See also figures: FA3,FA4,FB3, FB4. The proposed mixed-use project is accessible to adjacent neighborhoods by both vehicles and pedestrians; two (2) bus stops are also located at the northwest and southeast corners of Pine and Webb.A pedestrian connectivity plan is included in Section VII.O that shows pedestrian access within the development connecting different land use types. Internal driveways are proposed for vehicular access from adjacent public streets. o A mixed-use project should be designed to support alternative transportation such as public transit stops,park-and-ride lots,other ride sharing services including auto,bike, or scooter, and/or other innovative or alternative modes of transportation. Alternative transportation improvements should be integrated as functional,convenient, and comfortable spaces. Electric charging stations for a variety of transportation modes is encouraged. Public transit stops exist at the northwest and southeast corner of Pine and Webb. Electric charging stations are proposed as amenities for the multi family development but are private and not available for public use. There are no park-and-ride lots nearby. o Non-residential buildings should transition to and compliment adjacent residential buildings in mass and form, and include safe and meaningful mitigation for operational impacts such as loading docks, storage,and outdoor equipment. See also figures: FB2, FB4. In Block 1, the vertically integrated residential and multi family buildings are both 5- stories in height and adjoin 1-story industrial buildings to the south, a 3-story office building to the west and 2-story office/warehouse to the east. In Block 2, the 7-story vertically integrated residential building is next to a I-story restaurant and 3-story townhomes, which provides a fairly abrupt transition from the non-residential building to the residential buildings. The townhomes are located across a parking lot and not directly adjoining the vertically integrated building. In Block 3, the office building on Lot I and the med-tech office building on Lot 2 are both 4-stories in height, which will transition in mass&form to the 6-story multi family building between them at the corner of Pine and Webb. There shouldn't be any negative operational impacts to adjacent residential uses from these uses. In Block 4, the 6-story hotel on Lot 2 is next to the 6-story vertically integrated residential building on Lot 3 which is next to a 1-story restaurant and 3-story townhomes. The 6-story vertically integrated residential building on Lot I is next to a 2- story restaurant and 3-story townhomes. The 5-story med-tech offices at the northwest corner of the development on Lots 29& 30 are located across a parking lot from 3-story townhomes. The non-residential uses in this block shouldn't negatively impact the proposed residential uses. The 6-story vertically integrated buildings provide a fairly abrupt transition to the 1-and 2-story restaurants and 3-story townhomes but they are located across a drive aisle and not directly adjoining each other. o New buildings on pad sites adjacent to existing single-family neighborhoods should be limited to no more than a 1-story disparity in building height(or floor height equivalent). City of Meridian I Department Report III. Staff Analysis 122 Natural features, differences in grade,and other context sensitive neighborhood preservation design features should be considered with transitions. No new buildings are proposed directly adjacent to existing single-family neighborhoods; East State Ave.provides a separation between the proposed development and the existing neighborhood to the north. o Transitions between different residential product types and dissimilar land uses should include the use of alleys,roadways with landscaped parkways,or highly connected open space. The use of barriers such as closed vision fencing or walls that limit connectivity and reduce visibility are typically not appropriate as transitions. See also figures: FBI, FB2. Streets with landscape parkways, drive aisles,parking lots and common open space areas provide a transition between different land use types within the development. ➢ 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).An additional 15%is allowed because public transit is available, as noted below. A total of 1,617 residential units (713 existing+ 904 proposed) consisting of single family, multi family and vertically integrated residential units have been constructed and are proposed on 77.93 acres, which is 64.4%of the overall development area. ➢ Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 5%of the development area are required. Based on the subject area of subject south of State Ave. (36.58 acres), a minimum of 1.83 acres of such spaces and places should be provided; an open space exhibit is included in Section VII.N that depicts open space for non-residential lots. A 0.95 acre public plaza is proposed centrally within Block 4, which is the main feature; other areas are shown on the plan by the proposed hotel, med-tech building and east restaurant consisting of 0.85 acres for a total of 1.8 acres. Some of these areas appear to be in the street buffer along Pine Ave. and do not qualify as noted above.A revised open space exhibit should be submitted that excludes these areas, that demonstrates compliance with the minimum area, and includes more details. Based on the area of the entire Pine 43 development(121.69 acres), a minimum of 6.08 acres should be provided within the overall development. ➢ Where the development site has transit available or stops are planned,an additional 15%of site may be dedicated to residential uses. Alternatively,this bonus may be applied where the development site is within one-mile of planned transit stops or 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. Public transit(i.e. bus stops) exists at the northwest corner of E. Pine Ave. &N. Webb Way and at the southeast corner of E. Pine Ave. &N. Webb Ave., which allows an additional 15% of the site to 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. City of Meridian I Department Report III. Staff Analysis 123 Staff is generally supportive of the portion of the proposed concept plan north of Pine as it provides a mix of uses as desired for MU-C designated areas. However, Staff is concerned the proposed amendment would substantially reduce the amount of land designated for employment- generating uses,which may in turn limit future opportunities for family-wage jobs within the area.A total of 713 residential dwelling units were entitled and have been constructed in the northern portion of Pine 43 north of E. State Ave. An additional 466 (maximum)vertically integrated residential units are proposed in the development area between State Ave. and Pine Ave.with an additional 409 vertically integrated residential and multi-family apartment units proposed south of Pine with the amended master plan. Staff and ACHD have significant concerns pertaining to the traffic impact the proposed changes to the concept master plan will have on the surrounding transportation network beyond what was originally anticipated(see Section III.E for more information). For these reasons,it's Staffs opinion the previously entitled development plan for commercial uses in the area south of Pine where multi-family and vertically integrated residential uses are proposed is in the best interest of the City to retain as it provides needed employment opportunities and services for nearby residents,while also reducing vehicle trips and supporting trip capture. Additionally,it's Staffs opinion the vertically integrated residential use on Lot 1,Block 1 is not compatible with adjacent industrial uses and operations to the south.Industrial operations typically produce impacts such as noise,vibration,light pollution, and emissions, which can negatively affect the health,safety,and overall livability of nearby residential environments. Therefore,Staff recommends the concept master plan is revised to reflect commercial/office uses in the area south of Pine Ave. Further, Staff recommends the Commission and City Council consider reducing the number of vertically integrated residential units proposed north of E.Pine Ave. and requiring commercial/office uses above the first floor to provide a more commensurate level of employment and services to support nearby residents and reduce vehicle trips. The following Comprehensive Plan policies support Staff s recommendation: • Monitor and adjust the amount and mix of industrial, commercial, and office areas needed to meet the employment needs of the City. (3.06.0113) • Encourage the development of supportive commercial near employment areas. (3.06.02C) • Discourage residential land uses in close proximity to the Wastewater Resource Recovery Facility,the Intermountain Gas Facility on Can-Ada Road, and other incompatible land uses. (3.06.02E) • Encourage compatible uses and site design to minimize conflicts and maximize use of land. (3.07.00) • Proactively address potential conflicts between incompatible uses. (3.07.01). • Provide facilities and services that maintain a premier level of service commensurate with growth. (3.01.01) • Encourage the expansion of medical service-related industries that are needed. (2.05.02A) • High intensity residential(higher density or significant percent of an overall mixed-use area)requires commensurate levels of employment or other non-residential elements City of Meridian I Department Report III. Staff Analysis 124 supporting residents and reducing local vehicle trips (see specific allowances of residential and non-residential within each sub-category). • Evaluate comprehensive impacts of growth and consider City Master Plans and Strategic Plans in all land use decisions(e.g.,traffic impacts, school enrollment, and parks). (3.01.01A) • Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine,play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability. (3.06.02B) Staff has included recommended provisions for the new DA below in Section IV.A.2 Preliminary plat(PP): A preliminary plat is proposed consisting of 41 buildable lots and 3 common lots on 36.58-acres of land in the R-15 and C-G zoning districts, included below in Section VII.J. The plat is proposed to develop in eight(8)phases as shown on the phasing plan included below in Section VII.K.A note is included that states phasing sequence may be adjusted based on market conditions. Staff recommends future development substantially complies with the phasing plan as a provision of the DA; any significant changes to the plan will require approval from the Director. The northwest portion of the preliminary plat includes portions of existing County parcels that will be included in a future property boundary adjustment(PBA) application with adjacent City zoned parcels once the property is annexed with this application. If a PBA isn't approved and a Record of Survey recorded,this would create an illegal division of land if a final plat were recorded.For this reason, Staff recommends approval of the preliminary plat is contingent upon final approval of a property boundary adjustment(PBA) application for the realignment of property lines between the HPC Buyer and DRB Investments properties as shown on the preliminary plat.A final plat application should not be submitted to the Planning Division until a PBA application is finalized and a Record of Survey is recorded that matches the configuration of the properties shown on the preliminary plat.In the event a PBA is not finalized,a new preliminary plat application would be required that excludes the land anticipated to be included in the PBA. The property located at the southeast corner of N. Webb Ave. and E.Pine Ave. has received final plat(FP-2022-0017 Pine 43 Animal Farm)approval and the plat has been signed by the City Engineer but has not yet been recorded. Because the preliminary plat excludes this area and would create an illegal division of land if the final plat isn't recorded, Staff recommends approval of the preliminary plat is contingent upon recordation of the final plat.A final plat application should not be submitted to the Planning Division for any phase of development until the final plat is recorded. Conditional Use Permit(CUP)—Multi-family Developments: Two (2)requests for conditional use permits are proposed for a multi-family development on Lot 2,Block 1 and Lot 2,Block 3. The one on Lot 2,Block 1 includes 139 units on 2.87 acres of land in the C-G district; and the one on Lot 2,Block 3 includes 132 units on 3.40 acres of land in the C-G district. Between the two developments, a total of 271 apartment units are proposed in the area currently entitled to develop with commercial uses (proposed to develop with multi-family uses with the updated master plan). Alternative compliance is proposed with the conditional use permit to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space to be provided for each multi- family unit,to allow zero (0)for all studio units; and to UDC Table 11-2B-3,which restricts City of Meridian I Department Report III. Staff Analysis 125 building height to a maximum of 65 feet in the C-G zoning district to allow a maximum building height of 76 feet on Lot 2,Block 3. This request is to be considered by the Commission and City Council as part of the CUP request. It's Staffs opinion the existing entitled development plan for commercial uses in the areas where multi-family is proposed is in the best interest of the City as it provides needed employment uses and residential services in this area.For this reason, Staff recommends denial of the proposed CUP's for an additional 271 apartment units in this area and recommends the concept master plan is amended to depict non-residential commercial/office uses in this area consistent with the existing entitled plan for the area. The following Comprehensive Plan policies support denial: • #3.06.01B—Monitor and adjust the amount and mix of industrial, commercial, and office areas needed to meet the employment needs of the City. • #3.06.02C—Encourage the development of supportive commercial near employment areas. Conditional Use Permit(CUP)—Height Exception: A Conditional Use Permit(CUP) is proposed for a height exception to UDC Table 11-2B-3, as allowed in UDC 11-2B-3A.3e, for the vertically integrated residential building on Lot 2,Block 2 to exceed the maximum allowed height of 65-feet allowed in the C-G district to allow a maximum height of 87-feet. See Staffs analysis below in Section III.C.3. Alternative Compliance(ALT)to UDC Table 11-213-3: Alternative compliance is requested from the Director to UDC Table 11-2B-3 to allow an increase in the maximum building height in the C-G zoning district from 65 feet to 76 feet on Lots 1-3,Block 4(hotel&vertically integrated residential buildings).See Staffs analysis below in Section III.C.3. Alternative Compliance(ALT)to UDC 11-4-3-41G: Alternative compliance is requested from the Director to UDC 11-4-3-41G to allow a decrease of private,usable open space for studio units in vertically integrated residential from the minimum 50 square feet to zero(0) on Lot 1,Block 1; Lot 2,Block 2; and Lots 1 and 3,Block 4. As noted above, Staff is not in support of the proposed vertically integrated residential project on Lot 1, Block 1; therefore,the Director has not approved ALT for that lot. See Staffs analysis below in Section III.C.4. Table 4: Project Overview Description Details History H-2017-0058(DA Inst.#2018-000751);A-2020-0182 [PBA—ROS #12629(property at NEC of Webb&Pine)];FP-2022-0017 [Pine 43 Animal Farm FP(signed by City Engineer but not yet recorded)—property at the SEC of Pine&Webb] Phasing Plan 8 phases over an estimated 10 years Residential Units 904 units consisting of 30 townhomes,270 multi-family units and 604 vertically integrated residential units Open Space See exhibit in Section VII.N below Amenities JL See analysis below in Section III and exhibit in Section VII.Q Physical Features There are no waterways,floodplain or topography issues on this site. Acreage J11110. 111E 7.21 acres(AZ);3.08 acres(RZ);36.58 acres(PP); 6.28 acres(CUP for multi-family) Lots 41 building lots/3 common lots City of Meridian Department Report III. Staff Analysis 126 Description Details Density 12.42 units/acre in the overall Pine 43 development C. Site Development and Use Analysis Although Staff is recommending denial of the proposed multi-family developments and vertically integrated project in Blocks 1 and 3,Staff has included analysis of the uses below in the event the Commission and Council approves the uses shown on the proposed master plan. Comprehensive Plan Policy#2.02.02E—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. 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on this property. There are existing sidewalks along streets. 2. Proposed Use Analysis (UDC 11-2): Townhouse dwellings—principally permitted use in R-15 district Multi-family residential—conditional use in C-G district Vertically integrated residential project—principally permitted use in C-G district Restaurant—principally permitted use in C-G district Hotel—principally permitted use in C-G district Professional service(i.e. office)—principally permitted use in C-G district Med-tech(i.e.research&development,medical offices)—principally permitted use in C-G district 3. Dimensional Standards (UDC 11-2): See UDC Table 11-2A-7 for the R-15 district See UDC Table 11-2B-3 for the C-G district See UDC Table 11-2C-3 for the I-L district Alternative Compliance(ALT)to UDC Table 11-2B-3—Height Exception: Alternative compliance is requested from the Director to UDC Table 11-2B-3 to allow an increase of 17%in the maximum building height in the C-G zoning district from 65 feet to 76 feet for four(4)buildings—the vertically integrated residential buildings on Lots 1 and 3, Block 4,the hotel on Lot 2,Block 4,and the multi-family building on Lot 2,Block 3 as shown on the exhibit included below in Section VII.T. The additional height is requested to accommodate commercial uses and residential density to support the commercial areas. The UDC(11-2B-3A.3d) allows such requests to be approved by the Director that don't exceed 20%of the maximum height allowed for the district when the development provides 10%of the building square feet in open space, courtyards,patios, or other usable outdoor space available for the employees and/or patrons of the structure, excluding required setbacks and landscape buffers in accord with UDC 11-2B-3A.3d. The overall common open space exhibit included in Section VII.N includes portions of the adjacent required street buffers; therefore, Staff is unable to determine if the amount of open space provided meets the requirement for the Director to grant the height exception.An updated exhibit should be submitted that only includes usable outdoor open space as noted. Because Staff is recommending denial of the multi-family development on Lot 2,Block 3, the Director will not act on the alternative compliance request for that lot. City of Meridian I Department Report III. Staff Analysis 127 Conditional Use Permit(CUP)for a Height Exception—Vertically Integrated Residential Building on Lot 2,Block 2: A CUP is requested to allow an increase of 34%in the maximum building height in the C-G district from 65 feet to 87 feet for the vertically integrated residential building on Lot 2, Block 2, shown in the exhibit below in Section VII.T. The UDC(11-2B-3A.3e)requires additional height exceeding 20% of the maximum height allowed for the district to be approved through a CUP. Building heights are allowed up to a maximum of 95 feet in the H-E (High Density Employment) district,which is the most intensive of the commercial districts above the C-G and M-E districts. The Applicant states additional height is needed to accommodate vertical integration of uses and the appropriate urban density to support mixed use and sustainability by allowing for urban density that can support the commercial and office uses in the development consistent with the Comprehensive Plan.See Applicant's narrative for more information (pp. 14-15). The building is situated along E. Pine Ave. and N. Webb Way. The vertically integrated residential building proposed directly across N.Webb Way to the west is similar in height at 76 feet as is the multi-family residential building proposed kitty corner to the site at the southwest corner of Pine and Webb. The Happy Hippo office building directly across E. Pine Ave. to the south and the proposed townhomes to the northeast along E. State Ave. in the same block are located 200+feet away across the parking lot are all 3-stories in height. The biggest disparity in height is the proposed restaurant directly to the east within 40 feet of the proposed structure,which is proposed to be a single story in height. The Applicant asserts that because the building will be surrounded by either commercial uses or buildings of similar height,the additional height shouldn't dwarf any other use.Further, the Applicant states the request meets the required Findings for such in UDC 11-5B-6E in that the building meets all other dimensional standards of the district; the additional height will facilitate the mixed-use development intended in the MU-C FLUM designation and will promote sustainability by allowing for urban density that can support the commercial and office uses in the development in accord with the Comprehensive Plan; the proposed design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing and intended character of the area; and won't adversely affect other property in the vicinity. Staff is generally in support of the proposed height exception as justified by the Applicant and is of the opinion it's appropriate for the proposed development and is consistent with the Comprehensive Plan based on the Findings included below in Section V.However, Staff recommends the Commission and City Council consider reducing the number of residential units proposed above the first floor in order to accommodate more employment and service uses to support residential uses in this area and to reduce vehicle trips and encourage trip capture as a condition of approval. 4. Specific Use Standards (UDC 11-4-3): (Staffs analysis in italics) Staff has included the specific use standards below for all of the proposed uses, as applicable.However, Staff is only including analysis on consistency with these standards for the multi-family residential uses proposed with the CUP application and for the alternative compliance requests to the private usable open space standards for studio units in vertically integrated residential project.Analysis for the other uses(i.e.hotel, vertically integrated,restaurant,professional office),which are principal permitted uses in the district,will take place with the Certificate of Zoning Compliance application for those uses. City of Meridian I Department Report III. Staff Analysis 128 Vertically integrated residential project—UDC 11-4-3-41: A. A vertically integrated residential project shall be a structure that contains at least two (2) stories. B. A minimum of twenty-five(25)percent of the gross floor area of a vertically integrated project shall be residential dwelling units,outdoor patio space on the same floor as a residential unit may count towards this requirement. C. A minimum of ten(10)percent of the gross floor area of a vertically integrated project shall be used for nonresidential uses as specified in subsection E below. D. The minimum building footprint for a detached vertically integrated residential project shall be two thousand four hundred(2,400) square feet. E. The allowed nonresidential uses in a vertically integrated project include: arts, entertainment or recreation facility; artist studio; civic, social or fraternal organizations; daycare facility; drinking establishment; education institution; financial institution;healthcare or social assistance; industry,craftsman; laundromat; nursing or residential care facility;personal or professional service;public or quasi- public use;restaurant;retail; or other uses that may be considered through the conditional use permit process. F. None of the required parking shall be located in the front of the structure. G. A minimum of fifty(50) square feet of private,usable open space shall be provided for each residential dwelling unit. This requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. The Director may consider an alternative design proposal through the alternative compliance provisions as set forth in Section 11-5B-5 of this title. Compliance with this standard is required for all units except for the studio units for which alternative compliance has been requested and approved by the Director(see analysis below). The Director has not acted on the request for Lot 1, Block 1 as Staff is recommending denial of the use on that lot. Alternative compliance(ALT) is requested from the Director to UDC 11-4-3-41G to allow studio units within vertically integrated residential projects to be developed without private,usable open space. The Applicant states it's not feasible to provide private open space for studio units for the following reasons: 1)it would increase the cost of these units,reducing their affordability; 2) smaller units have a smaller outside fagade on the building and addition balconies to each unit would significantly clutter the exterior appearance of the buildings; 3)in order to meet he area requirements for private open space, balconies would have to be as wide as the entire unit itself—with an adjacent unit's balcony abutting the studio's space,the area wouldn't be private. As an alternative means of compliance,the Applicant proposes to provide private amenity decks,which will be available to all residents in the buildings but will likely be used the most by residents of studio units since they have the least space to host groups of visitors. The decks will have seating areas,built-in grills/outdoor kitchens, planters, firepits, and shade features that will create attractive spaces to host parties conveniently located for building residents.Amenity decks with pools will also have welcoming spaces that include swimming pools and sports courts for socializing and recreation. These rooftop and amenity docks are not open to the public but rather are private open spaces for residents only. City of Meridian Department Report III. Staff Analysis 129 The request qualifies for alternative compliance as the proposed design includes innovative design features based on"new urbanism"that promote walkable and mixed-use neighborhoods in accord with UDC 11-5B-5B.2. All of the vertically integrated buildings with studio units include"new urbanism"design features like public plazas and green spaces,landscaped walkway connections between blocks, vertical and horizontal mixing of office, commercial and residential uses,transit accessibility, and bike amenities. Overall,the high degree of mixed use in Pine 43 will promote walkability and community connection,reducing reliance on motor vehicles and creating an urban neighborhood feel. The table below demonstrates the amount of amenity deck private space provided for resident use compared to the amount of private open space that would otherwise be required for the number of studio units in the building—the amount of amenity space available to the studio unit residents exceeds what they would otherwise have in their unit. Lot Number of Private Amenity Area Provided Studio Space Units Needed Block 1,Lot 1 124 11,200 sf 130,500 sf on 5'h Floor Rooftop Amenity Deck Block 2,Lot 2 39 1,950 sf 21,500 sf on 2' Floor Amenity Deck and 6,390 sf on 71 Floor Rooftop Amenity Deck Block 4,Lot 1 51 2,550 sf 23,675 sf on 21 Floor Amenity Deck and 13,370 A on 61'Floor Rooftop Amenity Deck Block 4,Lot 3 28 1,40D sf 17,540 sf on 21 Floor Amenity Deck and 8,500 sf on 61 Floor Rooftop Amenity Deck The Director finds the proposed alternative means for compliance with the private usable open space standards demonstrates the proposed alternative provides an equal or superior means of meeting the intent and purpose of the regulation as required and therefore,approves the request for Lots 2,Block 2; and Lots 1 and 3, Block 4 in accord with the Findings included below in Section V. Because Staff is recommending denial of the use on Lot 1, Block 1,the Director has not approved ALT for that lot. Restaurant—UDC 11-4-3-49: A. Parking 1. At a minimum,one(1)parking space shall be provided for every two hundred fifty (250) square feet of gross floor area. Compliance with this standard is required. Upon any change of use for an existing building or tenant space, a detailed parking plan shall be submitted that identifies the available parking for the overall site that complies with the requirements of this title. Hotel—UDC 11-4-3-23 A. Accessory uses including,but not limited to,restaurants,retail, drinking establishments, and personal services,may be allowed if such uses are completely within the hotel or motel structure. A drinking establishment shall require separate or concurrent approval subject to the regulations of section 11-4-3-10 of this chapter. Compliance with this standard is required. City of Meridian I Department Report III. Staff Analysis 130 B. A conditional use permit shall be required for any hotel or motel use that adjoins a residential district or an existing residence. The proposed hotel does not adjoin a residential district or existing residence. Multi-family Development—UDC 11-4-3-27 (Note:Analysis for both multi family residential buildings on Lot 2, Block 1 &Lot 2, Block 3 is included below) Multi-family developments with multiple properties shall be considered as one(1) property for the purpose of implementing the standards set forth in this section. A. Purpose 1. To implement the goals and policies of the Comprehensive Plan: a. Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. b. Require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open space with quality amenities as part of new multi-family residential and mixed-use developments. 2. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents. a. To create quality buildings and designs for multi-family development that enhance the visual character of the community. b. To create building and site design in multi-family development that is sensitive to and well-integrated with the surrounding neighborhood. c. To create open space areas that contribute to the aesthetics of the community, provide an attractive setting for buildings, and provide safe,interesting outdoor spaces for residents. B. Site design 1. Residential buildings shall provide a minimum setback of ten(10)feet unless a greater setback is otherwise required by this title and/or Title 10 of this Code. Building setbacks shall take into account windows, entrances,porches and patios, and how they impact adjacent properties. The proposed structures comply with this standard. 2. All on-site service areas, outdoor storage areas,waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street.All such areas should be depicted on the plans submitted with the Certificate of Zoning Compliance in accord with this standard. 3. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping,entryway and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in Section 11-5B-5 of this title. The floor plans included in Section VII.W depict 84 sq.ft. balconies for the 1-, 2-and 3-bedroom units; alternative compliance has been requested to allow no private City of Meridian Department Report III. Staff Analysis 131 open space for the studio units—the Director has not acted on this request because Staff is recommending denial of the proposed use (see analysis below). 4. For the purposes of this section,vehicular circulation areas,parking areas,and private usable open space shall not be considered common open space.None of these areas are included in the common open space. 5. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. Comply with this standard. 6. The parking shall meet the requirements set forth in Chapter 3, "Regulations Applying to All Districts",of this title. The proposed parking complies with these standards (see Section X.D. 4 below for more information). 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. C. A central mailbox location,including provisions for parcel mail, that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. These items should be depicted on plans submitted with the Certificate of Zoning Compliance application if the use is approved. C. Common open space design requirements 1. The total baseline land area of all qualified common open space shall equal or exceed ten(10)percent of the gross land area for multi-family developments of five(5)acres or more. When multi-family is approved concurrently with single- family,the minimum open space requirements in Section 11-3G-3 shall apply to the gross land area of entire development. The proposed multi family lots are not contiguous and located in different blocks approximately 700+ 'apart. Lot 2, Block 3 is 3.41 acres and Lot 2, Block I is 2.87 acres, which is below 5 acres; therefore, the baseline standard does not apply. 2. All common open space shall meet the following standards: a. The development plan shall demonstrate that the open space has been integrated into the development as a priority and not for the use of land after all other elements of the development have been designed. Open space areas that has been given priority in the development design have: (1) Direct pedestrian access; (2) High visibility; (3) Comply with Crime Prevention through Environmental Design(CTED) standards; and (4) Support a range of leisure and play activities and uses. Irregular shaped, disconnected or isolated open spaces shall not meet this standard. b. Open space shall be accessible and well connected throughout the development. This quality can be shown with open spaces that are centrally located within the development, accessible by pathway and visually accessible along collector streets or as a terminal view from a street. City of Meridian Department Report III. Staff Analysis 132 C. The open space promotes the health and well-being of its residents. Open space shall support active and passive uses for recreation, social gathering and relaxation to serve the development. 3. Alternative compliance is available for the standards listed in subsections(C)1 and (C)2 above,if a project has a unique targeted demographic;utilizes other place- making design elements in Old-Town or mixed-use future land use designations with collectively integrated and shared open space areas. 4. All multi-family projects over twenty(20)units shall provide at least one (1) common grassy area integrated into the site design allowing for general activities by all ages. This area may be included in the minimum required open space total. Projects that provide safe access to adjacent public parks or parks under a common HOA,without crossing an arterial roadway, are exempt from this standard. a. Minimum size of common grassy area shall be at least five thousand(5,000) square feet in area. This area shall increase proportionately as the number of units increase and shall be commensurate to the size of the multi-family development as determined by the decision-making body. Where this area cannot be increased due to site constraints, it may be included elsewhere in the development.Both multi family lots have grassy areas exceeding 5,000 sq.ft. in area in accord with this standard as shown on the exhibit in Section VII.R. b. Alternative compliance is available for the standards listed in subsections (C)1 and(C)2 above,if a project has a unique targeted demographic;utilizes other place-making design elements in Old-Town or mixed-use future land use designations with collectively integrated and shared open space areas. 5. In addition to the baseline open space requirement,a minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150) square feet for each unit containing five hundred (500)or less square feet of living area.None of the units are below 500 sq.ft. b. Two hundred fifty(250) square feet for each unit containing more than five hundred(500) square feet and up to one thousand two hundred(1,200) square feet of living area. 115 units on Lot 2, Block 1 = 28,750 sq.ft. (or 0.66 acres); and 124 units on Lot 2, Block 3= 31,000 sq.ft. (or 0.71 acres) of common open space required. C. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. 24 units on Lot 2, Block 1 = 8,400 sq.ft. (or 0.19 acre); and 8 units on Lot 2, Block 3= 2,800 sq.ft. (or 0.06 acres) of common open space required. A total of 37,150 sq.ft. (or 0.85 acres) is required for Lot 2, Block 1; a total of 40,698.08 sq.ft. (or 0.93 acres) is provided, exceeding the standard by 3,548.08 sq.ft. (or 0.08 acres). A total of 33,800 sq.ft. (or 0.78 acres) is required for Lot 2,Block 3;a total of 16,319.83 sq.ft. (or 0.37 acres)is provided adjacent to the parking lot— additional area is included along the street but Staff is unable to determine what if any of this area qualifies as it has to meet the minimum 20'x 20' dimensions and can't be located in the street buffer.If the use is approved, a common open space exhibit should be submitted with the Certificate of City of Meridian Department Report III. Staff Analysis 133 Zoning Compliance application that demonstrates compliance with the minimum standard. 6. Common open space shall be not less than four hundred(400) square feet in area, and shall have a minimum length and width dimension of twenty(20) feet.All common open space areas meet this standard. 7. In phased developments,common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. Open space for each of the multi family buildings should be provided in accord with this standard. 8. Unless otherwise approved through the conditional use process,common open space areas shall not be adjacent to collector or arterial street buffers unless separated from the street by a berm or constructed barrier at least four(4)feet in height,with breaks in the berm or barrier to allow for pedestrian access. The common open space area on Lot 2, Block 3 is behind the building away from the collector and arterial street buffers; the common area on Lot 2,Block 1 is adjacent to the arterial street buffer along Pine Ave. on each side of the building —therefore, a berm or constructed barrier should be provided in accord with this standard if the use is approved. 9. Buffer(s): One hundred(100)percent of the landscape buffer along collector streets and fifty(50)percent of the landscape buffer along arterial streets that meet the enhanced buffer requirements below may count towards the required baseline open space.Note: The baseline requirement is not applicable as each of the multi- family developments is less than 5 acres in size. a. Enhanced landscaping as set forth in Article 11-3B, Landscaping Requirements; b. Multi-use pathways; c. Enhanced amenities with social interaction characteristics; d. Enhanced context with the surroundings. D. Site development amenities 1. All multi-family developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life. (1) Clubhouse (2) Fitness facilities (3) Enclosed bike storage (4) Public art such as a statue (5) Dog park with waste station (6) Commercial outdoor kitchen (7) Fitness course (8) Enclosed storage b. Open space (1) Community garden City of Meridian Department Report III. Staff Analysis 134 (2) Ponds or water features (3) Plaza (4) Picnic area including tables,benches,landscaping and a structure for shade. C. Recreation (1) Pool (2) Walking trails (3) Children's play structures (4) Sports courts d. Multi-modal amenity standards. (1) Bicycle repair station (2) Park and ride lot (3) Sheltered transit stop (4) Charging stations for electric vehicles 2. The number of amenities shall depend on the size of multi-family development as follows: a. For multi-family developments with less than twenty(20)units,two(2) amenities shall be provided from two(2) separate categories. b. For multi-family development between twenty(20) and seventy-five(75) units,three(3) amenities shall be provided,with one(1)from each category. C. For multi-family development with seventy-five(75)units or more, four(4) amenities shall be provided,with at least one(1)from each category. d. For multi-family developments with more than one hundred(100)units,the decision-making body shall require additional amenities commensurate to the size of the proposed development. Based on 139 units on Lot 2, Block 1, a minimum offive (5) amenities are required with at least one (1)from each category; the decision-making body may require more. The following amenities are proposed in each of the required categories: Quality of Life—clubhouse,fitness facility, enclosed bike storage, enclosed storage and commercial outdoor kitchens with built-in grills; Open Space—plaza (private roof top amenity deck including tables, benches, landscaping and shade structures) and a picnic area (including tables, benches, landscaping and shade structures located on the private roof top amenity deck); Recreation Activity Areas—swimming pool with changing facilities and restrooms (located on the private roof top amenity deck and within building) and paved sports courts, including bocce ball and(2)pickleball courts with appropriate surfacing; and Multi-modal—enclosed bike storage within the building and charging stations for electric vehicles within the building. The proposed amenities far exceed the minimum standards. Based on 132 units on Lot 2, Block 3, a minimum of five (5) amenities are required with at least one (1)from each category; the decision-making body may require more. The following amenities are proposed in each of the required categories: Quality of Life—clubhouse,fitness facility, enclosed bike storage, City of Meridian Department Report III. Staff Analysis 135 enclosed storage and commercial outdoor kitchens with built-in grills; Open Space—plaza (private roof top amenity deck including tables, benches, landscaping and shade structures) and a picnic area (including tables, benches, landscaping and shade structures located on the private roof top amenity deck); Recreation Activity Areas—swimming pool with changing facilities and restrooms (located on the private roof top amenity deck and within building) and paved sports courts, including bocce ball and(2)pickleball courts with appropriate surfacing; and Multi-modal—enclosed bike storage within the building and charging stations for electric vehicles within the building. The proposed amenities far exceed the minimum standards. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection D,provided that these improvements provide a similar level of amenity. E. Landscaping requirements 1. Development shall meet the minimum landscaping requirements in accord with Chapter 3, "Regulations Applying To All Districts", of this Title. Street buffer landscaping is required with development of the subdivision. The landscape plan submitted with the Certificate of Zoning Compliance application should comply with the parking lot landscape standards in UDC 11-3B-8C. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three(3)feet wide. b. For every three(3)linear feet of foundation, an evergreen shrub having a minimum mature height of twenty-four(24) inches shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plan submitted with the Certificate of Zoning Compliance application should comply with the standards for parking lot landscaping in UDC 11-3B-8C. F. Maintenance and ownership responsibilities.All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features.A recorded copy of the maintenance agreement should be submitted to the Planning Division prior to issuance of Certificate of Occupancy for the building. G. Police access under exigent circumstances. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system,or suitable alternative,to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. The developer should comply with this standard. Alternative compliance(ALT) is requested from the Director to UDC 11-4-3-27B to allow studio units within multi-family developments to be developed without private,usable open space. The Applicant states it's not feasible to provide private open space for studio units for the following reasons: 1)it would increase the cost of these units,reducing their affordability; 2) smaller units have a smaller outside fagade on the building and addition balconies to each unit City of Meridian I Department Report III. Staff Analysis 136 would significantly clutter the exterior appearance of the buildings; 3)in order to meet he area requirements for private open space,balconies would have to be as wide as the entire unit itself—with an adjacent unit's balcony abutting the studio's space,the area wouldn't be private. As an alternative means of compliance,the Applicant proposes to provide private amenity decks,which will be available to all residents in the buildings but will likely be used the most by residents of studio units since they have the least space to host groups of visitors. The decks will have seating areas,built-in grills/outdoor kitchens,planters, firepits, and shade features that will create attractive spaces to host parties conveniently located for building residents. Amenity decks with pools will also have welcoming spaces that include swimming pools and sports courts for socializing and recreation. These rooftop and amenity docks are not open to the public but rather are private open spaces for residents only. The request qualifies for alternative compliance as the proposed design includes innovative design features based on"new urbanism"that promote walkable and mixed-use neighborhoods in accord with UDC 11-513-5B.2. All of the vertically integrated and multi- family buildings with studio units include"new urbanism"design features like public plazas and green spaces,landscaped walkway connections between blocks,vertical and horizontal mixing of office, commercial and residential uses,transit accessibility, and bike amenities. Overall,the high degree of mixed use in Pine 43 will promote walkability and community connection,reducing reliance on motor vehicles and creating an urban neighborhood feel. The table below demonstrates the amount of amenity deck private space provided for resident use compared to the amount of private open space that would otherwise be required for the number of studio units in the building—the amount of amenity space available to the studio unit residents exceeds what they would otherwise have in their unit. Lot Number of Private Amenity Area Provided Studio Space Units Needed Block 1,Lot 2 133 12,640 sf 17,780 sf on 2'Floor Amenity Deck Block 3,Lot 2 28 2,240 sf 16,980 A on 2"d Floor Amenity Deck and 8,160 sf on 6'h floor Rooftop Amenity Deck The Director finds the proposed alternative means for compliance with the private usable open space standards demonstrates the proposed alternative provides an equal or superior means of meeting the intent and purpose of the regulation as required. However,because Staff is not recommending approval of the proposed multi-family developments,the Director has not acted on this request. D. Design Standards Analysis Comprehensive Plan Policy#2.02.02D—Apply appropriate design and construction standards to infill development in order to reduce adverse impacts to existing development. 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): The site layout is required to comply with the standards listed in UDC 11-3A-19. Staff has reviewed these standards and finds the proposed concept plan demonstrates general compliance with the required standards. All structures in the development are required to comply with the design standards listed in the Architectural Standards Manual. A Design Review application will be required to be submitted and approved prior to submitting building permit applications. City of Meridian I Department Report III. Staff Analysis 137 2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): The minimum qualified open space and site amenity standards in UDC 11-3G-3 and 11-3G-4 do not apply to the townhome portion of the development as it is below 5 acres in size at 3.59 acres. The standards listed in UDC 11-4-3-27C,D for common open space and site amenities apply to the multi-family portion of the development. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 10-foot wide buffer is required along N.Nola Rd.,N. Webb Ave. south of Pine and along N. Machine Ave., local streets; a 20-foot wide street buffer is required along E. State Ave.,a collector street; and a 25-foot wide street buffer is required along N. Locust Grove Rd. and E. Pine Ave.,both arterial streets,with landscaping in accord with the standards listed in UDC 11-313-7C. The width of the proposed street buffers all meet or exceed the minimum standards. Landscaping should be depicted on the landscape plan submitted with the final plat application in accord with the required standards.Where the buffer is encumbered by easements or other restrictions,the buffer area shall include a minimum five-foot wide area outside the easement or restricted area for planting shrubs and trees,per UDC 11-313-7C.1b.All street landscape buffers should be depicted on the final plat in a common lot or on a permanent dedicated buffer easement,maintained by the property owner,homeowner's association or business owners' association per UDC 11-3B-7C.2a. ii. Parking lot landscaping Parking lot landscaping is required to be provided within the development in accord with the standards listed in UDC 11-313-8C and should be depicted on the landscape plan submitted with the Certificate of Zoning Compliance(CZC) application for development of each lot. Compliance with these standards will be reviewed with individual CZC applications. iii. Landscape buffers to adjoining uses A 25-foot-wide landscape buffer is required on C-G and I-L zoned properties adjacent to residential uses per UDC Tables 11-2B-3 and 11-2C-3.Landscaping within these buffers is required to comply with the standards listed in UDC 11-3B-9C. Compliance with these standards will be reviewed with individual CZC applications. If a reduction in the width of such buffer is needed, a request should be submitted prior to the City Council hearing for consideration by City Council at a public hearing with notice to surrounding property owners per UDC 11-313-9C.2.A reduction to the buffer width shall not affect building setbacks; all structures shall be set back from the property line a minimum of the buffer width required in the applicable zoning district. iv. Tree preservation Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement per the standards listed in UDC 11-3B- 10C. City of Meridian I Department Report III. Staff Analysis 138 There are many existing trees on the site, depicted on Sheet PP-02 of the plat and on Sheet 14 of the landscape plan,that are proposed to be removed; a mitigation plan is included on the landscape plan that notes the following: 1- EXISTING TREES TO BE SAVED ON SITE THAT WILL ODUNT TOWARDS MITIGATION ARE AS FOLLOWS: (11) -6'CAL ARMSTRONGMAPLES (5)-4'CAL IKATSURA (2)-B'HT.WEEPING NORWAY SPRUCE TOTAL CALIPER INCHES =95 CALIPER INCHES 2. EXISTING TREES TO BE REMOVED ON SFTE (1)-42'COTTONWOOD(NO MITIGATION REQUIRED) M-30'BLACK LOCUST(NOAIITIGATION REQUIRED) (2)-4"BLACK LOCUST(NO MITIGATION REQUIRED) (1)-7 BLACK LOCUST(NO MITIGATION REQUIRED) (14)-1D'POPULAR(NO MFTIGATION REQUIRED) (3)-25'TALL PINE(31 M.TO 7 CAL) (2)-1 Sr TALL PINE(SI M.TO 4.5'CAL) (1)-29'TALL PINE(SI M.TO 5.5'CAL.} (1)-1 IF TALL PINE(SIM.TO 2'CAL.) TOTAL CALIPER INCHES THAT DO NOT REOUI RED MITIGATION=4D6 CALIPER INCHES TOTAL CALIPER INCHES =34 CALIPER INCHES 3. EXISTING TREES TO BE RELOCATED ON SITE. (46)-�"CAL.ARMSTRONQ MAPLES (28)-16 HT COLUMNAR SPRUCE(SI M.TO V CAL) (19) -4"CAL.FLOWER NGCRABAPPLE (14)-4'CAL.KATSURA (11)-0'CAL.WPG.MULBERRY (2)-18'HT.WPG.4607KA SPRUCE(SIM.TO4'CAL.) (21)-0'CAL.MULTI-TRUNK REDBUD (40)-14 AT.SPRUCE(SIM.704'CAL) (5)-1P HT.VYPG.SPRUCE(SIM_TO 2'CAL) TOTAL CALIPER INCHES RELOCATED TREES=890 CALI PER I Q I-ES TOTAL CALIPER INCHES THE REQUIRE M71GATION=34 CALIPER INCHES TOTAL CALIPER INCHES THAT DO NOT REOUI RED MITIGATION=4W CALIPER INCHES METHODS OF MITIGATION TO INCLUDE PROPOSING AN ALTERNATIVE COMPLIANCE OF TREE RELOCATION=ROTA T-IE EXIS FING ROAD BUFFERS_E)a T1NG TREES 7HA7 ARE RELOCATED ON SITE MAY COUNT TOYOARD TI-E REQUIRED LANDSCAPING.ALTERNLATIVE METHODS WOULD INCLUDE INCREASING CALIPER INCHES OF PROPOSED TREES. Mitigation information should be included on the landscape plan submitted with the final plat application. v. Storm integration Per UDC 11-3B-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. vi. Pathway landscaping Landscaping is required along all pathways per the standards listed in UDC 11-313-12C and will be reviewed for consistency with the standards with future development applications(i.e. final plat and/or Certificate of Zoning Compliance). City of Meridian I Department Report III. Staff Analysis 139 4. Parking (UDC 11-3Q: Off-street parking is required to be provided in accord with the standards set forth in UDC Table 11-3C-6 for residential uses and 11-3C-6B for non-residential uses. Bicycle parking is required to be provided in accord with the standards listed in UDC 11-3C- 6G and be designed and located in accord with the standards listed in UDC 11-3C-5C. A minimum of one (1)bicycle parking space is required for every 25 proposed vehicle parking spaces or portion thereof for all the proposed uses, except for the townhome dwelling units. i. Residential parking analysis Off-street parking is required to be provided for each townhome,multi-family apartment and vertically integrated residential unit based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. Townhomes: • The number of bedrooms per unit are not identified in the plans. Compliance with the parking standards for these units will be reviewed with the building permit application. Multi-family apartments: • Lot 2,Block 1 —Based on(3 3) studio units, (34) 1-bedroom units, (48)2-bedroom units and(24) 3-bedroom units, a minimum of 266 spaces are required, including guest parking,with 106 of those being covered; a total of 266 spaces are proposed with 240 of those being covered podium/garage spaces in accord with the required standard. A total of 26 surface parking spaces and 45 podium(covered) spaces are provided on the site; another 195 spaces are proposed to be utilized through a cross-parking easement in the adjacent parking garage for the vertically integrated building on Lot 1,Block 1,which is between 86 and 130 feet from the multi-family building. This meets the shared use standards listed in UDC 11-3C-7 for parking standard alternatives as there is convenient pedestrian connections between properties and the properties/uses are within 1,000' of each other. A recorded shared use agreement is required to be submitted with the Certificate of Zoning Compliance application for the shared vehicle and bicycle parking per the standards listed in UDC 11-3C-7B. Based on the number of vehicle spaces provided(i.e. 266), a minimum of 11 bicycle parking spaces are required.A total of three(3)bicycle parking spaces are proposed on the site and additional parking will be provided through the cross- parking easement on Lot 1,Block 1,which exceeds the minimum standard. • Lot 2,Block 3—Based on(28) studio units, (40) 1-bedroom units, (56)2-bedroom units, and(8)3-bedroom units,a minimum of 237 spaces are required, including guest parking,with 104 of those being covered; a total of 247 spaces are provided with 104 of those being covered in a 1-story podium,which exceeds the minimum standard by 10 spaces. Based on the number of vehicle spaces provided(i.e. 247), a minimum of 10 bicycle parking spaces are required; a total of 84 spaces are proposed(72 internal and 12 external),which exceeds the minimum standard. City of Meridian I Department Report III. Staff Analysis 140 Vertically integrated: • Parking provided with the vertically integrated residential development will be reviewed for compliance with the parking standards at the time of Certificate of Zoning Compliance application. A 2-story parking podium is proposed. ii. Nonresidential parking analysis Non-residential uses in commercial districts are required to provide one(1) space for every 500 sq. ft. of gross floor area. Parking will be reviewed for compliance with these standards at the time of Certificate of Zoning Compliance application. The hotel, east vertically integrated residential and both restaurant buildings in Block 4 all site over underground parking garages. 5. Building Elevations (Comp Plan,Architectural Standards Manual): Photos of the existing building on the HPC Buyer property and a conceptual perspective drawing and elevations have been submitted for the future expansion,included below in Section VII.I. Upgrades are planned to the existing building with the expansion to tie in with the new portion(s). Final design is required to comply with the design standards in the Architectural Standards Manual. Conceptual building elevations were submitted for the multi-family portions of the development, included below in Section VII.S, and the 3-story townhomes, included below in Section VII.V. Final design is required to comply with the design standards in the Architectural Standards Manual. Building perspectives for the overall development were submitted, included below in Section VII.U. Final design is required to comply with the design standards in the Architectural Standards Manual. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site must comply with the standards listed in UDC 11-3A-7, as applicable. A fencing exhibit was submitted, included below in Section VII.M,that depicts existing fencing; no new fencing is proposed. A 4-foot-tall chain link fence exists at the southwest corner of the development around the existing school site and a 6-foot-tall chainlink fence with barbed wire exists along the southern boundary of the site. 7. Parkways (Comp Plan, UDC 11-3A-17): Landscaped parkways are proposed along adjacent streets throughout the development and must comply with the standards listed in UDC 11-3A-17E. If 6-foot-wide parkways are proposed,root barriers and Class II trees are required. E. Transportation Analysis Comprehensive Plan Policy#3.01.01A—Evaluate comprehensive impacts of growth and consider City Master Plans and Strategic Plans in all land use decisions(e.g.,traffic impacts, school enrollment, and parks). All streets have been constructed except for the extension of N. Machine Ave. along the eastern boundary of Block 1,which is required to be extended per the conditions in the ACHD report. Additional right-of-way is required to be dedicated for improvements along the frontage of the property adjacent to Nola Rd. as noted in the ACHD report. ACHD's planned improvements in the Capital Improvements Plan(CIP)/Five Year Plan(FYP) are as follows: City of Meridian I Department Report III. Staff Analysis 141 • Fairview Avenue is scheduled in the FYP as a corridor improvement to be widened to 7-lanes and to include the construction of enhanced pedestrian and bicycle facilities from Locust Grove Road to SH-55 (Eagle Road) in 2029, The intersection of Fairview Road and Locust Grove Road is scheduled in the FYP to be widened to Nanes on the north leg, 7-lanes on the south, 9-lanes east, and 9-lanes on the west leg, and re-signalized with accessible pedestrian signals with leading pedestrian intervals in 2029. Because the original conceptual plan envisioned a greater proportion of regional trip capture(i.e. more jobs and less residential generation), Staff was concerned the proposed shift in land use may place additional demand on the surrounding transportation network beyond what was originally anticipated. Therefore, an update to the previous TIS was requested. In response,the traffic engineer submitted a technical memorandum to ACHD with additional and updated analysis for the land use changes proposed with this application as requested by the Planning Division. A summary comparison of net new trips between the 2017 TIS and the currently proposed update is included; internal capture of trips between the proposed residential, office and retail uses as well as pass-by trips for retail uses are factored in. Overall,the proposed land uses, as the applicant calculated, are estimated to generate 33 additional net new vehicles during the AM peak hours and 49 additional net new vehicles in the PM peak hours when compared to the previous study. This appears to be a minor difference in overall traffic when compared to the current peak hour volumes on Pine Ave. (1,591 PM peak hour 2-way volume); and on Locust Grove Rd. (1,735 PM peak 2-way volume). This is within the current daily fluctuations in traffic on the adjacent roadway. Additionally,the increase in traffic was not shown to change or impact any of the previously approved conditions of approval for the development as it relates to the transportation system. The study notes the mixture of land uses presented in the proposed site plan offers a substantial opportunity for reduction in overall daily trips associated with the development due to the internal capture of these trips(primarily commuting trips and trips for services such as meals and neighborhood retail)within the development itself. However,both Staff and ACHD have expressed concerns with the calculations and cannot confidently agree with the method or results. Staff expressed concerns that the trip capture rates used were high, and unlikely to be reflective of peak rush hour impacts where the types of jobs and the type of employment in the area are not necessarily correlated. Additionally that many of the daily trip attractors will still require vehicle trips,such as grocery, schools, and as previously noted,jobs. See also ACHD comments below. ACHD had the following comments on the technical memorandum: • The memo utilized a pass-by capture rate of 47% in the AM,41.5% in the PM,and 41.5% overall for Land Use 821. These rates are generally very high. It is typical to utilize an AM pass-by trip capture of 0% for Land Use 821 since many stores are not open during morning rush hour. • Based on proposed trip generation,there is no anchor supermarket for the retail portion of the development. Supermarkets are usually the primary driver of pass- by trips for a retail plaza,so the pass-by capture percent should be further reduced accordingly. • Internal trip capture calculations assume the entire development will function as one site. This is not accurate, as many"internal"trips require vehicles to utilize Pine Avenue or Webb Avenue and will impact operations of the Pine Avenue/Web Avenue roundabout. The overall internal trip capture of 2,533 also utilizes a higher internal trip capture rate than either the AM or PM peak hours,with no supporting calculations. City of Meridian I Department Report III. Staff Analysis 142 Note: These comments are only a general overview and don't constitute a full review by ACHD. The traffic engineer has responded to ACHD's comments and plans to amend the memo to include additional information. 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via adjacent public streets [i.e. E. Pine Ave. (minor arterial street); E. State Ave. (residential collector street west of Webb and local street east of Webb);N. Webb Way(residential collector street); and N. Webb Ave.,N.Nola Rd. and N. Machine Ave. (local streets)] and internal driveways as shown on the concept plan and preliminary plat. Where access to a local street is not available for non-residential properties, cross- access/ingress-egress easements should be granted to adjoining properties either by recorded easement or as a note on the final plat as set forth in UDC 11-3A-3A.2. Cross- access/ingress-egress easements and driveways should be granted/constructed between all adjoining lots in the subdivision and to the following abutting parcels: Parcel #51108244650 to the east of Block 2 and Parcel#51108233810(HPC Buyer property)to the west of Block 4. Access to the townhomes that front on E. State Ave. is proposed from an internal un-named driveway. This requirement is in accord with Comprehensive Plan policy#6.01.02B,which states, Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity. 2. Multiuse Pathways (UDC 11-3A-5): A 10-foot-wide detached multi-use pathway is proposed along the east side of N.Webb Way in accord with the Pathways Master Plan. If located outside of the adjacent right-of-way, a public pedestrian easement will need to be dedicated as required by the Park's Dept. The Park's Dept.requests a public access easement is dedicated for a multi-use pathway(10- foot-wide detached sidewalk) along the west side of N. Machine Ave. if located outside of the adjacent ACHD right-of-way(an attached sidewalk may be considered as Machine Ave. isn't a through street); revise the plans accordingly. 3. Pathways (Comp Plan, UDC 11-3A-8): A pedestrian connectivity plan showing pathways, sidewalks,crosswalks and bike lanes was submitted with this application,included below in Section VII.O.As noted above, a 10-foot- wide detached multi-use pathway is proposed along the east side of N.Webb Way,north of E. Pine Ave. and required along the west side of N.Machine Ave. in accord with the Pathways Master Plan(see Park's Dept. comments below in Section IV.E.). The pedestrian plan should be revised prior to the City Council hearing to reflect"N.Webb Ave." south of E.Pine Ave.; the Legend should reflect that the 10' wide pathway is a detached pathway; include the pathway along the west side of N.Machine Ave. as required by the Park's Dept.; and depict the existing detached sidewalk around the driveway/cul-de-sac off of E.Pine adjacent to Block 1. 4. Sidewalks (UDC 11-3A-17): All sidewalks shall comply with the standards listed in UDC 11-3A-17. A combination of detached and attached sidewalks are proposed along streets as shown on the pedestrian plan and other plans. Detached sidewalks are depicted along all collector and arterial streets as required; attached sidewalks are proposed along the southern portion of N. Webb Ave., a local street. City of Meridian I Department Report III. Staff Analysis 143 5. Private Streets (UDC 11-3F-4): No private streets are proposed. Prior to submittal of a Certificate of Zoning Compliance application(s) for structures that don't front on a public street,the Applicant should work with the City's addressing technician to determine if private streets are needed for addressing for emergency way-finding purposes. Private streets, if required, are required to comply with the standards listed in UDC 11-317-4. 6. Subdivision Regulations (UDC 11-6): Compliance with the subdivision design and improvements standards listed in UDC 11-6C-3 is required. The proposed plat appears to be in compliance with these standards. F. Services Analysis Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities. I. Waterways (Comp Plan, UDC 11-3A-6): The Snider Lateral is an open waterway that runs along the southern boundary of Blocks 1 and 3 at the south perimeter boundary of the subdivision. This waterway should be piped in accord with the standards listed in UDC 11-3A-6. Other smaller delivery ditches also cross the site that may be removed as proposed if they don't provide irrigation water to downstream users. 2. Pressurized Irrigation(UDC 11-3A-15): Underground,pressurized irrigation water is required to be provided to each lot in the development as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the city's adopted standards, specifications and ordinances per UDC 11-3A-18. Design and construction shall follow Best Management Practice as adopted by the city. A Geotechnical Recommendation Report was submitted for this development, included in the project file,which states the site is acceptable for the proposed development and includes recommendations for design and construction of future phases of this project. 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities and street lights should be in accord with the City's adopted standards, specifications and ordinances. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division Conditions of approval are not included for the multi-family developments and vertically integrated residential project in Blocks I and 3 south of E. Pine Ave. because Staff is recommending denial of those uses. If the Commission and/or Council determines any or a portion of these uses is appropriate, conditions and updated plans should be included as applicable,prior to approval. 1. Annexation & Zoning—HPC Buyer Property A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of City of Meridian I Department Report IV. City/Agency Comments &Conditions 144 Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the date of City Council approval of the Findings of Fact, Conclusions of Law and Decision&Order for the Annexation request. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the conceptual development plan,phasing plan and building elevations and perspectives included in Section VII.I and the provisions contained herein. b. Future development of the property shall comply with the dimensional standards for the I-L(Light Industrial)zoning district listed in UDC Table 11-2C-3 and the development standards in the Unified Development Code. c. A property boundary adjustment application shall be submitted to the Planning Division once the subject property is annexed that depicts property lines that follow the zoning boundaries approved with the annexation. d. The access points to adjacent streets depicted on the conceptual development plan shall be evaluated with future development applications and are not approved with the concept plan. e. A Certificate of Zoning Compliance application shall be submitted prior to submittal of a building permit application(s)for the expansion of the existing use that complies with all UDC standards and the provisions listed herein. £ A Design Review application shall be submitted concurrent with the Certificate of Zoning Compliance application for the addition(s)to the existing building that demonstrates compliance with the design standards listed in the Architectural Standards Manual. 2. Development Agreement Modification—Pine 43 Mixed-Use A property boundary adjustment application shall be submitted to the Planning Division and finalized prior to City Council approval of the amended DA to transfer ownership of the property and to create the parcel subject to the DA. Staff recommends changes to the conceptual master plan prior to the City Council hearing as follows: • Include non-residential uses in place of the multi-family residential developments and vertically integrated residential project in Blocks 1 and 3 on the south side of E.Pine Ave.Neighborhood and community services should be considered as options for alternate uses in accord with the development guidelines in the Comprehensive Plan for functional integration of uses. An amended Development Agreement(DA) shall be required as a provision of the MDA and RZ applications. Prior to approval of the rezone ordinance, the amended DA shall be signed by the property owner and returned to the Planning Division within six(6)months of City Council's approval of the Findings of Fact and Conclusions of Law for the modification and rezone. The amended DA shall only apply to the portion of the development that lies south of E. State Ave. included in the boundary of the updated conceptual development plan included in Section VII.E. The portion of the development that lies north of E. State Ave. shall comply with the provisions in the original DA(Pine 43—Instrument#2018-000751). City of Meridian I Department Report IV. City/Agency Comments &Conditions 145 The owner/developer shall comply with the following provisions associated with the amended development agreement: a. Future development shall substantially comply with the updated conceptual master plan, preliminary plat, landscape plan,phasing plan, and conceptual building elevations and perspectives and other applicable plans included in Section VII. Any significant changes to the phasing plan shall be approved by the Director. b. All future structures shall be designed in accord with the standards listed in the Architectural Standards Manual. A Design Review application shall be submitted to the Planning Division and approved prior to submittal of building permit application(s)that demonstrates compliance with these standards. c. The Director approved an Alternative Compliance request to UDC 11-4-3-41 G,which requires a minimum of 50 square feet of private,usable open space per unit in vertically integrated residential buildings on Lot 2,Block 2; and Lots 1 and 3,Block 4. The approval allows studio units without such space, contingent upon the provision of private amenity decks as shown in the exhibit in Section VII.R, as an alternative means of compliance. d. The public and quasi-public areas in the development shall be designed with community supportive purpose,incorporate permanent design elements with features to promote frequent use, and support amenities that foster a wide variety of interests ranging from relaxation to play. These areas must be strategically integrated into the overall development, interconnected with meaningful points of interest,prioritize pedestrian infrastructure,be highly visible and accessible, and designed to enhance both the adjacent uses and larger mixed-use area in accord with the holistic design principles in the Comprehensive Plan(see Figures FBS,FC6 and FC7 in the Plan). The plans submitted with future development applications shall demonstrate compliance with this requirement. e. Supportive and proportional outdoor public and/or quasi-public spaces and places including,but not limited to,parks,plazas, outdoor gathering areas,linear open space, and schools are expected to be provided within the development in accord with the principles for integration of uses in the Comprehensive Plan(see figures FB4,FC5,FC7 in the Plan). 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. The plans submitted with future development applications shall demonstrate compliance with this requirement. 3. Preliminary Plat a. The final plat(s) shall include the following revisions: i. If 6-foot wide parkways are proposed along streets,root barriers shall be depicted on the construction drawings that comply with the standards listed in UDC 11-3A-17E. ii. Depict a 10-foot-wide detached sidewalk/multi-use pathway on the construction drawings along the west side of N. Machine Ave. as required by the Park's Dept. (an attached sidewalk may be considered as Machine Ave. isn't a through street—work with the Park's Dept. on this). If located outside of the adjacent ACHD right-of-way, a public pedestrian easement is required per the Park's Dept. comments. iii. Depict cross-access/ingress-egress easements between all adjoining lots in the subdivision and to the following abutting parcels: Parcel#S 1108244650 to the east of City of Meridian I Department Report IV. City/Agency Comments &Conditions 146 Block 2 and Parcel#S 1108233810(HPC Buyer property)to the west of Block 4 either by recorded easement or as a note on the final plat in accord with UDC 11-3A- 3A.2. iv. All street landscape buffers shall be depicted on the plat in a common lot or on a permanent dedicated buffer easement,maintained by the property owner, homeowner's association or business owners' association per UDC 11-3B-7C.2. Where street buffers are encumbered by easements or other restrictions,the buffer area shall include a minimum 5-foot-wide area outside the easement or restricted area for planting shrubs and trees per UDC 11-313-7C.lb. This applies to Lot 3, Block 3. v. Depict the irrigation easement for the Snider Lateral that runs along the southern boundaries of Blocks 1 and 3. b. The landscape plan submitted with the final plat application(s) shall include the following revisions: i. If 6-foot-wide parkways are proposed along streets,root barriers and Class II trees are required per the standards listed in UDC 11-3A-17E. ii. Depict a 10-foot-wide detached sidewalk/multi-use pathway along the west side of N. Machine Ave. as required by the Park's Dept. (an attached sidewalk may be considered as Machine Ave. isn't a through street—work with the Park's Dept. on this). iii. Depict landscaping all pathways in accord with the standards listed in UDC 11-3B- 12C. iv. Include mitigation information on the plan for existing trees being removed from the site that require mitigation per the standards listed in UDC 11-3B-10C as noted on the Sheet 14 of the landscape plan submitted with the preliminary plat. v. Depict street buffer landscaping in accord with the standards listed in UDC 11-3B- 7C. Where street buffers are encumbered by easements or other restrictions,the buffer area shall include a minimum 5-foot-wide area outside the easement or restricted area for planting shrubs and trees per UDC 11-313-7C.lb. c. All multi-use pathways/sidewalks located outside of the adjacent ACHD right-of-way will require a separate public pedestrian easement as required by the Park's Dept. d. The Snider Lateral that runs along the southern boundary of Blocks 1 and 3 shall be piped in accord with the standards listed in UDC 11-3A-6; the construction drawings shall reflect this requirement. e. Extend N. Machine Ave. along the eastern boundary of Block 1 as proposed and required by ACHD. f. Approval of the preliminary plat is contingent upon recordation of the final plat for Pine 43 Animal Farm(FP-2022-0017) for the property located at the southeast corner of E. Pine Ave. and N.Webb Ave. A final plat application shall not be submitted to the Planning Division for any phase of development until the final plat is recorded. g. Approval of the preliminary plat is contingent upon final approval of a property boundary adjustment(PBA)application for the realignment of property lines between the HPC Buyer and DRB Investments properties as shown on the preliminary plat.A final plat application shall not be submitted to the Planning Division for any phase of development until a PBA is finalized and a Record of Survey recorded that matches the configuration of the properties shown on the preliminary plat. City of Meridian I Department Report IV. City/Agency Comments &Conditions 147 h. Prior to submittal of a Certificate of Zoning Compliance application(s)for structures that don't front on a public street,the Applicant should work with the City's addressing technician to determine if private streets are needed for addressing for emergency way- finding purposes.Private streets, if required, are required to comply with the standards listed in UDC 11-3F-4. i. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. j. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7. 4. Conditional Use Permit—Height Exception(Vertically Integrated Residential Building on Lot 2,Block 2) a. The vertically integrated residential building on Lot 2,Block 2 is permitted to exceed the 65-foot maximum building height allowed in the C-G zoning district,with an approved height of up to 87 feet, as shown in the exhibit in Section VII.T. b. A conditional use permit,when granted, shall be valid for a maximum period of two (2) years unless otherwise approved by the city per UDC 11-513-6F. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the city engineer within this two-year period. Upon written request and filing by the applicant prior to the termination of the period in accord with subsection(F)(1) of this section,the director may authorize a single extension of time to commence the use not to exceed one (1)two-year period. Additional time extensions up to two(2)years as determined and approved by the commission may be granted.With all extensions,the director or commission may require the conditional use comply with the current provisions of this chapter. B. Meridian Public Works hgps://weblink.meridiancity.org/WebLink/Doc View.asp x?id=397532&dbid=O&Mpo=MeridianC Lty C. Meridian Fire Department https://weblink.meridiancity.orglWebLinkIDocView.g,v x?id=410927&dbid=O&repo=MeridianC hty The Meridian Fire Department wit(respond to this development but our response will be inadequate due to staffingand equipment. Additionally,this project will require a Technical Fire Protection Report to be submitted to the Meridian Fire Department for review to address all criteria as required by the adopted 2018 international Fire Code and Meridian Title 10,Chapter 4 as it relates to Fire Protection and Fire&Life Safety Requirements for Mid-Rise and High-Rise structures. D. Meridian Police Department https://weblink.meridianciy.org WWebLinkIDocView.aspx?id=397606&dbid=O&rCpo=MeridianC ky City of Meridian I Department Report IV. City/Agency Comments &Conditions 148 E. Meridian Park's Department https://weblink.meridiancity.org/WebLink/DocView.aspx?id=397615&dbid=0&repo=MeridianC LU F. Community Planning Association of Southwest Idaho(COMPASS) https://weblink.meridiancity.orQ/WebLink/DocView.aspx?id=399592&dbid=0&repo=MeridianC https://weblink.m eridia n c i ty.orQ/WebLink/DocView.aspx?id=406026&dbid=0&repo=MeridianC G. Irrigation Districts No comments were submitted. H. Central District Health Department No comments were submitted. I. Idaho Department of Environmental Quality(DEQ) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=398020&dbid=0&repo=MeridianC hty https://weblink.meridiancity.org/WebLink/DocView.aspx?id=405980&dbid=0&repo=MeridianC hty J. West Ada School District(WASD) https://weblink.meridiancity.org/WebLink/browse.aspx?id=3 79821&dbid=0&repo=MeridianCit X K. Kuna School District https://weblink.meridiancitE.oLgzl ebLinkIDocView.aspx?id=397862&dbid=0&repo=MeridianC ky L. Ada County Highway District(ACHD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=397539&dbid=0&repo=MeridianC hty M. Idaho Transportation Department(ITD) https://weblink.meridianciLy.org/WebLink/DocView.aspx?id=401663&dbid=0&repo=MeridianC hty 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; Staff finds the proposed map amendment with I-L, C-G and R-15 zoning is consistent with the Comprehensive Plan as noted above in Section III. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the map amendment complies with the regulations outlined for the districts and the purpose statements of residential, commercial and industrial districts. City of Meridian I Department Report V. Findings 149 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Stafffinds the map amendment shouldn't result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City as it reduces County enclaves and promotes development in accord with the Comprehensive Plan. B. Rezone(UDC 11-511-3E) 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 R-15 district is consistent with the Comprehensive Plan as noted in Section III. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the map amendment complies with the regulations outlined for the district and the purpose statements of the residential district. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Stafffinds the map amendment shouldn't result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the request is for a rezone, not annexation. C. Alternative Compliance(UDC 11-5B-5E)—11-4-3-41(G)Vertically Integrated Residential Private Open Space for Studio Units on Lot 1, Block 1; Lot 2,Block 2; and Lots 1 and 3, Block 4 Note:Staff is recommending denial of the proposed vertically integrated residential project on Lot 1, Block 1; therefore, the following Findings analysis is not applicable to that lot. In order to grant approval for an alternative compliance application,the Director shall determine the following: City of Meridian I Department Report V. Findings 150 l. Strict adherence or application of the requirements are not feasible; or The Director finds it is feasible for the Applicant to comply with the requirement but it would increase the cost of the units, reducing their affordability; and in order to meet the area requirements for private open space, balconies would have to be as wide as the unit itself, which would abut adjacent studios'space and wouldn't be private, as noted by the Applicant. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the provision ofprivate amenity decks as an alternate means of compliance with seating areas, built-in grills/outdoor kitchens,planters,firepits, and shade features will create attractive spaces to host gatherings for studio residents and is an equal or superior means for meeting the requirement. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds the alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. D. Alternative Compliance(UDC 11-5B-5E)—11-4-3-27(B)Multi-family Private Open Space for Studio Units on Lot 2,Block 1 and Lot 2,Block 3 Because Staff is recommending denial of the proposed multi-family developments,Findings analysis is not included for the associated alternative compliance requests. E. Alternative Compliance(UDC 11-5B-5E)—11-2B-3 Height Limit in C-G District for Multi- family Building on Lot 2,Block 3,Hotel on Lot 2,Block 4, and Vertically Integrated Residential Buildings on Lots 1 and 3,Block 4 An updated common open space exhibit needs to be submitted before Staff can determine if the amount of open space provided meets the requirement for the Director to grant the height exception. Because Staff is recommending denial of the multi-family development on Lot 2,Block 3,the Director will not act on the alternative compliance request for that lot. F. Conditional Use (UDC 11-5B-6E)—Multi-family Development on Lot 2,Block 1 Because Staff is recommending denial of the proposed change to the conceptual master plan that includes the multi-family development,Findings analysis is not included for the associated conditional use permit request. G. Conditional Use(UDC 11-5B-6E)—Multi-family Development on Lot 2,Block 3 Because Staff is recommending denial of the proposed change to the conceptual master plan that includes the multi-family development,Findings analysis is not included for the associated conditional use permit request. H. Conditional Use (UDC 11-511-6E)—Height Exception for Vertically Integrated Building on Lot 2,Block 2 The City Council shall base its determination on the conditional use permit request upon the following: City of Meridian I Department Report V. Findings 151 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Stafffinds the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the C-G district. However, the Applicant is requesting conditional use approval of an extended building height from the maximum allowed in the district of 65 feet to 87 feet. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed additional height will facilitate the mixed-use development intended in the MU-C FL UM designation and in the C-G district. The added height will also promote sustainability by allowing for urban density that can support the commercial and office uses within the development. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Stafffinds the height and design of the building should be generally compatible with other uses in the neighborhood and with the intended character of the general vicinity in that a mix of uses are planned for this area with similar heights. Further, the height of the building should not change the essential character of this area since it is aligned with the comprehensive plan's vision for urban density and mixed use in this area and on this site. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Stafffinds the additional height of this building should not adversely affect other properties in the vicinity as the building is similar in height to other buildings within the development and is sufficiently set back from the proposed townhome uses. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. Stafffinds the proposed building with extended height will be served adequately by the essential public facilities and services listed. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Stafffinds the proposed extended building height will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Stafffinds neither the additional height nor the use will involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. City of Meridian I Department Report V. Findings 152 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Stafffinds no natural, scenic or historic features of major importance exist on the property. I. Preliminary Plat(UDC-613-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Staff finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds public sewer and water are available at the site and will be adequate to accommodate the proposed development. The Fire Dept. can provide service to this development but it will be inadequate due to staffing and equipment. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's Capital Improvement Program. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development is not detrimental to the public health, safety, and general welfare. 6. The development preserves significant natural, scenic or historic features. Staff finds there are no natural, scenic or historic features on the site. VI. ACTION A. Staff: Staff recommends approval of the proposed development plan per the provisions listed above in Section IV with the exception of the two(2)multi-family residential developments and the vertically integrated residential project located south of E. Pine Ave. in Blocks 1 and 3. Staff does not support residential uses in this area, as the previously entitled commercial plan is considered more beneficial to the City by providing needed employment opportunities and services for nearby residents,while also reducing vehicle trips and supporting trip capture. In addition, Staff does not support the vertically integrated residential use on Lot 1,Block 1 as it is not compatible with adjacent industrial uses and operations. Staff recommends the Commission and City Council consider reducing the number of vertically integrated residential units proposed north of E. Pine Ave. and requiring commercial/office uses City of Meridian I Department Report VI. 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Map Notes Recent Area Preliminary Plats: H-2019-0004 H-2019-0112 H-2019-0149 H-2019-0142 H- 2019-0115 H-2020-0015 H-2020-0054 H-2020-0076 H-2020-0126 H-2021-0012 H-2021- 0017 H-2021-0043 H-2021-0049 H-2021-0069 H-2021-0077 H-2021-0097 H-2022-0040 H- 2022-0069 H-2022-0013 H-2023-0022 H-2023-0032 H-2023-0044 H-2023-0048 H-2017- 0011 H-2023-0073 H-2024-0008 H-2024-0038 Recent Area Conditional Use Permits: H-2020-0029 H-2021-0082 H-2017-0058 H-2022- 0013 City of Meridian I Department Report VII. Exhibits 157 B. Service Accessibility Report PARCEL S1108234011 SERVICE ACCESSIBILITY Overall Scare: 37 83rd Percentile Description Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yrfloodplain or> 2 acres GREEN Emergency Services Fire Response time ¢ 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing(# of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) ParkWalkability No park within walking distance by park type RED Report generated on 06-16-2025 by MERIDIAMsal en City of Meridian I Department Report VII. Exhibits 158 C. Legal Description & Exhibit Map of Property Subject to Amended Development Agreement TN6 ® MAPPING J LANOQON NAPPING GROUP INC. J U U ENGINEEFSANC. S O B FaMiv OF COMPnrviFS Exhibit"A" Pine 43 Mixed Use Subdivision Development Agreement Boundary Legal Description Project No. 10-24-066 March 18, 2025 A tract of land situate in the west half of Section 8,Township 3 North,Range 1 East,Boise Meridian,City of Meridian,County of Ada,State of Idaho,and being more particularly described as follows: Commencing at the west quarter corner of said Section 8;thence from said Point of Commencement,South 89°54'57" East,coincident with the east-west centerline of said Section 8, a distance of 2,649.69 feet; thence leaving said east-west centerline,South 00°31'22"West,a distance of 50.99 feet to the northwest corner of the Plat of Scentsy Commons Subdivision,recorded in Book 108 of Plats,at Pages 15229 through 15233,Ada County Records,hereinafter referred to as"Scentsy Commons",said point also being the Point of Beginning of this description; thence from said Point of Beginning,continuing South 00°31'22"West,coincident with the westerly line of said Scentsy Commons, a distance of 611.32 feet to the northeasterly corner of the Plat of Layne Industrial Park Subdivision, recorded in Book 69 of Plats, at Pages 7113 through 7114, Ada County Records,hereinafter referred to as"Layne Industrial Park";thence North 89°55'42"West,coincident with the northerly line of said Layne Industrial Park,a distance of 507.60 feet; thence leaving said northerly line,the following two(2)consecutive courses and distances: 1. North 00°06'00"West,a distance of 589.75 feet,and 2. North 44°49'58" West, a distance of 28.15 feet to a point on the southerly right-of-way line of E.Pine Avenue; thence leaving said southerly right-of-way line,North 00°05'59"West,a distance of 96.14 feet to a point on the northerly right-of-way line of E.Pine Avenue;thence South 89°53'43"West,coincident with said northerly right-of-way line,a distance of 457.78 feet;thence leaving said northerly right-of-way line,South 00°05'59"East,a distance of 48.04 feet to a point on the centerline of said E.Pine Avenue;thence South 89°54'01"West,coincident with said centerline,a distance of 181.39 feet;thence leaving said centerline, South 00°05'59"East, a distance of 48.05 feet to a point on the westerly right-of-way line of N.Webb Avenue; thence coincident with said westerly right-of-way line,the following eleven(11)consecutive courses and distances: 1. along the arc of a non-tangent curve to the right, concave southwesterly,having a radius of 49.50 feet,through a central angle of 22°48'18",an arc length of 19.70 feet,and a chord bearing South 34°04'19"East,a distance of 19.57 feet, March 18,2025 10-24-066_DA_Bndy_Desc.docx Page 1 of 4 2760 West Excursion Lane,Suite 400,Meridian,ID 83642-5752 H www.lub.com P 208.376.7330 City of Meridian I Department Report VII. Exhibits 159 2. along the arc of a compound curve to the right, concave westerly, having a radius of245.00 feet,through a central angle of 13°34'30", an arc length of 58.05 feet,and a chord hearing South 15052'55"East, a distance of 57.91 feet, 3. South 09405'40"East,a distance of70.96 feet, 4_ along the arc of a curve to the right,concave westerly,having a radius of 99.00 feet, through a central angle of OV35'23", an arc length of 9.56 feet,and a chord bearing South 06'1 T'59"East,a distance of 9.56 feet, 5. South 03'30'18"last,a distance of 19.42 feet, 6. along the arc of a tangent curve to the left,concave easterly, having a radius of 110.00 feet, through a central angle of 19°43'43", an arc length of 37.88 feet, and a chord bearing South 13822'09" East, a distance of39.69 feet, 7. South 230 14'01"East,a distance of 39.19 feet, 8. along the arc of a tangent curve to the left, concave northeasterly, having a radius of 286.00 feet, through a central angle of 07°20'17", an arc Iength of36.63 feet,and a chord bearing South 26°54'09"East, a distance of 36.60 feet, 9. South 30')34'17"East,a distance of46 33 felt, 10. along the arc of a tangent curve to the right,concave westerly,having a radius of 21.1.25 feet,through a central angle of31000'46", an arc length of 114.34 feet, and a chord bearing South 15°03'55" East, a distance of 112.95 feet,and 11. South 001126'28" West, a distance of 182.93 feet to a point on the northerly line of the aforesaid Layne Industrial Park; thence leaving said westerly right-of-way line,North 89P55'43"West, coincident with said northerly line, a distance of 293.92 feet; thence leaving said northerly line,the following two(2)consecutive courses and distances: 1. North 00'27'15"Cast,a distance of 331.21 feet,and 2. North 89654'44" West, a distance of 657,39 feet to a point on the easterly right-of-way line ofN. Nola Road; thence North 00°27'04"Last,coincident with said easterly right-of-way line,a distance of 273.97 feet to a point of intersection of said easterly right-of-way with the southerly right-of-way line of E. Pine Avenue; thence leaving said right-of--way lines,North 00105'59"West,a distance of48.05 feet to the centerline of said R Pine Avenue;thence North 89°54'01"Fasl,coincident with said centerline a distance of 25.45 feet; thence leaving said centerline,the following four(4)consecutive courses and distances: I. North OW26'20"East,a distance of262.04 feet, 2. North 00°26'30"East,a distance of 355.15 feet, 3_ North 58038'10"West,a distance of 166.73 feet,and 4. North 89°3Y38" West, a distance of 485.10 feet to a point on the easterly right-of-way line of Locust Grove Road; March 18,2025 10-24-066 IDA_13ndy_Dese.doex Page 2 of4 City of Meridian I Department Report VII. Exhibits 160 thence coincident with said easterly right-of-way line, the following four (4) consecutive courses and distances; I. North 00°13'49"1West,a distance of 117.15 feet, 2. South 89035'35"East,a distance of 22.99 feet, 3. North 00°13'53"West,a distance of 189.59 feet,and 4. North 441153'03" East, a distance of 28.23 feet to a point on the southerly right-of-way line of E.State Avenue; thence leaving said easterly right-of way line, coincident with said southerly right-of-way line and subsequent projections thereof,the following fourteen(t4)courses and distances. 1. North 89°59'59"East,a distance of 196.68 feet, 2. along the are of a tangent curve to the right,concave southwesterly, having a radius of 218.00 feet, through a central angle of 55°24'38", an arc length of 210.83 feet, and a chord bearing South 62°17'42" East,a distance of 202.71 feet, 3. South 34°35'24"East,a distance of 41.97 feet, 4, along the arc of a tangent curve to the left., concave northeasterly, having;a radius of 200.00 feet, through a central angle of 24°02'5I", an arc length of 83.94 feet,and a chord bearing South 46036'49"Fast, a distance of 83.33 feet, 5. South 58Q38'14"East,a distance of 136.06 feet, 6. along the arc of a tangent curve to the right, concave southwesterly, having a radius of 290.00 fett, through a central angle of 170 14'18", an arc length OrK24 feet,and a chord bearing South 50°01'05"East, a distance of 83.92 feet, 7. along the are of a reverse curve to the lel}, concave northeasterly, having a radius of 32a.OG feet,through a central angle of 21'1313311, an arc length of 118.55 feet, and a chord bearing South 52'00'43" Last,a distance of 1 17.87 feet, 8. South 62D37'29"East,a distance of 193.95 feet, 9, along the arc of a tangent curve to the left,concave northerly,having a radius of 720.00 feet,through a central angle of 30'45'29", an arc length of 386.52 feet, and a chord bearing South 79'00'14" East, a distance of 381.89 feet, M along the are of reverse curve to the right,concave southerly,having a radius of 9$0.00 feet,through a central angle of 11000'20", an are length of I9SL24 feel, and a ehcrd bearing South 87'52'49" East, a distance of 187.95 feet, 11. South 82°22'39"East,a distance of 151.74 feet, 12. South 79°22'39"East,a distance of 92.77 feet, 13. along the arc of a tangent curve to the left,concave northerly,having a radius of 220.00 feet,through a central angle of 10"1 l'16", an are length of 39.12 feet, and a chard bearing South 841128'17" East, a distance of 39.07 feet, and 14. South 89°33'55" East,a distance of 354.09 feet; March 18,2025 10.24-066_DA_Sndy_Dasc.docx Page 3 ❑F4 City of Meridian I Department Report VII. Exhibits 161 thence leaving said southerly right-of-way line, South 00°26'05"West, a distance of 477,15 feet to a point on the southerly right-of way line of E. Pine Avenue; thence North 89°53'53"East, coincident with said southerly right-of-way line,a distance of 444.45 feet to the Point of Beginning, Containing an area of 16.58 acres of land,more or less. The above-described tract of land is shown on Exhibit"ll"attached hereto and made a part hereof. End of Description. J-U-B ENGINEERS,Inc. This description was prepared by me or under my supervision, If any portion of this description is modified or removed(including, but not limited to,the graphic portion shown on the attached Exhibit"B') without the written consent of Timothy Harrigan, PLS, all professional liability associated with this document is hereby declared null and void. py LA UNS Timothy Harrig 17665 17665 Date March 18,2025 10-24-066_DA_.$ndy T]esc.docx Page 4 oF4 City of Meridian I Department Report VII. Exhibits 162 W 141 i 7 E. STATE AVENUE N. WEBB AVENUE ��----�� POC S89'54'57"E 2649.69 7 8 E. PINE AVENUE ° 400 LEGEND _ SHEET Na- SCALEINFEET - - - - SECTION LINE ADJOINER PROPERTY LINE --- TIE LINE RIGHT--GF-WAY LINE - - - CENTER LINE L - BOUNDARY AREA: �EN .0 36.58f ACRES OF LAND 17665 o — CENTER QUARTER CORNER — QUARTER CORNER O 0 — FOUND MONUMENT - O - DIMENSION POINT POI - POINT OF COMMENCEMENT POB - POINT OF BEGINNING EXHIBIT "B" PINE 43 MIXED USE SLJBDIVIS10N Q C..1U DEVELOPMENT AGREEMENT BOUNDARY SHEET z SITUATE IN THE WEST HALF OF SECTION S,T3N,R1 E, 1 DF$ J�11�6 EN�IXEENS•IMG BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO 0. City of Meridian I Department Report F163] D. Existing Conceptual Development Plan Included in Development Agreement(Inst.#2018- 000751)Proposed to be Modified z o z Z-2 4 W�Y Vl V 0 V 1 3 qm �� J ��z = �ZZLM 0.21 ��W �W2 WUrA4rfiNE "r4Wrv~am ' E err W�a00 �� M)o .2 uJ 0.6 �n �m �Mf3 �aM� orra o o�r ? o Z > o- LU = w ° o � $ a 2 w w w w i w W W ° Z x g x a C a d d d d w d w � Q w J oil 111L.- - aH NM DhHHPHH 011111P 01'mm'0°ug10 �INHWliNNHONN1�111110 HhHNF s y w_wL s r O h&0 K- L f; G IIIIII OINHIH01111110 OHHNHO NN�IIII 10 :�L i =� 6HIN-MIF+MI III III' _ a I OMLL N 177:1 ... L wu N. �IMI i�lllll lYIIII G � 4 Illu Io-41Hp4NIW mr-' y� � W4NONIHPo I� i H IHHI - a�lsnom — � r City of Meridian Department Report VII. Exhibits 164 E. Proposed Conceptual Master Plan to be Included in Amended Development Agreement— NOT APPROVED s � i � 4 oor f F om ,1VU.M k O IL J w �/ � O •" � � ? � Ox O � a O a a 0 a i s a m a a c a a a a W Y ❑P N � w a ov9e 3n0a915n�01 ry " .>L a . J O City of Meridian Department Report VII. Exhibits 165 F. Annexation Legal Description &Exhibit Map (HPC Buyer Property) IDAHO 9939 W Emerald St 'Boise, ID 83704 ISG SURVEY 'Boise, (208) 846-8570 GROUP Fax: (208) 884-5399 Pine 411-HPC Buyer Annexation Parcel Boundary Description Project Number 24-023 August 27,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East, Boise Meridian,City of Meridian,Ada County, Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,being the southeast corner of that annexation parcel described in Amended Ordinance 580, Instrument Number 9257528,records of Ada County,Idaho,and being the southwest corner of that annexation parcel described in Ordinance 409,Instrument Number 8291677,records of Ada County, Idaho,from which a brass cap marking the northwest corner of Section 8, bears NOO"26'22"E 2649.67 feet; Thence N00'26'22"E,606.31 feet along the west line of the southwest quarter of the northwest quarter and the boundary of those parcels described in Amended Ordinance 580 and Ordinance 408,to the POINT OF BEGINNING; Thence continuing N00°26'22"E,68.48 feet,along the west line of the southwest quarter of the northwest quarter and the boundary of that parcel described in Amended Ordinance 580 to the southeast corner of that annexation parcel described in Ordinance 689,Instrument Number 95003593,records of Ada County,Idaho; Thence continuing NGD'26'22"E, 140.24 feet,along the west line of the southwest quarter of the northwest quarter and the boundary of that parcel described in Ordinance 689 to an angle point in that"Annexation Parcel 1" described in Ordinance 08-1348, Instrument Number 108022892, records of Ada County,Idaho; Thence S89"33'42"E,57.92 feet alongthe boundary of that"Annexation Parcel 1"parcel described in Ordinance 08-1349 to a 5/8"iron pin; Thence continuing S89°33'42"E,526.53 feet along the boundary of that "Annexation Parcel 1" parcel described in Ordinance 08-1348 to a 5/8"iron pin marking an angle point in that annexation parcel described in Ordinance 18- 1761, Instrument Number 2018-001519, records of Ada County, Idaho; f Thence 558°38'14"E, 120.03 feet along the boundary of that parcel described in Ordinance 18-1761 to a 5j8" 3 Page l of 2 r� City of Meridian Department Report F166] • f DAH O 9939 W Emerald St SURVEY Boise, ID 93704 Phone, (208) 846-8570 GROUP fax: (208) 884-5399 Pine 43—HPC Buyer Annexation Parcel continued... iron pin on the boundary of that aforementioned"Annexation Parcel 1"parcel described in Ordinance 08-1348; Thence 500°26'20"W,599.09 feet along the boundary of that"Annexation Parcel 1" parcel described in Ordinance 08-1348 to a 1/2"iron pin marking an angle point in that annexation parcel described in Ordinance 405, Instrument Number 8219758, records of Ada County,Idaho; Thence continuing 500°26'20"W,111.30 feet along the boundary of that parcel described in Ordinance 405 to a 5/8"iron pin; Thence continuing 500026'20"W,38.71 feet along the boundary of that parcel described in Ordinance 405 to the south line of the southwest quarter of the northwest quarter and the boundary of that"Annexation Parcel 2" parcel described in the aforementioned Ordinance 08-1349; Thence N89a54'57"W,25.13 feet along the south line of the southwest quarter of the northwest quarter and the boundary of that"Annexation Parcel 2"parcel described in Ordina nce 08-1348 to the northeast corner of that annexation parcel described in Ordinance 329,records of City of Meridian, Idaho; Thence continuing N89"54'57"W,233.30 feet along the south line of the southwest quarter of the northwest quarter and the boundary of that parcel described in Ordinance 329 to the southeast corner of that annexation parcel described in Ordinance 409, Instrument Number 8281677,records of Ada County,Idaho; Thence N00°25'43"E, 254.36 feet along the boundary of that parcel described in Ordinance 408 to a 1/2" iron pin; Thence NDW26'36"E,203.64 feet along the boundary of that parcel described in Ordinance 408 to a 5/8" iron pin; Thence N58`57'25"W,286.10 feet along the boundary of that parcel described in Ordinance 408 to a 5/9" iron pin; Thence N89033'40"W,123.21 feet along the boundary of that parcel described in Ordinance 408 to a 5/8" iron pin; Thence N89`33'40"W,59.50 feet along the boundary of that parcel described in Ordinance 409 to the POINT OF LAArp BEGINNING. The above-described parcel contains 7.21 acres,more or less- 4 o .34 Page 2 of 2r City of Meridian Department Report VII. Exhibits 167 Le er1 O Found 1/2" iron Pin, as Noted 5 5 E. Fairview Ave. 0 Found 5/8" Iron Pln, as Noted Found Bross Cop Monument Q Found Aluminum Cap Monument I� 1 Qq Colculoted Paint, Nothing Found or Set 1� Annexation Boundary Line Sectlon Line PLS 05—IW PLS Ord. 7015 S89'33'42"E 11334 18-1761 52fi.53' °0 -q- S89'33'42"E PLS `O N 57.92' S58'38'14"E 1t334 120.03' ca ,t N 89'33'40"W PLS 123.21' 7.21 Acres Go �D 7015 PLS 4347 O U) m N89"33'40"W U 6 59.50' a N I Paint of $ W 1 Beginning Q p ni PLS 0 N N cti 4347 � hl N N Ord. 405 LO m C:)I i1] ZI Ln C7 �y -6 i Z E i'a Scale: 1"=12C ¢ u3 PLS 0 30 60 120 240 11335 d✓ Modified State Planer � Ado County Coordinate System r IQ `� PREAPP-2023-0144LLA PLS l � �F 1 8'�'� i+} 972 Sa0'26'20"W a z i z SOC'26'20"W o 38. W71 PLS 508 2 N89'54'5 1/4 '429,00 233.30 25 ' 1962.25' Ord. 329 E. Pine Ave. Ord. C 1/4 v:p .431PC POA C-Olt'.d.c 0/271M4 a.s.x�. 0$-134$ Job No. IDAHO Annexation Exhibit drawing for 24-023 SURVEY Pane 43 — HPC Buyer Sheet No. 1 of 1 GROUP, LLC Situated in the SW1/4 of the NW1/4 of Seotlon 8. Dwg. Date 13N., RAE.. B.M.. City of Morldion, Ado County, Idoh R. B/27/2024 City of Meridian I Department Report VII. Exhibits Fl 68 # IDAHO 9939 W Emerald St ISGSURVEY Boise, ID 837.04 GROUP EXHIBIT A Phone: (208) 846-8570 Pine 43-FIPC Buyer R-15 Zone Boundary Description Project Number 24-02.3 December 19,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East, Boise Meridian,City of Meridian,Ada County,Idaho, and being more particukarly described as follows- Commencing at a brass cap marking the west quarter-section corner of Section 8,from which a brass cap marking the northwest corner of Section 8,bears N00°26'22"E, 2649.67 feet; Thence NGD°26'22"E,815.03 feet along the west line of the southwest quarter of the northwest quarter; Thence 589'33'42"E,518.05 feet to the POINT OF BEGINNING: Thence continuing S89°33'42"E,66.40 feet to a 5/8"iron pin; Thence 558°38'14"E, 120.03 feet to a 5/8"iron pin; Thence Soo"26'20"W, 141.14 feet; Thence N58`38'14"W,166.73 feet; Thence N89"33'42"W,40.00 feet; Thence N00°00'32"E,97.45 feet; Thence N36'35'54"E,24.39 feet to the POINT OF BEGINNING. The above-described parcel contains 0.56 acres,more or less. A 34 Page t of 1 ,,T,r��2 City of Meridian I Department Report F169] S.fi S.5 S.7 S.8 Point of Beginning S89'33'42"E fifi.40' 5.......... 518.... S58'38'14"E N36'35'540E 120.03' 24.39' I i N00'OQ'32"E 0.56 Acres 9 7,4 5 ¢ N N89'33'42'°W /Y (09 ozo 40.00' 7f w M L m w ca 766, a 1 41 ur Q N I 0 }` ' N 7 0I V o ' J Lecend Od Z Q Found 5/8" Iron Pin Found Bross Cop Monument Io Found Aluminum Cop Monument I Calculated Point, Nothing Found or Set I� R-15 zone Boundary Line --- Section Line To Line I I I 1 134 shale: 1"=gD' EPA 17P` 0 I 0 20 40 80 1B0 IC11p.E fly % V.- Modified State Plane: $ Ado Gounty Coordinate System PREAPP-2C23-D144 S.7 Lse E. Pine Ave. --- --- 1/4 --589'54'57"E 2649.69'--� �4 P,Pine+!HPU MA 1+—UZ4\d tg}2♦—VLS UhMits—"Rl dwg 12/1U/2W4 1:JPZx PM Joh No. IDAHO R-15 Zoning Exhibit Drawing for 24-D23 SURVEY Pine 43 — HPC Buyer Sheet No- 1 of 1 GROUP, LLC Situated In the SW1/4 of the NW114 of Section 8. Dwg- Date T,3N,. R,117- B.M., City of Mwrdion. Ado County, Idaho. 12/19/2024 City of Meridian I Department Report VII. Exhibits F170] i IDpyHO 9939 W Emerald St ISGSURVEY Boise, ID 83704 GROUP EXHIBIT A Phone: (208) 846-8570 Pine 43-NpC Buyer C-G Zone Boundary Description Project Number 24-023 December 19,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 worth, Range 1 bast,Boise Meridian,City of Meridian,Ada County,Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,from which a brass cap marking the northwest corner of Section 8,bears N00'26'22"E, 2649.67 feet; Thence N00026'22"E,697.89 feet along the west line of the southwest quarter of the northwest quarter to the POINT OF BEGINNING: Thence continuing NOO'26'22"E,117.14 feet along the west line of the southwest quarter of the northwest quarter; Thence S89'33'42"E,518.05 feet; Thence S36'35'54"W, 24.39 feet; Thence S00°00'32"W,97.45 feet; Thence N89°33'42"W, 504.39 feet to the POINT OF BEGINNING. The above-described parcel contains 1.36 acres,more or less. L 4 cx � Page lofl sue{ yea CL 5 4 City of Meridian I Department Report 171 S.6 S_5 S.7 5.8 l� I� S89'33'42"E 518.05' LU cv S36'35'54"W N 24.39' ti 1.38 Acres PoTnt of _ I;V r z eeg nn ng S00'00'32"W 97.45' N89'33'42"W 504.39' I I C � c`a m wr Legend w o cN Found Brass Cap Monument rV 0) Found Aluminum Cop Monument J v Calculated Point, Nothing Found or Set to Z I z ZI C—G Zone Boundary Line I — - --- Section Line r: ar rn r� a I I 1 f1 34 1 0 25 50 100 200 Modified State Plane: Ada County Coordinote System I PREAPP-2p23-0144 S,7 $,$ E. Pine Ave. 1/4 S89'54'57"E 2649.69' C1/4 P:\Pfna 43 HK PDA 24-OVVwg%,23-02a Es bl[f-M.tl.9 12/19/2024 IASA1 PM Job Na, IDAHO C—G Zoning Exhibit drawing for 24-023 SURVEY Pine 43 — HPC Buyer Sheat No. 1 of 1 GROUP, LLC Situated In the SWI/4 of the NW1/4 of Seatlon s, awg. Date T.3N., RAE., B.M., City of Meridian, Ada County, idoha. 12/19/2024 City of Meridian I Department Report VII. Exhibits F172] IDAHO 9939 W Emerald tt SURVEY Boise, ID 83704 Phone: (208) 846-8570 GROUP Fax: (208) 884.5399 Pine 43-HPC Buyer I-t Zone Boundary Vescription Project Number 24-023 August 27,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East,Boise Meridian,City of Meridian,Ada County,Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,from which a brass cap marking the northwest corner of Section 8,bears NOO°26'22"E, 2649.67 feet; Thence N00'26'22"E,606.31 feet along the west line of the southwest quarter of the northwest quarter to the POINT OF BEGINNING: Thence continuing NOOa26'22"E,91.58 feet along the west line of the southwest quarter of the northwest quarter; Thence 589"33'42"E,544.39 feet; Thence 559'38'14"E,166.73 feet; Thence S40"26'20"W,607.96 feet to the south line of the southwest quarter of the northwest quarter; Thence N89°54'57"W,258.43 feet along the south line of the southwest quarter of the northwest quarter, Thence N00°25'43"E,254.36 feet to a 1/2" iron pin; Thence NOO°26'36"E,203.64 feet to a 5/8" iron pin; Thence N58°57'25"W,286.10 feet to a 5/8" iron pin; Thence N89'33'40"W,192.71 feet to the POINT OF BEGINNING. The above-described parcel contains 5.29 acres,more or less. i CL 4 Page i of i L S. City of Meridian Department Report VII. Exhibits 173 Legend 6 5 E. Fairview Ave. Q Found 1/2" Iron Pin 7 8 (D Found 5/8" Iron Pln Found Brass Cup Monument Found Aluminum Cap Monument Calculated Point, Nothing Found or Set i r- -L Zone Boundary Line w --- Section Line I I 589'33'42"E 544.39' cc 6.0. N 89'33'40"W M1 182.71' v ro Paint of L 4-1 Beginning �Sj. 5.29 Acres m N i ��1p,�•dY W O N u7 w U N 4 I m �I W z I � _ N O C40 CD u Im 4 Zr 'p A �£J N }° } EL S.s 0 o I V? [7 i �, I h T !-�J 'n lY Scale: 1-=120' 73 O ¢ r7 J 0 30 50 120 240 N i Q ccv I Modified State Plane: Z Ado County Coordinate System 1/4 PREAPP-2023-0144 7 --- 429.00' ___ 258.43' 19fi2.26' E. Pine Ave. N 89'54'57"W C 1/4 P.\Pine 43 HPC Pen Cl—ts-9 4/2t/202A 6-14,37 ON Job No. IDA'HO I-L Zoning Exhibit Drawing for 24-023 SURVEY Pine 43 — HPC Buyer Sheet No. 1 of 1 GROUP, LLC Situated in the SW1/4 of the NW1r4 of Section B. Dwg. date - - r.3N_, RAE., B.M., CRY of Neridlan, Ada County, Idaho_ 8/27/2D24 City of Meridian I Department Report VII. Exhibits F174] G. Rezone Legal Description&Exhibit Map Ova ®l Exhibit"A" Pine 43 Mixed Use Subdivision Y.8 EN01N[ENS,INC_ ♦u�[u av q[powwui[s Rezone Legal Description I Project No. 10-24-066 December 19, 2024 A tract of land situate in the southeast quarter of the northwest quarter of Section 8,Township 3 North, Mange 1 East,Boise Meridian,City of Meridian,County of Ada,State of Idaho,and being more particularly described as follows: Commencing at the west quarter corner of said Section 8;thence from said Point o£Commencement,South 89'54'57" East, coincident with the south line of the northwest quarter of said Section 8, a distance of 2,649k9 feet;thence leaving said south line of said Section 8,North 00*30'11"East,coincident with the east line of the northwest quarter of said Section 8,a distance of 442,01 feet to the centerline of E. State Avenue;thence leaving said east line,North 89°33'55"West,coincident with said centerline,a distance of 445,03 feet to the Point of Beginning of this description; thence from said Point of Beginning,continuing North 89°33'55"West,coincident with said centerline,a distance of 305.62 feet; thence leaving said centerline,the following three(3)consecutive courses and distances; 1. South 00,128102"West,a distance of 129.11 feet, 2. South 89131'36"East,a distance of 305.69 feet,and 3. North 04°26'05" East, coincident with said easterly line, a distance of 129,31 feet Co the Point of Beginning. Containing an area of 0.91 acres of land,more or less. The above-described tract of land is shown on Exhibit"B"attached hereto and made a part hereof. End of Description. J-U-B ENGINEERS,Inc. This description was prepared by me or under my supervision. If any portion of this description is modified or removed(including,but not limited to,the graphic portion shown on the attached Exhibit"B'}without the written consent of Timothy Harrigan,PLS, all professional liability associated with this document is hereby declared null and void. Timothy Haijbir,PLS 17665 17665 •*O OF ypP r-Z-1 t-) 1'&PS4-- Date tyecember 19,2024 10-24-066_Pine43-Rezone t.doex Page I of 1 2760 West Excursion Lane,Suite 400,Meridian,tD V642-5752 li www.iub,com P T8,376,7330 City of Meridian I Departtnent Report VII. Exhibits 175 E. STATE AVENUE 445.03' N89'33'55"W 3O5.fi2 -P08 N89'33'S5"W —.-- — --.--, w00 -- -- ,�! ,�? I N cal o z S89'31'36"E 305.69' w I Io IQ I I 7 S E. PINE AVENUE tp—oc S89'54'57"E 2649.69' LEGEND — — — — SECTION LINE — —— —— —— — ADJOINER PROPERTY LINE — - CENTER LINE f REZONE LINE L4r}� — CENTER CORNER a 100t.0 -c - QUARTER CORNER 1 75fi 5SCALE IN FEET D — DIMENSION POINTOF �Q POC — POINT OF COMMENCEMENT PCH — POINT OF BEGINNING EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION fl C. 11'B REZONE - LEGAL DESCRIPTION 1 SHEET SITUATE IN THE SE QUARTER OF THE NW QUARTER OF SECTION 8,T3N,R1 E, 1 OF 1 ` JL$E-E-,I- BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF I❑AHO City of Meridian I Department Report Fl 76 (J u'� ri �' �couM ®I�WiRPM1 GvuU➢ MR 0009000- Exhibit"All A17 J•V■KM IMEER Y.IMC iF9 MH YOF GIXY/NIES Pine 43 Mixed Use Subdivision Rezone Legal Description 2 Project No. 10-24-066 December 19, 2024 A tract of land situate in the southwest quarter of the northwest quarter of Section 8,Township 3 North, Range 1 East,Boise Meridian,City of Meridian,County of Ada,State of Idaho,and being more particularly described as follows; Commencing at the west quarter corner of said Section 8;thence from said Point of Commencement,South 89154'57" East, coincident with the south line of the northwest quarter of said Section 8, a distance of 2,649.69 feet;thence leaving said south line of said Section 8,North 0013t7'11"East,coincident with the east line of the northwest quarter of said Section 8,a distance of 442.01 feet to the centerline of E. State Avenue; thence leaving said east line,coincident with said centerline,the Following six(6)consecutive courses and dislances: 1. North 89"33'55"West,a distance of 799.13 feet, 2. along the arc of a tangent curve to the right,concave northerly,having a radius of 200A0 feet,through a central angle of 1091'16",an are length of 35.56 feet,and a chord bearing North 84'28'17''West,a distance of 35.52 feet, 3. North 79"22'39"West,a distance of 93.29 feet, 4. North 82122'39"West,a distance of 152.26 feet, 5. along the arc of a tangent curve to the left,concave southerly,having a radius of 1,400.00 feet,through a central angle of 11000'20",an arc length of 192.08 feet, and a chord hearing North 87152'49"West,a distance of 191.79 feet,and 6. along the arc of a reverse curve to the right,concave northerly,having a radius of 700.00 feet,through a central angle of 0t`r°48'5I",an are length of 83.25 feet,and a chord bearing North 89158'33"West, a distance of 83.20 feet to the Point of Beginning of this description; thence from said Point of Beginning, continuing coincident with said centerline, the following six (6) consecutive courses and distances: 1. continuing along the are of said curve to the right,concave northeasterly,having a radius of 700.00 feet,through a central angle of 23156'38",an arc length of 292.53 feet,and a chord bearing North 74°35'48"West,a distance of 290.41 feet, 2. North 62'37'29"West,a distance of 193.95 feet, 3, along the arc of a tangent curve to the right,concave northeasterly,having a radius of 300.00 feet,through a central angle of 21°13'33",an arc length of 111.14 feet, and a chord bearing North 52'40'43"West,a distance of 110,50 Feet, 4. along the are of a reverse curve to the left,concave southwesterly,having a radius of 300.00 feet,through a central angle of 17°14'18",an are length of90,z6 feet, and a chord bearing North 50'01'05"West,a distance of 89.92 feet, Decamher 19,2024 10-24-066_Pine43-Rezone2.docx Page I oft 2760 West Excursion Lane,Suite 400,Meridian,ID 83642-5752 J.! www.oub.com ' 24tt.376.7330 City of Meridian I Department Report VII. Exhibits 177 S. North 58"38'14"West,a distance of 136-06 feet,and 6. along the arc of tangent curve to the right,concave northeasterly,having a radius of 180.00 feet,through a central angle of 5°12'40",an are length of 16.37 feet,and a chord bearing North 56�01'54"West,a distance of 16.37 feet; thence leaving said centerline,the following nine(9)consecutive courses and distances: 1. South 36°34'25"West,a distance of 66.14 feet, 2. South 89°33'42"East,a distance of 66.41)feet, 3. South 5K38'14"East,a distance of 120.03 }feet, 4. South 00025155"West,a distance of 141.17 feet, 5. South 00026130"West,a distance of 13.37 feet, 6. South 62°37'29"East,a distance of 303.92 feet, 7. along the arc of a tangent curve to the left,concave northeasterly,having a radius of 830.00 feet,through a central angle of 16630'32",an are length of 239.15 feet, and a chord hearing South 70052'45"East,a distance of 238.32 feet, 8. South 79'24'17"East,a distance of 105.67 feet,and 9. North 04041,34"East, a distance of It 6.23 feet to a point on the southerly right- of-way line of E.State Avenue; thence leaving said southerly line,North 03425'52"Fast,a distance of 2 0.00 feet to the Point of Beginning. Containing an area of 2.17 acres of land,more or less. The above-described tract of land is shown on Exhibit"B"attached hereto and made a part hereof. End of Description. .t-U-B ENGINEERS,Inc. This description was prepared by me or under my supervision. If any portion of this description is modified or removed(including,but not limited to,the graphic portion shown on the attached Exhibit"B")without the written consent of Timothy Harrigan, PLS, all professional liability associated with this document is hereby declared null and void. L � ;c,�N Timothy Ham LS 17665 17665 _4 V Lla,Z,4 Date Deccmber 19,2024 I0-24-066_Pine43-Rexone2.docx Page 2 of 2 City of Meridian I Department Report VII. Exhibits 178 LINE TABLE NO. BEARING DIST. { Li N79'22'39'1V 93.29' 4 / L2 N82'22'39"W 152.26' 3 L1 799,13' - L N89'33'55"W 2 POB � E. STATE AVENUE ' � I j {C1 � ' w i__ ,J i N- WEBS C AVENUE 7 $ E. PINE AVENUE--i. -- , --•--•- - � - - POG - S89'54'57"E 2649.69° # - SHEET No, CURVE TABLE NO. RADIUS DELTA LENGTH CH, BEARING CH. DIST, 01 200.00' 10'11'16" 35.56' N84'28'17'W 35.52' C2 1000.00' 11'00'20- 19108' N8752'49"W 191.79' �nU C3 700.00' 6'48'51" 83.25' 7 1489'58'33V 83.20' SCALE IN FEET LEGEND T - - — - SECTION LINE - - - - - -- - ADJOkNER PROPERTY LINE - - - CENTER LINE 17665 - REDONE LINE - CENTER CORNER cv \P� ® - QUARTER CORNER 0 - DIMENSION POINT l POC - POINT OF COMMENCEMENT ><'2-It�I POH — POINT OF BEGINNING l EXH1131T "1317 - PINE 43 MIXE13 USE SUB131VIS113N REZONE - LEGAL DESCRIPTION 2 SHEET ��-■oHow�a,itie, SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8,T3N, RI E, 1 OF 4 8OISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO City of Meridian I Department Report F179] I w AIrU � U) - w C4 r U] LLI W -M POB W J W w I N7 r- c$ n tr• S 79. l CURVE TABLE No, RADIUS CEL,TA LENGTH CH, BEARING CH. GIST. C4 700.00' 2358'38- 292.53' N7435'48"W 290,41' C8 830.00' 1 B'30'32" 239.15' S70'52'45"E 238.32' LINE TABLE {� NS-[! N0. BEARING DIST. O 1755 L3 N0325'52-E MOO' SEE SHEET I �1P FOR LEGEND. 50 lLa7 SCALE IN FEET EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION REZONE - LEGAL DESCRIPTION 2 5HI ET �4RONOM��IIi,.No, SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION S,T3N, RI E, 2 OF 4 BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF AAA STATE OF IDAHO City of Meridian I Department Report F180] SEE SHEET 4 1 1 F• r i r r S00*26'30"w 13,37' cv w Lu I rn Lu Lu � 3p� I I 0 50 SEE SHEET 1 SCALE INFt_I FOR LEGEND, LAI�p r�,N CURVE TAELE NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. O 17665 :;;u CS 300.00' 21'13'33" 111.14' N52'00'43'6V 110.50, 9 IT C6 300.00' 17"14,1B" 90.26' N50'01'05"w 59.92' H I - l g �'E.-Z-4. EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION 'r Jus REZONE- LEGAL DESCRIPTION 2 SHEET SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8,T3N, R1 E, 3 OF 4 BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO City of Meridian I Department Report VII. Exhibits Fl 81 589'33'42"E= 6. 56.40' / 0 � I SEE SHEET 3 SEE SHEET 3 �4 GGAL-E IN FEE CURVE TABLE NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. C6 300.00' 17'14'18" 90.26' N50'01'03W 89.92' C7 180.40' 5'12'40' 16.37' N56'01'54"W 16,37' SEE SHEET 1 FOR LEGEND. LA1O NS ` 17665 pFq Y k{p, EXH1131T "B" PINE 43 MIXED USE SUBDIVISION CJUB REZONE - LEGAL DESCRIPTION 2 SHEET SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8,T3N,R1 E;, 4 OF 4 SOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO City of Meridian I Department Report F182] H. Proposed Zoning Exhibit �� f6GlbL6E�'.Wd 1191FIX3�JNN02 l areee of vnwBr� V eue�uo�swx3 Mn9cz ..� OHV01`NtlI01b3Y4t`k £ 'awl'sd33wi�w3 srrr NOISIAIcans 3sn GRIN Sb 3NId y e l l! #� 1 LP I I { I I j LF Jillr3 o o am 5 I d g S "S� 9 U City of Meridian Department Report VII. Exhibits 183 I. Conceptual Development Plan&Existing and Future Building Elevations—HPC Buyer Property of Z o w w o B,J r' A ` >z� - IX --N,WE96 WAY Q a �o WZC } d ;1 E A3 1! W w ,ems =1 �' s d ❑ = O❑ cc a w IL was' V N,NOLA RD Z o 0 j C aru OO W r r 1 _ M Z N.LOCUST GROVE RC zz(D 0z ZfFf��Z a0 z ?= d� ozM City of Meridian I Department Report VII. Exhibits 184 A E 0 V 4J = t,1 � ,0 0 U) �6 ._ ca CL - CL LU W (D i 2rV1i c6 n a a m U aro a) n � E ro o = U a O City of Meridian Department Report VII. Exhibits Fl 85 pp +l y 700 Ilk till l� � v `, .. .!• r d _ t /'+ ynl ,I � y,.'� ," J ��., - .. � �s. .'• �. �.. ram" . metal roofing j., i fi• % i� 1 r� �} metal � •r�T; concrett e/composite panels a � YA HARVEY PERF17RMANLE CCMPANy `may I .metal storefront t panels Conceptual Elevations Photo of new facility in other company location. Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. metal roofing ` concrete :storefront panel windows stucco Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits 187 metal roofing - law s - _ storefrontF windows stuccos ' concretepanel - y`Zz"4fifl.l y ��.r MW Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. metal 1..' roofing - - r I - y roll up concrete panel Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits F188] metal roofing roll up concrete door - panel - J - Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. metal roofing concrete panel Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits F189] t metal metal r roofing 1 _ � c concrete _ panel F Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. metal roofing metal d I - roofing concrete " I� , u f I r "y panel store€ron windows Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits 1 90 J. Preliminary Plat(date: 8/19/2025)—NOT APPROVED I _ Ng1VYiLp3N11'J31'O�1d 4Ntl t13AW �g�m Q ® Z 98801'uepuayy J. 4�4 -M-IiMi 3 M09a 0HVa1'NV1(11H3WIL 2 'DNI'Ski33Nl'JN3 9-f1T sbc per' ,..,,,. NOISIAIdans 3Sn 03XIW Eb DNA 'y 3 N G e1AL.sy jig Z �m di'l� o�� W44�� Z O Q i9 L � m i alit Z.�w 0 I $ � 48 � a� g � a x 6.2 WEI o i, UrtltitmWyI el w� � 6'g9i 6� Al �� `~�� m, Lu INN N y I 91 I'M Z n < A ! a.p _ _ a i - $ J u v City of Meridian I Department Report VII. Exhibits 191 1 �� e�eWe®la:eroud y e SNg11aN0'J:7NLL51%3 .. C'V ` o Zb9£B 01'uelPlaaW 1 s !E EST m O 6 � aob axi3 M 09u OHVCII`NVI OIb3 W au uoismoa �. oN`SH33NIDN3 a-Tr w°^ H°e NOISIAiaens gsn mXIW D 3NId es5 N I 5 U ( a I — ft � d� ili �-�''�Cf1TIllT�TIH7 m,� I. - a� Z e � 4 w W�I ,I . ._ — City of Meridian Department Report VII. Exhibits Fl 92 j Wd NOISN31410311SSNO1110N0'J03SOdONd eue�w s�rpAx3 M re[z .e m„ OHtl01'NVIUIN3W •JIJ1'sa33N1'JN3 e-n-I' ^s ,,, „��mw�TM•• NOISIAimnS 3Sn OWN D 3NId ' N IN I W- ---------------------------------- - ----- --- - - -- s - � a— I. ,a 1 a id x _ rin 1.1 f II °� n � •!t� a j 1 I Ell City of Meridian Department Report VII. Exhibits 193 m �� o s N4"Id NgSN3111r13115SNOIi03SOdOad OOb a 1n3 : OHtl01`N7101H3N1 $ 1! @ 3 CL b 'aN�saaaNlE 3 e n r 'P`` _^ tl, NOISIAIfl9ns 3sn 43XIIN U 3Nld N E - -�•� 9 �i• �n- € •AF�Lr r� n� �1 i I �e • q� A❑ ,t ❑ ❑ ! �_ .I 771 pI, I i -- I I+ I � I Ip City of Meridian Department Report VII. Exhibits 194 mE�= oa LO 1� $ NV'Id NgSN3Y110 311S LLIOW SNON 03S0d0kld �qq�m O ON ams x OHtl01'NtlI01H3W A Es 4 CL ONI'S83 NIMN3 e r 'S`` win NOISIAZ966 3sn 03XIW D 3NId H .---.— 1-1 Hill � w - E I +� m�•ae^C e� I 4 P g3i aE '%' i� "s I R� or o -- ----•-----•-- -------------- City — aeon x of Meridian I Department Report VII. Exhibits Fl 95 K. Phasing Plan—NOT APPROVED � 9 .II �I f mo ! l o ooN � F- J w W j m z J E OJA �V os ❑ � a ❑ z LU _ m a City of Meridian Department Report VII. Exhibits 196 L. Landscape Plan ----...._-----------.-----------_s._ R. El o� o„ uxi H m m m m N m � m N m m m N N r o p J J �s o o j /- -- i. Z. LL f o-' w U) F Q c*) U a m w / s z a � a/., u � Z o Z a w F- r H H =p w LU p � �z W.w � _ as ❑ _ roc w> oW w��oWm z ❑ W °� = w;i cJ _ z z3wiz o-ppIV. O �N s ❑ �y f -iwEd U xiwsa Q w i% d w _ Z a� H 6 W ; Wa " U I City of Meridian Department Report VII. Exhibits 197 M. Fencing Plan ------------ RFR z _ sl � I, I � ®❑ Cm� I • J p Q ® IQ `�- LO r ° :r o o=o Y❑�� ss o0 o J D W =� 0o Q U U U S i wm a ¢r wo 4Y ¢Y OW z? z? ° ❑ i° i aw �Z �Z Ze Od' N 4 N4 u�o CJ_ ❑ ❑ >� _ _ Z LL® Z = - M � , LU H W � _ i 2 We City of Meridian Department Report VII. Exhibits 198 N. Overall Open Space Exhibit-NOT APPROVED - — ,III l ; I - 1 ill V a K m J 1 i I II III _ ___ -_____ r 1 0 — a � oo - Qr I �f m ( e j f u ° LO Y' 1 --- O a J ° uLLi � w � � w !f1 Z. z y o o Z a �W awr, °wc`„i afO om czi� U 16 16w0. �e o w w z wo w �d ( �I J °° X -- - w I City of Meridian I Department Report VII. Exhibits 199 1 O. Pedestrian Connectivity Plan—NOT APPROVED _i - -r �1 I � u � O LJ = - I Aw C �0.1 Yh 7� z J a w -- �� O 5 o F- J w u m y 4 W o o I J Jy W V z } ¢ ¢ V 6 4 0 z 4a z a ❑ ❑ 4 w ❑ Q� w w Z > z m wy w G u x ¢ a w- ❑ ¢ o m a Lu W i LLU ° ma J o X W a City of Meridian Department Report VII. Exhibits 200 P. Bicycle Parking Exhibit (D L LO C � N r: 1 1 r U -- Cam- P❑ C 1 O >t o 0 oGp p�o e 0 0 R ml R C RN J a x� _ ❑ p ppp O�y � 9 O�y p OW l�L F F 9 F- Fq # w �000 Z,g Y 68 �88 �86 88 88 $$ � 68 8S 8S � 55 mGk mGG mGG m�G EGG mG� mGe mGG mGG m�G myy myy mGG G fee y¢ zm m' Naa Nas raa Nas Asa Naa Naa ri ss Naa r s „-;ss --- --- -- � � �� g99 099 099 099 099 099 099 099 099 099 099 099 09 093 om��o w City of Meridian Department Report VII. Exhibits 201 Q. Site Plan—Multi-Family Development OgRP! mmw2 ) 5 auiff - \ ` z��\a \ I # ■ � - / }» , Ph ; R. RLU § ■ ,.,. .! „ 4 ) | ,,,, .; . ) , •! | \ . ) AN L .! 23 j w----------� � I | I � II � . § ) I � I ' � � ❑ � � ❑ I j � � I zb �Mi © — )§ I ) F_ I ! a I � § I ` / W_ !r§§ § E E , e. w; . § I a <�|() §r}§; 2 L» \ . §J■} /g \� _ & . _ | /]! ( 2 2 . ., ) �i§r§; 2§�$ \ � H. G ! 0a JLU YC) 00<_�o of0%<20 \� . \ ! Qe! ! /§ ! \` ^ )§§ City of Meridian Department Reprt V11. Exhibits 26 R. Qualified Open Space& Site Amenity Exhibit—Multi-Family Development e � 3 9�9 xQ z o � � W ° - W Z a OIE O w O — W — i w U d O m——— W WLj Z Lu o lL LL r O —W / m City of Meridian Department Report VII. Exhibits 203 E € § LLI s I w� p}} w C $ 2 LL a m § s Qa 29� y 1 b3 1 3" 9 a Y5 V T i� — —— � --- AVm 993M N LL o'a I� w U a O p '► En 'Z" uj o ° } LU LU Zoo a r w o �ia N o co !, 8 3 e Ki33HB-338.3W14GlVW a LL RQ00 A Q m� X wp City of Meridian Department Report VII. Exhibits 204 I --•--- -v. Y - Fn }s I � Igo i m la1 777 o o 4 U n _ LO LU �f 0 � f J �4 d u� Q �� J 04 V w y 1l =e J City of Meridian Department Report VII. Exhibits F205] S. Conceptual Building Elevations—Multi-Family Development 44 OgePIIUUIPlJaw x•p eg EF'P=x£g �b �� .3 ' i e QZ � J LLI _ N Lf § Q LOLQLO m Lftj Y LI M I �I I I LV I I I I I I I I =4 I eR I I I I ae � I I I x n I c9i I I I I I I I I I I I ir— ..-. r oEd 3 0 I I I � I I ; I i I I I I A I I I H LA LEI A LALM 'LtlLll �4 any �,4 w4 �� City of Meridian Department Report VII. Exhibits 206 ee__w DOUP \ --y----�--------�\- i 2 � } / / " § � . ( \ LO � - i �. \ h O, -- m} � (\ , \ nk _ ----- ( ® / . \ &. . J / Lfu Lks @�4 Ls +Ll LF , » LFU LOU- @LAU LI&FLhA \) �) !§ (§ City of Meridian Department Reprt V t Exhibits 29 ! §: - !/ / , |/ �m 04e R-_w / paw■() ��d2w J ` -- ;£ � D� : E |iEl EV 3 § ƒ( ] ITI � �77 ) � � WE31 | ; R Er N EJ - !� |; EJJ g | � | • § i � • | ,. o / 9 / .>•.-�r ;HH City of Meridian Department Reprt V t Exhibits 2S T. Site Plan and Conceptual Building Elevations for Height Exceptions , �a»,a u - a,J)� ) � ! / § / ALA \ § — 22 _. � � ! ) :! a o/ � i `y----- § ' ;! !, ) .. ._ . _ » . . > o. City of Meridian Department Reprt V t Exhibits 2G U. Conceptual Building Perspectives for Overall Development a4ePI LUIPPew SS ayLLI IL U W G a t r' 5 { f n +f. l 0 5 City of Meridian Department Report VII. Exhibits 210 ■ R a 2� � § \1b4itpi,#�� i) § y> » m� ■ § J £ 7 9 � ! � | I � � _ A | � § »J- ej X� | . | � | | § � | | | � City of Meridian Department Reprt V t Exhibits � V. Conceptual Building Elevation for Townhomes —srr ' 1 �r _� � wwwwwww�_wwww � wwwwww_ww��_ w wa ww w wwwww - www - a! a� a J�I'S:...•f �+ - _ City of Meridian Department Report VII. Exhibits 212 W. Floor Plans—Townhome and Multi-family Residential a PO4sJoc] Abe°�7i-.{I,£� ou�,'u a e I = �s�ste�as a�aaa g aGa rl � Et]� a K� i� N Ti 3 Uzi �a 4as u A t m� CL a 5 n A J aF g o J •an�x xarrn J h LL al a n City of Meridian Department Report VII. Exhibits 213 X. Use Comparison/History Table § 7-4 � § � k $• § § [$ k § f & | ) ) ) $ § 7 } ) ) § « k � \) / \ � / \19 f ) ) § =7 \ m § § $ ! ! f k C6 f i \ F ) ƒ 2 ; ) C ) § C6 � 2 � \ E \ lu ai@ A $ � § q \\ k § k \ 2 \ �66 a E § § ; ) T r LL w £ $ 2 2f } ) ] G ] f u ( z = City of Meridian Department Reprt V t Exhibits � Y. Setback Exhibits gg } O CD H pome � � : =.JB'�7� Ogeep!'ue!puaw . 8�a S738€�8+� �alH 88,H92I $ 6 44 El A'x9 o•, -a•r I J I L a I d C L _ I 1 N j 'D if. r I � I � 1 M ------------ City of Meridian Department Report VII. Exhibits F215] .2 Y Powe OqePI'Llel IJBW a CD 8 .E yCL CL �x�xte�ass��aa � �n a P 1 t y I I II 1 , I I I co O CL 1 1 _ R L i17 I �} ED L City of Meridian Department Report VII. Exhibits 216 a ! m paw uep. p. a 3 1 f a r r rr I 11 r r ~k r a•.0 1 +r f � f 4 2 , � I I I i � y U � d , I m CL , I J R LL m W City of Meridian Department Report VII. Exhibits ■ Z. ammmgHeight/Stories,Roof Top Ameileand#odium Parking Tab k \ & ( aa f ( { \ {{ \ \/ ; \zz z {\\\ zzzz ! I� ) £ kflk \ \ \ : 61 \ / ] ! ) 2 2 ! 2 & ) /zz zz zz z = ) ¥ \ \ \ & \ 1. \ \ ` \ LD { { ( f k � ) ) k ) k § f § 2a 2ie : ' ±tff g ) � : tea 2 � ) ) ) CD '9 q & = n@ � 7 City of Meridian Department Reprt V t Exhibits 21a AA. Legal Description& Exhibit Map for Property Subject to HPC Buyer Development Agreement IDAHO 99391N Emerald 5t SURVEY Boise, ID 83704 Phone: (208) 846-8570 GROUP Fax: (208) 884.5399 Pine 43-HPC Buyer -L Zone Boundary Description Project Number 24-023 August 27,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East,Boise Meridian,City of Meridian,Ada County,Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,from which a brass cap marking the northwest corner of Section 8,bears N00°26'22"E, 2649.67 feet; Thence N00°26'22"E,606,31 feet along the west line of the southwest quarter of the northwest quarter to the POINT OF BEGINNING: Thence continuing N00'26'22"E,91.58 feet along the west line of the southwest quarter of the northwest quarter; Thence S89"33'42"E,544.39 feet; Thence 558"38'14"E,166.73 feet; Thence 500°26'20"w,607.96 feet to the south line of the southwest quarter of the northwest quarter; Thence N89"54'57"W,258.43 feet along the south line of the southwest quarter of the northwest quarter; Thence N00"25'43"E,254.36 feet to a 1/2"iron}yin; Thence N00°26'36"E,203.64 feet to a 5/8"iron pin; Thence N58°57'25"W,286.10 feet to a 5/8" iron pin; Thence N89"33'40"W,182.71 feet to the POINT OF BEGINNING. The above-described parcel contains 5,29 acres,more or less, 1 4 70 Page 1 of 1 rr L S. City of Meridian Department Report VII. Exhibits 219 Legend 6 5 E. Fairview Ave. a Found 112' Iron Pin 7 8 a Found 5/8" Iron Pin Found Bross Cop Monument a Found Aluminum Cap Monument A Calculated Point, Nothing Found or Set �y I-L Tone Boundary Line Section Line ' , II S89'33 42 E 544.39, 00 00 SsB. $'7 N 89'33'40"W ti 182.71' vl US Point of oi Beginning �Sj2 5.29 Acres 0 W CY W N v i m W zi N � � IJ rt v 4 z dA y {� N a EL S. o fl , v7 L I 01 �YJ TT 5Ca1e: 1 -120' icy U � � 0 30 50 120 240 N ¢ C' Modified State Plane: � II Ada County Coordinate System 1/4- PREAPP-2023-0144 7 fL$ --- 429.00' - - - 258.43' 19s2,26' E. Pine Ave. N 89'54'57"W C 1/4 P\Pi"61 I I K FBA ZL -071£'hblty-4 Cf2T/4oje 4.Is:2i�lA Job No. IDAHO I—b Zoning Exhibit Drawing for 24-023 SURVEY Pine 43 — HPC Buyer Sheet No. 1 of 1 GROUP, LLC Situated in the SM/4 a( the NW1/4 of Section S, Dwg. Date T-314., R.1E-, R.M.. City at Wridlon, Ada County, Idaho_ 8/27/2024 City of Meridian I Department Report F220] 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 221 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 222 E IDIAN;--- Applicant Presentation Why Pine 43 is Great for Meridian — Today and for the Future Advancing Employment & Innovation 1 . Adds potential space for future MedTech and office growth, directly supporting the MedTech corridor and employment base . 2 . Creates a synergistic environment where medical , tech, education, and service employers can thrive . 3 . Luxury housing and amenities attract the caliber of investment and workforce that sustains employment in this district. Diversity of Housing Choices 1 . Offers a full spectrum of residential options — from multifamily to executive expanding housing options that are already built for students and employees, to management level positions and luxury living near services and where they work, learn, and recreate . 2 . Supports the Comprehensive Plan ' s call for infill development and diverse housing near transit and a full slate of amenities . 3 . Uses are layered, not reduced — employment, MedTech, and commercial remain intact and are enhanced by added residential and amenities . Accessibility to Services & Transit 1 . Located between two COMPASS - designated Activity Centers , directly served and supporting current Valley Regional Transit routes . 2 . Walkable and bike - friendly design with direct access to healthcare, public services , dining , retail, and parks . 3 . Builds the densities needed to make transit successful while reducing vehicle trips through walkability and mixed uses . 4 . Immediate access to nearby employers and education centers (ICOM, ISU, Scentsy , Blue Cross , West Ada) . Open Space & Community Integration 1 . Extends and enhances the city ' s premier bike corridor with new connectivity for bikes and pedestrians . 1 "! r-� -r;. ___.,,. A�-r1 �r.1 nya,� �,IX`�--�,•��nlc)'� r•�dl��+��l��yw — 7 y _ D �. likivE 3 m r r II IntroducingPine 43 _- a• � r +� tryr .�. _ PINE43 - PROJECT AREAit - - 4 Z"; 7i f . T l - - _ it - ..... a -'1 f ;' � .1G I•, _- - � k~�J, 71 ji nRainbow Days .dP�. •,1 .�. �5 Preschool� ®'gym � _f 14 ■ -�T^-' 1 4 lam ¢� .xis.. i .. .a � ■ L -1 I i -� Life Church mt ewe-.3. .—" - 4. "•r.�• __ — _ �.. ►i I� �[ .i .. ri:. 1 ■'. ,..'rW, >IL Y •.,ea _ ■�� it I� 77 .� .{. �': �Ia' �maw- - ■_ ! .- _ r� +Il a a e •'.� o .lam', 1 5 i - {t r 1• r I � xsW. ■�,, .- YID r�'�. - I. a ■� '-' `4' It � .-i ` . sue-*' Googk� Ea I Image 0 2025 Vexcel I ¢ hc 1 rr I OWN IIYIA 1: s31�1 'i95 i_. !• - .•_ m I �1 r 1 r,tl��l�k.' • _��I1 11 �• i�1' �L - pp- AM - Gw■ ) '� - 'y.= __. a�ivi!e"_ OF ��'�i■� �! 1 IN I 1 �4 Iii = 11 1d1I�1 ut ,- � `�, �>i � �... '- �'.:� •� •ram, �.. �� WWI -74 ohm _ �. Est• F _�_ . : Av e kNA 41 IN .r •r , & 1\ L� ft +7 1 r a- -fw ] TR History - 2008Pinebrid eA rova l 170 acres� pp i F --- i y rgF IE { { k K � q e9Q4j'I-FWY F KE 4 y - 4F J A016F• I � paw ter+ � tf rr � J k r�k History — 2018 Pine 43 Approval acres r rtw.%. -r LAND USE AREA BFZEAK"WN - RRFIVA• Cr- -7 LOTS - .5C4NMdH LOTS AR9A 10' YIULT-FAWLY LOTS r -77.a6 AOkCS I is i� LEGEND eatRESIOEt7rL+Luul p e+L6---G i dR€A Q�9GFLV IOH .13 C Gr✓r1LOH hRF1.9 S aEO LIVE V 11 L045 AREA rg' aIHOLE-FAMILY LUT5 ... PFOPOSEG 10WhKME LOTS 31.24 ACRES O FV{ CEO L7EFp piM LQTS -125 DETACH Ed LOTS �IYI[ i gUFOSE6 MLATFFAMLY -119 LIVE YYMK L" � � P1S�P:]aeo GolnM1leRCWLwseP: -1$COMM AFE06 AREA COLWERGIALL(F8 erc Tlrb aamwcRtuL,'escf, .4.75 A(--:Rr!$ riOMEEoRCkkDP,RruNG nREx 6COAIMOML6TS 11 A{A64'€" COMMERCIAL Lfif 9 RCad,C4PAFhfI1J�A.RGI: -11-57 ACREB in a0%WF RCIAL LOT,' F 4-:I' Ir—I�'= -4 CCAtWMAREAS AREA•F• CIMMEWIAL�OrS -8.5+ACRES ory 'n� -�V'YIYIT.rSVY'Y.W 14 4 CCQMON LOTS AR FA'CF C)WERMAL LUr5 22-50 ACMES U CWML3bCIAL LOTS - — 8 COUMON LOTS a PINE 43 SUBDIVISION }° OVERALL I7E PLAN 2025 Pine 43 Master Site Plan ( 37 acres ju� r 3 4' x pr J �� 7r I Ir " LEGEND TjPaoPogEo TOlkNiQfdEy — T _ P.3-]PO19E°K%AnFJittY PR6POWO ERTIC,UiY.IHTEGRATEQ - y —FROPCSEC FffST+Wf*M r ' —PGtOPC--°OFFICE PWPCMC MM-TEC+I - ��+r,oeetiu€r�er� y aI r I F• f 1 5 pVE,R,4LL SCHENWTIC:COLOR 1AA5T1ER PILa4N-PINE d3 MI)cep rT----r--"- 5FF-ET29F 4 ',ei Use Corn pa rison History TOT:tI. spproNed+ aTAL 2008 Pinebridge 2018 DA Modification 2025 Pine 43 pprovedlbuilt+ Approval" Built as of 20l$ Approval" Are in I'ineltridge Built as of 2025 Application proposed in PlnebridgL ,tires Area 170 acres 170 acres 120 acres 170 acres 170 acres 37 acres 170 acres Residential (units) 850 737 737 713 904 1617 + 880 units Total Non-Residential(SF) 2.3511.tHFil 567.000 493,000 1,060,000 713,000 481,000 1,194,000 + 134,000 SF Commercial 550,000 102,000 102,000 60,000 72,000 132,000 + 30,000 Office+L1 Industrial I,800.000 567.000 391.000 958,000 653.000 221,000 874.000 -84,000 Non-Res.in V-I Ridva 59,000 59.000 + 59,000 Hotel 129.000 1-9.DOD + 129,000 Scentsy campus. Happy I lotel, coed tech, light Hippo light industrial, industrial,retail, 567,491 SF Scentsy [medical offices. North Uses campus with office and Pointe treatment center, restaurants,office, light industrial restaurants, retail, single-Family KldStrong,single-family townhomes and multi- Cetilclential family residential Ole ' Usc breakout based on estimates in TIS.Concept plan in 2009 DA showed 3M SF mixed use:. ** Usc breakout based on Concept Plan in 2018 DA,which was similar to 2017 TIS. All acres and SF shown are approximate. Connectivity ILTIIIJ I R-15 `�- - -- - --- - F Do Eh �' C CFFp I-L RUT I - TowN JE yr, E.STATE AVE. RESIo - G - - _ao uII III IIII IIINIIII�IIN G I 1 1 MOTEL "i W.PINE AVE. W.PINE AVE. I11 ,� MIATI L_0 LEGEND rnF�IL M�® 10 WIDE DETACHED PATHWAY ��IS 111 IIUI�Til1 DETACHED SIDEWALK ATTACHED SIDEWALK IIIIIIIIIIIIIIIIII CROSSWALK I ACCESSIBLE ROUTE ®°r1 •I. uunuunu BIKE LANE OFFICE r-G oLLrraaJJo ....................... SIDEWALKS INTERNAL TO SITE L, vE rr.�Lr lurEc Eo `•�RTI PFSIFENll.4�r V 10'WIDE MULTI-USE JACKSON DRAIN nnnnnmmnnm PATHWAY L-o = i i EXHIBIT 4-PEDESTRIAN-CONNECTIVITY PLAN .. R[iONF1 Fj4FGR..PAkINFAS 3�3�� , [�artial Podium Parking+ Underground Parking Garage for f Underground Garage for V-1 Bldg Parking Hotel, Restaurants,V-1 Bldg IN I C--_ ---- R40`- 4 ® [ 2-story Podium Parking for V-1 Bldg 1-L RUT °CJe � � 00 o nu uulll l� nl ll�i 11 IIIBn C - - - - . 11 LEGEND L-O — 1 B'WIDE DETACHED PATHWAY DETACHED SIDEWALK z ATTACHED SIDEWALK 111111111111111111 CROSEM—ACCESSIBLEROHTE I.IKIKIKI.1�1. BIKE LANE C_G eLLrr¢¢JJe uuuuee.uuuuu SIDEWALKS INTERNAL TO SITE 16'W IDE MULTI-LSE JACKSON DRAIN I 111'" L-O '1111111111111111 PATHWAY 1-story Podium Parking for MF Bldgs Wrap with 4-story Internal i Parking Garage a for V-1 Bldg Ion WEr Ea IER1DRAb ELYIT,WOW I PE1111 F19E3 GEMENf RAST kpYA.TI¢i MCK SCALE T1R`1 Yp GI�QTAI_1N1T1• Open Space/Amenities I -- -- -- -- ---- — __ 'ems,_• �� \_- ��; � ,;�. 1 t [ 1 + r BLOCK 4. �'1^'�` _ - - . - •-+ - i I LOr29 R-15�. , ------- - 23 25,095A0 SF _ ___. I �- S� 2,Y8 Ems,• � !�i 41,463 SF PUBLIC PLAZA 1e ji _ 1s - - --•� jl -L RUT 0,855 78 SF _______________9 __,E'STATE'AVE. _„_�_._ -_________-- - ---•-__•.,..: 81.y12.�41(I:31 SF _ ____________________ ____.....• _. „ 3�F ! 81776.005E 11 J r�1 LOi3 3 6 i S 9 10 11 13 13 �� 0-7 13,001 x3 SF BLCCK{, C6LOGM4. zj,384.57 SF S( -... `\ LOT3 8 7 LOTb 41. SF BLOCK Igl LOT 5 17 BLOCK 2, - T15.53F l0+ - C-G - __ BLOCN 4, 20,D69 fi3F 9F I r BLOCK{, 887,355F LOT fa I (� LCT CT1 - i - ___ • i ---------______ ____•_ _ W-F,NE-WE. i _ __ _. - -----•WFPINE' ' 10;I194 SF', 313'45,37 SF I�nI I � 16,69Y61 SF LEGEND L-0 0 418®9 5F ❑ �� A o 12> r 12;19225 SF COMMON OPEN SPACE _ . ❑ Wo u o w 322,241.82 SF LOT-3, _ 15:3,B.935F ": : S 1 -�_�- 2,188_B1 SF 1�55T A35F q QUALIFEED OPEN SPACE R-150NLY} 49,047.11 5F z �C-G ROOFTOP AMENITY DECK PERSPECTIVE ®OPEN SPACE ON NON-RESIOENTIAL LOTS 2aA5-57 77,908.32 SF ll BLG])1rK 1, I ❑Th4` orl PRN L-0ATE OPEN SPACE 8L'OCK 3l.. u�7' 28.7685E $,257.81$F l ?'� 6p89.B1 SF • TOTAL SITE AREA:36.55 ACRES TOTAL PROIADEO OPEN SPACE!457,452-86-10.50 ACRES-28.7%OF SITE O Ci q �, EXHIBIT 4-OPEN SPACE OWN IIYIA 1: s31�1 'i95 i_. !• - .•_ m I �1 r 1 r,tl��l�k.' • _��I1 11 �• i�1' �L - pp- AM - Gw■ ) '� - 'y.= __. a�ivi!e"_ OF ��'�i■� �! 1 IN I 1 �4 Iii = 11 1d1I�1 ut ,- � `�, �>i � �... '- �'.:� •� •ram, �.. �� 2025 Pine 43 Master Site Plan ( 37 acres ju� r 3 4' x pr J �� 7r I Ir " LEGEND TjPaoPogEo TOlkNiQfdEy — T _ P.3-]PO19E°K%AnFJittY PR6POWO ERTIC,UiY.IHTEGRATEQ - y —FROPCSEC FffST+Wf*M r ' —PGtOPC--°OFFICE PWPCMC MM-TEC+I - ��+r,oeetiu€r�er� y aI r I F• f 1 5 pVE,R,4LL SCHENWTIC:COLOR 1AA5T1ER PILa4N-PINE d3 MI)cep rT----r--"- 5FF-ET29F 4 ',ei Future Land Use Map : Mixed Use Community _ __i Mixed else Comm (MU-Q i• - . iI - The purpose of this designation is to allocate areas where F►�IR1fIEYlI comrnunity-serrring uses and dwellings are searrrlessly '/• %D,/�% �' integrated into the urban fabric. �� _ � � r r� ►� .I +f 1 ��TI PAR L ' Theintenttointegratea varietyofuses, includingresidentiaL {, 1 I OV/ r and to avoid mainly single-use and strip commercial -Lype �. buildings _ aH ' IO 1 .� 1 R '+ Q ■ -. #r r LU PINE :}> Mixed use areas rust include at least three land use types within a designation. Future Land Use Map : Mixed UseCommunity PINE 43 Residential uses are expected to comprise between 20° and 50� the development area, with gross Residential areas within total 121 acres: densities ranging from 6 to 15 units/acre (of the guideline: 6590; 17 un/ac residential area). provided: 49.5% (59.84 /121 acres); Where the development site has transit available 12.42 (743 units /59.84 acres) or stops are planned, an additional 15% of the site may be dedicated to residential uses. Alternatively, Residential areas (R-15, R-40) plus MF in C-G Mixed this bonus may be applied where the development Use area within total 121 acres: site 1s within one-mile of planned transit stops or an identified employment area, and where last-mile guideline: 65% 17 un/ac transportation features are incorporated into the provided: 54.6% (66.11 / 121 acres) site i ncIuding thoughtfully located and i nteg rated 15.3 (1015 units / 66.11 acres) ride share parking, commensurate with potential trip capture. other innovations to reduce traffic and/ or parking impacts and capture local trips may be Gross density 13.6 (1617 units / 121 acres) considered. Comprehensive Plan - Residential Support a ba lance and diverse housing and �.01,00 integration-of � neighborhood types . Locate higher density housing near corridors with existing or 2.01.01H planned transit., Downtown, and in proximity to errs playrnent ce me rs. Comprehensive Plan — Mixed Use Encourage and support mixed-use areas that provide the benefits of being ableEcVeprairlivability hop, dine, 3.06.02E play, and work in close proximity, thereby reducing vehicle trips, and enhancing and sustainabilit . 3.07.00 Erg courage compatible uses and site design to minimize conflicts and ax mize use of land. Comprehensive Plan — Transit Oriented Development 106.02r Allocate land uses near the rail corridor to both support industrial and freight movement but also residential and the movement of people within the corridor. .0/.f12C Focus development and redevelopment intensity on key transportation corridors. Pursue a transit-supportive densities of residential and employment ent uses along key multi-modal` corridors. Support Valle Regional Transit's (VRT) efforts to construct muIti-modal transit centers in areas 6.01.0113 of high commercial activity and employment as vvell as areas with transit-supportive residential densities. Residential Figure 2 7.202 1 Housing Underproduction in Larger Treasure VaIIey Jurisdictions Source: ECDNorthwast anatysis of ACS 5-year 2021 Region 18,66 Boise City 5,935 Meridian 3,322 Nampa 2.441 Ada 1 ,566 Canyon ■ 1 ,139 An Caldwell ■ 1 ,09 Eagle ■ 889 Tuna ■ 70 Star 1 51 Garden City 1 25 Middleton 1 24 - 5,000 10,000 15,000 20,000 Underproduction "Regional Housing Coordination Plan: Ada and Canyon Counties, Idaho," COMPASS (October 2023). Residential Only 4.5% of the City's housing mix consists of multifamily developments that contain more than 10 units which is spread across the City . . . This type of housing is essential in the available housing mix to allow for households with diverse incomes and populations to live in Meridian, such as older adults on a fixed income or recent college graduates that are just entering the workforce. The optimal vacancy rate is 4%-5%, but the vacancy rate in Meridian is 0. 5%. There is not enough supply to meet the 199 demand. 2 1 - "Meridian housing code report yields 'alarming' results." IDAHO PRESS (Nov. 25, 2022). 2 - "Meridian Hears Analysis of its Housing Needs." IDAHO PRESS (May 10, 2023). Commercial �I 3.06.02C I Encourage the development of supportive Commercial rear employment areas. I • Pine 43 provides at least 72,000 SF of commercial uses, a 29% increase over the 2018 approved plan, plus a new hotel and additional non-residential in the V-1 buildings. Office / Light in d I ( Med -Tech .06.01E Focus on developing industries that tend to exceed the living wage, such as technology, healthcare and other similar Mustries. • Pine 43 includes a minimum 221,000 SF of office and med-tech / light industrial space designed to attract med-tech employers. • This is only 8.7% less than the 2018 plan, which, as approved, isn't feasible to build. Compatibility a1 r RUT R _ ' i •{ s — +r-uv•rr - k • R FI -— it s 1 LLII I Ir P AL wtL t_ i_ i1 i� IC_3•� r1 I � LEGEND L-Qvt raoPosEo TC{kNiQfdEy �`,',-' - _� � •�- .� I . �� P.3-]POaEo KIRLT FdittY m LL I i PR6POWEI ERTIEALLY.IHTEC"TEQ —FROPOSEo RESTAUkhM r _L P-M °�OrEP, - - —PG66PDER-0 OFFICE PWPC®EC RE.C,TEC-4 LOhCGCAK ARFA y t 5 MWI'-'L' QVF-RA4L WHEMATIG TER PLAN-P N I rT___. ._, - __— SFF.E•t OF'� j�`_ei Compatibility • ,ram, ,;�.� � ILI -_ - _.. .�� -._ �'"�''`"'�-_' �',a�� '-ram` �- ��,._; �11 � ',� ., ''tea•' �.� �� _ � ��.. i��• �i � � r. .. _.!'tom � � � � '�M. r 1.,�• � ice} � _�_.� .�.-.�.-� � � '..� �-� e r s t a d Pine 43 INTERMIXED ZONING EXAMPLE-ADARE AND NEW PATH Lt ' 211003 8.20.2025 Compatibility Erg 'G Sr i r r �n MIXED USE PROJECT sr INDUSTRIAL �F COMMERCIAL ersta d Pine 43 INTERMIXED ZONING EXAMPLE-ADARE AND NEW PATH 211 OQ3 8.20.2025 Compatibility .R 17 _ _4s •I �I e.i.+'•'��' - #,ram"" _ '�"` Y:-� { ___ _ ;- 3, ARA l 411it' -3J ,f - "-�',L'P•a y7y Va Pine 43 INTERMIXED ZONING EXAMPLE- BOARDWALK er to 211003 8.20.2025 Compatibility r. r � a .. ;% ' MIXED USE PROJECT f. t• INDUSTRIAL COMMERCIAL O" RESIDENTIAL 3 � a � t Pine 43 INTERMIXED ZONING EXAMPLE-BOARDWALK e rsta d J 211003 8.20.2025 Compatibility lr� ir r-. r 4 k, xMUMM 9ww dL. r RUT I t �r � •� a IL -uv•rr - k • I TP Ir " LEGEND L-Q ` ': P4MPOMO TClkN4QfdEy — • T ' T PACIPME0 kkknFAMLY m LL I'I t a W , . PROPOW O LERTXALLY-IHTEGRSTEQ - -P40POSE0 RESTAUkhM _ r ' i P-M °N47Ek - — — —PGtOPCR-°OFFICE PWPCIE°EF13,TEG4 LfhCGCAK ARFA L . y aI r I r` I� 5 i OVER,44L SCHEhShTI{:(;C]LQR 1AA5tER�ViN-PINE d3 MIMED USE ) '�ILL' rT--- '-I _ --- SFF.ET2CF 4 :+;ei Transportation Table 1_ Difference of Trips between 2017 Site Plan and 2025 Site Plan Land Use daily AM Peak Hour PSI Peak HOLir Trips Total In OLit Total Ill Out Total Net New Trips (2017 Study) 6315 752 587 165 781 209 572 Tota I Net New Tri ps (2025 S ite Pla n) 8920 785 430 355 830 341 489 Net New Trips (Diffe,rence) 2605 33 -157 190 49 132 -83 Revised based on ACHD comments: Lend Use HeiLy Trips AM Peak Hour PI` J P��: Tote L I n O I_i= Total O I_i Tota l N et N eer Tri p s (2017 Stu dy) 6615 752 781 v Tnta L N et N ew Tri p s (2025 Site P Le n) 9916 382 510 946 391 L ti L Net New Trips 3601 130 -77 2 D7 165 j 182 -17 Fire Service The Meridian Fire Department will respond to this development, but our response will be inadequate due to staffing and equipment. Additionally, this project will require a Technical Fire Protection Report to be submitted to the Meridian Fire Department for review to address all criteria as required by the adopted 2018 International Fire Code and Meridian Title 10, Chapter 4 as it relates to Fire Protection and Fire & Life Safety Requirements for Mid-Rise and High-Rise structures. • Pine 43 will meet all IFC requirements for aerial access for buildings over 30'. • None of the Pine 43 buil clings are high-rises. Theta I I er buildings are mid-rises, similar to others in the City that receive City fire service, includingthe Bri, Scentsy, Sheets, BVA, and ICCU/Compunet. • The nearby Fire Station #1 has a laddertruck to serve mid-rise buildings. Schools West Ada 950 / SCHOOL DISTRICT f August 20,2025 Meridian City Council —33 E.Broadway Avenue— Meridian, ID 83642 Re:Pine 43 Development Dear Mayor and Members of the Meridian City Council, On June 25,2025, we submitted letter regarding the proposed Pine 43 development.We ask that our earlier comments be included in your packet for this project.This correspondence is intended to share additional observations and offer f u rth e r corn me nts for you r conside ratio n. While the West Ada Schooi District does not take a position for or against specific developments,we recognize that the Pin e43 project includes several positive featuresforCrossroads Middle School and other schools in the surrounding area. Most notably,its pedestrian-focused design provides safe and direct walkwaysto school bus stops and to Crossroads itself. This level of connectivity supports student safety and aligns with our ongoing efforts to promote safe routes to schools. We also note that Pine 43 reflects a higher-density housing model. Based on our demographic studies,these types of communities typically produce f ewe rschool-aged children than lower-density neighborhoods. For this reason,we are confidentthat our schools can absorb the estimated 185-191 students projected from this development at full build-out without undue strain on capacity, We value the opportunity to continue working in partnership with the City of Meridian to su pport thoughtful planning that benefits both the community and ourschools, Thank you foryour careful consideration of these observations as you deliberate on the Pine 43 project. ResTavid ly, Dr. einhart Chief Operating Officer Lette rs of S u p po rt • Scentsy • Idaho State University • Off the Field • Meridian Chamber of Commerce • Roundhouse • Idaho College of Osteopathic Medicine Letters of Support Meridian Chamber of Commerce: This project brings together housing, hospitality, employment space, and pUblic amenities in a way that complements our cit 's comprehensive plan and the long-term vision for "The Core." It builds on the tone for quality set by employers lice Blue gross and Scentsy and takes it one step further offering an urban gateway into downtown that is modern, walkable, and designed for the next generation of workers and residents. Lette rs of S u p po rt Idaho State University's Health Science Center: This development reflects a clear commitment to place-making, talent attraction, and long-term economic vitality in the region. ISU, specifically the Health Science Center in Meridian, enthusiastically supports the Pine 43 project and its role in shaping a dynamic, integrated environment for healthcare, education, and innovation. Request to Commission • Recommend Approval of Annexation, Rezone, DA Mod, Preliminary Plat, and CUP ( Height and M-F) • Strike two of staffs recommended conditions: • DA #2 (requires removal of residential south of Pine) • PP #3f (requires Animal Farm plat to be recorded before Pine 43 final plat application) - - _ - i qtl s x� ►r Al uY _ ,.. a <j',d Pl,t y ke e — 0 � sue.. i tkr- .l1G17 i .� ' ± =.. �— MF „+4 3 m r z J,ti Supplemental Slides Phasing _j f. �.� - -------, R-15 CL Ln - R40«Ta j I-L RUT - - - alcrR. LEGEND L-0 i• _..._..._,._....._. — _—__4 I r �PW&ZE4 0 � C-Ca 0 Nw�sE e K .. 0 L� I� , ME.PRASINGSEQ E MAY BE ADJUSTED BSEDCIN MARkE7 COWDIT90N6 �,.� •1 i� ._�__.___._... Y {�'�_ PHASING PLAIN WITH SITE PLAN TH Elevation i Conceptual State Street Perspective lei �r r ' I� ,. 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LEGEND L-0 PRCLROSED VFGI=TATIYF �FI rI- J ll(kJ-.. v 1 1, EXI5tlN0AMACVNT4'K-r '::HAFNL4NK 0 tvj EX137INGADJAC:ENT 0-I-T C-C; 1 A! i I m a11 ELO"i. L-0it BLCCk Ak EXHIBIT 5 FENCING Bike Parking s r I q elf i pcli� `ti� L�� ! _'__— �.� � � •'—•� �= R-1 5 , => , I-L RUT "�x fit Ar 1 BIKE PARKING LOCATIONS BIKEPARKING REQUIREMEN75 1T IB 6 1i I LCIT 1,pLOCK 1-WENT I:..LY INTE tATEO R6:ipEWhAL A�yNwl[Hl—ti��,. .Yn-.p 1nt� NmYp1wF] 11. LOT 2.oLp;,- L�Ii AIi....r.w..unau�a.ww.o •�'L 2L9CK 1. C 0 ° LOT 1 5 6 ] 2 9 10 11 13'i LOT o,BLOCK 2-RESTAURPHT II f�`�I L. 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IMMTMMMV LOT Z.� - Si_ O q Viilln,,, li lli BL9CK3 - _ L9�71 LOT�,ELOCIC+•RESTAURANT .YGi[�4[rtihYw�5w.1.�iMit. �� 9 � B 111111111 LOTS.@LOCK+-WYRIICALLYRITEGRATEO RESWENRAL 1♦ 1 L¢T$2,M.6gGca YS� EFArtnlLr .o.r.w..�o V-G -dMS 263P$BL6LI(d.M1106.T1CM y I II TOTAL SITE BWE PARKING SPACE REQUIREMENTS: BIHE PAP-*4 sPnCE AMWER 9m 11,17U LL TOSALDING PROWnED,492 EXTERNAL OF BIIILOING PRO.9DBD 210 TOTAL BIKE PARKING SPACES PRDvbEO:M2 EXHIS17 5-BIKE PARKIN I-L I-L ! qV �iY7 Annexation and Initial Zoning + Rezone f c: c C— r ' ____�_ .____y ____ _______ __ FL . rezone} R-15 a „ . (rezone) EL � II 0 0 0 UO b i � eow�rarr.ascaarea.�rs., L,� roc, ... cim 404-MR—U +1L01! i yaWdr�eNW BiihIrYE1Jw i SCMO1 ■MyW�Fx'.Nrl/5ci Mry Ito m isles CUP — Height Exception �F Y!]T FOR y J xs,xusnw e �E D LL a �! y — LL LRy�PGL�xn�r ' � aluuuui��- i ssxc-wore+w� ff �5 LL� .1b. _ OD ILA I E I ��Lbi, If i 06 (poverall Site t ar� Lt =i - 4LQp-..LOT7 IMq development 2ppllC2tlon f I�eight axcepliona SS1Plk-1�1F-"N CUP — Multifamily Use PROPOSE DAM ENiTiESffYPICAL] POOL �muPwnxuec P�+a,e � SPA _ CABANNAS PICKELBALL COURT 7=7= p I ROCC E BALL C 0 U RT + 4 GRASS AREA I [ O AAA �I I l I I I I _ ❑ -�` ❑ I �J I I I I I UIIIII ,1A ❑ ❑ a - U I I I I I I 1\1 I I U I I I I I I I I BLOCK 1 LOT 2 SITE PLAN BLOCK 3-LOT 2 SITE PLAN —M- 1.=40'_0. 1.=.C..o. r r . � i wqv mooa drMWmett w ww eoasa,. • '° apppcada� �]L PI4:n •Fi W�FT6dY1 MIe 80 FXPEPIVaI �� -,c-.��rn�xeeox wee aeo-.uwwr or,rertxsra�raaYees rnannnY•.i0�'�Tip PJ4,W.}px T.,F.W'45'r+r 4444�i.4AT�><+>•'+4 naps UEO PxE aaPXH�•!1 LOTS T3OETNBq PROr10E 6,8 PAFrOh3 dPACEd/lfl,l9 BIG hYE'lilCEB. {t21Mf]nA1#q 1Y E%TE4YLJ `10004 ' V i. _ _ s;n■ ■ a®ao■o�i�e�sw i A L © 0.11 �� d Ar &UM mil` 1 �,• IIIIIIIIII�� • y .r= r Amenities - Multifamily UFFER .y .� 7, STREET s 1' OCKy �iq O -O- i nw > �. < ROOFTOP AMENITY DECK PERSPECTIVE ■ a LGT2,BL017K3IJUL PROPOSED OPEN SPACE ' AA J� SITE AMENrFY LEGEND GALLOUT NOTES co RTR El �1 9r.6 :: KEY MAP: �� Elevations - Multifamily a QED , 1 ew0 1 KNf''1.r wrkikn +I /j,BLOCK 3, LOT 2 SITE PLAN ----------------------- - - -------,f F s °---------- -- c - - # ' it E -------------------------- i+FSi iVG�TIp+ SduE-7�]r.YU w�xhlE-rru nr ¢Ygpl,�s�nnpw to Qlna-.PofilRSlgM 3[u[-I,n•lu FATW]N P4'FiN3.4ETlL I FtlEP cfycyi r.a a -- i pal SII® a --�W_ �p �xlcFeaF:Pxasylw-wwu rwTrL l wyeP cFim+i CICGdtl4f19 SfhdFr ncl M7r 'eCN1E-iL7y+I'U T WY�n Mb,Eld 6x u1MA1aM t6E fGRNN.rI!xb wEl,RotbndzV Elevations - Multifamily U1111111U r o � f I BLOCK 1 LOT 2 SITE PLAN a ------------------------ p �6p J r J I4� � +7 N1 +TES ax+x NON MhYn BlrnTnx 6MF4 PAt4W atG[A4hraEh CEWEW sc.yf-tut•r� £�fiE}YOR FWEllhd.NETALr F7PBq C£HBR ___________________________1 aad: a T 16 mob { development �* application EMIEN9Ra4F1YW YI900�NE7+Lt H@ER CEVIkrtT S4Y�tA..� PUT SAPtie&-r. EfoGR >xwl:.vsr°ev a avatiuns LE 73Y' T tr cntar u'rer�sr yu 'ESI,EY #:B N1L%PQWS KEN E Ali& P {-K.k1RF?,1%.n 3Lru.+i ZoningMap IlF" 'Q'ti--L LI 43F1�I1CM K ,D MF_gLFX)%1«'9 Rin � 102 = •-_-� - - 7 E .SLIB�HASIE 07 SFTTL tt DOVE MEA 5 Doxi S SL�S F PLI V FS1UB 4 'B E�1d1� ASE 01 r L'E'�9�:RCrk 1, { " r ' i r--F}F: WOO R 1-111 PA k MLIV ; �r rr L.0 r I E i N'?C, }Fr.RX N. LOPMK.NT INl•FIAL RA {:F"Ri L:B [;1 Jlk� --F '� ''�•F�:1�411 '. P L}Ih{'7ON ;It P � A��1 .� ^ � i F.tl L9 ti ! t ; 5U R " r �4m m{}rgor I 1 ES SUB ... i Iy f i k F{1.(.If?' I %IZF4 ,'Jt LLE%, OW II yl 1 ti F1 . r', !it`B � ----, i i 1a.4 i or I rl Bll PIN " F, �F:. � Tti:lt C +' 4 PIKE�' sue -- -r-----� �'Y-0-1 ('09.311C TFR .l\{T IIANtz:RY N1700 C. FAJK*;1 W 1F7 PI F. { t tl l fR _i J3L'LF t� �[74�l�CJI1- {'F.ti�FI! : ,..� ., > LkQ3 --Tali'I : E? (.J�ti Ix� l: 1 }AII)S Sit F I N F J A NNI y �'F.ti FF•R 1: 1iiDE]N"n L + to t B FA m4ws CENI T NG Ul � SUP! 1 `- S.LIH N{ 03 L F r i *FIB$2 1 Ati 1Ifil'.' ' R� '4•L.4 1 - i % L 4 --��L TEE.+a^ ,B ! ]KNt}0l r�IIERILJAN RA11.SWE I.L.R S('1 1 % -------- W.F.QIPARK$1l CLIrd?10N ; SUS CONI1F ' : LAY1E L�if1l:STILJ pJ4LLFC_ -�— •-`----_` 1'AKK l CONTR,iL} CA b'il'F'�^S SLR . �' � � SUR 1 ' U13 1 i UB I [ I_tiI ; ••--r--Fti_...ai—Ffi•..•--F"H�i. IY—F.� .��..} ----- ------,...-----•--- J11ERMLAtt.'11 *�— --- —r—tt.tt�ta•..+ : 1 BUS1NES � I�' I i :--- '--•-'`--- -------Y LOCU%T GROVE UST p 17 �+ 1 l3[�ti31 SUB PiL�:il# 1 [NFl4.�TRInI:I"�k141i: AR Zoning Districts �- -_- " PAL ;i corelmorcial Districts Industrial Dla IW2 RoMdBllifal Dl Meft 61ADDENF---- ' -----'."--- ; X111.[.Ey R1v-RlI �1'�1{L7 JiJ K 51.I Ri so-4.+,b 41-r,R+l Neighborhood Business[C-N] Light Industrial[I-L] Low Density Residential[R-2] 1SLIS 3 r r i RFJkRR{?'t4'1 T{i<:{}1nL C-G % Community Business[GC] . Heavy Industrial[I-H] Medium-Low Density Residential[R-4] ■ General Retail&Smite Commercial[GG] Tradltlonal Noigl+horhood Medium Density Residential[R-B] ■ Llmi[ed Gffco[L-O] ® Old Town[0-T] \� Medium-High Density Residential[R-151 Mixed Employment[M-E] Traditional Neighborhood-Center[TN-C] ■ High Density Residential[R-44] ■ High Density Employment IH-E] . Tradltional Neighborhood-Resldentlal CTN-R] Animal Farm Plat B $89'Si'57-E 2649.$9 2 c- PINE AVENUE - 72.94' eECI1NHRJG 7 OF s1-94' 18'45'W 35SM54V-W 2B1. ' - - (4+3 .TER CORNER 3-114CR BRASS CAP [5 91] ---- -�-"T----------------------"-`- CPAF IG7150725 l [aa31] - ---- 1 At NO CAP ADT [17665] r+5 506'23'33'E BLOCK 1 = 54.20' [4431] y, CIO L2 � QB J r f I� Elf, RECIPROCAL ACCESS c4 ND. 8 S30'35'56'E FASEu[Nr- SEE ESIrr NOTE: 6. � L' 31-55' L2 Na y\ sp o L3 W51 b LF NX tr ti L5 Na � o � x n 1 rn 1 Y BLOCK 1 0 60 120 2 I SCALE IN FEET I N nrK a OT NOR We I m m I 3 I = k S68'55'43"E 463.58' -- I I I LAYNE INDUSTRIAL PARK SUODNIS1014 ! SEE SHEET 2 FOR NOTES, BOOK 59 OF PLATS, PAGES 7113 AND 7114. ACR ASEMENT NOTES,REFERENCES, AMC SURVEYOR'S NARRATIVE 2 . Create a gateway to downtown Meridian, reinforcing its redevelopment vision with supportive density . 3 . Signature design : public plaza, tree-lined pathways , gathering spaces , upscale amenities , and activated street fronts - not a sea of asphalt . Alignment with the Comprehensive Plan 1 . Advances Employment Goals by enhancing the MedTech corridor with complementary land uses . We are not displacing employment — we ' re enabling it, adding to what ' s already approved in advancing the city ' s adopted vision . 2 . Furthers Housing Goals through diversity and infill . 3 . Supports Transportation & Growth Goals by clustering density along existing transit corridors . 4 . Embodies the spirit of Communities in Motion 2050 Vision : compact, connected, employment-rich infill . The Big Picture — Why Pine 43 is Extraordinary 1 . A functional , ready , and beautifully designed infill project that brings jobs , housing, transit, and sustainability together. 2 . Reinforces COMPASS and Comprehensive Plan goals : infill, transit- supportive densities , job creation, mixed uses , and walkable communities . 3 . This project is not displacing employment, but enabling and adding to it, while meeting Meridian ' s most pressing needs today and into the future . We respectfully ask for your approval . 2 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approval of Proposed Bylaws 223 C� fIEN DL4,,A H �. MEMO TO PLANNING AND ZONING COMMISSION Request to Include Topic on the Agenda From: Kurt Starman, Deputy City Attorney Meeting Date: August 21, 2025 Presenter: Kurt Starman, Deputy City Attorney Estimated Time: 1S minutes Topic: Approval of Proposed Bylaws Recommended Action: Approve the attached bylaws pertaining to the Planning and Zoning Commission. Background: The City Council recently updated Title 2 of the Meridian City Code ("MCC"),which pertains to City commissions and committees. Under MCC section 2-2-1, every statutory commission, including the Planning and Zoning Commission, must"adopt bylaws for the proper conduct of business." To that end, the Legal Department has developed a template to standardize and streamline the bylaws for all City commissions and committees. The template has been modified slightly to reflect the Planning and Zoning Commission's needs and current practices. Once the Commission approves the bylaws, they will be forwarded to the City Council for ratification. Attachment: Proposed Bylaws 1 F224] BYLAWS of the Meridian Planning and Zoning Commission Effective [August 21, 20251 ARTICLE I: PURPOSE These Bylaws are adopted to facilitate the duties of the Meridian Planning and Zoning Commission(hereinafter"Commission") and to provide a framework for the organization, actions, and agenda of the Commission. ARTICLE II: OFFICERS SECTION 1:DUTIES OF CHAIR. The Commission Chair shall preside over all full Commission meetings and shall sign all documents requiring an official signature on behalf of the Commission. The decisions, statements, and/or actions of the Chair shall obligate, commit, and/or represent the Commission only insofar as the Commission has specifically authorized. SECTION 2: DUTIES OF VICE-CHAIR. The Commission Vice-Chair shall perform the duties of the Chair in the absence of the Chair and shall perform such other duties as may be delegated by the Commission Chair. SECTION 3: NOMINATIONS.At the annual election of officers, the sitting vice chair shall be automatically nominated for the office of chair. SECTION 4:VACANCY.A special election may be held at any time to fill a vacancy of office. The Chair may add a special election to an agenda as needed, or upon the timely request of any commissioner. An officer who fails to fulfill the duties of office may be removed from the office by a majority vote of the Commission at a special election. ARTICLE III:MEETINGS SECTION 1: NOTICE OF MEETINGS. Unless otherwise prescribed by statute, the designated City staff member(s) assigned to the Commission by City leadership ("City staff') shall provide commissioners written notice of meetings,which notice shall state the date, hour, and location thereof, and shall further state the purpose of the meeting, business to be transacted, and/or agenda. City staff shall provide notice to the Commission not less than forty-eight (48) hours, nor more than thirty(30) days, prior to the meeting. SECTION 2: QUORUM. A majority of currently appointed commissioners shall constitute a quorum. SECTION 3: CONDUCT OF MEETINGS. The Commission shall operate generally under the precepts of Robert's Rules of Order. The order of business for meetings of the Commission shall generally be as follows: 1) call to order; 2) roll call; 3) adoption of agenda; 4) approval of consent agenda; 5) items moved from the consent agenda; 6) action items; 7) reports, presentations, and future meeting topics; 8) adjournment. Notwithstanding the foregoing, the order of business may be modified by the Commission Chair as needed. BYLAWS OF THE MERIDIAN PLANNING AND ZONING COMMISSION 225 PAGE 1 OF 2 SECTION 4:AGENDA. The agenda for all meetings of the Commission shall be prepared by City staff in consultation with the Commission Chair as needed. Agenda items may be proposed by the Commission Chair or any commissioner and shall be placed on the agenda at the discretion of the Commission Chair,provided that agenda items are proposed seven(7) days in advance of a regular meeting, or forty-eight(48)hours in advance of a special meeting. SECTION 5: SPECIAL APPEARANCES AND REQUESTS. Scheduling of special appearances before the Commission or requests to the Commission shall be at the discretion of the Chair. The Chair may set rules to maximize efficiency and productivity of meetings, including setting a reasonable time limit for presentations and/or comments to the Commission. SECTION 6: MINUTES. Minutes and/or records of the business conducted at all meetings of the Commission or any subcommittee thereof shall be prepared by City staff and shall be open for public inspection. City staff shall forward the minutes of each meeting to the Commission not less than forty-eight(48)hours, nor more than thirty (30) days,prior to the meeting at which such minutes are subject to approval by the Commission. SECTION 7: SUBCOMMITTEES. The Commission Chair, with the Commission's approval, may establish such subcommittees as necessary or helpful to assist or advise the Commission in the performance of its functions and/or furtherance of its mission. Meetings of subcommittees shall comply with any and all applicable public meetings laws. Each subcommittee shall consist of at least two (2) commissioners. Unless a subcommittee chair is appointed by the Commission Chair, each subcommittee shall elect a chair to preside at subcommittee meetings and present the findings and/or recommendations of the subcommittee to the Commission. The Commission Chair shall appoint commissioners or City public officials to serve as members of subcommittees. The Commission Chair or Subcommittee Chair may invite non-commissioners to assist with the work of the subcommittee. SECTION 8:VOTING. Each commissioner shall be entitled to one (1)vote on any matter before the Commission. Except as otherwise designated herein or by law, decisions shall be made on the vote of the majority of the members present at any meeting at which a quorum is present. The Commission Chair shall be a voting member. Voting shall be audible; written, anonymous, and proxy voting shall not be permitted. ARTICLE IV: AMENDMENT OF BYLAWS As provided in Meridian City Code, the Commission may recommend to the Mayor and City Council that these bylaws be altered, amended, added to, or repealed. ARTICLE V:ADOPTION AND EFFECTIVE DATE The Commission adopted the foregoing bylaws at its regular meeting on August 21, 2025 These bylaws shall be effective upon their ratification by resolution of the City Council of the City of Meridian. BYLAWS OF THE MERIDIAN PLANNING AND ZONING COMMISSION 226 PAGE 2 OF 2