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HomeMy WebLinkAboutCC - Commission Recommendation and Department Report COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 3/10/2026 Legend @ -- DATE: - Project Location TO: Mayor& City Council Area of Impact �f }= City Limits FROM: Nick Napoli,Associate Planner O Analysis -�- 208-884-5533 Nnapoli@meridiancity.org � - ---' APPLICANT: Jason St. George SUBJECT: H-2025-0004 - -5��WW St. George LOCATION: Located at 3870 E. Overland Road and n 1545 S. Topaz Avenue in the SE 1/4 of the-- SW 1/4 of Section 16,T.3n.,RJE. I. PROJECT OVERVIEW A. Summary Annexation of 2.0 acres with the R-15 zoning district to construct nineteen(19)multifamily units, and one vertically integrated residential building consisting of 7,987 square feet of commercial space, and four(4)residential units. Both uses required a conditional use permit in a proposed R- 15 zoning district. B. Issues/Waivers NOTE: Staff supports the proposed mix of uses on the site, however the proposed development cannot be supported by staff because the site isn't large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district, as follows: The multifamily buildings do not meet the 80 square feet of pr-ivate usable open spaee for-the r-esidenees to use in the multi family portion of the property. Currently,they are proposing 68 square feet,below the requirement in the UDCA Water-main plaeement on the west side does not meet the required 4' setbaek fFoM eur-b; inadequate separation from the infiltration > fire hydrants not shown, raising easement and spaeing eoneer-ns; easement area limits the ability to meet landseaping and tr-ee requirements. Proposed baleonies/por-ehes may ener-oaeh into 20' sewer-easement; landseaping withilf the easement is not allowed,preventing eomplianee with UDC 11 3B 12. - The open space proposed for the development does not meet the standards of the Multi- Family Specific Use Standards. - The landscape buffer along Overland Road does not meet the water conserving design standards,which then does not justify the 50% reduction in the landscape buffer. City of Meridian I Department Report 1. Project Overview - The application lacks critical comprehensive plan elements such as functional integration, a regional park to support recreational needs,and future integration with neighboring properties. Multiple alternative compliance requests will be necessary to accommodate the project on the site. The first involves reducing the required landscaping adjacent to the drive aisle from five(5)feet to two(2)feet,and the second involves decreasing the private usable open space requirement. C. Recommendation Staff. Denial Commission: Approval D. Decision Council: Pending City of Meridian I Department Report I. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential(Single Family) - Proposed Land Use(s) Residential(Multifamily)and Commercial - Existing Zoning R1 in Ada County VII.A.2 Proposed Zoning R-15 (Medium to High Density Residential) Adopted FLUM Designation Mixed Use Regional VII.A.3 Proposed FLUM Designation Mixed Use Regional Table 2: Process Facts Description Details Preapplication Meeting date 1/7/2025 Neighborhood Meeting 1/7/2025 Site posting date 2/27/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.D • Comments Received Yes; Staff Report - • Commission Action Required No - • Access Arterial: Overland Road - Local: Topaz Avenue • Traffic Level of Service Overland Road: Better than`E" ITD Comments Received Yes:No comment Meridian Fire • Response Time 5 Minutes or less Meridian Public Works Wastewater 1 • Distance to Mainline Available at the site • Impacts or Concerns Yes,the landscaping within the sewer easement does not permit trees or larger plants.In addition,no permanent structure can overhang into the easement. Meridian Public Works Water - • Distance to Mainline Available at the site • Impacts or Concerns Yes,the water main on the west portion of the site does not meet the requirement for the 4' off the lip of the curb. Water main separation from the infiltration trench is still an issue that is critical to the development's functioning. School District(s) No Comment - 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:R4626240450 Date Retrieved:2025/3/3 Parcel Count Parcel Acreage Infill Indicator: Surrounding Area Alatik 86 241 111% Not City 0 ® City Limits 1,908 1,121. ■ Not City Household Household& Population Growth ■ Households 02020 Population Change:9.6°Ia Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 Use Types Residential Addresses All Addresses ■ Single-family 44% 32% 27% Multi-family 5696 41% ® Commercial 4 Figure 2: ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based an Vehicles per hour ,:VP-I1 Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Overland Road 208-feet Principal Arter,al 927 Betterthen "E" Topaz Avenue 162-feet Collector NIA WA ' Acceptable level of service for a five-lane principal arterial is 'E" (1,780 VPH)_ ' Acceptable level of service for a two-lane ccIIector is 'D" (425 V PH)_ Figure 3: Service Impact Summary City of Meridian I Department Report II. Community Metrics ImpactService . . Ready Marginal a Caution — 01, °°, a� �t- City of Meridian Department Report II. Community Metrics IH. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The Future Land Use Map(FLUM)designates the area proposed to be annexed as "Mixed-Use Regional,"which 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 site is currently surrounded by R1 residential county properties to the north and west,with an annexed resident to the east, and a mix of commercial and multifamily in the surrounding area. Additionally, commercial space is located at the north end of S. Silverstone Way,including a Top Golf facility, commercial office,restaurants, and Eagle View Apartments comprising 396 units. To the south,directly across Overland Road are Silverstone Apartments, consisting of 112 residential units, and Movado Village Apartments, consisting of 60 residential units. Furthermore, the property on the northeast corner of S. Topaz Avenue and Overland Road is a recently approved multi-tenant building with a restaurant located in the C-G zoning district. The project should reflect positive integration with surrounding properties by offering a balanced mix of residential,commercial, and recreational spaces that support the region's broader development vision. The purpose of the MU-R zoning is to foster community and improve the area's overall functionality The applicant is proposing nineteen(19)Multi-Family Residential Units, four(4)vertically integrated residential units, and 7,987 square feet of commercial space across two(2)acres of land. The vertically integrated building is proposed fronting on Overland Road and has four(4) residential units above 7,987 square feet of commercial space. The applicant states that the development is providing a mix of housing types,promoting connectivity, and encouraging walkability and efficiency through vertically integrated uses. In addition,the applicant has provided 8,330 square feet of open space and amenities in the form of a barbecue grill with a picnic area,pet waste station, and bike repair station. While the proposed project offers a mix of uses consistent with the MU-R FLUM designation, staff has several concerns. These include insufficient parking, limited functional integration, and the absence of a regional park to support recreational needs. There are also concerns about future integration with neighboring properties and the lack of adequate connectivity,conflicting with the MU-R's goal of fostering a walkable community where residents can live,work, and shop without heavy reliance on driving. The MU-R and Mixed-Use Integration Standards in the Comprehensive Plan discuss having a larger concept plan for the surrounding area,which staff has asked for but has not received from the applicant.While we understand the applicant owns only the two(2)parcels included in this application, it is important to show how this development can integrate with future development. This design element is critical to showing meaningful functional integration. Furthermore,there are approximately 560 multi-family units already within the vicinity of this proposed project.A proposed multi-family and vertically integrated residential project was proposed to the east along Overland Road(Rolling Hills) and was denied by the City Council. Table 4: Project Overview Description Details History N/A City of Meridian I Department Report III. Staff Analysis Description Details Phasing Plan The applicant has indicated that the entirety of the site improvements will be completed with the Vertically Integrated building,and the multifamily will come after the VI building. Residential Units 23 total units: 19 Multi-Family and 4 Vertically Integrated Open Space The development is less than five(5)acres,but still needs to provide open space due to the multi-family standards.The applicant is proposing 8,330 square feet of open space when 5950 is required. However,the open space south of Five Mile Creek does not exceed twenty feet in width,which does not allow for it to be counted. Amenities The applicant is proposing a barbecue grill with a patio area,a pet waste station,and a bike repair station. Physical Features The north portion of the site is encumbered by Five Mile Creek.The applicant will be required to meet the requirements for the floodplain. Acreage 2.0 Acres Lots 1 lot Density 12 units an acre B. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The current use of the property is residential with several existing buildings on the property. The property consists of two homes and two outbuildings. All structures will be removed, and the existing well and septic system will be abandoned as required. 2. Proposed Use Analysis (UDC 11-2): The proposed uses of Multi-Family residential and Vertically Integrated Residential Projects are conditional uses in the R-15 zoning district. 3. Dimensional Standards (UDC 11-2): The proposal does not meet all of the dimensional standard requirements for the R-15 zoning district. The applicant has worked with staff on several rounds of revisions to try and make the site meet all of the dimensional standards. To meet the drive aisle requirements,the applicant is requesting alternative compliance to reduce the western landscaping adjacent to the 25-foot drive aisle from five(5)feet to two (2)feet. However, issues persist with landscaping inside of easements. In communication with the Public Works Department,it was determined that a significant amount of proposed landscaping will need to be removed due to easements encumbering the site. Staff is concerned with this as the proposed development will not meet the landscaping requirements in UDC 11-313 due to inadequate room on the site. Staff has discussed losing units on the site to make adequate room for both the easements, separation, and required landscaping. However,the applicant did not indicate whether they would be supportive of losing units to better accommodate the site. In addition,the applicant is proposing water conserving design along Overland Road to reduce the street landscape buffer by 50%; however,the applicant is not in compliance with the water conserving design standards which makes it ineligible for the buffer reduction. 4. Specific Use Standards (UDC 11-4-3): Multi-Family Development: 11-4-3-27: Site design. City of Meridian I Department Report III. Staff Analysis 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 residential building complies with the minimum setback requirement of 10 feet. 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. The site plan depicts screened trash enclosures not visible from a public street;all proposed transformer/utility vaults and other service areas shall comply with this requirement. 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 standards would create an inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as outlined in section 11-513-5 of this title. The floor plan depicts 68 square foot patios or decks for each unit that does not comply with this standard. Staff is not supportive of reducing the private usable open space for this project. 4. For this section, vehicular circulation areas, parking areas, and private usable open space shall not be considered common open space. None of these areas were used in the open space calculation. 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. The Applicant shall adhere to this standard. 5. The parking shall meet the requirements outlined in chapter 3, "regulations applying to all districts", of this title. Based on the number of bedrooms per unit, a minimum of 43 off-street parking spaces are required for the multi family residential portion of the site, which includes two (2)guest parking spaces, 38 spaces covered by carports or garages; a minimum of three (3) bicycle parking spaces are required. According to the application narrative, a total of 43 spaces are proposed, with 38 of those in a garage. In addition, if overflow parking is ever needed, it would push residents and commercial customers to park on Topaz Avenue. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office.Not applicable as the development is 19 units. b. A maintenance storage area.Not applicable as the development is 19 units. C. A central mailbox location, including provisions for parcel mail, that provides safe pedestrian and/or vehicular access. Located in the open space on the north side of the development. d. A directory and map of the development at an entrance or convenient location for those entering the development.Not applicable as the development is 19 units. City of Meridian I Department Report 111. Staff Analysis The development consists of 19 multi family units and does not exceed the 20 units required for compliance with these standards. Common open space design requirements. 1. The total baseline land area of all qualified common open spaces shall equal or exceed ten (10)percent of the gross land area for multi-family developments of five (5) acres or more. This site is below S acres in size; therefore, this is not required. However, see number five (S) below for additional open space requirements, as each unit is required to have a specific amount of open space. 2. All common open spaces 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 land use after all other development elements have been designed.Open space areas that have 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. 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. 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. Staff encouraged the applicant to provide as much open space as possible due to the lack of a regional park in the area. The applicant does not meet the standards listed above, as the primary common open space along Five Mile Creek is not functionally integrated in the design and is not the priority in the design of the development. The common open space does not provide adequate space for a range of leisure and play activities without conflicts with either drive aisles or Five Mile Creek. In addition, the bridge across Five Mile Creek may or may not be approved by the Nampa Meridian Irrigation District, which is crucial to the open space proposed. As a result, the applicant does not meet the purpose statement for the open space due to the functionality of the open space not being a priority which is one of the reasons staff is recommending denial of the project. 3. Alternative compliance is available for the standards listed in subsections (C)l 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. City of Meridian I Department Report III. Staff Analysis a. Minimum size of the 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. b. Alternative compliance is available for these standards 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. The submitted plans do not depict a common grassy area of at least five thousand (5,000) square feet, as the development is 19 units and is not required to meet this standard.However, there is no regional park in the area, which raises some concern from staff. 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 fewer square feet of living area. None of the units are below 500 square feet (sf.) of living area. 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. 21 units are between 500 and 1,200 s.f.; therefore, a total of 0.12 acres (5,250 square feet) of common open space is required. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200)square feet of living area. Two (2) of the units are above 1,200 sf. of living area; therefore, a total of.02 acres (700 square feet) of common open space is required. A total of 8,330 square feet is proposed, which exceeds the minimum standards. However, the proposed open space does not meet the standards listed above in section two (2) of the open space requirements. The open space does not integrate with the development to promote leisure and play activities without conflicting with drive aisles and Five Mile Creek. Open space areas consist of half of the street buffer along Overland Road, an arterial street, and linear open space along Five Mile Creek on the north portion of the site.In order to count the buffer along the arterial street, it has to meet the enhanced buffer requirements in UDC 11-4-3-27C.9 and 11-3B-7C.3f. 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. The common open space areas depicted for the development do not meet this requirement. The open space depicted on the south portion of Five Mile Creek does not exceed twenty(20) feet in width. 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. Not applicable; the development will be completed in a single phase. 8. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to a collector or arterial streets 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. City of Meridian I Department Report III. Staff Analysis 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. a. Enhanced landscaping asset forth in Article 11-3B,Landscaping Requirements; b. Multi-use pathways; c. Enhanced amenities with social interaction characteristics; d. Enhanced context with the surroundings. The buffer shall comply with the enhanced buffer requirements as noted, except for a multi-use pathway, which is not required because there is an existing sidewalk along Overland. Site development amenities. 1. All multifamily 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 a 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. City of Meridian I Department Report III. Staff Analysis 2. The number of amenities shall depend on the size of the multifamily development as follows: a. For multifamily developments with less than twenty(20)units,two(2)amenities shall be provided from two(2)separate categories. b. For multifamily development between twenty (20) and seventy-five (75) units, three (3) amenities shall be provided,with one(1)from each category. c. For multifamily development with seventy-five (75) units or more, four(4) amenities shall be provided,with at least one(1)from each category. d. For multifamily developments with more than one hundred (100) units, the decision- making body shall require additional amenities commensurate to the size of the proposed development. 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. The Applicant proposes the following amenities exceeding the requirement for two (2) amenity points on the site: Open Space: Barbeque with patio area,pet waste station, and a regional pathway that will extend in the future. Multi-modal:Bicycle repair station Landscaping requirements. 1. Development shall meet the minimum landscaping requirements by chapter 3, "regulations applying to all districts", of this title. 2. All street-facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three(3)feet wide. b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty-four(24)inches shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plan depicts landscape areas at least 3' wide and evergreen shrubs every three (3) linear feet and ground cover plants in the remainder of the landscaped area. This is only required for the building that fronts on Topaz. Maintenance and ownership responsibilities. All multifamily 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. The applicant shall comply with this requirement and provide said document prior to issuance of the Certificate of Occupancy for the development. 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. 11-4-3-41: Vertically Integrated Residential Project City of Meridian I Department Report III. Staff Analysis 1. A vertically integrated residential project shall be a structure that contains at least two (2) stories. The applicant complies with this standard. 2. 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. The applicant is in compliance with this standard. The entire second story is for residential use. 3. 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. The applicant is in compliance with this standard. The entire first floor is for non-residential uses. 4. The minimum building footprint for a detached vertically integrated residential project shall be two thousand four hundred(2,400) square feet. The building footprint for the vertically integrated building is 8,217 square feet, exceeding this requirement. 5. 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. The applicant acknowledges this and will be required to comply with the approved uses. However, staff has concerns regarding the adequacy of parking for certain potential tenants. Specifically, if a restaurant were to occupy the space, it could create significant parking demand. While the applicant exceeds the minimum commercial parking requirement by four (4) spaces, this surplus is insufficient to support the intensity of a restaurant use. 6.None of the required parking shall be located in the front of the structure. The parking is located behind the building. 7. 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. The applicant is in compliance with this standard. C. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): The proposed concept plan adheres to these standards: At least forty(40)percent of the buildable frontage is occupied by building facades and/or public space; only one drive aisle, with parking on one or both sides, is permitted between the building facades and adjacent streets; and a continuous pedestrian walkway, at least five(5) feet wide,is provided from the perimeter sidewalk to the main building entrances for nonresidential uses. 2. Qualified Open Space &Amenities (Comp Plan 2.02.00, Comp Plan 2.02.0IB, UDC 11-3G): Per UDC 11-3G-3, qualified open space is defined as active or passive open spaces. Any open space that is active or passive in its intended use, and accessible by all residents of the development, including,but not limited to: Open grassy area of at least five thousand(5,000) City of Meridian I Department Report III. Staff Analysis square feet in area; Community garden(s); natural waterways, open ditches, and laterals, protective buffers a minimum of ten(10) feet in width dedicated for active access along these natural open spaces count toward meeting the open space minimum requirements; plaza with a minimum dimension of twenty(20)feet in all directions and including hardscape, seating, lighting in conformance with the standards set forth in section 11-3A-11 and landscaping in conformance with the requirements set forth in Article 11-3B,Landscaping Requirements; or linear open space area that is at least twenty(20)feet and up to fifty(50)feet in width,has an access at each end, and is improved and landscaped as set forth in Article 11-3B, Landscaping Requirements. Since this development is less than five (5) acres in size, it does not need to meet the 15% open space typically required in the R-15 zone. However, since it is a multifamily development, the following standards apply: a. One hundred fifty(150)square feet for each unit containing five hundred(500) or less square feet of living area. 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. c. Three hundred fifty(350)square feet for each unit containing more than one thousand two hundred(1,200)square feet of living area. The proposed project includes 8,330 square feet of qualified open space, 2,480 square feet more than the minimum requirement. However, the location of the common open spaces raises concerns about their functionality. The primary common area is situated along the northernmost drive aisle and adjacent to Five Mile Creek, offering limited usable space for resident recreation. Additionally, the Nampa Meridian Irrigation District has not yet confirmed whether a pedestrian bridge may cross the creek; if not permitted, the majority of this open space would become inaccessible and effectively unusable. The applicant is proposing a bike repair station and a barbecue with a picnic area on a site less than 5,000 square feet, a pet waste station, and a regional pathway that will be extended in the future for a total of three and a half(3.5)points, which exceeds the two (2) amenity points required in the UDC. The Comprehensive Plan calls for developments to create safe, attractive, and well- maintained neighborhoods with ample open space and a range of amenities that support diverse lifestyle choices. Reducing or omitting these elements, regardless of the parcel's shape or intended demographic, undermines the Plan's core principles and standards. It's important to recognize that proximity to parks and sports complexes doesn't fully address the need for accessible and usable open space within a neighborhood. The closest park is Gordon Harris Park, which is a little over a mile away. In addition, the residents would still face the challenge of crossing major arterial roads to reach these amenities. Pedestrian and bicycle crossing of these major roadways adversely affects signal performance and signal timing, and is one of the stated reasons for mixed-use area analysis to not include areas bisected by major roadways. This can be a significant barrier,particularly for families with young children, elderly residents, or those without convenient transportation options. Staff has concerns with the location and functionality of the open space, as Five Mile Creek and the northernmost drive aisle create conflicts for residents to use the open space. Additionally, the plan indicates that a pedestrian bridge is proposed across the Five Mile Creep If this isn't allowed by NMID, it further impacts the viability of usable open space on the site. The Planning and Zoning Commission and City Council should carefully consider whether the amount and location of the open space is appropriate and whether units should be lost to incorporate more. City of Meridian I Department Report III. Staff Analysis 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets A thirty-five(35) foot wide street buffer is required along Overland Road, an entry way corridor. However,the applicant is proposing a water conserving design which allows for a 50%reduction in the width so the applicant is proposing an eighteen(18)foot wide buffer. The landscaping within this buffer is required to be installed per UDC 11-313. The proposed landscape plan does not meet this requirement. The water conserving design standards have not been met, which then does not justify the 50%reduction in the landscape buffer along Overland Road. Without the reduction in the buffer, the applicant does not meet the standards in the UDC. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The proposed landscape plan does not meet the minimum requirements. Several planter islands and landscaping areas are missing trees or other vegetation due to easements. The Public Works Department expressed concerns regarding proposed landscaping and easement locations as there is also proposed landscaping If approved, the applicant shall provide vegetation coverage calculations with the submittal of the certificate ofzoning compliance submittal and shall provide a tree in each planter island. If a tree cannot be placed in a planter island due to an easement, relocation of the tree elsewhere on site will be required. iii. Landscape buffers to adjoining uses Landscaping is required to meet the standards of UDC 11-3B-9. The landscape plan does not meet the minimum requirements for the zoning being requested. The applicant cannot place trees in the landscaping on the west portion of the site due to a proposed reduction from five (5)feet in width to two (2)feet in width. 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(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees). Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. If trees are proposed to be removed, the applicant shall provide mitigation calculations with submittal of the certificate of zoning compliance application. v. Storm integration An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. vi. Pathway landscaping Landscaping is required to be provided along all pathways per the standards listed in UDC 11-3B-12C. The applicant does not meet the pathway landscaping requirements and shall revise their site and landscape plan to reflect compliance with these standards. A minimum of ten (10)feet of landscaping is required along pathways with no less than two (2)feet on any one side. City of Meridian I Department Report III. Staff Analysis 4. Parking (UDC 11-3C): i. Residential parking analysis Based on the number of bedrooms per unit, a minimum of 49 off-street parking spaces are required for the residential portions of the site,which includes two(2)guest parking spaces,with 38 of those covered in a carport or garage. The applicant meets the minimum requirements for parking. ii. Nonresidential parking analysis For the non-residential portion of the site, sixteen(16)parking spaces are required for the parking ratio of one space per 500 square feet of gross floor area. While the applicant exceed the parking ratio by four(4)spaces,restaurants will not be an allowed use as they necessitate one space every 250 square feet which cannot be achieved. In addition, any overflow parking will be pushed onto Topaz Avenue. iii. Bicycle parking analysis UDC 11-3C mandates one(1)bicycle parking space shall be provided for every twenty- five(25)proposed vehicle parking spaces or portion thereof, except for single-family residences,two-family duplexes,and townhouses. The applicant did not propose bicycle parking with this application. 5. Building Elevations (Comp Plan,Architectural Standards Manual): Goals 5.01.02D and 5.01.02A of the Comprehensive Plan emphasize the importance of building design and landscaping in buffering, screening,beautifying, and integrating commercial,multifamily, and parking areas with existing neighborhoods. The schematic renderings for the proposed two-story structures,detailed in Section V.11,reveal a design utilizing lap siding, asphalt shingles, and iron railings in a neutral color scheme. The final design of all buildings must comply with the standards outlined in the Architectural Standards Manual. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. The applicant is proposing two (2) types offencing.An open vision fencing along Five Mile Creek and a closed vision fence along the western boundary. Both of which meet the standards in UDC 11-3A-7. 7. Parkways (Comp Plan, UDC 11-3A-17): The minimum width of parkways planted with Class II trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class II trees are the preferred parkway trees. The plans submitted appear to be in compliance with this standard. Goal 6.01.01J of the Comprehensive Plan emphasizes the importance of ensuring and encouraging new development to include buffered sidewalks, a sidewalk separated from the motor vehicle lane by a planter strip, especially on collector and arterial roadways. D. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goals 6.01.01H and 6.01.02B of the Comprehensive Plan emphasize reducing the number of access points onto arterial streets through methods such as cross-access agreements, access management, and frontage or backage roads. These goals also stress the importance of City of Meridian I Department Report III. Staff Analysis enhancing local and collector street connectivity and incorporating pedestrian access connectors to link subdivisions and promote neighborhood connectivity within the community pathway system. One full access is proposed on the south portion of the site via S. Topaz Avenue(currently a local street but will be a future collector). Additionally,a one-way access is proposed on the north portion of the site for the multifamily residents to use. According to ACHD's staff report,the applicant should construct Topaz Avenue as a'/2 collector roadway with a five(5) foot detached sidewalk and eight(8) foot parkway. In addition,ACHD is asking for the applicant to dedicate a total of 62 feet from the centerline of Overland Road. The applicant is also stubbing a cross-access drive with an easement to the property to the west, as this property is anticipated to use this access in the future when it redevelops. 2. Multiuse Pathways/Pathways (Comp Plan, UDC 11-3A-8, UDC 11-3A-5): The applicant is proposing to construct a ten(10)foot multi-use pathway along Five Mile Creek and leave the existing attached seven(7)foot pathway along Overland Road. These pathways are consistent with the pathways master plan,however,the applicant shall provide adequate landscaping on both sides of the ten(10) foot multi-use pathway along Five Mile Creek. Currently,the applicant does not meet the standards of landscaping along a pathway. A total of ten(10)feet of landscaping with no less than two(2)feet on one side of the pathway shall be required if the application is approved. In addition,the applicant shall revise the plan to show a fourteen(14)foot easement for the multi-use pathway. It is important to note that if Nampa Meridian Irrigation District does not allow for the pedestrian bridge across Five Mile Creek,the ten(10)foot multi-use pathway will be inaccessible. 3. Sidewalks (UDC 11-3A-17): All sidewalks around buildings and serving public streets shall be a minimum of five(5) feet in width, except if detached sidewalks are provided on local public streets in residential subdivisions,the minimum sidewalk width may be reduced to four(4)feet. The Applicant has provided a pedestrian connection to each location throughout the site in compliance with this standard. However,there is not a clear pathway to the open space on the northwest portion of the site. E. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): Goal 4.05.01D and Goal 6.01.0413 of the Comprehensive Plan emphasize the importance of improving and protecting creeks and other natural waterways throughout commercial, industrial and residential areas. Develop and implement agreements with irrigation districts and the Union Pacific Railroad to allow for bike/pedestrian pathways. The Five Mile Creek runs along the northwest boundary of the site and is proposed to be preserved as a natural amenity in accordance with UDC 11-3A-6. The Applicant prioritizes the preservation of the existing creek by incorporating the creek into the site design as a natural amenity. The Applicant is proposing to protect and enhance Five Mile Creek by adding planters with trees and shrubs on both sides of the creek.Additionally,the multi-use pathway is proposed to run parallel to the Creek,along with a bridge running across the creek to allow for residential access.Nampa Meridian Irrigation District has not confirmed whether they will allow the pedestrian bridge across the easement. The Applicant shall coordinate with Nampa Meridian City of Meridian I Department Report 11I. Staff Analysis Irrigation District(NMID)to ensure that the development adheres to best practices for waterway protection. 2. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided with this 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. Design and construction shall follow best management practices adopted by the City as set forth in UDC 11-3A-18. The public works water division has concerns with the water main separation from the infiltration trench. 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. In addition,the Public Works Department has raised concerns about the site being able to move forward with the next steps in the process,as there are issues with several landscaping,separation, and easement issues. Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division No eendifiens of approval, as City staff is r-eeemmending denial of the appheati A. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. A Certificate of Zoning Compliance and Design Review Application will not be accepted until the Ordinance and Development Agreement are recorded. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council approval of the annexation Findings. The DA shall,at minimum,incorporate the following provisions IF City Council determines annexation is in the best interest of the City: B. Future development of this site shall be consistent with the site plan, landscape plan, qualified open space,and a total of three(3) site amenities one(1) from each category; one(1)vertically integrated residential structures featuringf (4)dwelling units and 8,000 square feet of commercial space along with three(3)multi-family buildings consisting of 19 dwellingunits a total of 23 residential units); and conceptual building elevations and renderings as proposed in Section VII and the provisions contained herein. C. The Development shall comply with the Specific Use Standards for a multi-family development outlined in UDC 11-4-3-27 and a vertically integrated residential project as outlined in UDC I I- 4-3-41. City of Meridian I Department Report IV. City/Agency Comments &Conditions D. The applicant shall submit written documentation to Jason Korn or applicable Flood Plain Administrator to Pipe Five Mile Creek if allowed by City Council E. Prior to any development on the property and submittal of the certificate of zoning compliance, the applicant shall apply for a no rise certification and floodplain permit and confirm with the Flood Plain Administrator. F. The existing homes and accessory structures shall be removed prior to submittal of the first Building Permit. G. Restaurants and Drinking Establishments shall be a prohibited use in the commercial space in the vertically integrated building_ H. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development Conditional Use Permit 1. The site and landscape plan shall include the following revisions: - Depict all proposed fencing and provide a fencing exhibit. - Implement directional signs and striping to indicate the northern entrance off of Topaz Avenue as one-way. - In order to count the buffer along the arterial street, it has to meet the enhanced buffer requirements in UDC 11-4-3-27C.9, 11-313-5, 11-3G-3, and 11-313-7C.3f. - Provide parking lot landscaping in accordance with UDC 11-3B-8 or apply for alternative compliance to relocate the trees to the buffer along Overland Road. - Provide bicycle parking for the multi-family and non-residential uses in compliance with UDC 11-3C. - Leave Five Mile Creek in its natural state an e the aofthoRmes+ nit in Build r " to ineemer-ate additional open si3aee, and relocate the three(3)amenities,one from each category be relocated to the open space south of Five Mile Creek. 2. The proposed development is required to comply with the dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district. 3. The Applicant shall obtain a Certificate of Zoning Compliance CZC) and Administrative Design Review(DES)approvals before submitting any building permit within this development. 4. Off-street parkin is s required to be provided by the standards listed in UDC Table 11-3C-6 for multi-family dwellings based on the number of bedrooms per unit. 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. 6. 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 outlined in UDC 11-313-14. 7. With the submittal of the first certificate of zoning compliance application,the applicant shall provide a maintenance agreement for the development. 8. With the submittal of the first certificate of zoning compliance application,the applicant shall submit and get the 14-foot pedestrian easement for the future pathwaL. 9. The Conditional Use Permit approval shall become null and void unless otherwise approved by the City if the applicant fails to 1) commence the use, satisfy the requirements, acquire building permits and commence construction within two years as outlined in UDC 11-513-6F.1; or 2) obtain approval of a time extension as outlined in UDC 11-513-6F.4. 10. Fifteen(15)days prior to the City Council hearing,the applicant shall provide the revised concept plan,landscaping plan and open space exhibit to match,provide details for the amenities,and relocate the open space. 11. The Applicant shall comply with all ACHD's conditions of approval. 12. 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 Police Department The Me rid ian Police Department is equipped to service this development if approved, as it already provides coverage for this geographic area. For any climate controLLed multi-family developments,the Meridian Police Department requires poLlce access Into each building's entry polnt using a multi-technology keypad par UDC 1 1-.4-3- 7 .This will.allow poLlce access, if there is an emergency, into the bulldi ng if someone isn't able tc come to the door to allow poLlce entrance. Otherwise, poLlce would have to breach the door to gain access which isn't ideal for anyone and delays our response.This does not apply to Garden Style multi-family developments. In addition, if the deveLopment has vertically integrated buildings incorporated i nto this development,the Meridian Police Department request these buildings also be designed to have thE same multi-technology keypads.Note that this is riot requi red by code for vertically integrated buildings but would greatly assist law eriforcement i n emergencies.Kno ingthis is a vertically integrated project,the police would like to request multi-technology keypads for access into the development for emergency calls for service_ Police will work with the applica nt on placement of these keypads if needed. Police will.have their own access code(same for each build ing)to use in an emergency and will have to be coordinated with the supervisor of Meridian PD Code Enforcement. ALL to nhomes and or multi-family u nits shalt be clearly marked with add resses and u nit numbers visible day or night for emergency response.The applicant shall place a way-f1nding map at each entrance that Is visible day or night.All qualified open space provided in the development,to include aLl amenities, must be in an open area to allow for natural observation opportunities. Pathways and landscaping should not create hiding spots or blind spots that would promote cri minat opportunities.The Meridlan Police Department will support all Commu pity Devetopment Staff recommendations,Traffic Impact.Studies from ITD and ACHDto improve access,roadways, intersections,.pathways and sidewalks before the project i fully completed. City of Meridian I Department Report IV. City/Agency Comments &Conditions C. Meridian Park's Department C�WE IDIAN Parks nncl Heerqafiun RevIewer, Kim Warren I Pathways Project Manager Planmr Assigm& Nlek Napoll Project Name, St.George File Nc.1-1•2425.0004—A7,CUP Gate: 5.16.2025 In addition to the pathway oondl ons Issued 3.19.2025.the followl ng wlll be required for the pedestrian bridge: PEDESTRIAN BRIDGE+ACCESS REQUIREMENTS 1, Verify Chat the pathway edge adjacent Co the north bank of the Fivemile Drain is set back far enough to be stable. Sorne setback frern the bank 3min 2'shoulder)is necessary to alkyw for thorough compaction of base material and paving. Submit a grading plan or version of the site plan that that shows the relationship of the pathway and bridge improvements to existing and proposed grades. 2. The pedestrian bridge design will need to be approved W Nampa and Meridian Irrigatlon DisltiiCt and Meridian City prior to construction. Verify that NMID will allow this bridge crossing,as the proposed open space will not funokion as a connected amenity without the pedestrian bridge, 3. As it is shown on the plan,the proposed pathway will also need to serve as a NMI malntenarnoe road- Sometimes the irrigation distriokwill permit shared acoessalong drains, obtain NMID approval to share this arrows before finalizing plans- 4. The pedestrian bridge musk be owned arkd maintained by the project developer/subsequent HOA, S. The bridge will require a building permit,with inspection of G4nrrete abutments and installation. 6. A pedestrian ramp/curb rut wil I be needed along the north driveway to provide ADA access to the bridge crossing. Add itional ramps wil I be needed on site to provide accessible routes from each building t4 the open Spare amenity. Depict rdrnps an site grading plan. 7_ Show acceSSible pedestrian routes from the buildingr,to the pathway_Parallel parking on the north side of Building B appears to block pedestrian access t4 Pathway and open space amenity. City of Meridian Department Report IV. City/Agency Comments &Conditions RgWewer: Kim Warren/Pathways Project Manager Plarww Asslgned: Nick Napoll Project Name: St.George File No:H-2025,000+--A8,CUP date: 319.2025 The Following will be required for development of the proposed project; CONDITIONS OF APPROVAL-PATHWAYS 1. The project developer shall design and construct mold-use pathways conslst,ent with the location and speclflcatlons set forth In the Merldlan Pathways Master Plan Map and Master Pathways Plan Document Chapter 3). Any proposed adjustments to pathway alignment shall be coordinated through the Pathways Project Manager. lnlemahv Pathways Map 2. Prior to final approval the applicant shall dedicate a public access easement for a multi-use pathway along the north side of the Fivemile Creek- Pathway segment shall be constructed at the same time as the brldv crossing and general improvements to the carnmon open area acrass the Fivemi le Creek. Easements shall be a minimum of 14'wide 110'pathway+2' shoulder each side). All pathways shall be located autsideofirrigation district easements unless permission ir,specifically obtained frvm the governing irrigation district Pathway alignment 5ha11 rw#be impeded/encrpached upan by bridge abutrnents, Easement need only be dedicated for m u Iti-use pathways that lie outside the public ROW. We standard Cry remote for,public access easement. Srlbiatlt�11 ecsermnfs orhriirr NlrpuRfr CiflrrrM's Acmes Portal. 3. Construrt multi-use pathways per paving section based on existing site condltlons as roC4mmended by project dw11 enginetxr in accord with UDC 11-3A-9 and 11-�&12- Prior to final approval the applicant's engineer shall preside written documentation that the pathway segment was constructed per the recommended specifications. 4. The owner{or representative association]of the property affected by each Public acc-ess easement shall have an ongoing obligation to maintain the muKuse path aay. S. 6!high open vlsJon fencing shall be installed between pathways and I Ilve)water Irrigation canals and laterals as daalled In the Meridlan Pathways Master Plan.Chapter 3,page 1.5. All other fence details per UDC 11- 3A•7, As noted in review notes,the Fivemile Creek is not live Water. Fencing,if Installed,shall allow for maintenance access to one side of the creek by Nampa and Meridian Irrigation District, G. Project developer shall be responsible for obtaining license agreement and other permission(O as required for constructing within irrigation district easements. 7. Should any discrepancy exist between these conditions of approval and the requirements of the Irrigatlon district the developer sh�a11 work with Pathways Project Manager to achieve a pathway design that meets both City and irrigation district objectives.City req uirements as stated shall not Inor are they intended to) override those of the i rrigation district having jurisdktiah over the project area. City of Meridian I Department Report IV. City/Agency Comments &Conditions fence fence tsy, maintenance road 4 2' .1 M i4= r i — F4ur43,d_ Shorad-Uw Pa+hway along LcdoraI or Canal fence i feMe maintenance road EM wa r�es< Fiigur*3-5. Sh0t.d-U34 Pathway eiIong LaWFUI or CatAl 4lher Watorwayrs Figure 3-6 illustrates a typical:shared-else pathway design that rs apprupnate far pathways along other designated waterways such as drafrnages and ditches_This patway is derDgned to accommodate the same type of non-motorized traffic as a canal pad way-The design foi this type of waterway pathway(a ditch, drainage, creel.etc)is dWerent from the canal and lateral pathway design based on the Vol Ume of water being transported,the destirown of the water,and a reduced need for access to the corridor by the irrigation districts_ City of Meridian I Department Report IV. City/Agency Comments &Conditions f roc Figur4 3.6. $hared-Uze Pgihway alano Other Dwigna+sd Wcdunv4ya IRes3dertFlal Pathway Figure 3-7 illustrates a Wical stored-L6e pathway design that is appropriate for pathways thuough new residential developments where there is no feasible natural featrare(such as a canap to locate the pathway.The pathway is designed to accommodate two-way bicycle and pedestrian traffic.The pathway istypically locatedwithin the road right-of-wayand"allels the foacWayt"ugh the residental development, It is located on one side of the road and separated by a planting buffer 6,3 feet w1de.The pathway is pawed(asphalt or concrete)to ateet ADA requirement's, L Figare3-7. Sho red-U*o Patl way through Residential Developments in Road Right-Q#-Way Treasure Valley Rall-with-Trail Pathway Figure 3-8 illustrates a typical shared-arse pathway design for a rail-with-trawl pathway through Meridiarn. As noted earlier, rail service includes two to three trains daily that travel 2&25 mph through the citywlth active spur lines as well_The railway generahy has a 200-bnt easement_This pathway is designed to City of Meridian I Department Report IV. City/Agency Comments &Conditions D. Ada County Highway District(ACHD) CHD cod, •wrlc Pmwdpm P6d"~g.vI -Piv*d r Fine Ldnrhn+p#tmlIryWeyw CS iic✓�rwr}y CunrY+utyw e � ftui 1Nftm%Cwnrti Wi DM: ADN 9,21025 70� lawn St Gea .via email Staff Contact:KaraLeigh Troyer,planner NajmtDestrlotlorti 5LGeorgO Trip Cerwal 1m This deve4opment isesz—aled To generate%4vehilcre trios per day. 13 w*nicle gips per hour in tw Pt.+ova k fwu r.bawd orr t rw 1nK1tUtr W TrxtrspartgtiW Engineers TrlpG*mrauan Manual TP"@dttlM Comments: 'Overland Poad has an LTS 4 for cyclists and Topaz Avenue has an LTS I Conn-e cti ng}you [o more ;d!{W�}'W i�r4Y PRknSI-S-0 W F.MIRLSr�+4T 9yrr.ID-b571F-PN rQr�bigp F K F+��F7rJ-ww'.rd��dKvwg V. FINDINGS A. Annexation and/or 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; The Commission finds the applicants proposal to annex two (2.0) acres of land with the R-1 S zoning district for the development of 19 multi family units, 4 vertically integrated residential City of Meridian I Department Report V. Findings units, and 7,987 square feet of commercial space is consistent with the Mixed-Use Regional FL UM designation for this property. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds the proposed map amendment to R-15 and conceptual development plan generally complies with the R-15 purpose statement as it is contributing to a variety of residential units into the area with a commercial component that is consistent with the comprehensive plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds the proposed map amendment will not be materially detrimental to the public health, safety, and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The Commission finds City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of the city. The Commission overturned staf m fof r denial and finds the annexation is in the best interest of the city. The Commission found that the open space being provided was adequate for the development, the corrected issues were substantial enough to overcome their concerns, and that the subject development integrates with the surrounding area in compliance with the comprehensive plan. B. Conditional Use (UDC 11-513-6E) The commission 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. The Commission finds the site is large enough to accommodate the proposed use and meet all the dimensional standards of the district. This determination is based on several factors, including the applicant's functional integration with adjacent properties, revised open space that meets the specific use standards for multi family developments, the proposed open space being functional. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. The Commission finds the proposed uses will be harmonious with the Meridian comprehensive plan. 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. The Commission finds the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood as the area currently stands. City of Meridian I Department Report V. Findings 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The Commission that the subject development will not adversely affect other property in the vicinity. 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. The Commission finds the proposed use can be served adequately by essential public facilities and services, however, as previously mentioned, staff has concerns with being able to accommodate all of the easements for water and sewer while meeting landscaping requirements. 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. The Commission finds the proposed uses 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. The Commission finds the proposed uses will not involve activity or processes, materials, equipment and conditions of operation that will be detrimental to any person,property, or the general welfare. In addition,ACHD indicated Overland Road has capacity to service this development. 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. The Commission finds the proposed use will not result in the destruction, loss, or damage of a natural, scenic or historic feature. The applicant is proposing to leave Five Mile Creek open as a natural waterway. 9. Additional findings for the alteration or extension of a nonconforming use: Not Applicable. 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, Not Applicable. 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. Not Applicable. VI. ACTION A. Staff: Staff recommends denial of the proposed Annexation and Conditional Use Permits as discussed above in Section III,per the Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on November 6",2025 and it was continued to February 5t1i,2026. At the public hearing,the Commission moved to recommend approval of the subject annexation and two conditional use permit requests. City of Meridian I Department Report VI. Action 1. Summary of Commission public hearing_ a. In favor: Shirley Sterner, Shaun Wardle,Jim Escobar, and Jesse Christensen b. In opposition: Anita Gallagher,Robert Ta, l�ynette Adsitt, and Lyman Holyoke C. Commenting d. Written testimony:None e. Staff presenting gpplication:Nick Napoli £ Other Staff commenting on application: Bill Parsons and Kurt Starman 2. Key issue(s) public testimony a. On November 6th,2025 the following public comments were received at the public hearing: - Anita Gallagher: Concerns regarding overflow parking,no sidewalks along the local streets creating conflict with cars and pedestrians, density being too high, and height difference between new development and existing homes. - Robert Taylor: Concerns regarding traffic and congestion,the safety of having more units coming off of Topaz without a signal,noise, and reduced privacy from the height disparity between the existing homes and proposed new multi-family. - Lynette Adsitt: Concerns regarding traffic and safety with increased trips on Topaz and Overland, lack of integration with the existing area, and too much densi . - Lyman Holyoke: Concerns regarding traffic and safety, integration with the existing neighborhood, and having too much residential. On February 5', 2026 the following public comments were received: - Shirley Sterner: In support of the project. She is a realtor representing five(5) property owners in the county subdivision. They would like to get the highest and best value for their properties and believe this is a start to doingthat. hat. 3. Key issue(s)of discussion by Commission: a. On November 6th,2025,the Planning and Zoning Commission had large concerns with the outstanding issues that staff highlighted in their staff report. As a result,the Commission decided to continue the application to allow for the applicant to work with City Staff to fix the outstanding issues. This then leads to February 5th,2026,where the Planning and Zoning Commission still had concerns regarding open space and Five Mile Creek;however,they determined that these issues were not the individual property owners issue to solve. As a result,the commission decided to recommend approval with changes to the staff report. 4. Commission change(s)to Staff recommendation: a. The Planning and Zoning Commission recommended approval and changed the conditions of approval to remove the requirement to lose the northernmost unit of Building A and to remove the recommendations for Five Mile Creek beingleft eft open instead of being piped. The Commission would like City Council to make the decision on the piping of Five Mile Creek. 5. Outstandingissue(s)for City Council: a. -Whether the subject development is in the best interest of the city. -The UDC prohibits piping natural waterways;however,the applicant has suggested that this is their preferred option. The City Council should carefully consider whether leaving the creek open is appropriate. -Whether the open space is functional and adequate for the subject development. -Whether the subject property integrates with the existing neighborhood effectively. -Traffic and safety in the immediate area. City of Meridian I Department Report VI. Action C. City Council: Pending City of Meridian I Department Report VI. Action -. . .. J R Irk ,6"0.- OVERLAND �� " ,WIN � u f g= - 3DRG LULU OG �i 'r - _ a •� � �� W • LU spi OYERL—AN D� —� • a NunNNn i� W 1� q ► •:i�lRr!!4 !RlRr!■liR��� !\ll'Ilg iij_j " ■ J„ ,����\ •�M!!!.lR11lffR!l�Rr�� I t•F HII.4r ■ V iu - 1 a • w I OYERL--AND - - =1111 �!, ■ ���anr�nritiin■li��Ill - ,nnn. O ♦,fua frfgf ■■f■!f ra •■n■.■1_j�. ■� �►�� NOT ��+� WHOM,- _nnln ry+�+lpIP.. MUM llllllllllllllll ����■■ f ♦ r=_11111 lol a IIIIIN �tl�I�lE�l�1�11131i.n All a IN i�■ i =II101- �� .'1i 111 i -�nulu 1■Ilm�- W I\� --i - ■� C �r J ♦ ��rrrfn! ■■■!!lnaaa r.'Q •+ Q;fl%` �puuul urin�■ra+�rFW =_nwu ++In■r �` ru• life+++q����R►��t�:iiiii!n i■r■� S= -=:■■♦:V �� V ..fir.. �_ � i_G�.�Y �'• - 'r'• �� .._ of MeridianDepartment Re 11Exhibits City of Meridian Department Report VII. Exhibits C. Service Accessibility Report 10verall Score: 27 24th Percentile Location Within 112 mile of City Limits vEL OW Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Within 100 yr floodplain & < 2 acres RED Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 114 mile of current pathways GREEN Transit Within 114 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets GREEN plan) matches existing #of lanes) School Walking Proximity From 112 bD 1 mile walking Either a High School or College within 2 miles OR a School Drivability Middle or El ementa ry School within 1 mile driving GREEN (existing or future) Park Walkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits A Site Plan(date: 2/19/2026) 91EET NOTE9 COVERAGE AREA CALCULATION �3 awQw HMFV INE pELOGo ELDGH c of_ h` .xeeavEnr«m+ur.wrnw voe� _ (I ,a F �• v�Y a 5` 3 l� ] x1 I s�NNL Qxig�'L HECO ¢ �mT cgs y:R . ,,2 OVERALL LAYOUT 1 TOPAZ DEVELOPMENT N� C1, City of Meridian Department Report VII. Exhibits E. Landscape Plan(date: 2/19/2026) Ok Lt 1I JE Ae L-7-1 o N 'IlNLilHG �IIhE9 �! "--- -- o mum"-_ --y- -� —_- = - - Im L3.0 City of Meridian Department Report VII. Exhibits F. Qualified Open Space Exhibit(date: 2/19/2026) L 4 01. -777- City of Meridian Department Report VII. Exhibits G. Building Elevations(date: 1/9/2025) 2 4 Pin son& . 0 � 4¢ A -- �F.QsA'--- JJ � fkTp"3P VEA'S AA21$ 11 S 4 a s 1 � -- J �. - �� ex�xlaa .9 F. -�. �: VFwS City of Meridian Department Report VII. Exhibits 2 Q ,mmm 4 ;i. I �S�IpR ,_ J �rii kEM'S AC212 z e i I v S R JY VV U � U. n 9 - 'lei Mingo dliml ... .I. AW 12 City of Meridian I Department Report VII. Exhibits H. Annexation Legal Description& Exhibit Map LEGAL GEBMP TION FOR JASMOEORGE AMIERAMIN DES-:MMOrf m or Loie 1 and 2.&ri7 2.01 r r-;0-01 S`_.. w Ewe 3A,Naga 211M.2UL7.borlo a porban W� ou Salearl In el p*&wth. qi IA.Ld Sm ftm 16 Tas mKp 3 Nodh.Racg■1 FmI BM Ada Caunir Mahe C+eraru�he*bexrLeaeeira BASIS DF9EARM Fft ftDO FWr arrw 3.yA"2rJ 114W- ofiUn rf,TbmMW 3 NbxfA.F?mVo r WOV&r3ehle�dn ob,M,dbwn kx .j mNr.a.u•—f Ww w4'"A*W14'm'Eat2*eM Jtr 63te a aehwen alorlcrmt ko Whr Be aM 0ker. 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"he"along a twge l ane to Ine clod wilh s hMkci Of IHM 00 iMe■fiat"d 25-1917.m ar[MITWh er W 94 real WV rhDM bOM4 151 SCIO pR N14'EXI 4 dWW rimsiroo of9091 teat Sck^WW3RL Eeu a aemm3o ae 46 E3 lam; 9ti-mW045-EeaL a ftwn[a d OX 12 hw.tv ra POW OF 92 WNING- Said parcdl Bx%h sag FflF,119 spine lees a 2 44 a:Ies m7e r wa ated a wblecl Pa ai erolrq atvA+n 6+d4 da4 d dpMsal'I.tryr of re me or unwJed Et15OF MN. TKarwath 7r rt Cook F L S IMUS t nq f' 316Tr 146%W A. SWo-297 C40wer hp* f159fd 1209}16d�Sd$7 �7 OF 49 r9� U V.� s1AOA%N t 34-MECO TOW 5T GEORGEISUR4EYkLEG NSSANRERAVU14 LEGAL.04X City of Meridian Department Report VII. Exhibits CIRVETABLE FlC}C►P,pIf{Tr EG rf' �AC 1�, •*/. NG[JiP,BEM L CLrtrt .1b.A 0jLTk L.W.TH r+NGEW W.WW4r• I OWM i�r 075W 6'9Cffir 67JW 19M !r"WE ErfIA 2unu 9Q SDW 8171' ;a3& a&!7Wm'w ;o C9 IDWW SWIT flow 4460 5i lVi:yE 90.eT L.rCF 0 ' �+�f I 2R7KN[DR*DWI UF96 NOTED z a7.0m&qA ler ii � PFS>}� 4Q ac I 1 J J.2 NI C4Fc M 7nLkatrt+s`oFxo 6P1.51'93. 17 FLSIFi61:YR1PRA9'ATE6 rc%Am sw nEmAR AB%oTm C 'E ANKH „57 r'OINT Of 11OGT444n 150.CEN[R LJFfi � I — — d4LXi1+1,T LIhE Fibl} ��r•T t4F SkxV I HF. 46 ac. I 71E JNC PLC 12M rlfllll:lull.mill +7 1.9 L OYt�rli RO Rd R I;�C+7fl ]try E�MSS !6 Swmc Cot ik7'7L17'E 266289 JGJM 0 AWAAWW bWLAV FM HtlCID EN04MMF 9 BASIS QT OCARINA ALL e•L43TO I AND 7 ok4bs 2.OF Tl#,ffflk x8Ghd16FJ 6L7{'rL Sd,P.4.^.E td y2-26'8?EIENO A THE SDUTH LIFE 4OF THE 9OLITHME7 W OF ElE0-11ON H,TOWNSHP.I PORIDM OF THE MULHEMT 7r4 OF TH86bUMMICT r46AIIKA%1fE I Wt.RNM hEMIAn WEN AS kUTH W' 'I20 EMT 1N.4r',RCr1pN 1t.TWn4�7NdIChIi.IE4F�KT �fl Y.{�IrR'.IA1T Am mAYMt€sHtWft%NOmuut"hyrm TO 012=%YET CAR.T.iN.-ALA OOLFITV IDW-B Skl Oct Yl. t I El I-n133.WED TOPAZZ.DWLAr,vyp w r. City of Meridian I Department Report VII. Exhibits