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Home My WebLink AboutCC - Applicant's Presentation for 7-14 H July 14, 2026City Council 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 Condition 2.ii.and 10 and removal of updated DA Condition 1.v., 9, recommended approval with On May 28, PZC access and site plan Coordinating with Durango on 3 Concept Plan 1b-9C.1a-3B-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 We agree to ACHD conditions of approval.•“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 existing trips that were already on the road.-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 1b-9C.1a-3B-Landscape buffer per UDC 11 184’Landscape Buffer 15 Landscape Buffer How do other buffers compare?homes and nearest commercial usehas 3x distance between nearest 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,theintotrafficlessevenbewillthereUstick,ontrafficminimalistherewhentimesAt.tripsby-passbewouldsitethetotrafficthisofMost•.residentsfutureo flifeofqualityonimpactnegativedramaticabewouldtheresite,subjecttheondevelopedwerehomesIf•.proposedcurrentlyaretheywherethanodorandlightnoise,byimpactednegativelymorefarbewouldRdUsticktoadjacentUnitsR esidential•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.: Recommended Approval by PZC–Condition 1.v. Modification 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 22 Remove DA Condition 2.ii.vehicle connectivity directly to our siteDurango Conditions do not require •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. •23 Summary.selectionsitetomarketofamountextensiveanuserstheseofEach.sitethisonsupportcanwethantenantsmorefromhaveWe•.currentlyaretheywherethanodorandlightnoise,bynegativelymorefarbewouldRdUsticktoUnitsR esidential•.du/acre8atUsesResidentialtointensityinsimilarandusescommercialotherthannetworkroadwaythetoimpactfullessareproposingareweusesThe•.uses-autodrivesinvestment-Auto•24 Thank you!9, and 10 and removal of Condition 2.ii.0007 with updated DA Condition 1.v., -2026-0059 & H-2025-Please approve H10 and removal of Condition 2.ii.On May 28, PZC recommended approval with updated DA Condition 1.v., 9, and and future residents of Meridan.For these reasons, a CPAM to accommodate our proposed uses benefits current 25 26 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•27 Commercial Land Availability and Surrounding FLUM Landuse Regional -Lack of availability of Mixed 28 29 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• 30 supportednotbendsdegree90•”48betoanticipatedsizePipe•.allowedbewillplantsandsodbuteasement,theinallowedbewilltreesNo•locationdriveaccesssupportsNMID•pipedbetodrainprefersNMID•.notorpipedwhethereas ementwide’100•Coordination with NMID “Autooriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-