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Home My WebLink AboutPZ - Applicant's Presentation Updated for5-28 H May 28, 2026Planning and Zoning Commission SubdivisionMcUstick0007-2026-0059 & H-2025- Location Map ramp-16 on-rd 1/3•BypassUstick and McDermott 4 acres on NE corner of •2 Location Map Durango on access. Coordinating with •3 Concept Plan 1b-9C.1a-3B-Added landscape buffer per UDC 11 but sod and plants will be allowed.No trees will be allowed in the easement, •location.NMID supports access/maintenance drive •NMID prefers drain to be piped.•100’ wide easement whether piped or not.•NMID Coordination4 lots–Prelim Plat •(Community Commercial) zoneC -Annexation and Zoning to C•CommercialComprehensive Plan Amendment to •Request: •4 Auto at Ustick Rd Interchange)76,000 vehicles per day by 2045 (Up to 110,000 •in vehicular transportation infrastructure700 million investment -$600•84)-44 to Interstate-State Street (SH–16-SH•5 centric Private Investment-centric Public Improvements Drive Auto- 6 centric Private Investment-centric Public Improvements Drive Auto-Auto vehicles per day35,000 -28,000•in vehicular transportation infrastructure$10 million investment •Widening to 5 lanes; signal at McDermott & Ustick Rd.•Black Cat to McDermott Rd.–Ustick Road • 7“No mitigation is required … ; no alternative mitigation is required”•constructed with Ustick widening.–Hawkins to pay for frontage improvements •ACHD approved this project with standard conditions.•We provided a TIS at the request of City of Meridian.•Neither ACHD nor ITD requested a Traffic Study for this project.•oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto “Autonew trips or truly diverted Only 33% of trips to the site are either •by trips”.-Traveled because they are “passVehicle Miles reduceof the customers visiting our site, these uses will 65%For •8 oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT- 9 oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto counting trips.-Avoids double•by and captured trips. Only counts new and diverted trips.-Removes pass•development is expected to consume.proportional cost of roadway capacity that a new Impact fees measure the •.that developmentexpanded roadway infrastructure needed to accommodate the traffic generated by fund the construction of new or time charge assessed on new development to -One•Impact Fees can tell us a lot about… impacts!• 10$724,920 (per acre = $97,962)----------------------------------$12,082 ): 60 x thrus-Shopping Center (60,000SF, no driveDayspring Commercial (7.4 acres immediately South)$386,624 (per acre = $104,493)----------------------------------$12,082 ): 32 x thrus-Shopping Center (32,000SF, no driveDurango Commercial (3.17 acres immediately east)oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto$191,000 (per acre $47,750)----------------------------------Gas Station: 10 x $13,144Coffee Shop: 1 x $2,940Food: 2 x $24,646-FastOil Changer: 2 x $4,312 OUR PROPOSAL (4 acres) “Auto$185,696 (per acre $46,424)----------------------------------$5,803Family Homes (8 du/acre): 32 x -32 SingleDensity Residential-Medium$191,000 (per acre $47,750)--------------------------------- -Gas Station: 10 x $13,144Coffee Shop: 1 x $2,940Food: 2 x $24,646-FastOil Changer: 2 x $4,312 OUR PROPOSAL oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT- 12 oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto commercial uses than any other commercial use.16 will travel less time and distance to access our -Any current or future resident within this box that is using Impact of “noise, light, and odor” on Residential Development?: 2,951+ 1,629 = 4,580 Vehicles Per DayMcUstick: 4,337 Vehicles Per DayMcHurtreyUSTICK: 35,000 Vehicles Per Day 13 14 184’Landscape Buffer Proposal 15 Landscape Buffer Proposal How do other buffers compare?home and nearest commercial use3x distance between McUstick Dayspring Subdivision Commercial 16 17 McMillan and Locust Grove Rd How do other buffers compare?Pine & Ten Mile Rd 18 Fairview and Venture140’McMillan and Linder Rd How do other buffers compare? Impact of “noise, light, and odor” on Residential Development?: 2,951+ 1,629 (Durango Commercial) = 4,580 Vehicles Per DayMcUstick: 4,337 Vehicles Per DayMcHurtreyUSTICK: 35,000 Vehicles Per Day 19 Impact to Residential Development?.impactreducingfurthersite,theintotrafficminimalmoreevenbewillthereUstick,ontrafficminimalistherewhentimesAt.tripsby-passbewouldsitethetotrafficthisofMost•.residents futureoflifeofqualityonimpactnegativedramaticabewouldtheresite,subjecttheondevelopedwerehomesIf•.proposedcurrentlyaretheywherethanodorandlightnoise,byimpactednegativelymorefarbewouldRdUsticktoadjacen tUnitsResidential•20 21 limited from 6:00 am to 11:00 pm unless extended with a Conditional Use Permit. per day, 7 days per week. Business hours of operation of additional tenants shall be The future tenant of Lot 1, Block 1 shall be allowed to operate 24 hours Proposed 1.v.: Condition 1.v. Modification Summary.selectionsitetomarketofamountextensiveanuserstheseofEach.sitethisonsupportcanwethantenantsmorefromhaveWe•.currentlyaretheywherethanodorandlightnoise,bynegativelymorefarbewouldRdUstickonUnitsR esidential•.du/acre8atUsesResidentialtointensityinsimilarandusescommercialotherthannetworkroadwaythetoimpactfullessareproposingareweusesThe•.uses-autodrivesinvestment-Auto•22 Request for DA to allow for site prep and building permit issuancefinal plat.: Up to one building permit may be issued prior to recording the Condition 10recording the final plat.utilities, parking fields, and pedestrian pathways, may occur prior to : Preparation of the site, including installation of the drive aisles, Condition 9Proposed Conditionsbuilding permit prior to recording the final plat.to complete site work associated with commercial uses and receive a single Because the site is currently a single, buildable parcel, we request the ability 23 Modify DA Condition 1.iv.Ri/RoTemporary from the Durango Commercial Drive Ailse. Subdivision McUstickUstick Rd and connected to until such time that Dayspring Rd is completed from out access to W. Ustick Rd. is allowed -in/Right-Right•Proposed Condition1.iv.: •3. -3A-UDC 11Access to W. Ustick Rd is prohibited in accord with •Condition 1.iv.•Coordinating with Durango on access. •24 Modify DA Condition 1.iv.Ri/RoTemporary from the Durango Commercial Drive Ailse. Subdivision McUstickUstick Rd and connected to until such time that Dayspring Rd is completed from out access to W. Ustick Rd. is allowed -in/Right-Right•Proposed Condition1.iv.: •25 Remove DA Condition 2.ii.impact to adjacent residential uses.to commercial development and minimizes Dayspring Way provides local road connectivity •the property to the north. connection with pedestrian facilities on each side to foot wide drive aisle -Depict a minimum 20•Remove Development Condition 2.ii. •Coordinating with Durango on access. •26 Remove DA Condition 2.ii.connectivity directly to our siteDurango Conditions do not require vehicle •impact to adjacent residential uses.to commercial development and minimizes Dayspring Way provides local road connectivity •the property to the north. connection with pedestrian facilities on each side to foot wide drive aisle -Depict a minimum 20•Remove Development Condition 2.ii. •Coordinating with Durango on access. •27 Thank you!Thank you!with updated DA Condition 1.iv., 1.v., 9, and 10 and removal of Condition 2.ii.0007 to City Council -2026-0059 & H-2025-Please recommend approval of Hand future residents of Meridan.For these reasons, a CPAM to accommodate our proposed uses benefits current 28 29 limited from 6:00 am to 11:00 pm unless extended with a Conditional Use Permit. per day, 7 days per week. Business hours of operation of additional tenants shall be The future tenant of Lot 1, Block 1 shall be allowed to operate 24 hours Proposed 1.v.: Condition 1.v. Modification Request for DA to allow for Site Prep and building permit issuance”.platfinaltherecordingtopriorissuedbemaypermitbuildingonetoUp:10Condition.platfinaltherecordingtoprioroccurcanpathways,pedestrianand fields,parkingaisles,drivetheofinstallationincludingsite,theofPreparation:9Condition 30 31 Landscape Buffer Proposal Market Analysis?Value Permit Commercial Total in Million 391$•ValuePermitResidentialTotalinBillion1.1$•Permits Commercial 118•PermitsResidential462,4•:ValleyTreasuretheforReportMarketLand20253QTOK’sP er•.optionsretailmoreforneedthehighlightingpermits,commercialtoresidentialofratiohighawithValley,Treasuretheinconstructionresidential.vscommercialinimbalanceanisThere:wide-ValleyUnderbuiltisDevelopme ntCommercial•.selectionsiteoptimizetoanalysismarketofamountextensiveanperformsuserstheseofEach.sitethisonsupportcanwethantenantsmorefrominteresthaveWe•.TenantsCommercialforsensemakesthatlandfindtoisJ obOur•32 Commercial Land Availability and Surrounding FLUM Landuse Regional -Lack of availability of Mixed 33 34 oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto 4300 Fairview AvenueValvoline and Human Bean Coffee Shop at parked on site near GreenbeltGreen Acres Impact Fee: 3x Food Trucks Thru Coffee Impact Fee example-Green Acres Food Truck Park vs. Drive• 35 supportednotbendsdegree90•”48betoanticipatedsizePipe•.allowedbewillplantsandsodbuteasement,theinallowedbewilltreesNo•locationdriveaccesssupportsNMID•pipedbetodrainprefersNMID•.notorpipedwhethereas ementwide’100•Coordination with NMID “Autooriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-