Meridian Station (H-2019-0142) CITY OF MERIDIAN w IDIAN;---
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND ! DAHO
DECISION& ORDER
In the Matter of the Request for Conditional Use Permit to Exceed the Maximum Height Allowed
of 75 Feet in the O-T Zoning District for the Purpose of Constructing Two (2) 100-foot Tall
Vertically Integrated Structures for Meridian Station,Located at Southeast Corner of N.Main
Street and E.Broadway Avenue,by NeUdesign Architecture.
Case No(s).H-2019-0142
For the Planning& Zoning Commission Hearing Date of. February 20,and March 5, 2020
(Findings on March 19,2020)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of February 20,2020, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of February 20, 2020, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 20,
2020, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of February 20, 2020,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 Planning&Zoning Commission 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 governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision,which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2019-0142
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Meridian City Council Meeting Agenda March 19,2020— Page 57 of 266
upon the applicant,the Planning Division,the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of February 20,2020, 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 Planning & Zoning Commission'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 conditional use permit to exceed the height limit of the O-T zoning
district from 75 feet to 100 feet is hereby approved in accord with the conditions of approval in
the staff report for the hearing date of February 20,2020, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two(2)Year Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted, shall be valid for a maximum
period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-617.1.
During this time,the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting,the final plat must be
signed by the City Engineer within this two(2)year period in accord with UDC 11-513-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as
determined and approved by the Commission may be granted. With all extensions,the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional
use permit 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 February 20,2020
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2019-0142
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Meridian City Council Meeting Agenda March 19,2020— Page 58 of 266
By action of the Planning&Zoning Commission at its regular meeting held on the 9th day of
March 2020.
COMMISSIONER RYAN FITZGERALD, CHAIRMAN VOTED
COMMISSIONER LISA HOLLAND,VICE CHAIRMAN VOTED
COMMISSIONER RHONDA MCCARVEL VOTED
COMMISSIONER ANDREW SEAL VOTED
COMMISSIONER PATRICIA PITZER VOTED
COMMISSIONER WILLIAM CASSINELLI VOTED
COMMISSIONER NICK GROVE VOTED
Ryan Fitzgerald, Chairman
Attest:
Chris Johnson ity Clerk` 7
Copy served upon the Applicant, the Planning and Development Services divisions of the Community
Development Department,the Public Works Department and the City Attorney.
By: Dated:
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2019-0142
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Meridian City Council Meeting Agenda March 19,2020— Page 59 of 266
EXHIBIT A
STAFF REPORT E IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING 2/20/2020 Legend
DATE: - 0
Project Location
TO: Planning&Zoning Commission
FROM: Bill Parsons, Current Planning FFM
Supervisor
208-884-5533a
Bruce Freckleton,Development
Services Manager ''
1 —
208-887-2211
SUBJECT: H-2019-0142
Meridian Station '-
71
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LOCATION: SEC of N. Main St. and E. Broadway ------
Ave.,north of the railroad tracks. '
I. PROJECT DESCRIPTION
The applicant has applied for a conditional use permit to exceed the maximum height allowed of 75 feet in the
O-T zoning district for the purpose of constructing two (2) 100-foot tall vertically integrated structures.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 6.13
Future Land Use Designation Old Town
Existing Land Use(s) Outdoor storage and vacant industrial buildings
Proposed Land Use(s) Vertically Integrated Buildings
Neighborhood meeting date;#of 10/30/2019; 13 attendees
attendees:
B. Community Metrics
Description Details Page
Access(Arterial/Collectors/State Access to the site is proposed from Main St. and NE. 3rd
Hwy/Local)(Existing and Proposed) Street.
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Meridian City Council Meeting Agenda March 19,2020- Page 60 of 266
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C. Representative:
NeUdesign Architecture—725 E 2nd St.,Meridian ID, 83642
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper notification
published
1/31/2020
Radius notification mailed to
property owners within 300 feet 1/28/2020
Public hearing notice sign posted
2/9/2020
on site
Nextdoor posting 1/28/2020
V. STAFF ANALYSIS
A. Future Land Use Map(FLUM)Designation(https://www.meridiancity.or /�compplan)
This property is designated Old Town on the Comprehensive Plan Future Land Use Map(FLUM). Per the
Comprehensive Plan,this designation includes the historic downtown and the true community center. The
boundary of the Old Town district predominantly follows Meridian's historic plat boundaries. In several
areas,both sides of a street were incorporated into the boundary to encourage similar uses and
complimentary design of the facing houses and buildings. Sample uses include offices,retail and lodging,
theatres,restaurants, and service retail for surrounding residents and visitors. A variety of residential uses
are also envisioned and could include reuse of existing buildings, new construction of multi-family
residential over ground floor retail or office uses. In order to provide and accommodate preservation of
the historic character,the City has developed specific Design Guidelines for this area.Pedestrian amenities
are emphasized in Old Town.
The applicant is proposing to construct two (2)vertically integrated buildings consisting of 29,000 square
feet of retail space and a total of 385 residential units on approximately 6.13 acres of land in the Old Town
District consistent with the Comprehensive Plan. Staff finds the following policies that support the
applicant's proposed development:
• "Improve ingress and egress (both pedestrian and vehicle)in Old Town."(3.03.01C)
• "Promote high density residential development in Old Town."(3.07.01 C)
• "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."(3.07.02L)
• "Develop continuous pedestrian walkways within the downtown area."(3.03.02E)
• "Pursue construction of the City's pathway network to and through downtown."(3.03.01F)
• "Encourage infill development."(3.04.02B)
B. Existing Structures/Site Improvements:
All of the uses have ceased on the property. With the development of this property,the existing
buildings will be removed to make way for the proposed vertically integrated development.
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Meridian City Council Meeting Agenda March 19,2020— Page 62 of 266
Further,the east building is proposed to be constructed over public right-of way dedicated with
the Amended Plat of Rowan Addition.Prior to the submitting a certificate of zoning compliance
for the east building,the applicant should submit and obtain approval of a vacation application to
vacate the public alley and Railroad Ave.ROW.
C. Proposed Use Analysis:
Phase 1 of the proposed development will consist of two (2)vertically integrated buildings as follows:
• West Building: 7,748 sq. ft. of retail; 185 residential units(studio, 1 and 2-bedrooms); 168
parking garage spaces and 4,713 square feet of common open space.
• East Building: 17,656 sq. ft. of retail; 200 residential units (studio, 1 and 2-bedrooms); 382
parking garage spaces and 8,213 square feet of common open space.
• Interim surface parking with 109 parking stalls.
With Phase 2,the applicant is proposing to convert the interim surface parking(western third of the
site) and intensify the use further,by constructing two(2) office towers which will require additional
land use approvals from the City.
D. Specific Use Standards (UDC 11-4-3):
The proposed use is subject to the specific use standards listed in UDC 11-4-3-41: Vertically
Integrated Residential Project:
A. A vertically integrated residential project shall be a structure that contains at least two(2)stories.Both
of the proposed buildings are seven stories in height in excess of the code minimum.
B. A minimum of twenty five percent(25%)of the gross floor area of a vertically integrated project
shall be residential dwelling units, including outdoor patio space on the same floor as a residential
unit.Both of the proposed buildings provide residential dwelling units in excess of 25%of the
gross floor area.
C. The minimum building footprint for a detached vertically integrated residential project shall be two
thousand four hundred(2,400)square feet. The two (2) buildings exceed the 2,400 square foot
minimum. On the submitted plans, the proposed footprints are 57,355 sq.ft. and 26,917 sq.ft.
respectively.
D. The allowed nonresidential uses in a vertically integrated project include: arts,entertainment or
recreation facility; artist studio; civic, social or fraternal organizations; daycare facility;drinking
establishment; education institution; financial institution;healthcare or social assistance;industry,
craftsman; laundromat;nursing or residential care facility;personal or professional service;public or
quasi-public use;restaurant;retail; or other uses that may be considered through the conditional use
permit process.No other uses are being proposed or approved with the subject conditional use permit
application.
E. None of the required parking shall be located in the front of the structure.Parking is proposed behind
the main buildings in accord with this standard.
E. Dimensional Standards(UDC 11-2):
In the Old Town zone,new buildings shall be a minimum of two stories and cannot exceed 75 feet,
unless approved through a conditional use permit as requested.
F. Access(UDC 11-3A-3):
Access is proposed from N. Main Street and NE. 3`d St.N. Main Street is designated as an arterial
street and NE 3'Street is designated as a collector. The UDC restricts access to arterials when local
street access is available. Staff is amenable to the access to 3rd Street however,the site plan should
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Meridian City Council Meeting Agenda March 19,2020— Page 63 of 266
be revised so that the second access is provided to Broadway Ave., not Main Street in accord with
UDC 11-3A-3.
G. Parking(UDC 11-3C):
Off-street parking exists on the site in accord with the standards listed in UDC Table 11-3C-6 and 11-
3C-6B.3. In the Old Town district,the requirement is one(1) space for every 1,000 square feet of gross
floor area for retail and one(1) space for all of the residential units. Based on the square footage of the
retail use (29,000)and the total number of units,(385 d.u.), a minimum of 414 spaces are required. The
applicant is proposing 550 off-street parking spaces between the two buildings and 109 surface spaces
which exceeds UDC standards.
NOTE: The west building does not contain the required off-street parking based on the
residential unit count and commercial square footage(required 195; proposed 168).If the entire
project remains under single ownership as proposed,the parking ratio for the site still
meets/exceeds the requirements of the UDC.
With a future phase of the two(2)office towers,the parking ratio for this site will have to be re-
evaluated to determine if parking is adequate for the site.
H. Sidewalks (UDC 11-3A-17):
Sidewalk currently exist along Main Street and 3'Street.With the proposed development,the applicant
is proposing to improve the streetscape along all of the street frontages to enhance pedestrian
connectivity. The City's Master Pathways Plan calls for a10-foot multi-use pathway along Broadway
Ave.,NE. 3'Street and the rail corridor. Further,the City has adopted as a reference to the
Comprehensive Plan,the Downtown Meridian Street Cross-section Master Plan. Specific details
of the streetscape has not been provided with the submittal. The site plan submitted with the CZC
application shall include the cross-section for the streetscape improvements along Main,
Broadway and 3rd in accord with the adopted Cross-section Master Plan.
Further,the applicant should construct an on-street of the multi-use pathway along Broadway
and 3rd Street in accord with the Cross-section Master Plan and the portion of the pathway along
the rail corridor should comply with the standards set forth in UDC 11-3A-8 and 11-311-12.
1. Landscaping:
The Old Town zone and the proposed vertically integrated use does not require open space or site
amenities for the development. The applicant has provided a landscape plan the details the proposed
open space and amenities proposed with the construction of the development.
The east building depicts two(2)rooftop courtyards with outdoor kitchen/barbeque, fire pits,raised
planters and multiple seating areas. The west building depicts a single rooftop courtyard and the same
amenities as the east building. The Broadway street frontage also has a street-level plaza area with
designated walking paths,decorative concrete/pavers,tot lot,fire pits and seating area. In general, staff
is supportive of the open space and amenities proposed with the development. Details of the open
space and amenities should be provided with the revised plans submitted with CZC application.
Landscaping for the surface parking area should comply with UDC 11-3B-8C.
J. Waterways (UDC 11-3A-A):
The Hunter Lateral runs along the northern boundary of this site. A majority of it is tiled however,there
is approximately 160 feet that remains an open facility. With the development of the site,the applicant
is proposing to tile the lateral in accord with UDC standards. The submitted site plan does not depict the
width of the irrigation easement. The site plan should be revised to depict the Hunter Lateral
easement and the applicant should coordinate with Nampa Meridian Irrigation District regarding
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Meridian City Council Meeting Agenda March 19,2020— Page 64 of 266
the improvements within the easement.A license agreement with NMID shall be executed prior to
the issuance of the CZC.
K. Fencing(UDC 11-3A-6, 11-3A-7):
If fencing is proposed for the development,the applicant shall comply with the fencing standards set
forth in UDC 11-3A-7.
L. Utilities(UDC 11-3A-21):
Public Works has confirmed that there is sufficient water and sewer capacity to serve the proposed
development. If public infrastructure is required to be extended with the proposed project,the applicant
should provide autocad file of the expansion with their certificate of zoning compliance for review and
approval.
M. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
Conceptual renderings were provided with the application to provide representation of the scale and
mass of the two(2) structures on the property to determine if the requested height is appropriate for the
subject property. Specifics on building materials and color is not depicted on the elevations submitted
with the application. The UDC requires the proposed vertically integrated buildings to comply with the
standards in the Architectural Design Manual. Staff does not have enough information with the
submitted elevations to inform the Commission if the Buildings conform to the ASM. Staff is
supportive of the requested increase in the height however,staff believes the East Building should
incorporate additional architectural features to hold the corner(Broadway/3 d St.Intersection)
and be a prominent focal point of the design.Final design is required to comply with the design
standards in the Architectural Standards Manual and UDC 11-3A-19.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions in Section VIII
per the Findings in Section IX.
B. The Meridian Planning&Zoning Commission heard this item on February 20, and March 5,
2020.At the public hearing,the Commission voted to approve the subject CUP request.
1. Summary of the Commission public hearing
a. In favor: Jeremy Putnam
b. In opposition:None
C. Commenting: Shannon Ingle,Lindsey Anderson,Tina Sayko, Cheryl Jones,Kayloni
Perry,Mike Prata and Kyle Jones
d. Written testimony: Cody Cuccia.Ryan Steinbroner, Cheryl Jones,Dan Basalone.Josh
Evarts,Mick Armstrong,Kelli Badesheim,Lori Jones, Sean Evans,Heath Van Patten,
Martin Schindler,Lindsey Bowshier,Nick Aldinger and Kristin Ne il�ski
e. Staff presenting application: Bill Parsons
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. Parking in the downtown.
b. Transparency of projects being shared with downtown business owners.
c. Height of the proposed buildings and the interface with the adjacent single family
homes.
d. Proposed improvements within the 200' railroad corridor.
e. Street closures during the construction of the proposed buildings.
3. Key issue(s)of discussion by Commission:
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Meridian City Council Meeting Agenda March 19,2020— Page 65 of 266
a. Height of the proposed structure in relation to City Hall and the TM Crossing
development.
b. Redevelopment of downtown consistent with the Comprehensive Plan.
C. Adequate parking in downtown.
d. Proximity of the 10-foot multi-use pathway along the rail corridor.
e. Less parking and residential units if the project developed at the 75-foot height limit.
f. Continuing the project to gain other Commissioners perspective on the proposed heir
g= Re-designing the to fall within the parameters of the 75-foot height limit.
4. Commission change(s)to Staff recommendation:
a. None
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Meridian City Council Meeting Agenda March 19,2020— Page 66 of 266
VII. EXHIBITS
A. Site Plan
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Meridian City Council Meeting Agenda March 19,2020— Page 67 of 266
B. Landscape Plan
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Meridian City Council Meeting Agenda March 19,2020— Page 68 of 266
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Meridian City Council Meeting Agenda March 19,2020— Page 70 of 266
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Meridian City Council Meeting Agenda March 19,2020— Page 71 of 266
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Meridian City Council Meeting Agenda March 19,2020— Page 72 of 266
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Meridian City Council Meeting Agenda March 19,2020— Page 73 of 266
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning
1. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-4 1 Vertically
Integrated Residential Projects.
2. If public infrastructure is required to be extended with the proposed project,the applicant shall provide
autocad file of the expansion with their certificate of zoning compliance for review and approval.
3. The site plan shall be revised to depict the Hunter Lateral easement. The applicant shall coordinate with
Nampa Meridian Irrigation District regarding the improvements within the easement. A license agreement
with NMID shall be executed prior to the issuance of the CZC.
4. The east building shall incorporate additional architectural features to hold the corner(Broadway/3rd St.
Intersection)and be a prominent focal point of the design. Final design of the buildings shall comply with
the standards listed in UDC 11-3A-19 and the Architectural Design Manual.
5. Details of the open space and amenities shall be provided with the revised plans submitted with CZC
application.
6. The site plan submitted with the CZC application shall include the cross-section for the streetscape
improvements along Main St.,Broadway Ave., and 3'St. in accord with the adopted Downtown Cross-
section Master Plan.
7. The applicant shall construct the on-street portion of the multi-use pathway along Broadway and 3rd Street
in accord with the Downtown Cross-section Master Plan. The portion of the pathway along the rail
corridor shall comply with the standards set forth in UDC 11-3A-8 and 11-313-12. Prior to occupancy of
the first building,the applicant shall execute a recorded pedestrian easement with the City for the portion
of the pathway along the rail corridor as proposed.
8. The parking lot landscaping on the west portion of the site shall comply with the standards in UDC 11-3B-
8C.
9. Prior to the submitting a certificate of zoning compliance for the east building,the applicant shall submit
and obtain approval of a vacation application to vacate the public alley and Railroad Ave. right-of-way
platted with Amended Plat for Rowan Addition to Meridian.
10. The applicant shall comply with the proposed parking plan. Parking and drive aisle dimensions shall
comply UDC Table 11-3C-5. With a future phase of the two(2)office towers on the west portion of
the site,the parking ratio for this site shall be re-evaluated to determine if parking is adequate for
the site.
11. The site plan shall be revised so that the second access is provided to Broadway Ave.,not Main Street in
accord with UDC 11-3A-3.
B. Meridian Fire Department
https:llweblink.meridiancioy.orglWebLinkIDocView.aspx?id=181404&dbid=0&repo=MeridianCioX
C. Meridian Police Department
https://weblink.meridianciU.org/WebLink/Doc View.aspx?id=182010&dbid=0&repo=MeridianCiU
D. Ada County Highway District(ACHD)
No Comments at this time.
E. Department of Environmental Quality
https:llweblink.meridianciU.org WWebLinkIDocView.aspx?id=181370&dbid=0&repo=MeridianCitE
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Meridian City Council Meeting Agenda March 19,2020— Page 74 of 266
F. West Ada School District
https:llweblink.meridianciV.oLvlWebLinkIDocView.aspx?id=183066&dbid=0&repo=MeridianCitX
G. COMPASS
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IX. FINDINGS
A. Conditional Use Permit
The Commission shall base its determination on the conditional use permit request upon the following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development
regulations in the district in which the use is located.
The Commission finds the site is large enough to accommodate the proposed use with the increase in height
and meets all the dimensional and development regulations of the O-T zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the
requirements of this title.
The Commission finds theproposed use and height is harmonious with the Comprehensive Plan (see Section V
for more information).
3. That the design,construction, operation and maintenance will be compatible with other uses in the general
neighborhood and with the existing or intended character of the general vicinity and that such use will not
adversely change the essential character of the same area.
The Commission finds the operation of the proposed use and height should be compatible with other uses in
the vicinity and the intended character of the area and not adversely affect such.
4. That the proposed use and additional height,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
If the proposed use complies with the condition of approval in Section V11 as required, the Commission finds
the proposed use and height should not adversely affect other properties in the vicinity.
5. That the proposed use will be served adequately by essential public facilities and services such as highways,
streets, schools,parks,police and fire protection,drainage structures,refuse disposal,water, and sewer.
Because the site is within the City's Area of City Impact boundary and has been annexed into the City, the
Commission finds the proposed use and height will be served adequately by these services continuing to be
provided.
6. That the proposed use will not create excessive additional costs for public facilities and services and will not be
detrimental to the economic welfare of the community.
The Commission finds the proposed use and height should not create any additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation
that will be detrimental to any persons,property or the general welfare by reason of excessive production of
traffic,noise, smoke, fumes, glare or odors.
The Commission finds theproposed use and height will not be detrimental to anypersons orproperty or affect
the general welfare by any of the means listed as the proposed use is actually less intense than many uses
located in this area.
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8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature
considered to be of major importance. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
The Commission is unaware of any natural, scenic or historic features of major importance in this area;
however,finds the proposed use and height should not result in damage of any such features.
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