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Home My WebLink AboutCC - Department Report for 7-23 COMMUNITY DEVELOPMENT C�E IDIAN*-- DEPARTMENT REPORTO °AHO HEARING 6/23/2026 Legend =4 DATE: Project Location m "; Area of Impact TO: Mayor&City Council W City Limits ? = I FROM: Nick Napoli,Associate Planner O Analysis - = - - 1.' . .i 208-884-5533 ; -- ' R nnapoli@meridiancity.org APPLICANT: Amanda McNutt ... ..... SUBJECT: H-2026-0014 t Apex Zenith �, s LOCATION: Located at the southeast corner of Meridian Road and Lake Hazel Road in a portion of Lot 4 of Section 6, T.2N., R.1 E. I. PROJECT OVERVIEW A. Summary Amend the existing development agreement(Inst. #2025-010344)for the purpose of modifying the phase 1 road frontage landscape improvements. B. Recommendation Planning Division: Approval with amended development agreement C. Decision City Council: Pending D. Table of Contents Community Metrics.............................................................................. II StaffAnalysis..................................................................................... III City/Agency Comments and Conditions...................................................... IV Action.............................................................................................. V Exhibits............................................................................................ VI City of Meridian I Department Report I. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Vacant - Existing Zoning C-G(General Retail and Service Commercial District) VLA.1 Proposed Zoning C-G(General Retail and Service Commercial District) Adopted FLUM Designation Mixed Use Regional VI.A.2 Table 2: Process Facts Description Details Preapplication Meeting date 3/24/2026 Neighborhood Meeting 3/18/2026 Site Posting Date 06/11/2026 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 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. History Apex Zenith was annexed and rezoned in 2024, followed by a preliminary plat on the north portion in 2025 and a final plat in 2026. Phase two(2)of the development has not been submitted yet; however,the applicant has indicated that they intend to submit a preliminary plat for the rest of the development. As part of the annexation and rezone process,the applicant entered into a Development Agreement that included requirements for landscaping to be installed along all roadway improvements except for a portion along Meridian Road that City Council granted deferment on. The applicant is now requesting the landscaping along the southern portion of the site be deferred to the future preliminary plat for phase two(2) of the development. B. General Overview The applicant is requesting to modify development agreement provision i.2 and the associated exhibit to allow for the landscaping improvements along the southern'/4 mile of Optima Avenue, Meridian Road, and a portion Aristocrat Drive to be deferred to their future submittal of a preliminary plat for phase two(2) of the Apex Zenith Development. The applicant's narrative states the main reason behind this request is to avoid installing and potentially damaging or removing the landscaping with future construction of phase two (2). In addition,these landscaping improvements are tied to the first certificate of occupancy(Costco)within the Apex Zenith development. The reason these landscape buffers were required with phase one(1) of the development was due to the applicant constructing roads outside of the subdivision process which did not provide a mechanism for staff to allow for the phasing of these improvements. The applicant requested the southern'/4 mile along Meridian Road be deferred due to the outparcel being present. Ultimately, City Council approved the applicants request to defer the southern'/4 mile along Meridian Road. The applicant has indicated that they will be submitting for phase two(2)of the Apex Zenith development in the near future which will require a new preliminary plat to be submitted. However, staff has not received an application including the new plat at this time. Staff does not support the applicants' request as presented in their narrative. However, staff does support the request provided that a performance surety is posted for the deferred landscaping improvements. This requirement ensures the City has a mechanism to require completion of the improvements in the future,regardless of the timing of subsequent preliminary or final plat(s). Staff notes that the improvements being deferred are landscaping only and pedestrian connections will still be installed with the associated roadways. C. Development Agreement Modifications Existing: Install landscape buffers as shown in Exhibit F: Landscape Buffer Exhibit of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit`B." Proposed: Install landscape buffers as shown in exhibit D: Updated Landscape Buffer Plan and post a performance surety for the remaining improvements that will be released upon completion of the remaining landscape buffers. City of Meridian I Department Report III. Staff Analysis IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1.1 The amended Development Agreement shall be signed by the property owner(s) and returned to the Planning Division within six(6)months of the City Council approval of the Findings. The addendum shall incorporate the following: a. Modify Provision i.2: Install the landscape buffers as depicted in Exhibit C,titled "Updated Landscape Buffer Plan," and provide a performance surety for the remaining improvements prior to the issuance of the first Certificate of Occupancy within the development. V. ACTION A. Staff: Staff recommends approval of the requested Development Agreement Modification per the conditions of approval included in Section IV. B. City Council: VI. EXHIBITS A. Project Area Maps 1. Zoning Map Legend I ,1 AUEME C Project Location Area of Impact R-.B R-2 OAnalysis Rr-153 M RUT C-G C-2 1 -- RR R-4 Ci1a- City of Meridian Department Report IV. City/Agency Comments &Conditions 2. Future Land Use Legend NIU 'C Project Location m ®® Area of Impact OAnalysis Density -- Residential / F ;r f-I MU-RG Med-High Density Residential Low Density k , fResidential 3. Planned Development Map Legend - Project Location -F= City Limits Planned Parcels Area of Impact O Analysis T - _i1, 1 _- I Illlllll 1 1 I I 1 I I I I City of Meridian Department Report VI. Exhibits B. Original Landscape Phasing Plan(date: 2/19/2025) City of Meridian Department Report VI. Exhibits C. Updated Landscape Buffer Plan (date: 3/31/2026) Landsc�ape = Lake Hazel Rd associated with Retail Apex Zenith �,� Apex Zenith Anchor and Subdivision Development Apex Zenith Agreement Subdivision Boundary 4 JILWID Retail Anchor C Z m C Improvements O c "Future proposed to be COD Lm om cil—tom required Wkrh - Subdivision Future 0 Momentum City of Meridian I Department Report VI. Exhibits