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HomeMy WebLinkAboutZ - Approved Findings CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C��(IEFI DIAN�- AND DECISION& ORDER , In the Matter of the Request for Development Agreement Modification,by Sandee Transtrum, Biltmore Co. Case No(s). H-2026-0008 For the City Council Hearing Date of: April 21, 2026 (Findings on May 5, 2026) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of April 21,2026,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of April 21, 2026,incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of April 21, 2026, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of April 21,2026, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of April 21,2026, incorporated by reference. The conditions are concluded to be FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(LEDGES BUSINESS PARK MDA-H-2026-0008) - I - reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for Development Agreement Modification is hereby approved per the conditions of approval in the Staff Report for the hearing date of April 21,2026,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat,or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC I 1-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat,combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 1I- 6B-7C). Notice of Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, acquire building permits,and commence construction of permanent footings,install underground City utilities,or record a final plat. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.G.1,the Director may authorize a single extension of the time to commence the use not to exceed one (1)two(2)year period.Additional time extensions up to two (2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the conditional use comply with the current provisions of Meridian FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(LEDGES BUSINESS PARK MDA-H-2026-0008) -2- City Code Title I I(UDC 11-5B-6F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter.When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67,Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of April 21, 2026 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(LEDGES BUSINESS PARK MDA-H-2026-0008) -3- By action of the City Council at its regular meeting held on the 5th day of May,2026. COUNCIL PRESIDENT JOHN OVERTON VOTED COUNCIL VICE PRESIDENT ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER LUKE CAVENER VOTED COUNCIL MEMBER LIZ STRADER VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 5-5-2026 Attest: Chris Johnson 5-5-2026 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. 5-5-2026 By: Dated: City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(LEDGES BUSINESS PARK MDA-H-2026-0008) -4- EXHIBIT A (COMMUNITY DEVELOPMENT (�/-WERIDIANI-- DEPARTMENT REPORT I D A H D HEARING 4/14/2026 Legend ®®� DATE: C� Project Location F ®® TO: Mayor& City Council :::Area of Impact �� • �� _' 4= City Limits FROM: Linda Ritter,Associate Planner 0 Analysis 208-884-5533 fritter@meridiancity.org APPLICANT: Sandee Transtrum, Biltmore Co. M I'I - SUBJECT: H-2026-0008 Ledges Business Park-MDA ELI LOCATION: 4120 and 4096 N. Linder Road, located in the Southwest '/4 of the Northwest '/4 �of Section 36,Township 4 North,Range 1 West. Parcel Numbers R5186200100 ' and R5186200200 I. PROJECT OVERVIEW A. Summary The applicant is proposing to modify the existing Development Agreement(Instrument No. 106165912) for the existing 2.28 acres. The modification will allow additional uses in the L-O zone for parcels within this development. B. Issues/Waivers None C. Recommendation Staff recommends approval of the Development Agreement modification to add additional uses on parcels within this approved development. D. Decision Approved with Conditions City of Meridian I Department Report I. Project Overview 11. COMMUNITY METRICS Table 1•Land Use Description Details Map Ref. Existing Land Use(s) Office and accessory storage - Proposed Land Uses) Office - Existing Zoning -p L-O VILA.2 Proposed Zoning L-O Adopted FLUM Designation Medium Density Residential VII.A.3 Proposed FLUM Designation Medium Density Residential Table 2:Process Facts Description Details Preapplication Meeting date 12/9/2025 Neighborhood Meeting 1/22/2026 Site posting date 4/7/2026 Note: See section IV. City/Agency Comments&Conditions for comments received. City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:R5186200200 Date Retrieved:2026/2/ 17 Parcel Count Parcel Acreage Infill Indicator: 2,827 Surrounding Area IV 49 % Not city 1,677. ® City Limits 3,396 7 ■ Not City Household Household& Population Growth Households 02020 Population Change:4.9°I° Population ■Growth (Household and Population Change since 2010 Decennial) 10,000 20,000 30,000 Use Types Residential Addresses All Addresses ■ Single-family is 3%2% 12% Multi-familygg ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 200 400 600 800 0 200 400 600 ■ Single-family ❑ Multi-family City of Meridian I Department Report II. Community Metrics 2.00 X-V 3,000 Single-family y 2,500 A 1.50 +' Residential 2,000 Parcel Diversity a 1.00 1,500 U 0 Parcel Count 0.50 1,000 500 a Average Acres 0.00 0.00 4.11 0 R-2 R-15 Average Single-family Density by Zoning Average 10.00 �9.07 ResidentialDensityL V 0 6.22 5.00 �4.19 5.13 0.00a.aa Dwelling Units 1 Acre R-2 R-4 R-8 R-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary Ready Marginal Caution pro" �r Q �- Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview Medium Density Residential The Future Land Use Map(FLUM)designation for this property is Medium Density Residential. This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. In 2006,the subject property received annexation and preliminary plat approval for Whitewater Subdivision(also known as Redfish). The parcel in question received the L-O zoning district. However,the preliminary plat was never finalized or recorded. Prior to the approval,the City had recently approved Resolution No. 04-0454,which amended Chapter VII, Section 1,of the Comprehensive Plan to include the following language: "At the discretion of City Council, areas with a Residential Comprehensive Plan designation may request office uses if the property has frontage on an arterial street or a section line road and is 3 acres in size or less in size." In this instance,no ancillary commercial uses shall be permitted." The current Comprehensive Plan states, at the Council's discretion, areas with a residential Comprehensive Plan designation may request an office use if the property only has frontage on an arterial street or section line road and is two acres or less in size. The proposed development was restricted to professional and medical offices uses through the Development Agreement and the recent Comprehensive Plan text amendment. The office uses were determined to have a low-impact on the surrounding properties and would not compromise the integrity of the surrounding residential district. As the project takes vehicular access from N Linder Road,an arterial, and would not disrupt the nature or character of the neighborhood. Council needs to evaluate whether or not the uses being proposed(personal services, social services, a day care center with a Conditional use Permit)are appropriate for the"office" designation of the L-O zoning district. The L-O zoning district is primarily for office centers and adaptive reuse of residential structures with limited hours of operation. Table 3:Proiect Overview Description Details History AZ-05-021 (Whitewater Subdivision,f.k.a Redfish;PP 05-021; DA Inst.#106165912); SHP-2022-0015;A-2020-0203 (MBG Office Building CZC&DES) Acreage 2.28 Lots 2 B. History In 2022, a short plat application for Ledges Business Center(SHP-2022-0015)was approved and recorded, subdividing the existing parcel into two(2)building lots for future ownership purposes. The subject property is located directly north of Sawtooth Middle School and takes primary access from N. Linder Road. The two(2)lots share a single common access drive.A secondary access point located on the side of the property is limited to emergency access only,in compliance with UDC 11-3A-3. Lot 1, Block 1 is developed with a 20,000-square-foot,two-story office building(A-2020-0203). An existing accessory storage building is located on Lot 2,Block 1. A condition of the approved was required and states the following: City of Meridian I Department Report III. Staff Analysis • Lot 2,Block 1 is a non-buildable lot until such time as the existing storage building is removed,converted to an office use, OR remains as an accessory storage building to the new office building on said lot with a future CZC and DES application. Per the applicant,the accessory storage building will remain on Lot 2 and continue to be utilized as an accessory storage building. The applicant is requesting approval to retain the structure and allow its use to continue. C. Development Agreement Modification The applicant is proposing the following modification to the existing development agreement to correct what they believe is an error in allowable uses under the property's original development agreement. The proposed change is as follows: 6. 1. " Owner/Developer" shall develop the " Property" in accordance with the following special conditions: 1. Uses within the subdivision will be limited te pr-efessional and fnedieal effiee Uwe Change to the following language: 1. Uses within the subdivision will be limited to professional services,personal services, and health care or social services,or a day care center with a Conditional use Permit. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division The amended DA shall incorporate the following modification: 6. 1. " Owner/Developer" shall develop the " Property" in accordance with the following special conditions: I. Uses wit-hin the subdivision will be lim4ed to professional and medieal offiee use on! Uses within the subdivision will be limited to professional services and personal services. a*d Healthcare or social services or a day care center will be allowed with an approval of a Conditional Use Permit. The Conditional Use Permit may require a traffic analysis at the discretion of the City of Meridian. B. Meridian Public Works No Comment as there are no changes to the approved services. C. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridianciU.oLgzl ebLinkIBrowse.aspx?id=430096&dbid=0&repo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments &Conditions V. ACTION A. Staff: Staff recommends approval of the Development Agreement modification per the amended changes above. B. City Council: The Meridian City Council heard these items on Apri121.2026.At the public hearing.the Council moved to approve the subject Development Agreement Modification request. 1. Summary of the City Council public hearing: a. In favor: Jason Polson representing the property owner.Rama Group LLC:Jeremy Amar b. In opposition:None C. Commenting: Jeremy Amar d. Written testimony:None e. Staff presenting application: Linda Ritter f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by City Council: a. Uses allowed within healthcare and social services that would be in close proximity to the adjacent school. 4. City Council change(s)to Commission recommendation. a. Uses within the subdivision will be limited to professional services and personal services. Healthcare or social services or a day care center will be allowed with an approval of a Conditional Use Permit. The Conditional Use Permit may require a traffic analysis at the discretion of the City of Meridian. City of Meridian I Department Report V. Action ' 1 1 ct Location MIS -. of Impact • 1kx N' 'TVtAff Analysis —ate Fi f ' R FI .Lu ?. 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Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2019-0094 H-2020-0004 H-2020-0081 H-2021-0061 H-2021-0071 H-2021-0102 H-2022-0026 H-2022-0086 H-2023-0021 H-2023-0035 H-2024-0036 H-2025-0035 Nearby Recent Conditional Use Permits(within last 5-years) H-2019-0109 H-2020-0092 H-2020-0112 H-2021-0071 H-2021-0102 H-2022-0005 H-2024-0060 H-2024-0073 City of Meridian I Department Report VI. Exhibits B. Subject Site Photos r Y f �IGf�.�k70BdiWi� e *I • a T. 1p 0 t 4 F r I� J i * 46 { + AL f� y City of Meridian Department Report VI. Exhibits C. Service Accessibility Report PARCEL R5186200200 SERVICE ACCESSIBILITY Overall Score: 32 69th Percentile Criteria Description JL MP" Location In City Limits GREEN Extension Sewer Trunkshed mains ¢ 500 ft. from parcel GREEN Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN Ernergency Services Fire Response time < 5 min. GREEN Reporting District meets response time goals some of Ernergency Services Police YELLOW the time Pathways Within 114 mile of current pathways GREEN Transit Within 114 mile of future transit route YELLOW Arterial Road Buildout Status LJltirnate configuration (# of lanes in master streets GREEN plan) matches existing (# of lanes) School Walking Proximity Within 112 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either a Regional Park within 1 mile OR a Community Park Walkability Park within 112 mile OR a Neighborhood Park within GREEN 114 mile walking Repot gene•ated on 02-17-2026 by MERID.Ar,,',.,.,:tter City of Meridian I Department Report VI. Exhibits A Site Plan(date: 5/8/2021) �gyQ KEYNOTES ® `wawa. ------ -------------------- ' a x 1 p '• ....,..., � � al I I I i �.... .® I Ik.l. li i li � 0 a-' a z a U o w Q 0 3 a s 0 -------- '-a - ---- tz 0 a 0 ® _ p , a ---. ~ a a a ! - --------------- REISSUE��EKq�RE SHEET w o J 5-0-202 N N j r ' 3.2 City of Meridian Department Report VI. Exhibits E. Landscape Plan(date: 4/2/2022) to vLj jOw v rtw o ink, � � � � c✓ ,P � �..,��„� I .a_ _as bx a - - � � Oj •TREE RANTINb/bTAKIN6 it- •---- w� w .« P AE�wm ,rf Q • •• I ". vex m.q,m».:.x.. _ M� , ,— O O SHRLB RANTINb �p ZQ PLANT SCHEDULE NOTES ' ,^ Z _ eman«w•a.x�o�x.a.a.ou.muo.� -_ i�/' "/O// M...w�- .�..��,.w..rrcw.w.. ��•,..w.r.ax.�..x:.o.x:.„o.„a, f INk�,. RANTER GUT BED EDGE �Aw ...M M`"� ...�o» .a�.,.��. �.,..�,Q,..x�,•„w.vx.2x.•.x�« LANDSCAPE CALCULATIONS •.nx• LAWSCAPE PI L1.0 City of Meridian Department Report VI. Exhibits F. Final Plat Plat Showing o © Ledges Business Center Subdivision Located in the Southwest 1/4 of the Northwest 1/4 of Section 36, sssiran2 Township 4 North. Rcnge 1 West,Boise Meridian, My of Meridian.023 Ada County, Idaho. __-_____ T__-_ __- 2 : - - j li 1 _ I, I 1 1 O �L a w.n�a,.,..m"n•�sem •�q i Q i ' O tl� a..a.,is.r i I vi..ynu.. f i aed,I I i _ i i u�mw I j I ' i i .- _-- - ".."wm Drys ii I.°.w•n�a w,v"..ea` In.m o�... i�I 7. I.y 1)779 Ay ' q Book Poge ' I qed Pobt of '' Innlnq � HIa IDAHO ___ _" yt_ si.' .m SURVEY •' "'° s,"e wf GROUP,LLC Ledges Business Center Subdivision --- ----------------------- �L I a I .• 5 Y Ik LeI I i OO ------ e ti.r - I I 1� j --,nano �o�.n�• IIj I I j ! Ip Ow V 11 � 1- I li I I b I I iG j` - oa raw nee nw•ww xuv,sn•r je,r sw 9,..E,n x.w 1 cu nie�.w mee.m �°n°ec. Ni,779 $ Book Page IDAHO - SURVEY "o.zzo- GROUP,LLC '""•"°'"�""`�` City of Meridian Department Report VI. Exhibits Ledges Business Center Subdivision CertIFlcpte Df Dwnerw w Uvt The wpmv OPa LLC,a•Itlahv tmnetl tlpbnryy cwrowY 4 tNe Pntm of Ue ppmty aamllpa a�rW�L In ibe 9mmmat I/w IN be NOMseal t/d A 3ecppn SO.TvnnMb s NwiM1.avnpd t WwLAgolee Merldlon.dcllPy oidMwldlun.wm Cmnty.Idpbv mvn pprtlmmrly dmrbrtl a.Mvnx m nemg at a t/d cmn vm a5 orw b Srct'rpnr 3�,35.!3 ntl 30.t>-w-.t21 w.,cu Y EasL Z63Aa2 f+et U - uon 3d.9mU F9Vq'Sq'Fdrl,d6W 1.ee mime rear rant-ef-wY Ime^ef Uenw ca wld rwt right-M-wvY tme,xe Y t-at ue.es ra 9,Felanrn PeM 4ubdidrkn Np.v as Wed b Boat g9 et w¢b e[ qn BAB mtl q3�,.eevm oleytlev g83T3F'Emt,325.N2 Rxt m[nr NdriM1wwt comer IN Let 9.91m%H of aola 9dtlnm PaA th—an Pp1d It—mn1—NNa N tOWW wart 2353q rest tq tbd REPL POINT OF gEgN"NO, rwy mtlutlr Ue dbdw d IPIP­rty m Ute Pmt.Yne rmemmm e agit m "I"Piem mpeent Ue euePII fmt Cey&Pte Pf Swyavm cefy".Mceim vereny Uet I pm see by Ue StpW el leenq nd Nat dlr plat yr drrwNad F Ue an III— ' te ar Ox�wi le ben hm�w vclPPl dm modem U aupr�lrlm d Pccur¢tMy 1—tM1a pobb plgttetl Thwmn,I. It m anfwmAy h(hperleemn xltn U.stab IN mm�o ma.� q p ana ya SYete Pt IdMo�° rw°ty qr aad mx�s"—ear m3es noaa.p �,,a uno _ do befiWf If rMtl:mlted IkbgnY PP oany a.d evlmneeawe to In.mII:�cPil Ulu P l Ibbi�lr.IT—elawbd 11779 tit wh re.rtpea. 1.1.11 ly III and I—my P-1.evl the r y.o In Ub—N— MI. tear M.ux<relnm .,yF IY� P Ls.Nq tenq GKA d�cnu`ro�' la�e.�c.plrn gwlNn¢Itit� laune i '�F_ji ePPM Puge h IDAHO Fisc SURVEY e n3 4 GROUP,LLC " Ledges Business Center Subdivision Health Capllflpate Cmtlpcete DF C ,,ty Sursater t[IMthg N...�grylmr W opy�owl- tnt�qut a umu�n wmplin wnn ma stota w laono tom ratotngy�It�lbvl tll In osmrtlmce xIU 5ectlm 50.13N,Idbw Cede.by Ue "aYa en d P an AL 2l XSYfs9s3 _- �\ -X.^faf A to pat. App—I If Ad,C.,(y KiI DI¢!rie! certlMate Pf c—ty Tmgaurer The krpwng plot Commkavnse„rnY 0U rm y vlS N )—A� M. Hlgso (C. yw�gNmq ura . aurcr f 1rd 1 th..Ee. Ixn <d7P4".'I" QY.Pd ttyA ed/v,a51np1Fer Net rleph'qtY.pira ef na Y npaIn Mu A't— s rtrnge�almmns tm tt .oyf Pf City Enq.— CwmtY Rwwrtlarw C-N Pte aaa...lga.a,ctr T.ivr..N ace m.U. Y M.bla,,am Cw•tN 1001q h y mpran 9mer M leans m. uh plol. Owm1v of•de / i I nveeY Inu�mule Instrument eve flee Pe the»aueeta°Y ad,o 5 1 e m b.Pa+t�L_o'aoct$LL -,h UI 3p$�in x3 �}�viP o gw 1b68`l q 2Cp92 newm�l uu r�d�oloa4i ty Fnglnrx tiw.�4b r Fm t�-l'p ru,.k r, li Apt—,Ol of Crty 0—a y Fs-0/nda aeceraer eeregnne.tiro�nrtae p IN.1L a rnmy ��_i cae may� o Wtlnwa w•, _d`�-:.f.,i� lulu fq� .evh'at F,v4 °erq m"y�aP BPgk PPge IDAHO SURVEY ool�,moo, -...... ., ..-._....- .,.,,w sneers}or} GROUP,LLC w°�,tw.i mmEvcal City of Meridian Department Report VI. Exhibits G. Conceptual Building Elevations Ell mil b� G FRONT ELEVATION lT CONarf5 VEYVFp510N51 FP F� f� ® ® m PQ - r r - 0 El El 01 Ell 0 r - TM �.... IZK,UT C I G yATIoN UINP7 FFACING)CONCTT5 City of Meridian Department Report VI. Exhibits VII. ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days. Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases, and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area.Mixed Use areas across arterial roadways are distinct, separate, and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency, etc.).Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size,configuration,right-of-way, and other factors. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. C. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. D. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go City of Meridian I Department Report V11. Additional Notes&Details for Staff Report Maps, Tables, and Charts conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians,nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan(IFYWP). The IFYWP marker(yes/no)indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP). The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VII. Additional Notes&Details for Staff Report Maps, Tables, and Charts