Loading...
HomeMy WebLinkAboutCC - Commission Recommendation and Staff Report COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 12/16/2025 Legend DATE: Project Location _ TO: Mayor& City Council 1::Area of impact W= City Limits FROM: Nick Napoli,Associate Planner O Analysis �- 208-884-5533 - nnapoli@meridiancity.org -----_=__ APPLICANT: Amanda McNutt SUBJECT: H-2025-0041 ' Apex Zenith I LOCATION: Located at the southeast corner of -� ( I Meridian Road and Lake Hazel Road in a — portion of Lot 4 of Section 6, T.2N., R.IE. I. PROJECT OVERVIEW A. Summary Preliminary plat to subdivide two(2)existing parcels into seven(7)buildable lots across 11.065 acres of land in the C-G zoning district. B. Waivers/Issues Since both E.Tower Lane and S.Momentum Lane are connecting to arterial streets (Meridian Road and Lake Hazel Road),these access points would typically require a City Council waiver per UDC 11-3F-4-2B2. However,these connections were previously approved with the annexation and rezone application(H-2024-0052)so another council waiver is not required. C. Recommendation Staff. Approval with conditions. Commission: Approval with no proposed changes to the staff report. D. Decision Council: Pending City of Meridian I Department Report 1. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Commercial - Existing Zoning C-G zoning VII.A.2 Proposed Zoning C-G zoning Adopted FLUM Designation Mixed Use Regional VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 6/10/2025 Neighborhood Meeting 8/14/2025 Site posting date 12/3/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.E • Comments Received Yes; Staff Report - • Commission Action Required No - • Access Arterial Streets: E.Lake Hazel and S.Meridian Road - Collector Streets: S.Prevail Avenue • Traffic Level of Service Lake Hazel Road:Better than"E" - ITD Comments Received Yes;The applicant is finalizing the STARS agreement with ITD. Meridian Public Works Wastewater IV.B • Distance to Mainline Available at Site • Impacts or Concerns See Public Works Site Specific Conditions Meridian Public Works Water IV.B • Distance to Mainline Available at Site • Impacts or Concerns See Public Works Site Specific Conditions Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics ReFerence Parcel: 51406223014 Date Retrieved: 202411018 Parcel Count Parcel Acreage Infill Indicator: 220 5Fr1 Surrounding Area % of city � I City Limits Not City He usehold Change Household & Population Growth • • # Household= ■2020 Population Chance: 88.2% Population NGrowtl, (Household and Population Change since203-0 Decennial) Figure 2:ACHD Summary Metrics 0 E. Lake Hazel Road Existing Lanes © Planned Lanes Existing Level of Service Notable ACHD Comments V/ Q {Primary roadway impact} Programmed IFYP Programmed CIP 0 S. Meridian Rd Existing Lanes © Planned Lanes m Existing Level of Service Notable r Comments V/ Q (Primary roadway impact Programmed IFYP Programmed CIP *E.Lake Hazel Road has been widened by the applicant to S lanes from S.Meridian Road to S.Apex Avenue. The level of service listed above is for the existing 2-lane road Traffic counts are from June 2018. City of Meridian I Department Report II. Community Metrics Figure 3: Service Impact Summary ImpactService • • Ready O O O O Marginal O O Caution O O O O O �ooa a o\``e �aAy a� oQ' oo� 0\0 a� hr h`,co Qa �o City of Meridian Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The subject properties fall within the larger Apex Zenith project and are designated as Mixed-Use Regional on the Future Land Use Map(FLUM). The MU-R designation is intended to encourage a balanced blend of employment opportunities, retail,residential dwellings,and public uses,particularly in areas near major arterial intersections. This designation supports a diverse and integrated community where residents can live,work,and shop without needing to travel far. An important component of the MU-R designation is to avoid predominantly single-use developments. The applicant is proposing a preliminary plat consisting of seven(7)buildable lots across 11.065 acres of land. The plat excludes the additional approximately 140 acres of land as a separate plat will be required with phase two(2) of the larger development. Staff recommends the subject properties be subdivided prior to the issuance of any building permits within the subdivision. However,this subdivision is part of the first phase of the Apex Zenith project,which restricts phase one(1)to three(3)building permits prior to a more in-depth concept plan is provided. Currently, Costco will be using two(2)of the three(3)building permits, and it was previously stated that a regional employment user would be the third building permit on the west side of Prevail Avenue. For this reason, staff is recommending the subdivision be recorded and Phase two (2)of Apex Zenith be approved prior to any building permits being issued within the subdivision. The applicant has indicated the subdivision is proposed to be completed in a single phase with buildings being constructed at a later date when users are found. Each user will be evaluated when they submit for a certificate of zoning compliance application. The property is allowed to have all the uses listed in UDC 11-213-2. Table 4: Pro*ect Overview Description Details History H-2015-0019 AZ;DA Inst#2016-007072;H-2024-0052;DA Inst#2025- 010344 Phasing Plan One(1)Phase Acreage 11.065 acres Lots Seven(7)Buildable lots B. History The two parcels fronting S.Meridian Road(S 1406223014 and S 1406223153)were annexed in 2015 with the South Meridian Annexation. These properties were given the placeholder zoning of R-4 until future development. In 2024,the property was rezoned to the C-G zoning district as a part of the larger Apex Zenith project. After the annexation the applicant submitted a property boundary adjustment to reconfigure the properties to allow for legal parcel for development. This is the reason why Costco is not included within this subdivision. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The site currently has no existing structures. The applicant shall be required to hook up to city utilities with the construction of the new buildings. City of Meridian I Department Report III. Staff Analysis 2. Proposed Use Analysis (UDC 11-2): The subject properties were rezoned with the C-G zoning designation,which allows for a variety of uses. The narrative discusses the subdivision being consistent with commercial users that include large retail, office uses, and other supporting commercial. Currently,the existing Development Agreement limits certain uses, specifically restricting retail uses to a maximum of 50%of the C-G zoning district. In addition,the DA requires a minimum of 20% non-retail commercial uses within the C-G portion of the property. These restrictions aim to align with the comprehensive plan to provide a mix of commercial uses that include retail, employment, and neighborhood-serving uses. The property will remain subject to the same Development Agreement provisions,along with the restrictions in UDC 11-2B-2. 3. Dimensional Standards (UDC 11-2): The C-G zoning district requires a thirty-five(35)foot landscape buffer along entryway corridors,a twenty-five(25) foot landscape buffer along arterial roads,a twenty(20) foot landscape buffer along collector roads, a ten(10) foot landscape buffer along local streets and allows a height up to sixty-five(65) feet. The applicant has not provided any building footprints; however,the submitted plans meet the requirements of the C-G zone.Any future development shall comply with the C-G dimensional standards listed in UDC 11-2B-3. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): The subject subdivision does not show a concept plan for placement of the buildings; however,the development agreement requires a minimum of 40%of the buildable frontage to be occupied by building facades or public space. This will be evaluated with the certificate of zoning compliance submittals. The applicant will be required to frame buildings along the arterial and state highway corridors to meet this provision. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A thirty-five(35) foot wide landscape buffer is required along all entryway corridors (Meridian Road), a twenty-five(25) foot wide landscape buffer is required along all arterial roadways(Lake Hazel Road), a ten(10) foot landscape buffer is required along all local streets(Tower Lane and Momentum Lane). These landscape buffers are depicted on the landscape plan and comply with the standards for the C-G zoning district. However,the preliminary plat shows a significant portion of the landscaping is proposed to be inside of the right of way. The applicant shall provide a license agreement with the transportation authority to certify the entire landscape buffer will meet UDC requirements. The buffers shall be outside of the proposed deceleration lanes and start at the back of the curb. Additional landscaping on each lot will be addressed with future certificate of zoning compliance applications. These landscape buffers and the private streets (Tower Lane and Momentum Lane)have not been installed yet. These will be required as part of the subdivision improvements. The applicant is proposing the subdivision to be completed in a single phase. The applicant shall comply with the vegetation coverage calculations with the final plat to ensure they are meeting the 70%vegetation coverage at maturity with no more than 65%of this coverage coming from lawn or other grasses. These buffers shall be landscaped per the standards in UDC 11-3B-7C. In addition,the development agreement requires the landscape buffer included in this subdivision to be completed prior any building occupancy within the larger Apex Zenith development, including Costco. City of Meridian I Department Report III. Staff Analysis ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The requirements include five(5) foot perimeter adjacent to streets and islands of at least 50 sq. ft.per every twelve(12)parking spaces. Any parking that does not abut seven(7) feet of overhang shall have parking blocks. These requirements will be analyzed with the Certificate of Zoning Compliance. iii. Landscape buffers to adjoining uses Landscaping is required to be provided along abutting uses. These requirements will be analyzed with the Certificate of Zoning Compliance application. iv. Tree preservation A Tree Mitigation Plan should be submitted with the Certificate of Zoning Compliance detailing all existing trees and methods of mitigation outlined by the City Arborist before any trees are to be removed as set forth in UDC 11-3B-1OC.5. v. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales shall not be within the landscape buffers along Meridian Road and Lake Hazel Road. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis UDC 11-3C-6B requires one space for every five hundred(500)sq. ft. of gross floor area in commercial districts. However,if restaurants are proposed one(1)space for every two hundred and fifty(250) sq. ft of gross floor area is required. These parking standards will be analyzed with the submittal of the certificate of zoning compliance applications. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. This will be reviewed with the submittal of the certificate of zoning compliance applications. 4. Building Elevations (Comp Plan,Architectural Standards Manual): Building elevations were submitted with this application but are high level and not specified for any single building. The proposed elevations include a mix of materials,pedestrian scale elements such as lighting and awnings, and glazing along the storefronts. In addition,the development agreement that governs the site requires development to be consistent with the Meridian Architectural Standards Manual. Staff will evaluate the building elevations for consistency with the ASM and DA with the submittal of the certificate of zoning compliance and design review applications. 5. Fencing (UDC 11-3A-6, 11-3A-7): Fencing is not depicted on the concept or landscape plan. Any future fencing shall be in compliance with UDC 11-3A-7 and 11-3A-6. 6. Parkways (Comp Plan, UDC 11-3A-17): UDC 11-3A-17 requires parkways of a minimum width of 8 feet. The applicant has indicated in their narrative that the parkways are 8 feet in width,however it is not dimensioned on the landscape plan. These parkways are provided along the private streets within the development alongside the five(5)foot sidewalks. The parkways shall be dimensioned and a minimum of 8 feet in width in the final plat application. City of Meridian I Department Report III. Staff Analysis E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via E. Tower Lane(private street)off E. Lake Hazel Road in the form of a right-in right-out, S. Momentum Lane(private street) off S.Meridian Road in the form of a right-in right-out out and S. Prevail Avenue in the form of a full access. The applicant is applying for a private street application for E. Tower Lane and S. Momentum Lane to allow for the commercial drive aisles to be named. This will allow for better wayfinding of address points for residents and emergency services. With the larger Apex Zenith development(H-2024-0052),the development agreement requires the entirety of Aristocrat Drive and Prevail Avenue(both collector roads)to be constructed prior to the first certificate of occupancy. These roads will be constructed along with E. Tower Lane and S.Momentum Lane prior to the certificate of occupancy for the subdivision or Costco. A traffic study was completed with H-2024-0052,which contemplated approximately 98 acres of commercial uses,which include the portion of the subdivision that is currently proposed. Direct lot access to S. Meridian Road and E. Lake Hazel Road is prohibited except for E. Tower Lane and S. Momentum Lane. The applicant is depicting a second access along E. Tower Lane(private street)to Lot 4, Block 1;however, staff is recommending a shared access on the property line with the Costco Fuel Station(Parcel# S 1406223040). The site plan on the Certificate of Zoning Compliance application(A-2025-0078)for Costco depicted an access point on the shared property line. In addition,the applicant has recorded a singed STARS agreement with the Idaho Transportation Department(ITD)which has highlighted improvements to Meridian Road including deceleration lanes at their access points. These improvements are anticipated to be completed prior to certificate of occupancy for the Costco project. 2. Multiuse Pathways,Pathways, and Sidewalks (Comp Plan, UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17): The preliminary plat proposes an extension of the ten(10) foot multi-use pathway along S. Meridian Road and E. Lake Hazel Road. In addition,the applicant is proposing five (5)foot sidewalks along the private streets on the interior of the subdivision to promote pedestrian connectivity. However,the pedestrian connections from the multi-use pathway to the front entrances of each building have not been depicted. The pedestrian connections shall be depicted with the submittal of the certificate of zoning compliance and design review applications for each site. 3. Private Streets (UDC 11-3F-4): The applicant is proposing two(2)private streets in the form of E. Tower Lane and S. Momentum Lane with this application. These private streets are depicted on the plat and have an eighty-six(86) foot easement that spans across the full street section including forty(40) foot street width, eight(8) foot parkways, five(5)foot sidewalks on both sides, and ten(10) feet of landscaping on the back of the sidewalk. Since the plat is located within the MU-R FLUM designation,it is critical to have connectivity for pedestrians that are integrated with vehicular access points. The applicant has provided five (5)foot sidewalks on both sides of the private streets which will connect with City of Meridian I Department Report III. Staff Analysis ten(10)foot multi-use pathways along Meridian Road,Lake Hazel Road, and Prevail Avenue. This will help promote the connectivity and walkability that is envisioned in the MU-R principles. No residential units are proposed directly off of these private streets as this section of the larger Apex Zenith project is designated for commercial uses. The applicant is showing two(2)access points to E. Tower Lane for Lot 4,Block 1 and the off-site property for the Costco Fuel Station. Staff is recommending these be consolidated into a single access point off of the private street due to limiting conflict points. The approved Costco CZC depicted a shared access point that was on the property line between proposed Lot 4,Block 1 and the Costco Fuel Facility. Since both E.Tower Lane and S.Momentum Lane are connecting to arterial streets (Meridian Road and Lake Hazel Road),these access point would typically require City Council waivers per UDC 11-3F-4-2132. However,these connections were previously approved with the annexation and rezone application(H-2024-0052)so another council waiver is not required. F. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): There is an existing irrigation ditch that runs through the property connecting to the east and west. The applicant is proposing to pipe this ditch and protect the existing irrigation boxes. 2. Pressurized Irrigation(UDC 11-3A-15): An underground pressurized irrigation system is required to be installed to provide irrigation to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future Certificate of Zoning Compliance application and shall be constructed to City and ACHD design criteria. 4. Utilities (Comp Plan, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development.All utilities are available to the site. Water main, fire hydrant and water service require a twenty- foot(20)wide easement that extends ten(10)feet past the end of main,hydrant, or water meter.No permanent structures, including trees are allowed inside the easement. 1V. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development of this site shall comply with the previous conditions of approval and terms of H-2015-0019 AZ; H-2024-0052 AZ,RZ;DA Inst#2025-010344 and the conditions contained herein. 2. Future development of the proposed lots is required to comply with the dimensional standards C-G zoning districts in UDC Table 11-2B-3, as applicable. The 35-foot wide entryway corridor street buffer,25-foot-wide arterial street buffer,20-foot wide collector street, and 10- City of Meridian I Department Report IV. City/Agency Comments &Conditions foot landscape buffers along the private streets. Buffers may be placed in an easement rather than a common lot in accord with UDC 11-3B-7C.2a. 3. The final plat and landscape plan shall be revised as follows: a. Provide the license agreement from ACHD and ITD for landscaping within the transportation authority's right of way. b. Add a plat note or reference the CCR instrument number for cross-access and maintenance of the private streets. c. Depict landscaping within required street buffers in accord with standards listed in UDC 11-313-7C,_all required landscape buffers along streets shall be designed and planted with a variety of trees, shrubs, lawn, or other vegetative ground cover. Plant materials in conjunction with site design shall elicit design principles including rhythm, repetition,balance, and focal elements. d. Revise the plat and landscape plans to include the dimensions of the pathways. e. Depict landscaping along all pathways per the standards in UDC 11-3B-12C. A 5' wide landscape strip is required on both sides of the pathway planted with a mix of trees, shrubs, lawn and/or other vegetative ground cover. 4. Comply with all ACHD's staff report conditions of approval. 5. Use a shared access point between the Costco Fuel Station and Lot 4,Block 1 off E. Tower Lane as depicted on the CZC for Costco A-2025-0078. 6. The subject properties shall be subdivided and phase two(2) of the Apex Zenith project shall be approved prior to the issuance of any building permits within the subdivision. 7. Provide a detailed maintenance agreement for the private streets and how the Costco property will work with the subdivision for maintenance of those roads with the Final Plat application. 8. Each lot within the subdivision shall submit a certificate of zoning compliance and design review application prior to submittal of a building permit. 9. Depict bike racks and pedestrian connections on the plans submitted with the future CZC and Design Review application in accordance with UDC 11-3C-5C. 10. Comply with all of the private street standards listed in UDC 11-317. 11. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. 12. 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 2)obtain approval of a time extension as set forth in UDC I I- 6 B-7. 13. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. City of Meridian I Department Report IV. City/Agency Comments &Conditions B. Meridian Public Works s I11SumcetoSebyef &evmr main i&Wly-been amwtrurwd.fKwew,oconHi5requirrv' SeNW&L thmah Dwom*ffwntl t+lhor wour t*Nsrlh w We Ent. s 5ewrefshed IS11rna1Led pffoom See Bpp1K.MDn 5egw FRLA'i 41r11HF Qq rliirng lwanw prdjMdCerei%WTf vas with VM Master KwIFiKI10 PWn • See PLPW.t Vbwk€34F cilic condil imi water a 1laxanee ld water %Walrr main Kmparllq been corntracted,hewdever Iaop,ng m required $*rpm Uwa%h Development€epther Fhroudh the Noflh of the Fast. e Eallmmud p ood See applrtatibn Water ERU's • Mlrgwcwl" Nano i Pe0jett COm+Stlrr1 YP.'F snlh water Uatur w�L QslCanwrd please weCondolons NON-I'LAT CONDITION$ F1 MAc WnRK'IMMOT-W1T She gperifr C'oed beck id ApproraA I PTlrwl xAl naglunr k Mng of dw%aWr Minn.This can ath4Y come Rom Hre cast or a svwmd cnr r ciim Lcr Lake 1larrl Rd harlfl oF1k kW 2_ 12'main shavld Fun pu Akl to 5 Mkwidim Rd dwoLkA Me dev6opmml to men to and Ihn>w1g11 erquimmmLi The Ulky wil spCk OPODAMlli4`s to pros ide siubb or ai ka►i gmUrsCLLIs Lo HCridiw Road w elbw Aropmics west afMtewidim Rd to dewlap. ]. 12'Muln A€u lrquind a1mg Lhe i i!mi k wdakce rorm SSrridias Rd lo the Eust 4_ PxAidc loamd-rroath Wartrard SmermaLiiksw Lk g&wdh 2W Lam when rt evww S. $uPencrr Lo sorry irtlwir L.a xrlL u 11a.Lru sell is kicelcd m Lhc tiro it Maki 6c ebarl&L L1 per regralawiN nxloiumentr aed prwf ofahandenromi rimm art pnuiidcd w thLtCb.%. l'Li1w%:A a IIL acid W 15%lrnisid%ti4 AN RYIC%. 6_ IP a Wd I is Ine wd ad Lbw siLt it om be akmdwtd p.r reFdawry+rog6rcm m and pmofor abmWL)ihnhm4 1nwc1 hK pro%Ld6A 14 Ow City 1. Friwary nn.Lrwcr sumcus lug thimoO infiliinmm IreLLK6eiL City of Meridian I Department Report IV. City/Agency Comments &Conditions 21 Iran 46 w Ewmoiui fir mLr m.l)*mL IZ[rrdk and Nmff nentcas Ewc am dw dd axramd up m-Lhe cad Of aLsi&hkd=UVLso L'1 mCLJ and 1d bLxU1Ld iL 5 `lu Prt1MOens stfUcluL +(#M4,bigilrL.blliidlhp,Cptpnrn.trallh I0reptaLtk WAIN.reuaea iofilumden ftnK 3Ci-light pants,ew.)la be baih vrilhnL the wi lin casment. CJracnmtCamdiii mso(Apprevml I AppiLCLvLI shalkCGainibLfow woUt and LL-wc1 ilLaim&iacjmO wuLme with 1hr puW1c Wratks Aet)4'1id1a1L t,LLV COLIg k%K'L'k LILc 300Lrrl AdI br Jm4—islhkr L—Ladl s4fset am1 whiff rdniit Lfi iirL IhhavL[hlhlsL LlkscilOpYllrm[ Applieml tL1ap hrtliLoiNl2 Gnn a rcimbvnf�.ytLrrl[ 3grtaCml4;L WK Lnfr WFM1 LUV.,mkxiOM Col per wa'4 h 64F 1 Tkr WOPLML 41411 praridc L:,LMmL ML,l far ail(ftWtc*uo-1L*rt nanny ommidrof public 6Rbi4.F wuv rLn�L1��pl�#Sr sem 1¢�`!.aad hYdrmrs}, �L'P+C'r��Ce1PP44's4 Vann depe�ra�4�P:w� dgah.wumul4L 24)B dnp rrf urn a W n gmKrmol.NL25 IL 4 up n mwmp&L obd 2{•311 11 a 43 0 cwk�wflL kslswe no p.'rnrma.t mRidures 111sn,bu lL .Wid ndr,qrporks.hash fe4optu3e moll,,F L1 s,imriw mlon vm d",11ghi poks,rk.l wk khah'wiewiu me kiubLy vasemc.L ialSIh11 in ewculcd a mrmemran nhe FJIm nmileble from PuNk wadsL alegnl desenpdonpncpwad b4 am ta14ILb L1 OWLI It1of¢L11,0elb[I.d11d Skis eyat,wbjp.mLmt Inckk&dw apr:ur Lhc V*KihciL Immked E XHUMT A r and an itl 2-1v 11"map wish bcum4s iLrW&%wcm Lrnmrked EXHIBIT B F F31t t'4 L-pw.11dlh exlLrhkh FILUM hC LC'✓ied,sigVill dod doled by i PhDSMiouai I�}ILLfY"Dt.W Nor RECORD. a. Me L'LL}of MrrLLL1a■tugimac.Ihu P"Nwt&11 LLngmam sxsLCHEL br sahap6rd by a ycu.rouod liLlif'r Oftlr2Ler ll;ILC I L-30fi3 T1Lt applleanL should be ttqulrod[p u&c m'CkLSI1ap surfue ar wall wo1Ct tut the pmmuh•UnLem. 11.L Lmfa4e im w¢M wswt4 is WA y.ailahlu,a slagrpwat eamYCcdca DG dirt culrnar4*aLm oymem WMI I lie req i►ad If a trmµlc-palm goivrw'a rob i9 sallila%l- Lhg dn'eiopl6r+Lz11 Ire zuKpmgLLLit fur Ihu pay mL9r of azzoalm4rrs fur thu raQLlomL aram p sm w ptrht in rrrrin•ihp deticlep"rrl7 plLtn appin,•al S krry 7kR1dwcb ibal arc Jkwecd w rerontn*n1J be s*co 6044-ALuWffl Mill pcls-11AC faassagnM=L af,mrl mddrrvLm j b hC in wL"p4wgwP x Pih MCC-. ifil. All amVmwn d1L1r hc&cffn*.h9ff ls.or drains.ess1usrveoFrLaw-n1 warerwms.3rkiergectin - rnm"of la4L APiecm daj o&Lwp4m&Io Lhe alri bi;in,suhdl rkaled"I k addrewg4 ppr VDC I I-3A-6, In pwr omngsash;ark.d3c mW1iurti shO c—plt with IdabiC+#42-5M Irnd try ahcr gO1C.1wu law at rrerrlali m �- Atkywdls[hai%ill nor c4xiiinwio Oar uwd must be proper, I. _d m*arding LeMeM WdP CaeYhxLman Mmida&RuL%aLbni un4hLd by Ibr Laabal❑<:, .� ..t bL'aLLr ResosuteL TUC Pi:%-loptr'3 ErtgiiLm-shall pro+'ILL afLff=cnr>tddFniinr xl •:reach aM crasUng atillsin Ike devdlopdnLuL umd 1f L huw tluey wLll a kimiLL W be used.41 Je eouald of Lheir R. Au}"i inig 9cflfJCitiYL1LS2&wif61rLlha pwfta sh-Al be rkwovei2:1-.::,kn ILL!pu['1h lhdamance S.NLKm 41,14 wd 9 41 k ConLia fkowal UANirr JlmhlF 5�w iban&—miah1 iKiordums aw my4w Likfnf i"I.}7a,i21 r 4 ALI napn...arnraLM idaud w pdtalr IA.wifrl.'aLd 1wall1l LItall lk L'LnLrpIvwd pf,rrio 17crL wio aftke SMKPPres In aLpplw=i Lnalrhe h p+ .A gultcd w Iniiblit 1asU£4Pkfpwfii TJLwi trrlrw-and£ohnlr riiimi insMLim kcs-as drR rminc'd&.ring,LILe glare Jtwi"proorss.prior as ihr i%ume of a plan v9tm•ol klecr 11.Ti shall be drc rrspw abiAilp ofilm sWicmi to rnner An all do elopmcmi teaawts oomo9 will 1hC&M9riCM;1 wiklLrhapI?tliI?eL Acl rrld Ow r#it HouLiup Au 12.Applioml sllallbe rrspousibl4 FJrapplicarion Ed compliance uadl m.w Seuionaly}krmwinµ thnl Tway be rcimbW by Lbo Amv Carp afFrLp.ails 13.♦7LNCIOPU AEI oLxxiinsLcrusJhox kicaLou-A ah LhL Mc dim PloaOffite. City of Meridian I Department Report IV. City/Agency Comments &Conditions 14 rommaidw k.u KWAM "I Ix,I,MPIled 14,INC h'1L4teltrrrl 111riwwls U}-I rllvrsl Rid ilk bIL+L41111Lr pads rmocysing�o wn&-d baLL611,a b k lIILUrmi[mould al:,Lap d 11 mu real. I 71Le 71Lw Llrrcl -Vl minmrurn pi`3-f 1#,os4,h��h,yfICSI r#��hllahaL# glgmldw•b�r rl�t,•aL,nn Th,g Li W MIwTe ALHI,ha bMhIHA r dVffl Wh Ot Illy arRM•j%un ul fIl,Ihm IF ae Icarl 1-{im1 alnrc 16 The 4Wmanw dusLym cnprnaer th;dl be rcHWrm Ou fur hTwpa l"of all in-Ratm and in dMMftp f=kI il}-A Ord Ihr.III .' u d0 Yal,7 1 1 lLM1L'r 111r 7laltsLl,ruwl ad W'1,rri uk,u L1„vlcl or AC HD.The deciFm enp:-I. -rr,•.'Ae rCmificwo„d1a1 4fic Nnkiiirs fines brrn Ins l led m IC w 54IIf1 Ihr ippu". I r 114ph cc17Lfle,moll x41 hr n'yolr><d beLm a wu rik:a;[ ofoceupaa'wiijRiwdfoxan4 :L4 dinteplojrrr 17.AL rJlc cvLaapinwxs of Lf c pwy x�,Isr aNpl ult shaCl L,r rLrpt,us,Nr Iu„Lhro1e rrcorlE Lk1w.n_s Ncr fhe fiiv ofMcridiop Ai*CAD mnndxdF. T tL 4 rrPwd draw'irv%-1 he reccr,ed Fnd On—cd plisse Lo the i:m6w c of a am18=lao of Lxcupan%!y fix an}urmiul n w,LLu dre pru;n L IR A baker I,I j/r. fweei I,gIII p1w re ilLL[Crrl®Lt a1C LI%I[le In iC L'IrII�fr-5 it I I))[frnppr4'�rlYl Ib]r1Y fa}r ohs Cl f..111 114�14 G6� o11h1r.Irwtard{L:unlvr4+wLa111611r uuwnLl+ridi;rnci�'rrlY�l+v!'IIr_�u14�u!�.w.'.1�1��F.� I Y. 111ke CLLy mr M e"iam mywres Thal.Lh,,ov, suit W AL(rLy a ku"m 111r arok,m Of 129%04 the isrlal L'uLS f)1 211 gIKArnPkW x vl,+'IIIa7 110 MIMC ffin irthlClluIN prwr in fmal pfd si L'iLalkim TlmLi sumly Yno he 5rn Ged by a I,Lsr 11L'Lm Lcm EsLImy4 pemvil rd kry Ow a*r Ltr io Ibt C',L} Mw sdwit Lsan bLL pLwALrd in At Ak m of m IHn ocuW lour e1'enadla.L:anb d4pop1 or band APPbcan,must FN m appllcmwm for sLucu.wtuch can be dpurd on the Cotrr1II IIm14 1ye'4eIoprfwm 1h'paviruces w-dm11P Plum Comm CMJ Do4xioprnenL SCR ict br mare h&WM n 41l,o� M AK7•7v 11 211 11Lr CRY OfN1r1411 UN[rymrrs LhdL Llrc U'AWf pdeL rm Lhlt Ckv it*Nii ILv s"I.v IN 11W.11L,&MI.of .M*of Ibe bDW GYr[Ir1rumion ilYm fM i11{4Ynp''d7Cd 4€WLY-wafer and wmt infu5inlrlurr for durLlwa Of vwu mars ll'n�€uttep a,li be,cri l imLl b3 t ILnc malt Bose csLlroa[e�I( k-1dza by at th uw w Io die Cila.The war'rry vm br wmird b Aw foem axi iuce canlc Iraer Pr eWic.;ash 41 L'[001+A bwd.Appbc ml.llkueI rl]r ad ajlpd LiaLkM Poe YLNIrlf,utuCb tialL N 6D=d Um IGL! C'"lnlllnIj4 rksalupnLClLI Dewme-is web c PleaLe carxars 1 and fk,43or ent kwica rm niu In1fmn La =ki147- 5f1- City of Meridian I Department Report IV. City/Agency Comments &Conditions C. Meridian Park's Department �ENDI�Ip- I'akrL,s and Reffraliun kewiewer. ICam W@rren.1 Pathways Project Manager Planner Assigned: Ulck Napoll Project Name: Apex-Zenith Rle N +n25.0041—PP Gate: 9-1.2025 The foilowirlg will be required for development of the proposed project; CONDITIONS OF APPROVAL-PATHWAYS 1. The project developer snail design and construct multi-use pathways conslstent wlth the location and specifications set forth in the Merldian Pathways Master Plan Map and Master Pathways Plan aorument Chapter 31, Any proposed adjustme-nts to pathway allgnment shall be coordinated through the Pathways Project Manager- P. Prior tofinaIplatapprowaI the applirantshalI dedicate a public acoesseasement for 2{Y wide detachedrnwdtE use pathways (cona-eW sidlewalksj along E. Lake Hazel Rd., S. Meridian Rd, and the raid-mile callecWf roadway and roundabout at the east edge cf the project. Eawments shall be a minimum of 14'wide(IOF pathway+2'shoulder eachside)- Easement need only be dedicated formulti-use pathwaystNltIw { . 11? Lhe public ROW. Use standard Cry template far pubJic access eaTerrwnr. Subrrdir aW easerrnents online through CYNs Ws Access r'orkd- 3, Construct multi-use pathways per paving section based on existing site conditions as recommended by project rfwil engineer in accord with UDC 113A4 and 11-313-12. Prior to firkal approval the applicant's engreer shall provide written documentation stamped plans depicting recommended paving section)that the pathway segment was constructed per the recommended specifications. 4. The awruer(or represantative assoclationj of the property affected by each pubrlc access easement 54WI have an ongoing obllgatian to maintaln the mutt,-use pathway- s. Project deveoper shall be responsible for obtaining license agreement and ether pemii5sipn(0 as required for constructing within or across irrigation district easements. City of Meridian I Department Report IV. City/Agency Comments &Conditions D. Boise Project Board of Control(Irrigation District) RICHARD WRGrDf ID OPERhTN4 AGEWY RE WR rwr"ncrrhEacanc Bom PROJECT BOARD OF CONTROL. ACRES FCA C WI GAM SHEiRROH V CA vnhLhNk Cx--FF K�Ap f0%EPLYEC49EU13 PECL WATIC"PR=LiCT4 ROaERT 0.CARTER 2405O ERUHD ROAD VW L_l LL4w en IWLUNRWI71" +i++IP7�,Wrre4WrC�-r'r�IS7 118r3E KIMA O�TfIC7 THOMAS Ftff"AUR eZtm tirkrMr{� Aw5rANT PR{l4{.T kVhNrJR NEW YQW=T"G1 9153 Mope VINME1 APR1eL 43ARONER YL±M-rARY-1 HhA9-c LH MI%"SUE CHASE rEL 1�1 7Y 7 wr MIDFh4T$EZAF-AR7• /-, rAx.tii WI614 MI lrrAgi1Rr9 21 OctobCr 202S City Clerk's Office LL V UL LL IIrJLL 33 G Broadway Avenue Meridian ID, 33642 RE. Apex 74rlla, PP H-2M-0441 � �� � E Lake Haul and South Meridian Rd, Meridian Boise-Kura Irrigation District BK-146 OCT 2 � 20 Rawson Canal 259+-90 Sec_{16,T2M,RIE,BM. CITY OF fq C.ITYCLERKS OFFICE Nick Napoli: There m-c no Boise Project or 8-Qise-Kui1a Irrigation District facilities located on tho iflw,vc- mentioned property,however it does in fact pcfssess a Valid woker tight. Per Iduho Statutes,TiOe 42,lxal hrigatior draknag.0 Oiwhcs that crom this pmperty,t3}servi-nciWlb 3is pnppertio-% muss remain unobstructed and protected by an appropriabo Ca Mint by the Ignd—Ter, developer and Landaxvnerfdeveloper must do their due diligence to contact all ownrim of neighboruLg properties on this matter Storm D-ainape and)ar Street Runoff must be retained on site. NO DISCHARGE into the iivc inigation systeai�VaoitWd- Whereas this properiy lir'.s wj1hin ehe BoETa-Kuna frrigaprun District it is impvrtaul tharf rerweserrlafiver of1hFs denLiopnwnt conrewf their({..- Us s2002 alas ible to discuss the aang re .system n-i+nLo atw casflydesp t wrrrk_ If a plfcable, the irrigaflon sysfe�a gilt ravelo_. &YAAL Wee&cspLri�Jcgfiom as sep by flag Dk"r�i'p I i'roJ�cp. ritferr Go ioh from Cite 601se-Kyna Innt arfion District andihe C'ift+ofMer�diurr is 1vq.gr ax in who wiii awn and vnerale the irr[g(Oon.t mlem. If the disfrief is 1rr epos and raje ibis wessltri ed 6Mtffj2dPn systenz. Boise Preiecf x2rdd C'onfraf will j aprire a sit ofiglans be serpr po.Jf►# Woney,CM Survell C'oltsrdmorts- fr&- at I��U Waco-tower.4rreer,Meridian,7rfalro 836 -913 fir k4 gvieru,Cr)rr:orrvni.v aml rrppry 'Phis development is subjact to idaho Code 31-3805,in accordance,this office ks requesting a Ml- siza hard copy of the Irrigation and drai nagc plans. City of Meridian I Department Report IV. City/Agency Comments &Conditions E. Ada County Highway District(ACHD) Miranda Gold,Rrosidcnl IC9rxt Galdkharpa�amrrroporwr AF ACHDDaw WKinriev.[Gmrt 50-r o Artricia Nil=rk C0PHmikbkWY61 September 22,2025 To: Amanda McNutt,via email Brighton Corporation 2929 W Navlgalor Drive, Sulte 400 McMdiian, ID 83642 Subject: MPP25-0023! H-2025.0041 Southeast Comer of Lake Hazel Road and Meridian Road Apex Zenith Phase 1 This is a staff level approval via preliminary plat for Apex Zenith Phase 1. On August 25,2025,the Ada County Highway District reviewed and approved this site as part of MER28.00801A-2025-0078 Oostco al Meridian for a new warehwse, fuel facility, and distribution center an 23.6-acres. The site-spe&k cpnditionr.of appnpwal Aw apply to MPP25-0023lH-2025--0041 Apex Zenith Phase 1 for the devel€pmenl of 7 cornrnercial lets. The applicant will be required to pay all appliDable platting and review fees prior to fiinal approval If you have any questions, please conlact me at{208)387-6391_ Sincerely, KarsLeigh Troyer Planner Development Services cc: City of fulerldlan(Nick Napoli),via emall City of Meridian I Department Report IV. City/Agency Comments &Conditions F. Idaho Transportation Department(ITD) Charlene Way From: Kendra Conder<Kendra.Conder@itdJdaho.gov-, Sent; Monday,October 2a, 2025 8.59 AM To: Clerks Comment Subject: Apex Zenith PP H-2025-0041 External Sender-Please use caution with links or attachments. Good morning, ITD has reviewed the application transmittal for H-2025-0041 and does not have any comments.The Department is workingwith the applicantto finalize a STAR agreement,which will facilitate transportation improvements for thissite. Thankyou, Kendra Conder District 3 1 Development Services Coordinator Idaho Transportation Department Office:208-334-8377 Colt:208.972-3190 V. FINDINGS A. Preliminary Plat and Short 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; The Commission finds the proposed plat is in conformance with the Comprehensive Plan and will be consistent with the UDC if the Applicant complies with the above-noted conditions. The commission finds the proposed plat is in compliance with the Comprehensive Plan due to no change in the existing zoning and providing pedestrian connection through the commercial subdivision. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The Commission finds public services are currently being extended and will be available to serve the site and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The Commission finds the proposed plat is in conformance with scheduled public improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; The Commission finds there is public financial capability of supporting services for the proposed development. City of Meridian I Department Report V. Findings 5. The development will not be detrimental to the public health, safety or general welfare; and The Commission finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. The Commission is unaware of any significant natural, scenic or historic features that need to be preserved with this development. B. Private Streets In consideration of the private street application the decision-making body shall make the following findings: 1. The design of the private street meets the requirements of this Article; The Commission finds the design of the private street meets the requirements listed in Article A of the private street code. 2. Granting approval of the private street would not cause damage,hazard, or nuisance,or other detriment to persons,property, or uses in the vicinity; The Commission finds the proposed private streets will not cause damage, hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity. 3. The use and location of the private street shall not conflict with the Comprehensive Plan and/or the Regional Transportation Plan; and The proposed access points to arterial roadways were previously approved by City Council with the Apex Zenith application (H-2024-0052). Due to the previous approval, the Commission finds the private streets do not conflict with the Comprehensive Plan and the Regional Transportation Plan. 4. The proposed residential development(if applicable)is a mew or a gated development community,promotes infill, or is a planned unit development. Not applicable. The proposed development is not residential. VI. ACTION A. Staff: Staff recommends approval of the proposed preliminary plat with the conditions listed above in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on November 20t'', 2025. At the public hearing,the Commission moved to recommend approval of the subject preliminary_plat requests. 1. Summary of Commission public hearing_ a. In favor: Amanda McNutt b. In opposition: None c. Commenting: Amanda McNutt d. Written testimony: None e. Staff presenting application: Nick Napoli f. Other Staff commenting on application:None 2. Key issue(s) public testimony a. None 3. Ke, ids)of discussion by Commission: City of Meridian I Department Report VI. Action a. The Commission discussed the proposed subdivision and the timing with the larger Apex Zenith Project.However,there were no concerns with the proposal and the Commission recommended approval of the application. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandingissue(s)for City Council: a. None C. City Council: Pending City of Meridian I Department Report VI. Action VII. EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Legend �a Project Location m ;,';Area of Impact ,o OAnalysis -/ I iAal f , gp IC' ....: •,.yam ., �` . 2. Zoning Map Legend Project Location Area of Impact _ R1 r ® Analysis R-4 TN-R R-2 R's r RUT ' R-4 R-2#R-•12- = R-8 i R-15 C-C r R;6 r RR C-G H RUT R-4 City of Meridian Department Report VII. Exhibits 3. Future Land Use Legend Project Location �� Area of Impact O Analysis ®® Medium Density Resid n ial High— Density Residential MU-RG 1 - 1 MU-C 1 1 ,Med-High Density Residential Low Density Residential 4. Planned Development Map Legend I� Project Location0 Area of Impact . m City Limits Planned Parcels OAnalysis 1 Ed Y[ - Nil I �n �F 1 - ' ® -17 1 1 1 1 I 1 1 l l 1 t ]1] 1 1 � I hL { 1 I y 1 I , 1 1 I ---------- City of Meridian Department Report VII. Exhibits B. Subject Site Photos Al — .. .� .... -: r.1:art\ - '•`.�'rrr. City of Meridian Department Report VII. Exhibits C. Service Accessibility Report PARCEL 51406223020 SERVICE ACCESSIBILITY overall Score: 19 16th Percentile Description r i Location In City Limits GREEN Extension Sewer Trunkshed mains < 50Dff,from parcel GREEN Floodplain Either not within the 1 DO yr floodp'e� ' _ _ °_ - GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Not enough data to report average rc-_r=r__ - 'r v RED Pathways Within 1/4 mile of future pathways -E--o'N Transit Not within 1/4 of current or future transit route RED J Arterial Road Buildout Status Ultirnate configuration(#of lanes in master streets YELLOW plan) > existing (#of lanes) &road IS in 5 yr work plan School Walking Proximity Not within 1 mile walking School Drivability Not within 2 miles driving of existing or future school RED Park Walkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits D. Landscape Plan (date: 8/27/2025) ZENrTH SUBDIVISION PRELIMINARY PUTT MERIDVW,IDAHO AI li:RYY^ I _ 7- �ifiWYrrr Pr r� r� ® J SO r w _ OEM m LANDSCAPE COVER R� E .,-��.e IEHRH 5l1B[NNSIOM Y,,,y` MERI[Wy IB wPN10_- ----.-- —`�'- ip i yE�� �m._ MIN - =e •xv_•-,��=.tea:s.e:sra � .I:•. •�-�:���r�x Via. 1pL' i '>�iYS'SLSSLdS'yi6'�lrwr I IERRH SIIBENNSIOR . Ion - � IP120 City of Meridian Department Report VII. Exhibits I M-Eg--- VZO ----- ' I p _= I� ZENITH WBENYISgM y y� -I MEWEU ID 11V1�5CRPE PU4N IPLiO City of Meridian Department Report VII. Exhibits E. Preliminary Plat(date: 9/18/2025) ZENITH SUBDIVISION PRELIMINARY PLAT A PARCEL OF LAND BEING A PORTION OF tOTA OF SECTION 6, TOWNSHIP 2 NORTH,RANGE 1 EAST,(WISE MERIDIAN,CITY OF ME RIOIAN, ADA COUNTY,IDAHO I� 4L ----- II I I I I ' I I -- I I, _----- I iEHfRl5�9LIY➢SIDM �- g MElWIAH,ID lit m MATCH LINE SEE BELOW RIGHTr �S ------ - J;_.—z.. ---—-------- [I - + f i I rImamo ;I I o MATCH LINE- SEE ABOVE LEFT C P�/V4�J�S.'�7i1Lf�'i@,7R�.�,.�-• ZEHfR15�901V610H M 1� EPIDIfW.10 ■L.■z � PP7A g City of Meridian Department Report VII. Exhibits F. Conceptual Building Elevations iw A 1 City of Meridian Department Report VII. Exhibits G. Street Section Exhibit s - o 2 0 N w Y mewK C m'1x-u se'p.rec C Y R O r n,ennr..ma.ery om.cx[,IYI rt re wbs n vr-r.w wsm s� � mP•�'oaf sw w r r.n rrt-nw xw,es wr.cro wwres PRIVATE STREET SECTION A S. MOMENTUM LN., E.TOWER LN. SCALP NM km g EXLO F 9 City of Meridian Department Report VII. Exhibits