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Home My WebLink AboutPZ - Staff Report for 9-18 COMMUNITY DEVELOPMENT C��fEPIDIAN*,, DEPARTMENT REPORT HEARING 9/18/2025 Legend DATE: Continuedfrom: 612612025& Project Location 812112025 Area of Impact = ®� �= City Limits _ TO: Planning&Zoning Commission O Analysis i ! rFROM: Sonya Allen,Associate Planner _, ; � 208-884-5533 „p' ,- sallen@meridiancity.org APPLICANT: Givens Pursley 4� SUBJECT: Pine 43 Mixed Use Subdivision—ALT, i; TE AZ, CUP,MDA,PP,RZ 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 • 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 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 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:S110823401i Date Retrieved:2025/6 f 16 Parcel Count Parcel Acreage Infill Indicator: 973 Surrounding Area 207 1% Not City 40 ■® City Limits L518. 2,411 9 N of C ity Household Change Household&Population Growth Households 02020 Population Change:1 7.36 Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residerdial Addresses All Addresses Single-family 41a6 A31259G ® Multi-family ® Commercial Preliminary Plats{last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pendingjj:jj Pending App rowed Approved 0 100" 200000 300000 0 1A0000 200400 300000 400000 ■ Single-family ® Multi-family 2.00 am 1,500 Single-family N �, Residential # 1.54 1,QQQ � Parcel Diversity 1.00 CU 0.82 0 Parcel Count it 050 500 ■Average Acres 4.44 ic. .19 4y Q a R-2 R-4 RIB IR-15 Average Single-family Density by Zoning Average 15.CC 4U Residential Net Dens&V 10.00 10.79 5.00 E)4.95 5.3T 6.0 0.04 1.23 Dwelling Units f 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 Figure 2:ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional IPMPeakHour PM Peak Hour Classification I 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 638-feet Local NIA NIA Commercial Nola Road 274-feet 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 ACHUs most 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"1, 2024. • There are no current traffic counts available for State Avenue, Webb Way, Webb Avenue or Nola Road. Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary pact Too] Ready Marginal Caution b e e Note:No park within walking distance is noted as "caution". Distances for determining an acceptable walking distance are as follows: I mile—regional park, 0.5 mile—community park; and 0.25 mile neighborhood park. Distances are based on the approximate centroid of a project. 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. History • In 2007,this property was included in the annexation(AZ-07-006, Ordinance#08-1348), 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. 6 om -IYIl1LTl•FR611LY' � RESIDENTIAL f 6v lT •r� f�';'f°°'€ � s-�;�'�E -�I ICJ � -. -" N -_•�-�f ��.w�..r�-�.a-�..-.tea.` -- 1_ '' .. _ - _.. • 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 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—kuul 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 9.4 3.10 acres (or 24 8.5% of the site)of private and public ""open space is proposed,including developed green spaces, amenities, and a 41,464+sq. ft. centralized public plaza consisting of the"qualified open space",and"open space on non-residential lots"and City of Meridian I Department Report 111. Staff Analysis "private open space"depicted on the open space exhibit in Section VII.N.Note: The "common open space"is provided as part of the vertically integrated residential projects and multi family developments and is mostly not accessible to the public, except for the areas along adiacent streets. r IF D e r I- L RU7 �---p „ --- — - .. 1O c e LGT I •rrrl r r`— _ � �f C MIA LEGEND L-fl �IkB ' PROPOSED T6w 0ME5 O PROPOSED MDLTFEPAIILV BLOLp�K "' r ,SSSccc y , T 3� O PROPPSEP v'ENrIGALLY-Ity7�aRATED � � �w ®PROPOSED RESTAURANT 't- PROPOSED 40TEL S -----' C-G PROPOSED#FILE I1 a PROPOSED MED-TECH LANDSCAPE AREA 5J 1 a OVERALL SCHEMATIC COLOR MASTER PLAN-PINE 43 MIXED USE - • SNEET 2 aF 14 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: (Staff's 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 City of Meridian I Department Report 111. Staff Analysis subject application for the portion of the site south of E. State Ave.,proposed to be included in an amended DA. 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 a res: 17132,17133,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: F134,FC5,FC7. The exhibit in Section VII.Ndepicts open space on non-residential lots bw appears to Wbit is submime-digrier te the City Geuned hearing that ex-e1Hd,-s street bbtffie� pa-tli-wa e.A revised open space exhibit was submitted along with renderings of public-quasi-public spaces and places with amenities (see exhibit below in Section BBB City of Meridian I Department Report III. Staff Analysis No schools are proposed within the site; however, there is an existing school southwest of Block 3. Holistic Design: 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. Renderings were submitted, included below in Section VII.BB, as requested. 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 City of Meridian I Department Report III. Staff Analysis 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. 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 1-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 I-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 see exhibit below for the distance ofseparation from the adjacent townhomes across E. State St.,).-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 City of Meridian I Department Report III. Staff Analysis 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. Shad from WWOI sun i fisa - AL _ c 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). 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 south of State Ave. (36.58 acres), a minimum of 1.83 acres of such spaces and places should be provided; art public and/or quasi public open space exhibit-is included in Section VITNBB Mat a piets epen&paeefei- residential"e*S.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 uses consisting of 0.85 , r r r a total of 4-.8 3.81 acres or 10%of the site. Some 4"-O r ., City of Meridian I Department Report III. Staff Analysis A 7 appear to be in the street buffer along Pine Ave. and de nat qua!6�,as.neted abe .�-r-r'c=v'-iS'ccc 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. An open space exhibit should be submitted for the overall Pine 43 development that demonstrates compliance with this development guideline. ➢ 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. 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 City of Meridian I Department Report III. Staff Analysis 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 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). (3.01.01 A) • 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 City of Meridian I Department Report III. Staff Analysis 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 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 11-2B-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 City of Meridian I Department Report III. Staff Analysis 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 I 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 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 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 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 City of Meridian I Department Report III. Staff Analysis 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(VI)residential buildings on Lots 1 and 3,Block 4,the hotel on Lot 2,Block 4,and the multi-family MF 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 over-all eemmen open space exhibit ineluded in Seetion VIIN ineludes per-tions of the adjaeent r-equir-ed stfeet buffers; therefore, Staff is unable to detefmine if the amount of op updated exhibit should be submitted that ealy iaePades usable eutdoor-open spaee as noted. An updated open space exhibit was submitted that depicts usable outdoor space, included below in Section VII.N. The VI building on Lot 1,Block 4 is 271,243 sq. ft.;therefore, a minimum of 27,124 sq. ft. of usable outdoor space is required—a total of 37,466.74 sq. ft. of open space is proposed consisting of a plaza and rooftop deck,which meets and exceeds the standard(see exhibit in Section CC below. The VI building on Lot 3,Block 4 is 153,719 sq. ft.;therefore, a minimum of 15,372 sq. ft. of usable outdoor space is required—a total of 27,582 sq. ft. is proposed consisting of a rooftop deck and common area on the north side of the building,which meets and exceeds the standard. The hotel on Lot 2,Block 4 is 125,240 sq. ft.,therefore, a minimum of 12,524 sq. ft. of usable outdoor space required—a total of 22,420 sq. ft. is proposed consisting of pedestrian seating, gathering areas and a plaza area on the ground floor and a rooftop deck with a pool, which meets and exceeds the standard. The MF building on Lot 2,Block 3 is 155,545 sq. ft.;therefore, a minimum of 15,555 sq. ft. of usable outdoor space is required to meet the 10%required for a height exception and an additional 31,000 sq. ft. of outdoor common open space is required to meet the multi-family standards in UDC 11-4-3-27C.5 for a minimum total of 46,555 sq. ft.—a total of 32,509.64 sq. ft. is proposed,which meets the minimum standard in UDC 11-4-3-27C.5 but does not meet the minimum standard for a height exception. Based on the revised open space exhibit and calculations,the Director was able to verify the required amount of usable open space is provided for the vertically integrated residential and hotel buildings in order to grant the alternative compliance requests on Lot 1,Block 4; Lots 2 and 3,Block 4. Because Staff is recommending denial of the multi-family development on Lot 2,Block 3 and because the usable outdoor space for such a request has not been met,the Director has not aete is unable to approve the alternative compliance request for that lot. City of Meridian I Department Report III. Staff Analysis 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 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 I 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 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 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 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 1 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 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 belgif,500 sq. Lot 2, Block I—33 units x 150 soft. = 4,950 soft. Lot 2, Block 3—28 units x 150 sq. ft. = 4,200 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. — a Lot 2, Block I—82 units x 250 soft. = 20,500 soft. Lot 2, Block 3—96 units x 250 soft. = 24,000 sq. ft. 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 en T e* Lot 2, Block I—24 x 350 soft. = 8,400 soft. Lot 2, Block 3—8 x 350 soft. = 2,800 soft. City of Meridian Department Report III. Staff Analysis A total of 3 7-,150 33,850 sq.ft. (or 0.45 0.78 acres) is required for Lot 2, Block]; a total of 90698.08 75.868 sq.ft. (or 0.931.74 acres) is provided, exceeding the standard by 3348.08 42,018 sq.ft. (or 0.08 0.96 acres). A total of 3 3,800 31,000 sq.ft. (or 0-78 0.71 acres) is required for Lot 2, Block 3;a total of 16,31� 3-32,510 sq.ft. (or 9 37 0.75 acres)is provided consisting of a 16,320 sq, ft, area including a 5,000 so. ft, open grassy area and rooftop deck,2,631 sq, ft, in the parking area, and 13,559 sq, ft, between the building and adiacent street buffers.adjaeent to the parking additional area is inehided along Me stmes Aws Staff isunab determine what if any of this orea quah)7es as is has to ittees the minimum approved-, a eommon open spoee exhibit should be submitted with the . While the area in the parking lot is not ideal, it meets the minimum dimensions to count toward the open space requirement. The UDC(11-4-3-27C.8)states, "Unless otherwise approved through the conditional use process, common open space areas shall not be adiacent to collector or arterial street buffers unless separated from the street by a berm or constructed barrier at least 4 feet in height, with breaks in the berm or barrier to allow for pedestrian access."The Applicant requests approval of this area to count toward the open space standard through the CUP without a berm barrier being installed.Note: The open space provided does not meet the 10%requirement for alternative compliance to be approved for a height exception for the building. 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. TA portion of the common open space area on Lot 2, Block 3 is behind the building away from the collector and arterial street buffers, the remainder is adiacent to the street buffers along Pine and Webb Ave.; the common area on Lot 2,Block 1 is adjacent to the arterial street buffer along Pine Ave. on each side of the building , . The Applicant requests a berm or barrier not be required on either of these lots through the conditional use permit. 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. City of Meridian Department Report 111. Staff Analysis 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 (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. City of Meridian Department Report III. Staff Analysis 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 (])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. 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. City of Meridian I Department Report III. Staff Analysis 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 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 11-5B-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 City of Meridian I Department Report III. Staff Analysis 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 21 Floor Amenity Deck Block 3,Lot 2 28 2,240 A 16,980 sf on 2' 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. 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 11-3B-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 City of Meridian I Department Report III. Staff Analysis 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 11-213-3 and 11-2C-3.Landscaping within these buffers is required to comply with the standards listed in UDC 11-313-9C. 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 11-3B-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. Although a buffer is not required on C-G zoned property adjacent to I-L zoned property,the Applicant proposes a 10-foot wide buffer along the southern boundary of Lot 1,Block 1 to buffer the proposed residential uses from the existing industrial uses to the south. The buffer is proposed to be planted with columnar evergreen trees with a 30' height and 10'width at maturity(see exhibit in Section VII.L) and an 8' tall masonry wall is proposed on the shared property line as an added buffer. 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 11-313- 10C. 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: City of Meridian I Department Report 111. Staff Analysis 1_ EXISTING TREES TO BE SAVED ON SITE THAT WILL COUNT TOWARDS MITIGATION ARE AS FOLLC W: (11) -8'CAL ARMSTRONG MAPLES (5)-4'CAL KATSURA M-8'HT.WEEPING NORWAY SPRUCE TOTAL CALIPER INCHES =96 CALIPER INCHES 2_ EXISTING TREES TO BE REMOVED ON SITE. (1) -4T OOTTONVVOOD(NO MITIGATION REQUIRED) M -30'BLACK LOCUST(NO MITIGATION REQUIRED) (2) -4'BLACK LOCUST(NO MITIGATION REQUIRED) (1) -6'BLACK LOCUST(NO M ITI GATION REQUIRED) (14)-10'PO-ULAR(NO MITIGATION REQUIRED) (3)-29 TALL PINE(SIM.TO 6"CAL.) (2)-1 d'TALL PINE(SIM.TO 4.5'CAL.) (1)-21Y TALL PINE(SIM.TO 5.5'CAL.) (1)-1 Dr TALL PINE(SIM_TO 2'CAL.) TOTAL CALIPER INCHES THAT DO NCTT REQUIRED MITIGATION=406 CALIPER INCHES TOTAL CALIPER INCHES =34 CALIPER INCHES 3. EXISTING TREES TO BE RELOCATED ON SITE (46)-W CAL.ARMSTRONG MAPLES (28)-15-HT OOLUMNAR SPRUCE(SIM.TO4'GAL) (19) -4'CAL.FLOWERINGCRABAPFtE (14)-4'CAL.KATSURA (11)-10'CAL.WPG.MULBERRY (2)-16-HT.V4PG.N447KA SPRUCE(SIM.To o'CAL.) (21)-10'CAL.MULTI-TRUNK REDBUD (40)-14'HT.SPRUCE(SIM.TO 4'CAL) (5)-8'HT.V4PG.SPRUCE(SIM_TO 2-CAL) TOTAL CALIPER INCHES RELOCATED TREES=B94 CALI PER I NCHES TOTAL CALIPER INCHES THE REQU IRE MITIGATION=34 CALI PER INCHES TOTAL CALIPER INCHES THAT DO NOT REQUI RED MITIGATION=4116 CALIPER INCHES METHODS OF MITIGATION TO INCLUDE PROPOSING AN ALTERNATIVE COMPLIANCE OF TREE RELOCATION FROM THE EXISTING ROAD BUFFERS.EXIST1NG TREES THAT ARE RELOCATED ON SITE MAY COUNT TOWARD THE REQUIRED LANDSCAPING.ALTE=VATIVE METHODS WOULD INc-LDE I NCREA4SI NG CALIPER INCHES OF PROPOSED-?.ES- 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 11-3B-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 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 if the CUP is approved. 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 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 revised fencing exhibit was submitted,included below in Section VII.M,that depicts existing and proposed fencing; no new f nei — i ^r^^ a. 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. A vegetative screen or buffer is depicted at the southwest corners of the development area adjacent to the industrial properties on the north and south sides of W. Pine Ave. and an 8- foot tall masonry wall is proposed along the south side of Lot 1, Block 1 adjacent to existing industrial uses. 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. City of Meridian I Department Report III. Staff Analysis 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: 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 7-lanes 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 City of Meridian I Department Report III. Staff Analysis 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. 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..odes*..:.,plan should be revised pfier-to the City Couneil hearing to r-efleet"N. Webb A-ve."south of E. Pine Ave.;the Legend shetild r-efleet that the 10' wide pathway is a detaehed pa"ay; inelude the pathway along the west side of N. Maehine Ave. as r-e"ir-ed by the Park's Dept.; and depiet the existing detaehed sidewalk around the dr-iveway4u! de sae off of E. Pine adjaeepA to etc 1. The pedestrian plan has been revised as requested. City of Meridian I Department Report III. Staff Analysis 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. 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. City of Meridian I Department Report IV. City/Agency Comments &Conditions 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 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. f. 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 City of Meridian I Department Report IV. City/Agency Comments &Conditions 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). 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 17134,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. City of Meridian I Department Report IV. City/Agency Comments &Conditions 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 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 11 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 11-313-10C 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 11-313- 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.1b. 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. City of Meridian I Department Report IV. City/Agency Comments &Conditions 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. 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 11-5B-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(17)(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 https:llweblink.meridiancioy.org/WebLink/Doc View.aspx?id=397532&dbid=0&repo=MeridianC Lty C. Meridian Fire Department https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=410927&dbid=0&repo=MeridianC Lty City of Meridian I Department Report IV. City/Agency Comments &Conditions The Meridian Fire Department will 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.meridiancity.or lWebLink/DocView.aspx?id=397606&dbid=0&repo=MeridianC hty E. Meridian Park's Department https://weblink.meridiancity.orzlWebLinkIDocView.aspx?id=397615&dbid=0&repo=MeridianC Lty F. Community Planning Association of Southwest Idaho(COMPASS) https://weblink.meridianci(E.or lWebLinkIDocView.aspx?id=399592&dbid=O&repo=MeridianC ky https://weblink.meridiancity.org/WebLink/DocView.aspx?id=406026&dbid=0&repo=MeridianC ky 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&re2o=MeridianC Lty https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=405980&dbid=O&repo=MeridianC Lty J. West Ada School District(WASD) https://weblink.meridiancity.orglWebLink/browse.aspx?id=379821&dbid=0&Mpo=MeridianCit X K. Kuna School District https://weblink.meridiancioy.orglWebLinkIDocView.aspx?id=397862&dbid=0&repo=MeridianC hty L. Ada County Highway District(ACHD) https://weblink.meridianciU.or lWebLinkIDocView.aspx?id=397539&dbid=O&repo=MeridianC hty M. Idaho Transportation Department(ITD) https://weblink.meridiancity.oLvlWebLinkIDocView.aspx?id=401663&dbid=0&repo=MeridianC ky City of Meridian I Department Report IV. City/Agency Comments &Conditions 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 proposed map amendment with I-L, C-G and R-15 zoning is consistent with the Comprehensive Plan as noted above in Section X. 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. 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. City of Meridian I Department Report V. Findings 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: 1. 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 11-511-5E)—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"dated eemmen open spaee e��ibit needs to be submitted before Staff ecm detefmiae if amoui4 of open spaee provided meets the r-equir-ement for-the Pkeeter-to gr-aH4 the heigh4 e*eeptietr.An updated common open space exhibit was submitted that demonstrates compliance with the 10%common open space requirement for alternative compliance to be considered for the hotel and vertically integrated residential buildin��s 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. If Council approves the City of Meridian I Department Report V. Findings proposed multi-family development, a minimum of 10%of the building square footage must be provided in open space,cog , ards,patios or other usable outdoor space as noted in UDC 11-2B- 3A.3d in order for the Director to consider the alternative compliance request.As-is the proposed open space does not meet the minimum requirement of usable outdoor space for alternative compliance to be .granted. 1. 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. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the provision of 10+%usable outdoor space for the hotel and vertically integrated residential buildings where a height exception is requested,provides an equal means for meeting the requirement as allowed by UDC 11-2B-3A.3d. 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 is considering the request and has not yet decided on the matter. 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 11-5B-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: 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. Staff finds 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. City of Meridian I Department Report V. Findings 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. 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-6B-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 generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. City of Meridian I Department Report V. Findings 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Stafffinds 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; Stafffinds 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; 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 is not detrimental to the public health, safety, and general welfare. 6. The development preserves significant natural, scenic or historic features. Stafffinds 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 above the first floor to provide a more commensurate level of employment and services to support nearby residents and reduce vehicle trips. B. Commission: The Meridian Planning&Zoning Commission heard these items on August 21, 2025. At the public hearing,the Commission moved continue the subject requests to a subsequent meeting in order to address the followingissues: sues: • The Applicant should provide analysis on the feasibility of setbacks for Lot 1,Block 4,north to south away from State Ave. • To obtain input from the Fire Dept. regardingstaffing affin a�quipment and whether they are able to provide adequate service to address the safety needs of this site. • Specific sound and environmental mitigation plans for the southern border of Lot 1, Block 1. • Submit a revised overall open space exhibit as requested in the staff report. I. Summary of Commission public hearing_ a. In favor: Deborah Nelson,representingthe he Applicant; Tammy deWeerd; Ian Tompkins b. In opposition: City of Meridian I Department Report VI. Action C. Commenting: Garrett Schultz; Brian Farnsworth d. Written testimony: None e. Staff presenting application: Sonya Allen f Other Staff commenting on application:None 2. Key issue(s) public testimony a. In favor of the proposed mix of uses but against the scale of the development as it's way out of proportion for this location and with the residential homes to the north; against the proposed height of structures in the development and the transition to existing single- family residential homes to the north, desire for a shadow study to be conducted to determine the impact of the height of the proposed structures on adjacent single-family homes. Concern pertaining to the amount of additional traffic the development will create and the light and noise pollution impacts on the residents to the north. b. Opinion the proposed mixed-use development provides benefits of walkability,viability and long-term economic strength and contributes toward a diverse housingstock, tock, employment, supported uses of pedestrian infrastructure and high qualily public spaces, which align with Comprehensive Planning_goals. c. In favor of the proposed development, including building heights. d. Question pertaining to if the proposed development would be part of the existing HOA— the answer was no. 3. Key issue(s)of discussion by Commission: A. Proposed building heights and transitions to existing single-family residential homes to the north and proposed townhome units within the development along State Ave. b. Opinion the proposed development fits well in this area&will provide nice amenities. c. Concern pertaining to the Fire Dept.'s comments that they wouldn't be able to adequately provide service for the proposed development and what Fire mitigation would be proposed.All buildings will be sprinklered. d. Contemplated type of commercial uses in the verticallygrated residential building specifically in Block 1. e. Transition to the south between residential and industrial uses and specific mitigation plans in place for noise. f. Transition in height from the residential homes to the north across State Ave. to the proposed development to the south to provider greater privacy to the residential lots to the north. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandin issue(s)for City Council: a. None C. City Council: Pending 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 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 C. Legal Description & Exhibit Map of Property Subject to Amended Development Agreement i 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 00031'22"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_17A_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 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 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$0.00 feet,through a central angle of 11000'20", an are length of I9SL24 feel, and a ehcrd bearing South 87'52'49" East, a distance of 187.95 feet, 11. South 82°22'39"East,a distance of 151.74 feet, 12. South 79°22'39"East,a distance of 92.77 feet, 13. along the arc of a tangent curve to the left,concave northerly,having a radius of 220.00 feet,through a central angle of 10"1 l'16", an are length of 39.12 feet, and a chard bearing South 841128'17" East, a distance of 39.07 feet, and 14. South 89°33'55" East,a distance of 354.09 feet; March 18,2025 10.24-066_DA_Sndy_Dasc.docx Page 3 ❑F4 City of Meridian I Department Report VII. Exhibits thence leaving said southerly right-of-way line, South 00°26'05"West, a distance of 477,15 feet to a point on the southerly right-of way line of E. Pine Avenue; thence North 89°53'53"East, coincident with said southerly right-of-way line,a distance of 444.45 feet to the Point of Beginning, Containing an area of 16.58 acres of land,more or less. The above-described tract of land is shown on Exhibit"ll"attached hereto and made a part hereof. End of Description. J-U-B ENGINEERS,Inc. This description was prepared by me or under my supervision, If any portion of this description is modified or removed(including, but not limited to,the graphic portion shown on the attached Exhibit"B') without the written consent of Timothy Harrigan, PLS, all professional liability associated with this document is hereby declared null and void. py LA UNS Timothy Harrig 17665 17665 Date March 18,2025 10-24-066_DA_.$ndy T]esc.docx Page 4 oF4 City of Meridian I Department Report VII. Exhibits 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 151 — 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 Vll. Exhibits D. Existing Conceptual Development Plan Included in Development Agreement(Inst.#2018- 000751)Proposed to be Modified z N Eo N N m JJ J }y2 � J(J72 FQF �2 JJ J JJ y U� UJ JyUJ a N J W W W W W W ¢N Q W W J x SaULL�I LL�1007 ZZ V�� VO-e V� O w r 7 Q C O W Q G N'[O Q �d 0 Z o- LU = w ❑ O 0 O 0 a 2 w w w w w 0 i w W W ° Z > I I I x g x a C a d d d d w d w 0Q w J Oil uu WN" . OHNIF-0 t011HI011111PcoHW NNHONN1�111110 LLL L WW � - „ 7,F III III OINHIH01111110 " — —� OHHNHO"111110 — — 6HN MF MI III T L � --- , . r � w� ,;,,mi i�nnumni c a — 1 �OHMIC ��, HNC 1 u4INOHNIW 'Nlt W4NONNIPo LL It F HE � IONNI — '1� a�lsnom — � r City of Meridian Department Report VII. Exhibits 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 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 V11. Exhibits • 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 4 0 s Page 2 of 2r City of Meridian Department Report VII. Exhibits 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 # 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°25'22"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 1 of 1 ,,T,r��2 City of Meridian I Department Report V11. Exhibits 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 166, 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 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 V1I. Exhibits 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 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 I Department Report VII. Exhibits 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 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 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 VII. Exhibits (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 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 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" 1 83.25' 1 1489'58'33"W 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 M13CE0 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 Vll. Exhibits I Lu w C-1 r ` W W 2 POB , [!} � W LLI - U7 I ce n 0 z S79. CURVE TABLE No, RADIUS DELTA LENGTH CH, BEARING CH. DIST. C4 700.00' 2356'38- 292.53' N7435'48W 290,41' C8 830.00' 1 B'30'32" 239.15' S70'52'45"E 238.32' LINE TABLE c�,� NSL[! L NO. BEARING DIST. O 1755 L3 N0325'52-E MOO' SEE SHEET I � FOR LEGEND. 0 50 SCALE IN FEET EXHIBIT "B" DINE 43 MIXED LIRE SUBDIVISION a f. B REZONE - LEGAL DESCRIPTION 2 SHEET SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTIONS,T3N, R1 E, 2 OF 4 BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO City of Meridian I Department Report VII. Exhibits 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 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 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 U City of Meridian Department Report VII. Exhibits 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 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 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 metal roofing - - - 27, �— - storefront - - windows stucco concrete pane! .a ice,s ° i� �°� 4r'•� vim ..'-.. a w,� .r➢ F' a. �k Yr a,u L.� �y� fl z(3'.. fit. 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 roll up �. _ ddor 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. City of Meridian I Department Report VII. Exhibits metal roofing �.. 77- roll up concrete door panel - 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 QL _ _ iW6 - _l 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 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 J. Preliminary Plat(date: 8/19/2025) I _ Ng1VYiLp3N11'J31'O�1d 4Ntl t13AW �g�m Q ® Z 98801'uepuayy J. 4�4 -M-IiMi 3 M09a OHVQI'NVl(]lH3WIL 2 'DNI'Ski33Nl'JN3 9-f1T sbc per' ,..,,,. NOISIAMens 3Sn ORIW Eb DNA 'y 3 N G e1A 5y L.jig PFF Z ��g�� Z O Q di'l L � co i a a z¢ wLLJW x oWEI ffiAl, UrtmtmWyI e� w� � 6°g9i 6� 191 Lu INN N a i Ii � Epp 3a Nw 11PHINIMMAR NX M h y I l I'M Z n < A ! a.p _ _ e-_a 3 r®h_slcea MIN§@ �� g w8 TI ¢ a i w awgg8 - $ J u III ; I �I v9II City of Meridian I Department Report VII. Exhibits �� 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 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 City of Meridian Department Report VII. Exhibits 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 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 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 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 . . �. . . ��.. . .,_ A || \ % � 1 \ j _! § . - - --— ----- an 3kHO d#—« — �— I El � ^ 0 0 � §2 ggg , }� §� J 2 . L . . 1§ ° _ . L) I .-:— . a LU LL . � | � . | - �w m & §|§: �)|\. ) \ N / § § mi $/ ( § k \C ( • .- .` }I / _ § e . Q (\ % zX - 2 §) § \ Lu0 ) City of Meridian Department Reprt V t Exhibits Y� d u w z J Z 0 ¢ m ❑ a z � N � Q Y pw F } W � z $ J 2 F ~ a � w MEa w � �a ri e d� ¢ A w S F aw � wo x a z ■s on o LJ m � i � o m owOR �0 LU ! Z Q � W� Z 0 w W=N d Q H � Fmhw I� �a W 0- 2 -- NZF W 0oo mi gg nr a L w 2 �# w a ------------- ---------------------------------------------� City of Meridian Department Report VII. Exhibits M. Fencing Plan-REVISED �HDVN IN Pr 'I I= ®® EB ' I I. kIOmTrmrrr I r � J • 'fit If i I j Al � I f z -JEM o o II V LL R;mr , ppp pppp a� a� J n J x_x -r City of Meridian Department Report VII. Exhibits N. Overall Open Space Exhibit& Calculations—REVISED - ��- -- —^!-_ •• -_ _--____361N3l1V3N�J.tlW_H�_ ___ xou w.n y . 1 j ; f LLB: 1 J " 1' o :¢ / a� � C ❑ eLLa o� 92 OJ zD w� =" r a nqq ./f �rif'� •I LL W� LI W W -�.a n OV U a rn n s W 0 2� mui Y ' a y a O S �� y W ��V �� ❑ a �y O4 0i 1136 ov W N J p O'dOL 3�Oa01471�D1'N 1 E F )[ City of Meridian I Department Report VII. Exhibits O. Pedestrian Connectivity Plan-REVISED WIN oil EIH 114 --- ,�J'' jy, Q 0 .00. 0 F- Do rom 1. LLJ ZZ T I L, LLJ- L) Fa LLJ z 1-- LLJ 2 00 City of Meridian Department Report V11. Exhibits 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 ❑ 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 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%<0 \� . \ ! Qe! ! /§ ! \` ^ )§§ City of Meridian Department Reprt V11. Exhibits R. Qualified Open Space& Site Amenity Exhibit—Multi-Family Development-REVISED Id r i p e P i 3nN3AV 3NIH VW'N LU � 1= w 4 U o . � Joy ' m aEI _ J � Z1 t - � Ui --7" - —'� --' 1 • —d 8� F CC W m City of Meridian Department Report VII. Exhibits �y 1 4r � U Ho 8 $eY Gal a W e a # LU 7o s, a RgLL $ ae Y f /} ---- 1.tJ-- --._■ F • � w� I Ell - 1 LU cn ❑ Q ❑ Q � J d o O LLJ• ; ~ F- LU d W w _ o r" m a � L � 0 w P J• N n s x w ,OHS -3 City of Meridian Department Report VII. Exhibits t , l 1 f � — •--- - _---- - I mom �I` � 00 L f <b,+ ! 3fIN3------3----- Ed f f Ln El :q " v Erql 013 �js l w Ir a � U I it J Cy 2i ° ° ° F N L¢L II L to LEI 2 __--- _--��_.-- y G'dOa 3AOao� 16�1pOlN — J x LU City of Meridian Department Report VII. Exhibits 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 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 ! §: - !/ / , |/ �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 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 U. Conceptual Building Perspectives and Renderings for Overall Development a4ePI LUIPPew SS ayLLI IL U W G a t r' 5 .I { f n i 0 5 City of Meridian Department Report VII. Exhibits ■ R a 2� � § \1b4itpi,#�� i) § y> » m� ■ § J £ 7 9 � ! � | I � � _ A | � § »J- ej X� | . | � | | § � | | | � City of Meridian Department Reprt V t Exhibits JL— � t F 11 I��e Also _ itAk Q ,. Ow P11 ;� 0+ tle{. , a: �9W � � aw , c City of MeridianDepartment Re 11Exhibits 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 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 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 } OH 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 ------------ � � h 4 City of Meridian Department Report VII. Exhibits .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 a ! m paw uep. p. a 3 1 f a r r rr I 11 r 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 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 I Department Report VII. Exhibits .� Legend 6 5 E. Fairview Ave. 0 Found 1/2" Iron Pin 7 8 Q Found 5/8" Iron Pan Found Bross Cup Monument Q Found Aluminum Cop Monument is Colculoted Point, Nothing Found or Set - I-L Zone Boundary Llne oy --- Section Lfne I r u S89'33 42 E 544.39, rn �66$T N 89'33'40"W 1ti 182.71' p Point of i Beginningj. 5.29 Acres Or W c � ttil v of M 41 W 21 tp Prj fz N 4 z Of 04 Gi '� � � ZD V) L Scale: 1"=120' ro ¢ ro 0 30 50 120 240 N { CV I Modified State Plone: � Ada County Coordinate System 1/4 PREAPP-2023-0144 7 --- 429.00' -- - 258,43' 19C2.26' E. Pine Ave, N89'54'57"W C 1 f4 P Pint 45 fIPC PBA 75-02310uq�79-OZS£M1 blt:.tl.S C/;ff/P�9 3.1G.ti=u Job No. IDAHO I—L Zoning Exhibit Drawing for 24-023 SURVEY Pine 43 — HPC Buyer Sheet Na. 1 of 1 GROUP, LLC Situated in the SW/4 of the NW1/4 of Section 8, Dwg. Date T-3N-, R.1E, B-M.. City of IJeridlan, Ada County, Idaho- 8/27/2024 City of Meridian I Department Report Vll. Exhibits BB. Public/Quasi-Public Exhibit& Renderings ®® Kw Jilli ® Frc '[ s J it RTR -.1 ,. w ■ e III ,t "W 9 0 • °n ® ° e J w LU mom 4 Q J w m U V 1 II it N d 0 �A tip ^ 04 d ON a7 qmim ,II °�wo it a0 nw V J �m d m° III w p LL W na w H W O O m^ z City of Meridian Department Report VII. Exhibits 0 i t y a I _ I - y I io ,rLL d U_ i a I � o A A. m_ City of Meridian Department Report VII. Exhibits CC. Site Plan for Lot 1,Block 4—Vertically Integrated Residential Y }w k Y S� a I FO EyEyEy3 � � � g .kill yak Egg 9■$ 9x$111 5■$ ,.I I ,. _. • $ 3Rg� 1 cl R S E� S 9 vpe IW — kkd W Eapapapep d ��SY� g ea as LjT W °z LLJ ' CL LLJ LL LU I I ' f li ❑ o J ¢ N L---J LL LL lit I CC a ¢ .I W Jill LLJ rnFFI go Ey El H1 IN a El It yz " s tii:: �� -. ��-a f�•a r w � � V a i Jill Jill $$99 33 g 813983�•lNllg1f11 J F I � 6 - � City of Meridian Department Report VII. Exhibits VIII. ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases, and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size,configuration,right-of-way, and other factors. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. C. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. D. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. City of Meridian I Department Report VIIl. Additional Notes&Details for Staff Report Maps, Tables, and Charts • 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