Calnon Properties AZ-CPAM H-2015-0017CITY OF MERIDIAN IDIAN),��
FINDINGS OF FACT, CONCLUSIONS OF LAW awl
AND DECISION & ORDER
In the Matter of the Request for an Amendment to the Future Land Use Map Contained in the
Comprehensive Plan to Change the Land Use Designation on 40.06 Acres of Land from Medium
High and High Density Residential to Mixed Use Commercial and 15.49 Acres of Land from
Medium, Medium -High and High Density Residential to Mixed Use Residential; and Annexation
and Zoning of 55.55 Acres of Land with the C -C (40.06 acres), TN -C (5.46 Acres), and TN -R (10.03
Acres) Zoning Districts, by Kostka & Calnon, LLC/Calnon Enterprises, LTD.
Case No(s). H-2015-0017
For the City Council Hearing Date of: December 15, 2015 (Findings on December 22, 2015)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of December 15, 2015, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of December 15, 2015, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of December 15,
2015, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of December 15, 2015, 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 at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 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 govermnental
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
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2015-0017 - 1 -
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 December 15, 2015, incorporated by reference. The conditions are concluded to
be 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 an amendment to the Future Land Use Map contained in the
Comprehensive Plan is hereby approved per the conditions of approval in the Staff Report for
the hearing date of December 15, 2015, attached as Exhibit A.
2. The applicant's request for annexation and zoning is hereby approved per the conditions of
approval in the Staff Report for the hearing date of December 15, 2015, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Development Agreement Duration
The development agreement shall be signed by the property owner and returned to the City
within two (2) years of the City Council granting annexation and/or rezone (UDC 11-513-31)).
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 two (2) year approval period
(UDC 11-513-317).
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of December 15, 2015
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2015-0017 - 2 -
By action of the City Council at its regular meeting held on the day of ,
2015.
COUNCIL PRESIDENT CHARLIE ROUNTREE
VOTED r
ld
COUNCIL VICE PRESIDENT KEITH BIRD
VOTED
COUNCIL MEMBER DAVID ZAREMBA
VOTED
COUNCIL MEMBER JOE BORTON
VOTED
COUNCIL MEMBER LUKE CAVENER
VOTED
COUNCIL MEMBER GENESIS MILAM
VOTED
MAYOR TAMMY de WEERD
VOTED
(TIE BREAKER)
Mayor a e..Weerd
5oq'�j LD ALC1j-7N
Attest:"
{
p city ar
Inte1.o
Tayeee Qman SES' -L
City Cleric` u 0011'z
j,
Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney.
By: Dated:
City erk's O
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2015-0017 - 3 -
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 1
STAFF REPORT Hearing Date: December 15, 2015
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Calnon Properties – AZ, CPAM (H-2015-0017)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Kostka & Calnon, LLC/Calnon Enterprises, LTD, has applied for annexation and
zoning (AZ) of 55.55 acres of land with the C-C (40.06 acres), TN-C (5.46 acres), and TN-R (10.03
acres) zoning districts.
An amendment to the Comprehensive Plan Future Land Use Map (FLUM) (CPAM) contained in the
Ten Mile Interchange Specific Area Plan (TMISAP) is also proposed to change the land use
designation on 40.06 acres of land from Medium High and High Density Residential to Mixed Use
Commercial; and 15.49 acres of land from Medium, Medium-High and High Density Residential to
Mixed Use Residential. See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and CPAM applications (as modified by staff in
concurrence with the applicant) in accord with Exhibit A.4, the conditions of approval in Exhibit B
and the Findings of Fact and Conclusions of Law in Exhibit D.
The Meridian Planning & Zoning Commission heard these items on November 19, 2015. At the
public hearing, the Commission moved to recommend approval of the subject CPAM and AZ
requests.
a. Summary of Commission Public Hearing:
i. In favor: Mike Wardle
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Mike Wardle
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. The Commission was conflicted in determining the number of residential units/density
appropriate for this site and left it up to the Council to determine if the staff
recommendation is appropriate or if a lesser number/density would be more
appropriate (see condition #1.1.1d).
c. Key Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard these items on December 15, 2015. At the public hearing, the
Council approved the subject CPAM and AZ requests.
a. Summary of City Council Public Hearing:
i. In favor: Mike Wardle and David Turnbull, Brighton Corporation
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 2
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Mike Wardle
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: None
b. Key Issues of Discussion by Council:
i. The minimum number of residential units appropriate to be provided on this site.
c. Key Council Changes to Staff/Commission Recommendation
i. Modify DA provision #1.1.1d to require a minimum of 218 dwelling units (instead of
380) to be provided on the site without a limit on the maximum number of units.
ii. Modify DA provision #1.1.1i which prohibits direct access via W. Franklin Road to
include the language, “unless approved by ACHD and the City in conjunction with a
more detailed development plan and/or subdivision application.”
iii. Approved the change in zoning requested by the applicant (see Exhibit C).
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2015-
0017, as presented in the staff report for the hearing date of December 15, 2015, with the following
modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2015-0017,
as presented during the hearing on December 15, 2015, for the following reasons: (You should state
specific reasons for denial)
Continuance
I move to continue File Number H-2015-0017 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 2215 W. Franklin Road, in the northern ½ of Section 14, Township 3 North,
Range 1 West. (Parcel #’s: S1214120710; S1214121134; S1214212622; S1214121133; and
S1214121172)
B. Owner(s):
Kostka & Calnon, LLC
2215 W. Franklin Road
Meridian, Idaho 83642
Nampa & Meridian Irrigation District
1503 1st Street South
Nampa, ID 83651
Note: The Nampa & Meridian Irrigation District owns land in-fee between the north boundary of
this site and ACHD right-of-way, and across the northeast corner of this site where the Vaughn
Lateral is located. The applicant states in his narrative that he contacted Daren Coon, NMID
Secretary-Treasurer, and Daren stated that the District doesn’t provide consent documents for
applications such as this; however, they will not oppose the annexation of their property.
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 3
C. Applicant:
Kostka & Calnon, LLC/Calnon Enterprises, LTD
2215 W. Franklin Road
Meridian, Idaho 83642
D. Representative:
Michael D. Wardle, Brighton Corporation
12601 W. Explorer #200
Boise, Idaho 83713
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation and zoning and a comprehensive plan map amendment.
A public hearing is required before the Planning & Zoning Commission and City Council on
these applications, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: November 2 and 16, 2015 (Commission); November 23
and December 7, 2015 (City Council)
C. Radius notices mailed to properties within 300 feet on: October 22, 2015 (Commission);
November 20, 2015 (City Council)
D. Applicant posted notice on site(s) on: November 9, 2015 (Commission); December 2, 2015 (City
Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of rural residential and agricultural land,
zoned RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: W. Franklin Road and industrial property, zoned I-L
2. East: Land in the development process, zoned TN-R and C-C; and single-family residential
properties (Whitestone Estate Subdivision), zoned R-4
3. South: Agricultural property (Ten Mile Center), zoned C-G, TN-C, TN-R and R-8
4. West: Agricultural property, zoned RUT in Ada County
C. History of Previous Actions: None
D. Utilities:
1. Public Works:
a. Location of sewer: A sanitary sewer main intended to provide service to the subject
property currently exists in W. Franklin Road.
b. Location of water: Water mains intended to provide service to the subject property
currently exists in W. Franklin Road and W. Cobalt Street.
c. Re-use pressurized irrigation water: A re-use irrigation main intended to provide service
to the subject property currently exists in W. Franklin Road.
d. Issues or concerns: None
E. Physical Features:
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 4
1. Canals/Ditches Irrigation: The Ten Mile Creek bisects this site (east/west). The Vaughn
Lateral runs along the north boundary of the site and across the northeast corner of the site.
The Vaughn Lateral right-of-way is owned in-fee by the Nampa & Meridian Irrigation
District and separates the subject property from ACHD’s right-of-way for Franklin Road. The
Vaughn lateral is piped along the north boundary and open across the northeast corner of the
site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: A portion of this site along the Ten Mile Creek is located in the Meridian
Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is located in the area governed by the Ten Mile Interchange Specific Area Plan
(TMISAP). The TMISAP focuses on developing an area that has an identity of its own but which
links to nearby developments. The plan emphasizes the community’s support for higher densities and
mixed uses to create a vibrant and economically strong city. The plan also stresses the community’s
commitment to good site planning and design as a means of establishing a place everyone can be
proud of and one that protects the interests of future businesses and residents (pg. ix).
LAND USE (CURRENT):
The Future Land Use Map (FLUM) contained in the TMISAP currently designates the subject 55+/-
acre property as Medium Density Residential (MDR) (14+/- acres), Medium-High Density
Residential (MHDR) (17+/- acres), and High Density Residential (HDR) (24+/- acres).
MDR: MDR areas are characterized by relatively low densities and a predominance of single-family
and two-unit housing types emphasizing ownership opportunities. Smaller two, three, or four unit
apartment buildings may be compatible in an MDR area, but large apartment buildings or apartment
complexes are not. In general, MDR areas should be protected from encroachments of higher density
or higher intensity uses. MDR areas should include a mix of housing types that achieve an overall
average target gross density of 6 units per acre. Generally, densities should range from 4 -8 units per
acre and should be designed conducive to walking with all of the housing and other uses sharing an
interconnected sidewalk and street system.
MHDR: Areas designated MHDR are recommended primarily for relatively dense multi-family
housing types, such as row houses, townhouses, condominiums and apartment buildings and
complexes. MHDR areas should include a mix of housing types that achieve an overall average
density of 12 dwelling units per gross acre. Generally, densities should range from 8-15 units per
acre.
HDR: HDR areas are multiple-family housing areas where relatively larger and taller apartment
buildings are the recommended building type. HDR areas should include a mix of housing types that
achieve an overall average density target of at least 16-25 dwelling units per gross acre with up to 50
units per acre in a multi-story project. The design and orientation of new HDR buildings should be
pedestrian-oriented and special streetscape improvements should be considered to create rich and
enjoyable public spaces. A strong physical relationship between the commercial and residential
components to adjacent employment or transit centers is critical.
LAND USE (PROPOSED):
The applicant proposes to amend the FLUM to change the land use designation on 40.06 acres of land
from MHDR and HDR to MU-C (Mixed Use - Commercial); and 15.49 acres of land from MDR,
MHDR, and HDR to MU-R (Mixed Use - Residential).
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 5
MU-C: MU-C designated areas are intended for the development of a mix of office, retail,
recreational, employment and other miscellaneous uses, with supporting multi-family or single-family
attached residential uses. The horizontal and vertical integration of residential uses is also essential in
this area. This designation requires developments to integrate the three major use categories:
residential, commercial, and employment. In MU-C areas, 3 more significant uses also tend to
be larger scale projects. Traditional neighborhood design concepts with a strong pedestrian-oriented
focus are essential. Development should exhibit quality building and site design and an attractive
pedestrian environment with a strong street character. An overall target density of 8-12 dwelling units
(d.u.) per (/) acre is desired, with higher densities allowed in individual projects. No more than 30%
of the ground level development within the MU-C designation should be used for residences.
(See pg. 3-9 for more information.)
MU-R: MU-R designated areas encourage a diversity of compatible land uses that may include a
mixture of residential, office, retail, recreational, employment, and other miscellaneous uses. While
the focus of these areas is on residential uses, the horizontal and vertical integration of retail, office
and employment uses is essential to securing entitlements. This designation requires developments
to integrate the three major use categories – residential, commercial, and employment. Live-
work units are strongly encouraged in the MU-R areas, as are a variety of other housing types. Office,
employment and commercial uses are generally small in scale and focused on neighborhood
services within the MU-R areas. Traditional neighborhood design concepts are essential.
Development plans should be prepared in collaboration with the adjacent property owners in order to
establish an integrated mixed use project across several parcels. No more than 40% of the land area
within the MU-R area should be utilized for non-residential uses; an overall target density of 8-12
dwelling units per acre, with higher densities allowed on individual projects, is desired. (See pgs. 3-8
thru 3-9 for more information.)
A detailed conceptual development plan was not submitted; however, the applicant did submit a
concept plan that depicts retail, office, and service commercial uses within the proposed MU-C area
and professional office/medium-high density residential uses within the proposed MU-R. High
density multi-family residential uses are shown on the adjacent property to the west (TM Creek East).
Arrows depicting internal and external circulation and the general alignment of a future mid-mile
collector street are also depicted (see Exhibit A.2).
The proposed office/medium-high density residential uses within the MU-R area south of the Ten
Mile Creek and east of the future collector street will provide a transition in uses to existing and
future medium density single-family residential properties to the east and south and future traditional
neighborhood commercial and residential uses to the south – Staff is amenable to this portion of the
plan. However, Staff does have some concerns with the remainder of the proposed changes, as
follows:
The concept plan for the proposed MU-C area does not include a residential component as
required. The proposed retail and service commercial uses may count toward the
commercial category and office uses may count toward the employment category.
The concept plan for the proposed MU-R area does not include a commercial component as
required. The proposed office uses count toward the employment category and the medium-
high density residential counts toward the residential category.
The overall 55 acre site is currently designated entirely for residential uses at varying
densities from medium to high with an expected target of 508 dwelling units. This
calculation assumes development with a 25% loss to infrastructure and open space and the
average target density of each land use designation (8-MHDR, 5-MDR and 15-HDR) – the
land owned by NMID where the Vaughn Lateral is located and the creek are excluded.
Within the proposed MU-C designation, no more than 30% (or 12 acres) of the ground level
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 6
development (40 acres) should be residential; and within the proposed MU-R designation, no
more than 40% (or 6.2 acres) of the land area (15.5 acres) should be non-residential. This
results in a maximum of 18.2 acres (excluding the Ten Mile Creek) overall that can develop
with residential uses if the maximum amount of non-residential uses develop in the MU-C
area and the maximum amount of residential uses develop in the MU-R area which results in
an expected target of 136 dwelling units – a significant difference from that currently
anticipated. This calculation assumes development with a 25% loss to infrastructure and
open space and the average target density of the proposed land use categories (10-MU-C
and 10-MU-R) – the land owned by NMID where the Vaughn Lateral is located and the
creek are excluded.
While not necessarily the burden of this application area, it should be understood that
cumulative changes to this area of the TMISAP, east of Ten Mile Road, have likely resulted
in the loss of employment and residential densities needed to support transit supportive
development. The loss of employment and residential acreage, and the loss of transit
supportive densities, may limit future transportation services and have long-range
transportation implications. However, realizing a significant, higher-density residential
component is still important to the long-term viability of the area.
Cumulative changes to future land uses within the Ten Mile Interchange have resulted in
significantly more commercial property than originally planned. With both employment and
residential densities lessened, in this application area and elsewhere within the specific area
plan, it is unclear how a further reduction of residential acreage and increased commercial
acreage, can be supported within this area of Meridian.
In consideration of the above points, Staff recommends a change to the applicant’s CPAM
proposal as follows: the entire area north of the creek (33+/- acres) should be designated MU-C
and the entire area south of the creek (22+/- acres) should be designated MU-R on the Future
Land Use Map. Further, a mix of uses from the 3 major use categories (i.e. commercial,
employment and residential) should be developed within each land use category as required.
See Section IX Analysis below for more information on zoning and density recommended for this
area.
TRANSPORTATION: The Transportation System Map included in the TMISAP depicts a residential
collector street (“towncenter collector” on the Master Street Map) north/south through this site to W.
Franklin Road with a roundabout at the intersection (see below). A street section from the TMISAP
for a residential collector street is also shown below.
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 7
The street classification and design will be determined in the future when a more detailed
development plan is submitted. The street section for a towncenter collector street is similar to a
residential collector street in the TMISAP but has a center turn lane and no buffer/setback on the
back side of the sidewalk to the adjacent building.
DESIGN: The location, scale, form, height, and design quality of public and private buildings and
spaces are integral to the development of the Ten Mile area. The design elements included in Chapter
3 of the TMISAP are intended to serve as the basic framework for projects within this area.
The matrix on page 3-49 lists the following design elements (& associated page numbers) as
applicable to MU-C and MU-R designated areas: Architecture & Heritage (3-32); Street-Oriented
Design – Commercial & Mixed Use buildings and Residential Buildings (MU-R only) (3-33);
Buildings to Scale (3-34); Neighborhood Design (3-36); Building Form and Character – Building
Facades, Building Heights (general limit of 4 stories, first floor ceiling heights for retail), Base, Body
and Top, Frontage (commercial retail frontage, live/work unit frontage, urban residential frontage in
commercial districts), Roofs (flat, pitched) (3-37 thru 3-41); Building Details – Screening of
Mechanical Units and Service Areas, Awnings and Canopies (MU-C only) (3-41 thru 3-45); Signs (3-
46); and Public Art (3-47).
Traditional neighborhood design concepts with a pedestrian focus are essential in the MU-R and MU-
C areas with higher density buildings close to the street, easy pedestrian access, narrower streets to
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 8
slow traffic, parking lots behind or under buildings, and residences with porches or balconies facing
the street in MU-R areas; and quality building and site design and an attractive pedestrian
environment with a strong street character in MU-C areas.
GOALS, OBJECTIVES, & ACTION ITEMS:
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
“Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E)
The applicant proposes medium-high density residential uses on the southeast portion of the
site and staff recommends a mix of other residential uses including high density is provided
which will contribute to the variety of residential categories available within the City. Staff is
unaware of how “affordable” the housing options will be.
“Implement the City’s Pathways Master Plan to provide a bike and pathways system between
neighborhoods, local collectors, and community destinations.” (6.02.01A)
A segment of the City’s multi-use pathway system is designated on this property along the
Ten Mile Creek. This pathway will provide pedestrian and bicycle connectivity to and
through this development when built out.
“Provide housing options close to employment and shopping centers.” (3.07.02D)
This property is ideal to provide housing options in close proximity to employment and
shopping centers on the site as well as to the west and south.
“Improve and protect creeks throughout commercial, industrial, and residential areas.”
(5.01.01E)
The Ten Mile Creek bisects this site (east/west) and is required to be improved and protected
with this development and will serve as a water amenity with a recreational pathway.
“Incorporate creek corridors as an amenity in development design.” (5.09.01F)
Future development of this site should incorporate the Ten Mile Creek as an amenity with
landscaping and a recreational pathway along the north side of the creek.
“Require neighborhood and community commercial areas to create a site design compatible
with surrounding uses (e.g., landscaping, fences, etc.).” (3.05.02A)
Future development will be required to incorporate design elements from the TMISAP
consistent with the MU-C and MU-R designated areas.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
Direct access to W. Franklin Road, an arterial street, is restricted to the future collector
street that will be constructed on this site with development; direct lot access will be
prohibited. Cross-access will be required internally as well as to adjacent properties as
applicable.
“Locate high-density development, where possible, near open space corridors or other
permanent major open space and park facilities, Old Town, and near major access
thoroughfares.” (3.07.02N)
The site is adjacent to a major access thoroughfare, Ten Mile Road/I-84, and the Ten Mile
Creek that runs through this site which will provide an open space corridor.
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 9
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
This property is contiguous to land that has already been annexed into the City. Urban
services can be provided to this property upon development.
STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho’s counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review,
and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements
which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell
out how these policies are to be achieved.
The order in which the following policies are presented implies no order or priority.
a. Community Design
The purpose of this element is to ensure a pattern of planned growth resulting in orderly and
attractive developments within the City of Meridian. The intended use of this property is a mixed
use commercial and residential development. However, there are no specific uses proposed with
this application. To promote quality design, all future structures, except for single-family
detached homes, will be required to comply with the City’s design standards contained in UDC
11-3A-19 and the guidelines contained in the Meridian Design Manual.
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Residential and commercial developments must be easily served by City infrastructure and public
services. Necessary services are currently available to the subject site and should still be available
upon development of the site.
c. Housing
The City of Meridian is charged with ensuring an adequate and attractive living environment
which meets the needs of City residents of different ages, family sizes, lifestyles, and income
levels. To accomplish this, the plan identifies areas appropriate for residential development and
areas not appropriate. This site is currently designated entirely for residential uses ranging from
medium to high density. The applicant proposes to change the land use designation on 40 acres of
the site to MU-C and 15.5 acres of the site to MU-R which requires a mix of commercial,
employment and residential uses; staff recommends a change to the applicant’s request to 33+/-
acres of MU-C and 22+/- acres of MU-R. These designations will allow a mix of residential
housing types to be provided within this development which will contribute to the variety of
housing options available within the City and the commercial portion will provide services to area
residents.
d. Economic Development
Meridian’s economic base has been gradually shifting over the last 20 years from a farming-based
economy to a retail, service, and manufacturing-based economy. During this time, local policy
with regard to the types of lands needed to support the economic and employment needs of the
community has also changed. The Comprehensive Plan forecasts the need to continually adjust
the provision of commercial lands in order to gradually broaden economic opportunity throughout
the City.
The subject property is currently identified as appropriate for a wide variety of residential
densities from medium to high density. Because the site is located adjacent to an arterial street
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 10
(W. Franklin Road) and a major transit corridor (S. Ten Mile Road/I-84), Staff believes the
proposed and recommended MU-C and MU-R designations are appropriate for this site.
e. Public Services, Facilities, and Utilities
City water and sewer service is available to the subject property and will be extended upon
development by the developer.
f. School Facilities and Student Transportation
The purpose of this element is to direct new residential development to areas with adequate
school facilities and student transportation. No comments have been received from the West Ada
School District to determine if the school facilities and student transportation in this area are
adequate to serve additional residents.
g. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. Because the existing plan for the site is residential, the proposed FLUM amendment as
recommended by staff to MU-C and MU-R will likely increase traffic within this area of the City.
h. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff is not aware of any natural resources that exist on this site that would be
impacted by the proposed development.
i. Special Areas
The subject amendment does not directly impact any lands designated for open space, natural
resources, or scenic areas, nor does the parcel contain any known significant or sensitive natural
resources although the Ten Mile Creek does run through this site which will remain open as a
water amenity for the development.
j. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site.
k. Recreation
Recreation resources within Meridian include 19 developed City parks totaling approximately
248 acres. The City is in the process of developing new park facilities. The City also maintains
several pathways. This site is not formally designated for recreational purposes.
l. Land Use
The Comprehensive Plan Future Land Use Map is a graphic representation of applicable policies
and goals of Meridian’s Comprehensive Plan. The Map has been prepared to identify suitable
areas for future residential, commercial, and industrial development. The Map is designed to be a
projection of growth patterns for the City. Therefore, the Map is to be used as a guide for
decisions regarding requests for land use changes.
Staff is of the opinion the proposed mixed use development is consistent with the proposed and
recommended future land use designations of MU-C and MU-R.
m. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Division will administer the
Comprehensive Plan and its policies through the Unified Development Code. The Planning &
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 11
Zoning Commission is also authorized by the Council to review, approve and make
recommendations on proposals affecting the public’s interest in land use. The City Council is the
ultimate decision making authority on most land use applications.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the City to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff believes that the
requested Comprehensive Plan Land Use Map change would not unconstitutionally violate
private property rights. A neighborhood meeting was held on September 24, 2015 of which 6
people attended (see sign-up sheet included in application).
STAFF ANALYSIS: Because this site is located just east of S. Ten Mile Road, an entryway corridor
into the City, and south of W. Franklin Road, a planned commercial arterial street, and industrial
property to the north, staff believes the MU-C and MU-R designations and associated zoning is
appropriate in this area as it will allow a wide variety of commercial, residential, and employment
uses easily accessible via I-84 and the arterial street network.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zones:
1. The purpose of the commercial districts is to provide for the retail and service needs of the
community in accordance with the Meridian comprehensive plan. Six (6) districts are
designated which differ in the size and scale of commercial structures accommodated in the
district, the scale and mix of allowed commercial uses, and the location of the district in
proximity to streets and highways (UDC 11-2B-1).
The C-C district is a larger scale and broader mix (than the C-N district) of retail, office, and
service uses with access to arterials or nonresidential collectors.
2. The purpose of the traditional neighborhood districts is to encourage mixed use, compact
development that is sensitive to the environmental characteristics of the land and facilitates
the efficient use of services. Vertically integrated residential projects are encouraged in all
traditional neighborhood districts. A traditional neighborhood district diversifies and
integrates land uses within close proximity to each other, and it provides for the daily
recreational and shopping needs of the residents (UDC 11-2D-1).
The purpose of the TN-C district is to serve as the focal point of a neighborhood center,
containing retail, commercial, and community services to meet the daily needs of community
residents within a one to two mile radius. A TN-C district is pedestrian oriented, and it is
designed to encourage pedestrian connection with a traditional neighborhood district. TN-C
district uses include small scale retail, restaurants, recreational, personal services, public or
quasi-public uses, churches, and attached and multi-family dwellings.
The purpose of the TN-R district is to provide for a variety of residential land uses including
attached and detached single-family residential, duplex, townhouse, and multi-family. A TN-
R district includes open spaces and promotes pedestrian activity through well designed and
varied streetscapes that also provide for the safe and efficient movement of vehicular traffic.
Most dwelling units should be accessed from alleys. The minimum density is 8 units/acre and
the maximum density is 15 units/acre. Density should decrease away from the center and
closer to conventional residential districts. The TN-R district should be generally located
adjacent to a TN-C district, along a transit corridor, or within a mixed use neighborhood.
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 12
3. The purpose of the residential districts is to provide for a range of housing opportunities
consistent with the Meridian comprehensive plan. Residential districts are distinguished by
the allowable density of dwelling units per acre and corresponding housing types that can be
accommodated within the density range (UDC 11-2A-1).
The high-density residential (R-40) district allows a maximum gross density of 40 dwelling
units per acre.
B. Schedule of Use: UDC Tables 11-2B-3 and 11-2D-2 lists the principal permitted (P), accessory
(A), conditional (C), and prohibited (-) uses in the proposed C-C and TN-C & TN-R zoning
districts respectively. Any use not explicitly listed is prohibited.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2B-3 for the C-C district, 11-2D-5 for the TN-C district, and
Table 11-2D-6 for the TN-R zoning district.
D. Landscaping: Landscaping is required in accordance with the TMISAP along streets.
Landscaping within parking lots is required to comply with UDC 11-3B-8C.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for
residential uses and 11-3C-6B for non-residential uses in residential, commercial, and traditional
neighborhood districts.
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
A. Comprehensive Plan Map Amendment (CPAM):
The applicant proposes to amend the FLUM contained in the Comprehensive Plan to change the
land use designation on 40.06 acres of land from MHDR and HDR to MU-C (Mixed Use -
Commercial); and 15.49 acres of land from MDR, MHDR, and HDR to MU-R (Mixed Use -
Residential).
Staff is supportive of most of the applicant’s request but recommends a change to the land use
designation proposed south of the Ten Mile Creek and west of the future collector street as noted
above in Section VII, Land Use (Proposed) and as shown in Exhibit A.4. See Section VII for more
information.
B. Annexation & Zoning (AZ)
The applicant requests approval to annex & zone 55.55 acres of land with the C-C (40.06 acres),
TN-C (5.46 acres) and TN-R (10.03 acres) zoning districts (see zoning map in Exhibit A.3).
As noted above in Section VII, the applicant submitted a concept plan that depicts retail, office,
and service commercial uses within the proposed MU-C area with C-C zoning; and professional
office/medium-high density residential uses within the proposed MU-R area with TN-C and TN-
R zoning. Multi-family residential uses are shown on the adjacent property to the west (TM Creek
East). Arrows depicting internal and external circulation and the general alignment of a future
mid-mile collector street are also depicted (see Exhibit A.3).
In accord with Staff’s recommended change to the FLUM for the area south of the creek
and west of the future collector street [noted above in Section VII, Land Use (Proposed)],
Staff recommends a zoning change from the proposed C-C to the R-40 district for 9.3 acres
of land. Further, Staff recommends a slight reconfiguration of the proposed TN-C and TN-
R districts as follows: 6.9 acres of TN-C zoning on either side of the future collector street
south of the creek at a depth of 300 feet from centerline; and 6.5 acres of TN-R zoning on
the remainder of the site south of the creek and east of the collector street and TN-C zoning.
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 13
This leaves 32.9 acres of C-C zoning on the north side of the creek. See Exhibit A.4.
The R-40 zoning will enable the development of high density residential uses as desired in this
area which will merge with that to the west for a larger development area. This zoning should be
compatible with future development to the south in the C-G and TN-C districts, to the north in the
C-C district and to the east in the TN-C district.
The TN-C and TN-R zoning will accommodate the office/medium-high density residential uses
proposed by the applicant. The TN-C zoning will allow traditional neighborhood style
development on either side of the collector street which will provide a transition from
development in the C-C zone to the north and will merge with the future traditional neighborhood
uses to the south. It will also allow for a wide variety of small scale retail, commercial and
community service uses. The TN-R zoning will allow for the development of a daycare center as
well as other residential types (e.g. single-family attached/detached, townhouses, duplex, multi-
family, and vertically integrated residential uses). It will provide a transition in uses and zoning to
existing and future medium density single-family residential properties to the east and south.
The C-C zoning will allow small scale retail, office and service commercial uses as proposed, as
well as a wide variety of commercial uses such as restaurants, drive-through establishments, and
personal & professional services; employment uses such as offices, daycare center, industry
information, and hotel/motel; and residential uses such as multi-family and vertically integrated
residential.
Overall, the zoning proposed by the applicant, and as refined by staff, will allow for the
development of a mix of residential, commercial and employment uses as required in MU-C and
MU-R designated areas. To ensure a density compatible with the TMISAP for this site while
still compromising on the overall land uses for this area, staff recommends a minimum of
380 units are provided on the overall site. This calculation is based on 9.3 acres of R-40 at 25
d.u./acre=233 d.u./acre; 30% (10+/- acres) of the land area of the C-C zone (33+/- acres) at a
density of 10 d.u./acre=100 d.u./acre; and 75% (4.55+/- acres) of the land area of the TN-R zone
(6.5+/- acres) at a density of 10 d.u./acre=48 d.u./acre. (NOTE: These calculations are meant to
show how the overall number of dwelling units could be dispersed. They are not meant to dictate
that each zone contain that number of dwelling units. Staff recommends a minimum number of
units be provided somewhere across the 55 acre site.)
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed and zoned. The property is contiguous to land that has
been annexed into the City and is within the Area of City Impact boundary. Staff recommends
revised legal descriptions and an exhibit map are submitted prior to the City Council
meeting that reflects staff’s recommended zoning.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed and
recommended by staff with this application, staff recommends a DA is required as a provision of
annexation with the provisions included in Exhibit B as follows:
Prior to any development occurring on the subject property, the applicant shall modify
the development agreement to include a more detailed conceptual development plan for
the site that is consistent with the MU-C and MU-R land use designations. A mix of uses
from each major use category (i.e. commercial, residential, employment) shall be
provided as set forth in the Ten Mile Interchange Specific Area Plan (TMISAP). No more
than 30% of the ground level development within the MU-C designation shall be used for
residences. No more than 40% of the land area within the MU-R area shall be utilized for
non-residential uses.
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 14
The subject property shall be subdivided prior to issuance of any building permits for the
site.
The existing home and associated outbuildings shall be removed from the site prior to
signature by the City Engineer on a future final plat for this property.
Provide a minimum of 380 residential dwelling units on the site of varying types (i.e.
multi-family, single-family, townhouse, duplex, and/or vertically integrated).
Future development of this site shall be consistent with the land use, transportation and
design elements contained in the Ten Mile Interchange Specific Area Plan (TMISAP) and
the design standards in effect at the time of Certificate of Zoning Compliance application.
A 10-foot wide multi-use pathway shall be constructed on this site along the north side of
the Ten Mile Creek and to the property to the south (Parcel #S1214233665). The
pathway shall be constructed in accord with the Pathways Master Plan and UDC 11 -3A-
8. Landscaping on either side of the pathway is required in accord with the standards
listed in 11-3B-12C.
A minimum 14-foot wide public pedestrian easement is required to be submitted to the
Planning Division for the multi-use pathways on this site and shall be approved by City
Council and recorded prior to signature by the City Engineer on the first final plat.
A portion of this site along the Ten Mile Creek is located within the Meridian Floodplain
Overlay District. Prior to any development occurring within the Overlay District the
applicant is required to submit, and the City shall review and approve, a floodplain
development application which includes the necessary analysis and documents under
MCC Title 10, Chapter 6, including hydraulic and hydrologic analysis.
Direct lot access via W. Franklin Road, an arterial street, is prohibited per UDC 11-3A-3.
A cross-access/ingress-egress easement(s) shall be granted to the property to the west
(parcel #S1214212580, S1214212820 or S1214212740) and to the property to the east
(parcel #R8580480020) via a note on the plat and/or a separate recorded agreement prior
to signature on the final plat by the City Engineer. Cross-access shall also be granted
between future lots within this development as applicable.
The stub street that exists to this property at the east boundary of the site, W. Cobalt
Street, from Whitestone Estate Subdivision shall be extended with development.
The Ten Mile Creek shall remain open and be protected during construction.
The developer shall obtain approval from Nampa & Meridian Irrigation District (NMID)
for the future collector street access to W. Franklin Road as it will cross the Vaughn
Lateral which is owned in-fee by NMID. A license agreement for landscaping within the
required street buffer along W. Franklin Road will also be required.
The Vaughn Lateral shall be piped where it is currently open on the site if approval can
be obtained from Nampa & Meridian Irrigation District (NMID) as it is owned in-fee by
NMID.
Design elements compatible with the matrix on page 3-49 of the TMISAP for the MU-C
and MU-R designated areas shall be provided with development as follows: Architecture
& Heritage (3-32); Street-Oriented Design – Commercial & Mixed Use buildings and
Residential Buildings (MU-R only) (3-33); Buildings to Scale (3-34); Neighborhood
Design (3-36); Building Form and Character – Building Facades, Building Heights
(general limit of 4 stories, first floor ceiling heights for retail), Base, Body and Top,
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 15
Frontage (commercial retail frontage, live/work unit frontage, urban residential frontage
in commercial districts), Roofs (flat, pitched) (3-37 thru 3-41); Building Details –
Screening of Mechanical Units and Service Areas, Awnings and Canopies (MU-C only)
(3-41 thru 3-45); Signs (3-46); and Public Art (3-47).
Sidewalks shall be provided internally along one side of all major drive aisles for
pedestrian connectivity within the development.
This property borders a domestic water pressure zone boundary, and therefore with
development, the applicant shall be required to install a pressure reducing station vault
and conduits for power and telemetry cabling in the vicinity of their southeasterly
connection in W. Cobalt Street. The installation of the pressure reducing appurtenances
shall be the responsibility of the Meridian Public Works Department. Applicant shall
coordinate the vault and conduit design criteria with the Meridian Public Works
Department as part of the development plan review process.
The City of Meridian currently owns and operates a sanitary sewer lift station near the
west end of W. Cobalt Street. With the development of the subject property, the
applicant shall be required to extend a sanitary sewer main from W. Franklin Road
through the property to the lift station location and facilitate the abandonment of the lift
station.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 12-13-8.3). By entering into a development agreement with
the City of Meridian, the applicant agrees to use the City of Meridians recycled water
supply as the primary source of irrigation water. Further, the applicant agrees to provide
for secondary backup water to provide service when recycled water is not available.
Once development plans have been submitted to the city for review, the city will model
the recycled water system and make a final determination regarding our ability to supply
reclaimed water to the development. If the city can serve the development with recycled
water then recycled water must be utilized as the primary source of irrigation water and a
secondary or backup source must also be provided. If the city can’t serve the
development then the primary source of irrigation water should come from surface water
irrigation sources if available.
The applicant shall be responsible to construct the recycled irrigation system in
accordance with Department of Environmental Quality (DEQ) recycled water rules and
regulations, and Division 1200 of the City of Meridian Supplemental Specifications and
Drawings to the Idaho Standards for Public Works Construction. These requirements do
not wave the applicants responsibilities or obligations to irrigation districts that may be
able to provide surface water to the development.
Business Owner/Tenant Requirements:
Business hours of operation in the C-C district shall be limited from 6:00 am to 11:00 pm
when the property abuts a residential use or district. Extended hours of operation may be
requested through a conditional use permit (UDC 11-2B-3).
A Certificate of Zoning Compliance and Design Review Application is required to be
submitted to the Planning Division for approval prior to issuance of building permits of
all uses (except single-family detached residential) to ensure compliance with UDC
standards, guidelines in the Meridian Design Manual (if applicable), and the TMISAP.
Traditional neighborhood design concepts with a strong pedestrian-oriented focus are
essential. Development should exhibit quality building and site design and an attractive
pedestrian environment with a strong street character. At a minimum, the following
EXHIBIT A
Calnon Properties – AZ, CPAM H-2015-0017 PAGE 16
design elements from the TMISAP shall be incorporated into the development:
o Signs should be designed to contribute to the overall character, identity and way
finding system. Signs should be compatible with the architecture of the buildings and
businesses they identify in colors, materials, sizes, shapes, and lighting.
o Restaurants are encouraged to have outdoor dining; shops & stores are encouraged to
open their doors & street front windows & use clear glass that allows visual access
inwards & outwards;
o Human-scale design by building entrances placed close to the street, ground floor
windows, articulated facades, appropriately scaled signs and lighting, and awnings
and other weather protection.
In summary, Staff recommends approval of the proposed CPAM and AZ applications as
recommended by staff with a development agreement that includes the provisions listed in Exhibit
B of this report in accord with the findings contained in Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Zoning/Aerial Map
2. Existing & Applicant’s Proposed FLUM
3. Conceptual Development Plan & Proposed Zoning
4. Staff Recommended FLUM & Zoning
B. Agency & Department Comments
C. Legal Description & Exhibit Map for Annexation & Zoning Boundary (REVISED)
D. Required Findings from Unified Development Code
EXHIBIT A
Exhibit A Page 1
A. Drawings/Other
Exhibit A.1: Zoning/Aerial Map
EXHIBIT A
- 2 -
Exhibit A.2: Existing and Applicant’s Proposed Future Land Use Map
EXHIBIT A
- 3 -
Exhibit A.3: Conceptual Development Plan & Proposed Zoning
EXHIBIT A
- 4 -
Exhibit A.4: Staff Recommended FLUM & Zoning
EXHIBIT A
- 5 -
EXHIBIT A
- 6 -
B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS
1. PLANNING DEPARTMENT
1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, 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.
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 two (2) years of the City Council granting annexation. The DA shall, at
minimum, incorporate the following provisions:
Property Owner/Developer Requirements:
a. Prior to any development occurring on the subject property, the applicant shall modify the
development agreement to include a more detailed conceptual development plan for the site
that is consistent with the MU-C and MU-R land use designations. A mix of uses from each
major use category (i.e. commercial, residential, employment) shall be provided as set forth
in the Ten Mile Interchange Specific Area Plan (TMISAP). No more than 30% of the ground
level development within the MU-C designation shall be used for residences. No more than
40% of the land area within the MU-R area shall be utilized for non-residential uses.
b. The subject property shall be subdivided prior to issuance of any building permits for the site.
c. The existing home and associated outbuildings shall be removed from the site prior to
signature by the City Engineer on a future final plat for this property.
d. Provide a minimum of 380 218 residential dwelling units on the site of varying types (i.e.
multi-family, single-family, townhouse, duplex, and/or vertically integrated). Note: The
number of units provided may be greater than 218 units without a limit on the maximum
number of units.
e. Future development of this site shall be consistent with the land use, transportation and
design elements contained in the Ten Mile Interchange Specific Area Plan (TMISAP) and the
design standards in effect at the time of Certificate of Zoning Compliance application.
f. A 10-foot wide multi-use pathway shall be constructed on this site along the north side of the
Ten Mile Creek and to the property to the south (Parcel #S1214233665). The pathway shall
be constructed in accord with the Pathways Master Plan and UDC 11-3A-8. Landscaping on
either side of the pathway is required in accord with the standards listed in 11-3B-12C.
g. A minimum 14-foot wide public pedestrian easement is required to be submitted to the
Planning Division for the multi-use pathways on this site and shall be approved by City
Council and recorded prior to signature by the City Engineer on the first final plat.
h. A portion of this site along the Ten Mile Creek is located within the Meridian Floodplain
Overlay District. Prior to any development occurring within the Overlay District the applicant
is required to submit, and the City shall review and approve, a floodplain development
application which includes the necessary analysis and documents under MCC Title 10,
Chapter 6, including hydraulic and hydrologic analysis.
i. Direct lot access via W. Franklin Road, an arterial street, is prohibited per UDC 11 -3A-3,
unless approved by ACHD and the City in conjunction with a more detailed development
plan and/or subdivision application.
j. A cross-access/ingress-egress easement(s) shall be granted to the property to the west (parcel
#S1214212580, S1214212820 or S1214212740) and to the property to the east (parcel
EXHIBIT A
- 7 -
#R8580480020) via a note on the plat and/or a separate recorded agreement prior to signature
on the final plat by the City Engineer. Cross-access shall also be granted between future lots
within this development as applicable.
k. The stub street that exists to this property at the east boundary of the site, W. Cobalt Street,
from Whitestone Estate Subdivision shall be extended with development.
l. The Ten Mile Creek shall remain open and be protected during construction.
m. The developer shall obtain approval from Nampa & Meridian Irrigation District (NMID) for
the future collector street access to W. Franklin Road as it will cross the Vaughn Lateral
which is owned in-fee by NMID. A license agreement for landscaping within the required
street buffer along W. Franklin Road will also be required.
n. The Vaughn Lateral shall be piped on the site where it is currently open if approval can be
obtained from Nampa & Meridian Irrigation District (NMID) as it is owned in-fee by NMID.
o. Design elements compatible with the matrix on page 3-49 of the TMISAP for the MU-C and
MU-R designated areas shall be provided with development as follows: Architecture &
Heritage (3-32); Street-Oriented Design – Commercial & Mixed Use buildings and
Residential Buildings (MU-R only) (3-33); Buildings to Scale (3-34); Neighborhood Design
(3-36); Building Form and Character – Building Facades, Building Heights (general limit of 4
stories, first floor ceiling heights for retail), Base, Body and Top, Frontage (commercial retail
frontage, live/work unit frontage, urban residential frontage in commercial districts), Roofs
(flat, pitched) (3-37 thru 3-41); Building Details – Screening of Mechanical Units and Service
Areas, Awnings and Canopies (MU-C only) (3-41 thru 3-45); Signs (3-46); and Public Art (3-
47).
p. Sidewalks shall be provided internally along one side of all major drive aisles for pedestrian
connectivity within the development.
q. This property borders a domestic water pressure zone boundary, and therefore with
development, the applicant shall be required to install a pressure reducing station vault and
conduits for power and telemetry cabling in the vicinity of their southeasterly connection in
W. Cobalt Street. The installation of the pressure reducing appurtenances shall be the
responsibility of the Meridian Public Works Department. Applicant shall coordinate the vault
and conduit design criteria with the Meridian Public Works Department as part of the
development plan review process.
r. The City of Meridian currently owns and operates a sanitary sewer lift station near the west
end of W. Cobalt Street. With the development of the subject property, the applicant shall be
required to extend a sanitary sewer main from W. Franklin Road through the property to the
lift station location and facilitate the abandonment of the lift station.
s. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). By entering into a development agreement with the City of
Meridian, the applicant agrees to use the City of Meridians recycled water supply as the
primary source of irrigation water. Further, the applicant agrees to provide for secondary
backup water to provide service when recycled water is not available. Once development
plans have been submitted to the city for review, the city will model the recycled water
system and make a final determination regarding our ability to supply reclaimed water to the
development. If the city can serve the development with recycled water then recycled water
must be utilized as the primary source of irrigation water and a secondary or backup source
must also be provided. If the city can’t serve the development then the primary source of
irrigation water should come from surface water irrigation sources if available.
EXHIBIT A
- 8 -
t. The applicant shall be responsible to construct the recycled irrigation system in accordance
with Department of Environmental Quality (DEQ) recycled water rules and regulations, and
Division 1200 of the City of Meridian Supplemental Specifications and Drawings to the
Idaho Standards for Public Works Construction. These requirements do not wave the
applicants responsibilities or obligations to irrigation districts that may be able to provide
surface water to the development.
Business Owner/Tenant Requirements:
u. Business hours of operation in the C-C district shall be limited from 6:00 am to 11:00 pm
when the property abuts a residential use or district. Extended hours of operation may be
requested through a conditional use permit (UDC 11-2B-3).
v. A Certificate of Zoning Compliance and Design Review Application is required to be
submitted to the Planning Division for approval prior to issuance of building permits of all
uses (except single-family detached residential) to ensure compliance with UDC standards,
guidelines in the Meridian Design Manual (if applicable), and the TMISAP.
w. Traditional neighborhood design concepts with a strong pedestrian-oriented focus are
essential. Development should exhibit quality building and site design and an attractive
pedestrian environment with a strong street character. At a minimum, the following design
elements from the TMISAP shall be incorporated into the development:
i. Signs should be designed to contribute to the overall character, identity and way
finding system. Signs should be compatible with the architecture of the buildings and
businesses they identify in colors, materials, sizes, shapes, and lighting.
ii. Restaurants are encouraged to have outdoor dining; shops & stores are encouraged to
open their doors & street front windows & use clear glass that allows visual access
inwards & outwards;
iii. Human-scale design by building entrances placed close to the street, ground floor
windows, articulated facades, appropriately scaled signs and lighting, and awnings
and other weather protection.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The following items shall be included as provisions of the Development Agreement:
a. This property borders a domestic water pressure zone boundary, and therefore with
development, the applicant shall be required to install a pressure reducing station vault and
conduits for power and telemetry cabling in the vicinity of their southeasterly connection in
W. Cobalt Street. The installation of the pressure reducing appurtenances shall be the
responsibility of the Meridian Public Works Department. Applicant shall coordinate the vault
and conduit design criteria with the Meridian Public Works Department as part of the
development plan review process.
b. The City of Meridian currently owns and operates a sanitary sewer lift station near the west
end of W. Cobalt Street. With the development of the subject property, the applicant shall be
required to extend a sanitary sewer main from W. Franklin Road through the property to the
lift station location and facilitate the abandonment of the lift station.
c. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). By entering into a development agreement with the City of
Meridian, the applicant agrees to use the City of Meridians recycled water supply as the
EXHIBIT A
- 9 -
primary source of irrigation water. Further, the applicant agrees to provide for secondary
backup water to provide service when recycled water is not available. Once development
plans have been submitted to the city for review, the city will model the recycled water
system and make a final determination regarding our ability to supply reclaimed water to the
development. If the city can serve the development with recycled water then recycled water
must be utilized as the primary source of irrigation water and a secondary or backup source
must also be provided. If the city can’t serve the development then the primary source of
irrigation water should come from surface water irrigation sources if available.
d. The applicant shall be responsible to construct the recycled irrigation system in accordance
with Department of Environmental Quality (DEQ) recycled water rules and regulations, and
Division 1200 of the City of Meridian Supplemental Specifications and Drawings to the
Idaho Standards for Public Works Construction. These requirements do not wave the
applicants responsibilities or obligations to irrigation districts that may be able to provide
surface water to the development.
3. POLICE DEPARTMENT
3.1 The Police Department has no comments on this application.
4. FIRE DEPARTMENT
4.1 The Fire Department has no comments on this application.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments on this application.
6. PARKS DEPARTMENT
6.1 A 10-foot wide multi-use pathway will be required with development of the site along the north
side of the Ten Mile Creek in accord with the Meridian Pathways Master Plan.
7. ADA COUNTY HIGHWAY DISTRICT
This application is for annexation, rezone, and Future Land Use Map Amendment only.
Listed below are some of the findings for consideration that the District may identify
when it reviews a future development application. The District may add additional
findings for consideration when it reviews a specific redevelopment application.
7.1 Ten Mile Interchange Specific Area Plan
a. This site is located within the Ten Mile Interchange Specific Area Plan planning area. The
proposed land uses are different from those adopted in the plan; because of this the applicant
has provided an abbreviated traffic impact study (TIS). The TIS provides a trip generation
analysis comparing the proposed development to the approved uses in the plan and a trip
distribution analysis.
b. The site is currently planned for Medium, Medium-High, and High Density Residential land
uses. As part of this application the applicant is requesting to change the future land use map
to Mixed Use Commercial, Mixed Use Residential, and High Density Residential land uses.
Based on the proposed changes in the land use, the TIS estimates that the average daily trips
would increase from 9,262 (current zoning) to 17,745 trips per day. In the AM pea k hour the
trips would decrease from 711 to 551 trips, in the PM peak hour the trips are estimated to
increase from 870 to 1,188 peak hour trips.
EXHIBIT A
- 10 -
c. The Ten Mile Interchange Specific Area Plan shows a north/south collector roadway and an
east/west local street connection between the collector and Cobalt Street, an existing stub
street located east of the site. The applicant should incorporate the north/south collector
roadway and the local street connection to Cobalt Street as part of any future developmen t
application on the site.
d. The north/south collector/Franklin Road intersection is anticipated to be signalized in the
future when warrants are met.
7.2 Franklin Road
a. Franklin Road was recently reconstructed as a 5-lane roadway in conjunction with the
Franklin Road Ten Mile to Linder Road project and is fully-improved. Therefore, no
additional roadway improvements or right-of-way dedication on Franklin Road would be
required as part of a future development application.
7.3 Access
a. Franklin Road is classified as a principal arterial roadway; as such direct lot access is
prohibited. Because of this the site should be designed with access off of the north/south
collector, local street connections, and cross access opportunities.
EXHIBIT A
- 11 -
C. Legal Description & Exhibit Map for Annexation & Zoning Boundary (REVISED)
EXHIBIT A
- 12 -
EXHIBIT A
- 13 -
EXHIBIT A
- 14 -
EXHIBIT A
- 15 -
EXHIBIT A
- 16 -
EXHIBIT A
- 17 -
D. Required Findings from Unified Development Code
1. COMPREHENSIVE PLAN AMENDMENT FINDINGS:
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 amendment to the
Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
The City Council finds that the proposed changes, as recommended by the Comission, to the
Future Land Use Map are consistent with elements of the Comprehensive Plan as detailed in
Section VII above.
b. The proposed amendment provides an improved guide to future growth and
development of the city.
The City Council finds that the proposal to modify the Future Land Use Map to allow for a
mix of residential, small scale neighborhood friendly commercial uses, and employment
uses on the site will be compatible with existing and future residential and commercial uses
in the nearby vicinity.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
The City Council finds that the proposed amendment is internally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (see Section VII for detailed analysis).
d. The proposed amendment is consistent with the Unified Development Code.
The City Council finds that the proposed amendment is consistent with the Unified
Development Code.
e. The amendment will be compatible with existing and planned surrounding land uses.
The City Council finds the proposed amendment will be compatible with adjacent existing
and future residential and commercial uses.
f. The proposed amendment will not burden existing and planned service capabilities.
The Commission finds that the proposed amendment would not burden existing and planned
service capabilities in this area of the city. Sewer and water services are available to be
extended to this site.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
The City Council finds the proposed mixed use development of this property is consistent
with the proposed map amendment and will not significantly impact development in this
area and provides a logical juxtaposition of uses.
h. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Sections VII, VIII, and IX and the subject findings above, the City
Council finds that the proposed amendment is in the best interest of the City.
EXHIBIT A
- 18 -
2. ANNEXATION & ZONING FINDINGS:
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, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The City Council finds that the map amendment recommended by staff to C-C, TN-C, TN-R
and R-40 is consistent with the proposed MU-C and MU-R FLUM designations for this site
and should be compatible with existing and future uses in the area. Therefore, the City
Council finds the amendment is consistent with the applicable provisions of the
Comprehensive Plan (see section VII above for more information).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds that the proposed map amendment to the C-C, TN-C, TN-R and R-40
zoning districts is consistent with the purpose statements of the commercial, traditional
neighborhood, and residential districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The City Council finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. City utilities will be extended at the expense of the applicant.
d. 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 City Council finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The City Council finds the proposed annexation of this property is in the best interest of the
City.