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2021-10-07 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, October 07, 2021 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Bill Cassinelli Commissioner Nick Grove Commissioner Andrew Seal Commissioner Maria Lorcher ABSENT Commissioner Rhonda McCarvel Commissioner Nathan Wheeler Commissioner Steven Yearsley ADOPTION OF AGENDA - Adopted CONSENT AGENDA \[Action Item\] - Approved 1. Approve Minutes of the September 16, 2021 Planning and Zoning Commission Meeting 2. Findings of Fact, Conclusions of Law for Fairview Row Townhomes (H-2021-0049) by Riley Planning Services, Located at 2065 E. Fairview Ave. ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] RESOLUTIONS \[Action Item\] 3. Resolution No. PZ-21-04: A Resolution of the Planning and Zoning Commission for the City of Meridian, Idaho, Validating Conformity of the (Option A) Urban Renewal Plan for the Northern Gateway District Urban Renewal Project with the City of Meridian’s Comprehensive Plan - Approved 4. Resolution No. PZ-21-05: A Resolution of the Planning and Zoning Commission for the City of Meridian, Idaho, Validating Conformity of the (Option B) Urban Renewal Plan for the Northern Gateway District Urban Renewal Project with the City of Meridian’s Comprehensive Plan - Approved 5. Resolution No. PZ-21-06: A Resolution of the Planning and Zoning Commission for the City of Meridian, Idaho, Validating Conformity of the First Amendment to the Urban Renewal Plan for the Union District Urban Renewal Project with the City of Meridian’s Comprehensive Plan - Approved ACTION ITEMS 6. Public Hearing for Pera Place Subdivision (H-2021-0056) by Leavitt & Associates Engineers, Located at 4600 W. Daphne St., 4546 W. Daphne St., and Parcel S0427325702, Near the Northeast Corner of N. Black Cat Rd. and W. McMillan Rd. A. Request: Annexation and Zoning of 10 acres of land with a request for the R-8 zoning district. B. Request: Rezone of 6.84 acres of land from the R-4 zoning district to the R-8 zoning district. C. Request: Preliminary Plat consisting of 65 single-family detached building lots and 7 common lots on 16.63 acres of land. - Continued to November 4, 2021 7. Public Hearing Continued from September 16, 2021 for Burger King Drive-Through (H- 2021-0051) by Legend Engineering, Located at 6211 N. Ten Mile Rd. A. Request: Conditional Use Permit for a dual-ordering drive-through establishment within 300 feet of another approved drive-through establishment and within 300 feet of a residential district for a 2,910 square-foot Burger King with 37 parking spaces on 0.877 acres of land in the C-G zoning district. - Approved 8. Public Hearing for Elderberry Estates Subdivision (H-2021-0044 and H-2021-0005) by Angie Cuellar of Mason and Associates, Located at 1332 N. Meridian Rd. A. Request: Rezone of 0.66 acres of land with the O-T zoning district. B. Request: Short Plat consisting of 4 buildable lots. - Continued to November 4, 2021 9. Public Hearing for Intermountain Wood Products Expansion (H-2021-0042) by Kent Brown Planning Services, Located at 255, 335, 381, and 385 S. Locust Grove Rd. and 300 and 330 S. Adkins Way A. Request: To expand existing wood products business located at 220, 300 and 330 S. Adkins Way by a. Annexing 255 and 335 S. Locust Grove Rd. with the I-L zoning district. b. Modification of the Medimont Development Agreement for the purpose of creating a new development agreement for the subject properties and removing the requirement for an internal landscape buffer. c. A Future Land Use Map Amendment to designate 355 and 255 S. Locust Grove from Mixed-Use Community to Industrial, and 385 and 381 S. Locust Grove from Mixed-Use Community to Commercial - Recommended Approval to City Council 10. Public Hearing for Southridge Apartments Phase 3 (H-2021-0055) by The Land Group, Inc., Generally Located South of W. Overland Rd. and East of S. Ten Mile Rd. A. Request: Conditional Use Permit for a multi-family development consisting of 164 units on 9.07 acres of land in the R-15 zoning district. - Approved 11. Public Hearing for TM Creek Storage (H-2021-0054) by Brighton Development, Inc., Generally Located South of W. Franklin Rd., Midway Between S. Linder Rd. and S. Ten Mile Rd. A. Request: Conditional Use Permit for a self-service storage facility on 7.8 acres of land in the C-G zoning district. - Approved ADJOURNMENT - 9:18 p.m. Item 1. Meridian Planning and Zoning Meeting October 7, 2021. Meeting of the Meridian Planning and Zoning Commission of October 7, 2021, was called to order at 6:00 p.m. by Commissioner Andrew Seal. Members Present: Commissioner Bill Cassinelli, Commissioner Andrew Seal, Commissioner Nick Grove and Commissioner Maria Lorcher. Members Absent: Chairman Rhonda McCarvel, Commissioner Steven Yearsley and Commissioner Nate Wheeler. Others Present: Adrienne Weatherly, Kurt Starman, Bill Parsons, Joe Dodson, Alan Tiefenbach and Dean Willis. ROLL-CALL ATTENDANCE Nate Wheeler X Maria Lorcher _X Andrew Seal X Nick Grove Steven Yearsley X Bill Cassinelli Rhonda McCarvel - Chairman Seal: All right. Good evening. Welcome to the Planning and Zoning Commission meeting for October 7th, 2021. At this time I would like to call the meeting to order. The Commissioners who are present for this evening's meeting are at City Hall and I don't believe we have any on Zoom. We also have staff from the City Attorney and Clerk's offices, as well as the city Planning Department. If you are joining us on Zoom this evening we can see you are here. You may observe the meeting. However, your ability to be seen on screen and talk will be muted. During the public testimony portion of the meeting you will be unmuted and, then, be able to comment. Please note that we cannot take questions until the public testimony portion. If you have a process question during the meeting, please, e-mail cityclerk@meridiancity.org and they will reply as quickly as possible. If you simply want to watch the meeting, we encourage you to watch the streaming on the city's YouTube channel. You can access it at meridianity.org/live. With that let's begin with a roll call. Madam Clerk. ADOPTION OF AGENDA Seal: Okay. Now, we will move on to adoption of the agenda. The first item on the agenda is the adoption of the agenda. We do have Pera Place Subdivision. It will be opened for the sole purpose of continuing the item to a date that we have not decided on yet. Could I get a motion to adopt the agenda? Grove: So moved. Cassinelli: Second. Meridian Planning&Zoning Commission Item 1. October 7, 2021 6 Page 2 of 62 Seal: It's been moved and seconded to adopt the agenda. All in favor say aye. Opposed? Okay. Motion carried. MOTION CARRIED: FOUR AYES. THREE ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the September 16, 2021 Planning and Zoning Commission Meeting 2. Findings of Fact, Conclusions of Law for Fairview Row Townhomes (H-2021-0049) by Riley Planning Services, Located at 2065 E. Fairview Ave. Seal: For the Consent Agenda we have two items on the Consent Agenda. First one is to approve the -- approve the minutes of the September 16th, 2021, Planning and Zoning Commission meeting and the other is for the Finding of Facts, Conclusions of Law for Fairview Row Townhomes, H-2021-0049. Can I get a motion to accept the Consent Agenda as presented? Grove: So moved. Cassinelli: Second. Seal: It's been moved and seconded to adopt the Consent Agenda. All in favor say aye. Any opposed? Okay. Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Seal: All right. Now I will go on to explain the public hearing process. At this time -- well, that's redundant. I already said I was going to do that. We will open each item individually and begin with the staff report. Staff will report their findings on how the item adheres to our Comprehensive Plan and Unified Development Code. After staff has made their presentation the applicant will come forward to present their case and respond to staff comments. They will have 15 minutes to do so. After the applicant has finished we will open the floor to public testimony. Each person will be called on only once during the public testimony. The Clerk will call the names individually of those who have signed up on our website in advance to testify. You will, then, be unmuted in Zoom or you can come to the microphones in chamber. Please state your name and address for the record and you will have three minutes to address the Commission. If you have previously sent pictures or presentation for the meeting it will be displayed on the screen and our Clerk will run the presentation. If you have established that you are speaking on behalf of a larger group, like an HOA, where others from that group will allow you to speak on their Meridian Planning&Zoning Commission Item 1. October 7, 2021 7 Page 3 of 62 behalf and give up their time, you will have ten -- up to ten minutes. After all those who have signed up in advance have spoken, we will invite any others who may wish to testify. If you wish to speak on the -- on the topic you may come forward in chambers or on Zoom press the raise hand button in the Zoom app. Or if you are only listening on a phone, please, press star nine and wait for your name to be called. If you are listening on multiple devices, a computer or -- and a phone, for example, please, be sure to mute those extra devices, so we do not experience feedback and we can hear -- and we can hear you clearly. When you are finished, if the Commission does not have questions for you, you will return to your seat in chambers or be muted on Zoom and you will no longer have the ability to speak and, please, remember we will not call on you a second time. After all testimony has been heard the applicant will be given another ten minutes to come back and respond. When the applicant is finished responding to questions and concerns, we will close the public hearing and the Commissioners will have the opportunity to -- opportunity to discuss and, hopefully, be able to make final decisions or recommendations to City Council as needed. RESOLUTIONS [Action Item] 3. Resolution No. PZ-21-04: A Resolution of the Planning and Zoning Commission for the City of Meridian, Idaho, Validating Conformity of the (Option A) Urban Renewal Plan for the Northern Gateway District Urban Renewal Project with the City of Meridian's Comprehensive Plan 4. Resolution No. PZ-21-05: A Resolution of the Planning and Zoning Commission for the City of Meridian, Idaho, Validating Conformity of the (Option B) Urban Renewal Plan for the Northern Gateway District Urban Renewal Project with the City of Meridian's Comprehensive Plan 5. Resolution No. PZ-21-06: A Resolution of the Planning and Zoning Commission for the City of Meridian, Idaho, Validating Conformity of the First Amendment to the Urban Renewal Plan for the Union District Urban Renewal Project with the City of Meridian's Comprehensive Plan Seal: Okay. With all that at this time I would like to open the public hearing for items number-- and there are three resolutions. We will open all three of them so that they can be read and, then, we will act on all three of them individually and that's Resolution No. PZ-21-04, PZ-21-05, and PZ-21-06, and we will begin with the staff report. Starman: Thank you, Mr. Chairman. I will -- I will take these three items and I will -- I will preface it by saying -- sorry about that. I will preface by saying this is not a public hearing in the sense we didn't notice it as a public hearing, but certainly the public as well are invited to comment if they would like. So, as you mentioned we have three resolutions for the Commission's consideration this evening. The first two resolutions -- both apply Meridian Planning&Zoning Commission ❑ Item 1. October 7,2021 Page 4 of 62 to the proposed urban renewal district that the Meridian Development Corporation and the City of Meridian have been working on known as the Northern Gateway District Urban Renewal Project. So, I will talk about those in just a moment. And the third item pertains to an existing urban renewal project, known as the Union District. I will start with the first two. As I mentioned, the Meridian Development Corporation or MDC and the City of Meridian have been working on -- on this concept and this idea for many months at this point and this item was referred to the Commission by the City Council and Mayor. The item before the -- before the Commission side is fairly narrow in scope, what was required both by the referral from the City Council and Mayor, but also by state law is for the Commission to review the proposed plan for the new district and to find that that -- that it's in conformity with the City of Meridian's Comprehensive Plan. So, you have a fairly extensive analysis in your packet, I know you have all seen in advance, prepared by the Planning staff, Brian McClure and others, that do that analysis for you and the short version this evening is the recommendation from staff and the Planning staff that did that analysis is that that finding can be made and that its recommendation to the Commission this evening is that you pass the resolution or in this case resolutions plural making that determination. The reason you have two resolutions before you this evening is we have sort of a unique situation. The Commission may recall that some weeks ago that you considered and discussed a proposed annexation -- what's commonly referred to as the McFadden property and so that's a -- that's about a 17 acre parcel that's located at the intersection of Cherry and Meridian Road. That annexation is still in process and it's the desire of both the property owner and MDC that that property be included in this new urban renewal project. But there is also a possibility -- and the Council will be considering that in the near future. But there is also a possibility that might not happen for unexpected reasons and so the reason you have two resolutions before you this evening is that we have -- the first resolution is we have described it as Option A, which would include the entire proposed project area, including the McFadden property, and you have on your screen and as well as in the Chambers here, a map that shows that area that's bounded by the dashed red line and you can see that that McFadden property is up in the -- I will call it the northwest corner of the proposed project area. So, this Option A is resolution with -- that's been described as Option A includes the McFadden property, but because there is a slim possibility that annexation may not be complete before this project is approved, we also have for the Commission's consideration a second resolution, which we have called Option B, that really is the exact same project, except absent the McFadden property and so that's the reason you have two -- two resolutions before you this evening. The request of staff is that the Commission have deliberation and receive additional information as you need, but we would ask that you approve both resolutions, so that we have, literally in this sense, Option A and Option B and to the extent we need to do so. I would like to mention that we have some folks on Zoom that are available as resources if you have additional questions beyond, you know, what I can answer. We have the MDC administrator Ashley Squyres available if you have questions. Also an attorney with the law firm Elam Burke, Meghan Conrad, who is quite an expert in this area, also available if you have questions and, then, lastly I will mention that we have our comprehensive associate planner Brian McClure available as well that did a lot of the heavy lifting on the analysis that went into your staff report and into the packet you have tonight. So, I think I will stop there and ask if there are questions. In fact, Mr. Chair, I Meridian Planning&Zoning Commission Item 1. October 7,2021 191 Page 5 of 62 might -- when you get to this point I might ask that you vote on those two resolutions and, then, maybe I will take up that third resolution as a separate item. Seal: Okay. This is my first time dealing with a resolution, so I just want to make sure that we run this through correctly. So, my idea was to go ahead and speak about all three of them. We can open it up to public -- Starman: Okay. Seal: -- and, then, I don't know that anybody will be here to talk about it, but if there are, then, they can and, then, we can come back and move on with our -- with our motions. Starman: Thank you, Mr. Chairman. So, I will be happy to do that. Let me go ahead, then, and present information regarding your third item on the agenda relative to the Meridian Development Corporation. So, as I mentioned in my-- in a couple of my opening comments, the -- the third resolution pertains to an amendment to the plan for the Union District Urban Renewal Project. This is a project that exists today and the proposal that is before the Commission is a relatively small addition to the area and so that's, again, on your screen, as well as on the screens here in the chambers. So, the area that -- in question is that the existing project includes the area with the solid red line. The area proposed for annexation or inclusion is the area that includes the dashed red line and so the proposal before that -- is before the Commission for consideration -- again, it's a very narrow question -- is whether the amended plan for the Union District is in compliance or comports with the City of Meridian's Comprehensive Plan. Again, you have some fairly detailed analysis in your staff report -- in your packet and staff report that does that analysis and comes to the conclusion from a staff perspective that that finding can be made and for that reason we also recommend that the Commission approve that third resolution that's specific to the Union District and this proposed amendment to the plan for that district. Seal: Okay. Thank you very much. At this point does the Commission have any -- I'm going to go a little bit out of order here. Does the Commission have any questions they would like to field at this time? Lorcher: Commissioner -- Mr. Chairman? Seal: Commissioner Lorcher, go ahead. Lorcher: Since this is new to me, too, as far as resolutions and creating a zoning district, why are we not -- why are some parcels exempt and some are included in regard to the Union District, as Old Town was a district? An Old Town District label. Starman: Mr. Chairman and Commissioner Lorcher, great question. So, this is different than a zoning district. This is known as a -- an urban renewal project. So, it's different than what you typically deal with on most evenings of zoning areas and Comprehensive Plan. There are -- there is a whole complete section of state law that deals with the Meridian Planning&Zoning Commission Item 1. October 7,2021 Flo] Page 6 of 62 creation of urban renewal projects and what it needs to require, what findings need to be made and so when these project areas are first created and, then, when they are amended there are a number of -- a number of criteria that has to be satisfied to include them. I think also we try to be sensitive -- MDC, the city and others try to be sensitive as to which property owners have an interest in being in a renewal district and which may not and so all those factors come into play as the boundaries are drawn. But, really, it's a matter of making the appropriate findings under state law as to which properties can legally be included within that project under the state's urban renewal law. Grove: Mr. Chair? Seal: Commissioner Grove, go ahead. Grove: Okay. I might ask a question that I know the answer to, but with this --the reason that the properties that aren't included in this is because there is a -- a maximum of how much property can be added into a current district; is that correct? Starman: Mr. Chairman, Commissioner, so that is correct. There are limitations, particularly with respect to -- there is overall limitations of how much land or property within a city can be included within urban renewal areas and, then, there also are limitations relative to subsequent additions or annexations. So, there are constraints and so that, too, is a factor. I would defer to others in terms of how much that came into play on these particular boundaries, but that is -- you are quite correct, there are limitations as to how much land within a city can be included within such a project. Seal: Anybody else? Grove: Mr. Chair? Seal: Commissioner Grove. Grove: Just one other thing for me is just want to disclose that I do work within this item -- in the urban renewal district for the Union District, just to put that out there that I do work in that area. Starman: I'm going to do this a little bit on the fly and we may want to have a quick conversation if you think that necessary, but there are some limitations as to your ability or any Commissioner's ability or Council Member's ability to participate in deliberations if you have a financial interest that might impact you. So, I don't know the nature of your employment there or how this decision or this action tonight might impact that, but in order to be cautious I might advise you to recuse yourself just to be careful. But you are the best person to answer -- to answer that question, whether there are any pecuniary benefits to you from participating in this action, but if there is any remote possibility my advice to you would be to recuse yourself and allow your fellow Commissioners to press forward. Meridian Planning&Zoning Commission Item 1. October 7,2021 Fil Page 7 of 62 Grove: I stand to gain no financial gain whatsoever. Starman: That's a great answer and so if that's the case, then, I think you are -- you are fine to participate, as long as there is no financial interest as --that would result from your participation. Seal: Okay. No more questions, we will go ahead and open it to public testimony, if there is any. Do we have anybody signed up for this, Madam Clerk, or -- Weatherly: Mr. Chair, as it was not noticed as a public hearing we did not put out a sign- up sheet. Seal: Okay. Would anybody in Chamber like to come speak? Okay. No? We will go ahead and -- Starman: I will just say, Mr. Chairman, my recommendation would be if you want to just take each of the three items in turn as discrete actions, I would suggest you take -- you know, seek a motion and vote on each item independently. Seal: Right. I understood. Okay. Since nobody is coming forward, can I get a motion to close the public hearing? Grove: So moved. Lorcher: Second. Starman: So, no harm, no foul, but I just would remind you it wasn't -- it's not a public hearing, so no need to close. But we are fine. Seal: Okay. Starman: Feel free to proceed. Cassinelli: Mr. Chair? Seal: Commissioner Cassinelli, go ahead. Cassinelli: I guess procedure. So, is this just -- is this like a CUP is it just like a normal item, just recommendation from us ultimately going to Council? Starman: My apologies. So, the -- the gist of the action is, essentially, that you are making a -- making a determinant that we have the two districts -- the two projects that are the subject of the three resolutions. But you are, essentially, making a determination that the districts, the Northern Gateway District and the Union District modifications, that the -- the plan or in the case of the Union project, that the amended plan, you are making a determination and a recommendation to the City Council that the -- I will say a determination that the plan and revised plan are in conformity with the City of Meridian's Meridian Planning&Zoning Commission Item 1. October 7,2021 F12 Page 8 of 62 Comprehensive Plan. So, essentially, you are making a determination, which will be transmitted to the City Council and the City Council will have the final word, but, basically, it's the essence of the three resolutions before us that you are making specific determinations that will be transmitted to the City Council. Cassinelli: And I have another question, too. With the Options A and B, Option A is, obviously, the preferred option. Why not just take up the Option A and if that parcel falls through, then, come back and -- and take up -- take it up as a separate item? Starman: Thank you, Mr. Chairman and Commissioner Cassinelli. Excellent question. The -- the issue here is that time is somewhat of the essence. There are some timelines that are in play for the City Council and the Meridian Development Corporation to approve the ultimate -- in the case of Northern Gateway to approve the project or in the case of Union -- of the Union District to approve the plan amendment. That all needs to occur by the end of the calendar year. So, there is a concern that there would not be sufficient time to proceed, for example, with Option A and, then, find out the annexation did not proceed and have to come back to the Commission, we likely would not have sufficient time to do all that prior to the end of the calendar year, which is the timeline currently we are under. Seal: And the way that I read it was, basically, they want to run those two concurrently, so that if-- whichever one, basically, is going to happen, they have those in front of them as far as -- we are going to recommend approval or denial of both of them, so that they have both of them in front of them and, then, one of them will, obviously, not go forward. That's how I'm reading it. So, that's -- that's our -- that's our lot here is to, essentially, recommend approval or denial of -- of all three of them and, then, as all three of them progress any one of them can be taken out or voted down as a process. Starman: Particularly with respect to the Northern Gateway District that's an excellent summation. So, that's exactly what's being asked to the Commission. And I will just note -- this is in your material as well, but the findings are exactly the same whether the McFadden property is included at the end of the day or whether it's not included, the findings that are being asked of the Commission still follow regardless, that assuming the Commission concurs with the staff analysis and recommendation, but the -- the analysis you have before you concludes that whether the McFadden property is ultimately included or if it's not included, the plan for the Northern Gateway District still is in conformity with the Comprehensive Plan. So, it doesn't change the outcome under either scenario. Seal: Does that satisfy everything, Commissioner Cassinelli? Okay. With that I'm looking for motions. Anybody want to take the first one? Grove: Mr. Chair? Seal: Commissioner Grove. Grove: I move to approve to City Council Resolution No. PZ-21-04 as it conforms with Meridian Planning&Zoning Commission Item 1. October 7, 2021 F13 Page 9 of 62 the City of Meridian's Comprehensive Plan. Seal: Do I have a second? Cassinelli: Second. Seal: It's been moved and seconded to approve Resolution No. PZ-21-04. All in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Seal: Okay. Resolution No. PZ-21-05. Cassinelli: Mr. Chair? Seal: Commissioner Cassinelli. Cassinelli: I move to recommend approval of Resolution PZ-21-05 in compliance with the City of Meridian's Comprehensive Plan. Grove: Second. Seal: It's been moved and seconded to recommend approval of Resolution No. PZ-21- 05. All in favor say aye. Any opposed? Okay. Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Seal: Who is going to take the last one? You want to do it? Lorcher: No. Go ahead. Cassinelli: Mr. Chair? Seal: Commissioner Cassinelli. Cassinelli: I move to recommend for approval Resolution PZ-21-06. Grove: Second. Seal: It's been recommended to approve Resolution No. PZ-21-06. All in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. ACTION ITEMS 6. Public Hearing for Pera Place Subdivision (H-2021-0056) by Leavitt & Meridian Planning&Zoning Commission Item 1. October 7, 2021 F14 Page 10 of 62 Associates Engineers, Located at 4600 W. Daphne St., 4546 W. Daphne St., and Parcel SO427325702, Near the Northeast Corner of N. Black Cat Rd. and W. McMillan Rd. A. Request: Annexation and Zoning of 10 acres of land with a request for the R-8 zoning district. B. Request: Rezone of 6.84 acres of land from the R-4 zoning district to the R-8 zoning district. C. Request: Preliminary Plat consisting of 65 single-family detached building lots and 7 common lots on 16.63 acres of land. Seal: All right. Now we will go ahead and move directly into Pera Place Subdivision. We are going to open that one for continuance and I think we just need to know what date. Dodson: Mr. Chair, thank you. Yeah. I just wanted to confirm you did open it for that reason. Okay. The Pera Place Subdivision is requesting continuance -- or I should say they need to be continued, because they did not post the site per code. Unfortunately, they -- they only posted two out of the three signs. Just unfortunate. But the applicant is requesting the next hearing, which is October 21 st. My understanding that hearing is extremely full. It's up to the Commission on what date they would like to place it on, either the 21 st or -- the next one after that is November 4th, I believe. Seal: Madam Clerk, how many do we have for that? Weatherly: Mr. Chair, for October 21 st you currently have seven hearings. For November 4th there are currently four hearings. Of note November 4th is still open for noticing. So, Planning Staff-- I don't know what's coming down their pipeline, but they would still have the opportunity to use that date for additional hearings coming down the pipeline. And, then, on November 18th, in case you want to go out that far, there is only one on the docket so far. Seal: Okay. For this one, since there is already four on that first meeting in November, do we want to carry it out further in November to -- I mean I hate to do that to anybody, but at the same time if it's full it's full. I mean seven of them on the next one is -- that's -- that's -- that's -- that's a no. Grove: Mr. Chair, I would -- I would say the 4th would be my recommendation. Cassinelli: I think we could squeeze five. Seal: Okay. Cassinelli: But no more. Meridian Planning&Zoning Commission Item 1. October 7, 2021 F15 Page 11 of 62 Dodson: Mr. Chair, I would say that for -- personally I won't be adding anymore for the 4th, because we are a month out. We are good. Seal: Okay. If anybody would like to make motion on that I'm open for it. I don't know that we need to hear from the applicant on this, do we? Dodson: It's up to -- up to the Commission's purview. I don't know if they are in attendance virtually or in person. I don't see the applicant's engineer in the audience. Seal: Well, I was going to say if the applicant's here and you want to raise your hand on Zoom or if you are in the room -- Weatherly: Mr. Chair, it appears Dan Lardie is online. Seal: Okay. Let's go ahead and hear from the applicant. Weatherly: Dan, you should have the ability to unmute yourself. Lardie: Good evening, Mr. Chair, Commissioners. We apologize about not getting the site posted correctly, but November 4th -- since we can't do October 21 st, it sounds like it's a pretty full docket, the November 4th will be perfectly satisfactory. We appreciate your time. Seal: Okay. Thank you very much. Grove: Mr. Chair? Seal: Commissioner Grove. Grove: I move to continue file number H-2021-0056 Pera Place Subdivision to the date of November 4th. Cassinelli: Second. Seal: It's been moved and seconded to continue Pera Place Subdivision, H-2021-0056. All in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. 7. Public Hearing Continued from September 16, 2021 for Burger King Drive-Through (H-2021-0051) by Legend Engineering, Located at 6211 N. Ten Mile Rd. A. Request: Conditional Use Permit for a dual-ordering drive-through establishment within 300 feet of another approved drive-through establishment and within 300 feet of a residential district for a 2,910 Meridian Planning&Zoning Commission Item 1. October 7, 2021 F16 Page 12 of 62 square-foot Burger King with 37 parking spaces on 0.877 acres of land in the C-G zoning district. Seal: Okay. With that we will go ahead and move on to Burger King -- Burger King drive- through, H-2021-0051. This was continued from the 9/16 meeting. We will go ahead and begin with the staff report. Dodson: Thank you, Mr. Chair. Yes, the project was continued for site posting issues the first time around. They posted the site correctly this time, so we are good to go. The application before you tonight is for a restaurant with a dual ordering drive-through that is within 300 feet of a financial institution drive-through that is directly to the south that was already approved by the Commission in the past few months. The Mountain America Credit Union, if you remember that. So that, therefore, per the specific use standards, they are required to apply for a conditional use permit. The site consists .88 acres of land currently zoned C-G, located at 6211 North Ten Mile, which is Lot 11 of the Lost Rapids Subdivision. To the north is a parking lot. To the east is Ten Mile Road. And, then, further to the east of that would be some single family residential and R-8 zoning. To the south is C-G and the approved credit union and, then, to the west is more C-G with Costco. That's the Costco site there. The specific use standards require compliance with very specific standards for the proposed use of a drive-through. Staff has reviewed these standards and has deemed the project in compliance with each of these specific use standards. The proposed drive-through has two ordering menu boards located here and here. Each one is approximately 60 feet deep from the edge, which should accommodate approximately three vehicles per lane. It is -- yeah. The northern drive aisle is actually wider than required. It's 30 feet wide. We only require 25. So, we do appreciate that extra space there for cars to turn in. In addition, the northern drive aisle is proposed as the main access, because it is the main access to the drive-through. In addition, there is the shared access here, which is a shared access between the credit union site and this site. In total, the stacking length is approximately 128 feet from the edge of the drive aisle -- so, from here around to the pickup window, which is along the south side of the building -- should allow for at least seven vehicles to stack according to this site plan. The stacking lane does exceed one hundred feet in length. Therefore, the applicant is required to provide an escape lane. As you can see this is proposed as 24 feet wide, which does provide an escape lane here, goes back down to the 12 feet here, because after the pick- up window you should be able to exit easily. This escape lane does meet the minimum UDC requirements. Staff is recommending a revision to the landscape plan, which is one of only two revisions, in this area here, just open up some of this landscaping area here so that there is a better line of sight for police and any life safety issues for the pick-up window. The proposed project is 2,910 square feet, the building size. It requires a minimum of 12 parking spaces, which is rounded up from 11 .6. The minimum of one per 250 square feet for the restaurant use. The submitted site plan shows 37 parking spaces, which is three times the minimum amount. In addition, this site and the Mountain America Credit Union site to the south is required to have cross-access. That's been recorded. It's included. So, they can have cross-access -- cross-parking as well. CZC and design review will be required following any CUP approval. They did not submit for design review approval with this, which is fine. They can do that with the CZC. These are just some Meridian Planning&Zoning Commission Item 1. October 7,2021 F17] Page 13 of 62 conceptual elevations that they have proposed and I will analyze those more fully at a future date should they get -- receive the approval. However, glancing at it and doing a quick review with the staff report, they do appear to meet our standards and this is my understanding of Burger King's new corporate I guess colors and look. But after looking at all the UDC, the comp plan, and the proposed site, staff does recommend approval of the subject CUP. And there was no written testimony for or against the project and that -- that's it. I will stand for any questions. Seal: Okay. At this time would the applicant like to come forward? Please state your name and address for the record and you will have 15 minutes. Reed: Thank you. My name is Lonny Reed with Legend Engineering, 52 West 100 North in Heber City, Utah. First I would like to thank Joe for helping us to get the site posted correctly. He has been very patient and very accommodating with that. So, we appreciate that. We are here to answer any questions you have. We have got the owner, architect, and contractor here. So, hopefully, we can answer any questions you might have about the project. Seal: Well, usually we have a -- what we will do as part of the process here is we will let you do any kind of presentation that you want to do and, then, we will have -- we will take public question afterwards. I mean at this point are there any specific questions that Commission has of the application? Cassinelli: Mr. Chair? Seal: Commissioner Cassinelli. Cassinelli: Is there a -- oh, we have got -- okay. We have got the site plan up. Can you just give me some perspective on -- on how that's sitting. Where is -- I'm trying to find it on some other maps. Where is -- where is Ten Mile? Reed: Ten Mile is -- Cassinelli: And where is the main access -- that one access into Costco. Reed: It's on the right side of the -- Ten Mile is on the right side of the -- Cassinelli: Oh, there it is. Reed: -- drawing there and the access is to the south of the -- lower down on the page. Cassinelli: Okay. Dodson: Yes, Commissioner Cassinelli, there is this lot, the Mountain America, and there is -- I guess a right-in, right-out access from Ten Mile and, then, one or two lots south of that is the Lost Rapids -- the light. Meridian Planning&Zoning Commission Item 1. October 7, 2021 F18 Page 14 of 62 Cassinelli: Okay. So, this is just to the north side of that -- of the credit union that we approved? Dodson: Yes, sir. Cassinelli: Okay. Seal: Any other questions? Okay. At this time we are going to take public testimony and, then, we will let you come back up and answer any questions that come out of that. Madam Chair, has anybody signed up to testify? Weatherly: Mr. Chair, there is not. Seal: Okay. If anybody in the room or on Zoom wants to testify -- if you are in Zoom, please, press the raise your hand button. If you are in the room just raise your hand. I'm not seeing anybody raise their hand on Zoom or in the room, so at this time would the applicant like to -- to come back up? I do have one question for you and that's -- I mean you have plenty of room for the escape lane, but in the design of a lot of these new ones -- because sometimes it takes longer to get the orders ready, there is parking that happens as a result of that. You know, you are told to go ahead and go around the side of the building or anything. How will you accommodate that? Reed: I'm going to let Gary answer that question. Moore: My name is Gary Moore. My address is 9100 South 300 West in Sandy, Utah. I'm the Burger King operator that will be operating that Burger King there and probably will -- if we park cars it will be in those spaces that are right as you exit out of the drive- through. There is still spaces along that. We try not to do that. That's one of the reasons for that escape lane is being able to get a car out and around the side there. But if we do have to park cars it would be in those -- those spaces at the top of the drawing. Seal: Okay. Thank you. Any other questions for the applicant? Thank you very much. Okay. Can I get a motion to close the public hearing for Item No. H-2021-0051? Lorcher: So moved. Grove: Second. Seal: Okay. It's been moved and seconded to close the public hearing for H-2021-0051. All in favor? Any opposed? Okay. Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Seal: Any other deliberations that we would like to have on that? Meridian Planning&Zoning Commission Item 1. October 7,2021 F19 Page 15 of 62 Cassinelli: Mr. Chair? Seal: Commissioner Cassinelli. Cassinelli: I probably should have asked the applicant -- maybe we can just look for a head nod, but maybe joking, but are they in agreement on the one change on the landscaping? Dodson: Commissioner Cassinelli, I have actually not received formal confirmation, but they didn't tell me no, so -- Cassinelli: And I see some heads moving, so it looks like a yes. And, then, Joe, do you have the operating hours of the -- particularly the drive-through? Dodson: I do not, Commissioner Cassinelli. I assume, technically, because they do not abut a residential district or use, they can go 24/7. It is not my understanding that Burger King does that. So, generally speaking, it's probably going to be midnight at the latest would be my guess. Probably 11:00 p.m. Cassinelli: Okay. So, that leads me to a question. You have -- you have knocked down some of the landscaping there that the -- it looks like, what I can see on a map and whatnot, we get headlights, then, going in directly pointing to residential across Ten Mile. Is that -- was that addressed? Dodson: Commissioner Cassinelli, that was not directly addressed, really, because Ten Mile is five lanes wide now and they have pretty mature landscaping and those are all backyards directly to the east, so they have lush landscaping, as well as a six foot fence all along the east boundary of Ten Mile, which is 25 feet outside of the right of way even further, so you are looking at over 120 feet, probably, separation between just the curb and, then, the other back fence, so I don't see lights being a major issue there. I do understand that under-- that qualm there, but it did not come up specifically just because of the distance. Cassinelli: Okay. Seal: Anybody else have any questions, concerns? Okay. I will entertain a motion if anybody has one. Grove: Mr. Chair? Seal: Commissioner Grove. Grove: After considering all staff, applicant, and public testimony, I move to approve file number H-2021-0051 as presented in the staff report for the hearing date of October 7th, 2021, with no modifications. Seal: Is there a second? Meridian Planning&Zoning Commission Item 1. October 7, 2021 F20 Page 16 of 62 Lorcher: Second. Seal: It's been moved and seconded to recommend approval for--or, actually, to approve Burger King Drive-through, H-2021-0051. All in favor say aye. Any opposed? Okay. Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. 8. Public Hearing for Elderberry Estates Subdivision (H-2021-0044 and H-2021-0005) by Angie Cuellar of Mason and Associates, Located at 1332 N. Meridian Rd. A. Request: Rezone of 0.66 acres of land with the O-T zoning district. B. Request: Short Plat consisting of 4 buildable lots. Seal: Okay. We will move on to Elderberry Estates Subdivision. It looks like this is H- 2021-0044 and H-2021-0005 and we will begin with the staff report. Tiefenbach: Good evening, Commissioners. Alan Tiefenbach, associate planner at the City of Meridian. Looking and feeling much better this evening than the last time you saw me. Okay. This is a rezoning to O-T, Old Town, and a short plat for four lots. The property is about a half acre. A little bit larger. Zoned C-C. Located at 1332 North Meridian Road, which is the east side of Meridian, south of East Fairview. To the north -- it's all -- all of it is right now presently zoned O-T. To the north is single family and office. To the east single family, multi-family, and office. To the south is a couple of salons and, then, to the west across the street is also single family and some office. The property was platted in 1920s. That's the only history there. Very old plat. Comprehensive Plan map recommends it for Old Town. So, again, as I said, this is a request to rezone from C-C to O-T and a short plat for three lots and I'm going to come back and revisit that. For three lots to allow three duplexes. That was what it was at the time of the staff report and, again, I will come back and revisit that. The property -- let's see here. The property is a flag lot, so the access comes from North Meridian Road, again, surrounded by office, salons, and multi-family. Is it not -- is my -- oh, sorry. Is my presentation not sharing? Okay. Hold on here. My apologies. I thought you were looking at this. Got it? I hope. Okay. So, the property is a flag lot. That's what you see in the darker lines. The only access that is their property comes from the southern axis off of Meridian. They also have a northern access. Both of these are easements that are easements that are shared by all the property owners surrounding. The southern most driveway to North Meridian provides access also to the parking lot down here for the salon. The northern most access, which is up here, provides a connection shared to the lot to the west of the property, which is here. The applicant also additionally proposes to stub to here. This is all common access easements that are shared between these properties and this one. So, this is not a public road, it's basically a drive aisle. Both -- both ACHD and Fire have looked at this. They don't have any comments. One thing to Meridian Planning&Zoning Commission Item 1. October 7,2021 F21 Page 17 of 62 mention -- the only -- the only part of the sidewalk that is on this applicant's property is the north side of this southern driveway. The reason why I say that is the UDC requires a minimum width of five foot for sidewalks. One of the conditions of approval staff is recommending is that the applicant reconstruct this sidewalk to be five feet wide. There is also a requirement in our code that you can't just stripe to cross a parking lot, you actually have to use something like pavers or something like that or decorative concrete. So, that's another one of the -- one of the recommendations of the staff report. In regard to the other sidewalks on the north and south side here and on the south down here, staff is just recommending that the applicant try to work with the property owners and see if they can actually widen those sidewalks as well. But, again, that's an offsite improvement. The applicant really doesn't have any control over that. So, it's just hoping that they can cooperate with them. There is also an Idaho Power easement, which you can see here, and that's hatched. The applicant knows that they have to relinquish that. That's one of the requirements of conditions of approval. At the time of the staff report staff mentioned to the applicant that all -- though the plans that were submitted met all of the parking requirements per the code, in this case because there are three bedroom duplexes, four parking spaces each, because -- because they met the requirements, we really didn't have any additional comment in regard to their parking, but we did mention that, because all of the rest -- all of the access was a drive aisle and fire lane, that the -- that the issue could come up about what if they need additional parking for some kind of gathering or football game or whatever, where are they going to park, because there really wasn't anywhere else. We -- about a week later we heard back from the applicant, just recently, last couple of days, and he said he had talked to the adjacent neighbors and to be a better neighbor he is going to reduce the proposal down to three duplexes, which is what you see here. So, the most recent version of this that comes to the Planning Commission tonight, the only difference, really, is that the short plat is going to be three lots versus four. What this would do -- and this is just -- this is only just a -- to demonstrate -- it gives them about eight parking spaces per duplex. So, that's twice what they are required to have. I believe the applicant does have a most recent version of a three lot short plat with them tonight. Again, we haven't seen it, but we don't have any comments with that. We didn't have any comments on this and if the short plat is exactly what we saw before, but with three lots, really, the only difference would be one less duplex and a little more parking, if that's the case, then, we would just recommend that the most recent short plat of three lots go -- be submitted and go to Council. We listed some of the conditions of approval in the staff report, but other than that I would entertain any questions. Seal: Okay. Thank you. At this time would the applicant like to come forward? If you could give us your name and address for the record and we will let you fire away. Mason: William Mason with Mason and Associates. Our address is 924 3rd Street South. We have reviewed the staff report and with that change of going from four lots to three, we think that we have a better project with the extra parking. After we started looking at the drive aisles and the fact that Meridian Road is a really busy road, we don't want people parking where they shouldn't be, that's why we reduced the lot count and reduced that unit count. So, that last picture that you saw with the three parcels is what we would like to work with. Again we didn't have a chance with the time of this hearing to get all of that Meridian Planning&Zoning Commission Item 1. October 7,2021 F22 Page 18 of 62 finalized to staff and we would work with staff to finalize all that. We have no problems with the conditions in the staff report. Seal: Okay. Thank you. Mason: With that I stand for any questions. Seal: Okay. Do we have any questions for the applicant or staff? I just have a quick one. On the parking that was detailed there where there is two spots on either side of what is traditionally the driveway there, would both of those be paved or what -- what would the plan be for that? Mason: That's correct. They would both be paved. That's the plan. So, there would be the apron in front of the garage and, then, alongside of that there would be a paved parking area for that tandem parking. Seal: Interesting. Okay. Grove: Mr. Chair? Seal: Commissioner Grove, go ahead. Grove: I have a question. As this is currently zoned commercial and you are moving to Old Town for designation, what is the -- I guess purpose for going residential, rather than maintaining a commercial designation here? Mason: Part of it is the fact that it's set back a ways from Meridian Road and we only have those flag openings that are about 25 feet wide and there is buildings in the front of -- of this parcel, so that there is no visibility from Meridian Road. Grove: Thank you. Seal: Any other questions? Okay. Thank you very much. I appreciate it. Okay. At this time we will take public testimony. Madam Chair, is there anyone signed up for this one specifically? Weatherly: Mr. Chair, we do not have anybody signed in. Seal: Okay. If anybody on Zoom would like to raise their hand or anybody in the audience wants to testify, please, raise your hand. Okay. Not a lively house tonight so far, so -- at this time would the applicant like to come back forward? I do actually just -- I have got a concern over the -- the double parking spots there. I'm just thinking that that is very well intended, but may have consequences, such as people trying to park trailers there, things like that. So, how -- I guess are there going to be -- is there going to be like an HOA, covenants, rental agreements where things could be written into make sure we don't have those kind of issues there or -- or is that something that you might even try to attract? Meridian Planning&Zoning Commission Item 1. October 7, 2021 F23 Page 19 of 62 Mason: You know, my client is here tonight. He might be able to better answer whether he wants to do CC&Rs to try to limit what -- what would be parked in that area. Seal: Okay. That would be great. If he wants to come up. Please -- name and address for the record and then -- Long: Jonathan long. 1859 South Topaz Avenue in Meridian. Seal: Okay. Long: And so as far as the parking goes, the tandem, those are -- those are adjacent to the finished driveway as you pointed out and those parking spaces are going to be specific to that particular unit that they are in front of and adjacent to. They are paved, like we said. We are going to have CC&Rs. We desire to be good neighbors and have this be a good project for everybody around us and so there is going to be CC&Rs. There is also going to be really tight leases for anything that happens to be rented out for folks that have to sign a commitment acknowledging that there is to be no cars on blocks. There is to be no trailers of any kind. The duplexes that we are looking at are actually more on the executive -- executive style and Craftsman style duplexes and so they are going to be finished out nicely. We want these duplexes to be attractive. We want to keep the area attractive to folks and so CC&Rs would definitely be in place, as well as the leases to reinforce, you know, the proper appearance of how these duplexes are kept. Seal: Thank you. Grove: Mr. Chair, I have a question. Seal: Go ahead. Grove: Sir, with -- with your development -- and I'm assuming you have talked with your neighbors. Do you have any idea on how this will fit in with any future plans that they are expressing or have they expressed any indications of what they would be doing surrounding your property? Long: So, we have talked about that. As far as their future use, to my knowledge, Expressions Salon that Kenny and Darlene own, there is no changes or no -- there is no plans for changes to what they are doing in the future. The Gibbs, who own the bookkeeping and CPA business just the west of us, at some point they would like -- they have got a small little empty lot there and they would be interested in developing that with commercial, because there is road frontage. In speaking with them they saw no conflict with what we were doing and what they were doing. They actually saw it as -- as value added, because they are going to have future client -- potentially future clients that are living in their, you know, backyard now. So, no conflict of -- or issues that have been brought up with present use or future use. Meridian Planning&Zoning Commission Item 1. October 7, 2021 F24 Page 20 of 62 Cassinelli: Mr. Chair? Seal: Commissioner Cassinelli, go ahead. Cassinelli: Joe, when you -- when you went down to the three -- the three units, the three duplex units, to accommodate the parking there, did you consider any kind of a -- because that's come up a couple times now -- any kind of a common area to park -- maybe on one end put additional parking, as opposed to doing it this way? That way people couldn't put trailers and things like that and it would be -- you know, it would be specifically designated for -- for parking. Long: Sure. And we entertained that as far as trying to squish the three duplexes together and keep a four lot approach and pretty much using that fourth lot for overflow parking. There is pros and cons, you know. I don't know that it would change what people are going to try and park there versus what they would try and park on their individual lot. In the end our desire was to try to make the project more comfortable for those residents by providing more space in between units and, then, trying to keep overflow parking confined to those specific lots. So, those residents on that lot would be parking only on their lot and I think minimum requirements are four parking spaces, two of which are enclosed, for a three to four bedroom unit. So, we have got every one of them -- every one of the units has its own closed garage along with the finished driveway plus and so that puts our total number of parking at 12 per duplex now and we are hoping that's going to be sufficient. We have talked to neighbors just as far as -- particularly the CPA if ever there was a need for overflow parking, would --would the adjacent parking lot be available after hours. They are very open to that. Not to the point necessarily that we are looking at formalizing a parking easement or what have you, but working with the neighbors we seem to have a pretty good understanding that we are going to try to do what's necessary to keep all parking on those lots. But should there be any necessity for overflow after hours it would be available. Cassinelli: Thank you. Seal: Any other questions? Okay. Thank you very much. At this time -- go ahead and state your name and address for the record. Sass: Hi. Kelly Sass. 1414 North Meridian Road. That is the northwest plot attached to this situation. A couple of things we just wanted to note. One of the areas that was recommended for that wider sidewalk currently has access to all of the lots surrounding -- not only further to the north toward Meridian Road and Fairview intersection, but also ours and to the south. Our mailbox area is all there. There has already been with existing businesses issues with blockage of that area. That's not something we think is anyway exclusively their responsibility, but any proposed reconstruction of that sidewalk we would ask also include a fire lane or no parking marker in order to prevent future issues with that space. Additionally, when we purchased our area we were not informed that there was a shared easement of our driveway beyond the immediate CPA office to ourself. That is our only parking. Your current visuals for your -- for your plat with the three divisions includes our backyard. The actual visuals that you had of those spaces does not include Meridian Planning&Zoning Commission Item 1. October 7,2021 F25] Page 21 of 62 our backyard being fenced. I don't know if that's currently in alignment with their plans or not, but that was plans made before the new platting for that rear area had been recorded. So, those are some issues we had had at time of purchasing with the previous ownership of the lot in question and now we just want to make sure that those records are really clear and that plans are made very clear regarding our space and also the use of our necessary accommodations being our mailbox and the only parking we have for our lot being that shared driveway with the CPA's office directly to our south. Seal: Okay. Alex, quick question on that. So, the -- as far as the shared lane and where the mailboxes are as she is describing, that's--that's off site, essentially, for the purposes of this? Tiefenbach: Yes, sir. The only lane that belongs to this -- belongs to this applicant is that 14 feet, I think it is, wide little sliver here. Everything else are access easements. So, basically, a civil issue between applicants. Whether or not they can park in these access easements -- I don't believe that the -- the language speaks to that. I do know that these are going to be fire lanes. So, I'm really not prepared to answer sort of a civil issue in regard to whether or not they can park in a private easement. Maybe the applicant can. But this here is owned by the applicant down to the south. That's really the only thing the applicant has control over as far as this case goes. Sass: Specifically, Commissioners, that south lane to which you speak, that 14 foot, that is for the mailboxes. If you will draw your attention -- it's about 15 feet setback from the front curb of Meridian Road and it does supply -- I think it's something like 16. So, that is just something to consider, as it's already been an issue of existing. We had previously talked before this had started with the owners of the CPA's office and -- we have all had issues with our mail not coming in a timely fashion, because people have parked in front of our mailbox and made it inaccessible for our mail carrier. So, that's our concern, not necessarily anything, except that in moving that five foot wider area that we had heard about in the staff report. We want to make sure that if at all possible that works in service to all of the businesses existing and the new residential spaces, that everyone gets their mail on time. Seal: I understood. Thank you. Anything else? Sass: Just clarifying that that north driveway -- we are concerned is that calling it a fire lane -- it is our only residential parking for both our business and our residents. So, it can't be exclusively a fire lane. It's not three units wide. You can get parking on one and a car, but not parking, parking, and a vehicle. So, given that we were given to assume and told in our purchase that it was shared only with the plot directly to the south, our concern is if it is zoned as a fire lane do we lose all access to parking for our property. So, whether that's now or later, that's something we wanted to voice today. Seal: Alex, I will let you take that one. Tiefenbach: So, I knew access was going to be an issue with this case and I looked at Meridian Planning&Zoning Commission Item 1. October 7, 2021 F26 Page 22 of 62 the easements on this. The easements, basically, just talk about nonexclusive access easements. It calls -- it basically identifies the properties A, B, C and D and the access easement says that access is to be shared between property A, B, C and D. I don't know about what it says about parking. Again, this is not on -- on the -- not on the subject property, but the access easements, the documents do say that A, B, C and D all have access to these easements. Seal: Okay. Cassinelli: Mr. Chair? Seal: Commissioner Cassinelli, go ahead. Seal: Yeah. Question. What -- what is -- which property is yours? Sass: So, looking at the currently displayed documentation we would be the plot top and left. So, they are 1414 North Meridian Road. Cassinelli: Okay. And -- and right now you have -- on that property there is -- you have got no -- no parking on every -- every -- where ever you park is -- is on that access lane? Sass: In the driveway. As we were informed at time of purchase. Yes. Seal: Alan, can you go back to the aerial view? Tiefenbach: Are you talking about this one? Seal: Yes. Sass: Yeah. So, what you see here is several years old. In this photo, looking at 1414 North Meridian Road, you not only see that blue tarp -- temporary carports, but also the side of a two car garage that was present and under demolition at the time that we went under construction. Our current property has a six foot privacy fence to our property line, enclosing what is our space. We park in the alignment with that sidewalk and set in further from the sidewalk to the fence line. Cassinelli: The fence being on the south of your property or -- Sass: No. That would be northeast. Cassinelli: Okay. And where is the mailbox? Sass: The mailbox -- south driveway. So, beyond the CPA's office, one lot, two lots, south driveway. That's where the mailbox is. Cassinelli: Okay. Meridian Planning&Zoning Commission Item 1. October 7,2021 F27 Page 23 of 62 Sass: And that is, if I am not mistaken, paving wise, a narrower access point, actually, than what is between our lot and the lot directly to our south. Seal: Can you scroll that down just a little bit, Alan? Cassinelli: I think I see it there with a shadow. Sass: Yeah. That -- that shadow is the -- the mailbox, yes. Cassinelli: Okay. Seal: Okay. Any other questions? All right. Thank you very much. We will let the applicant come back up and speak their -- speak to the concerns, if the applicant would like to come back up. Mason: William Mason. Mason and Associates. 824 3rd Street South in Nampa. Seal: Thank you, sir. Mason: So, the mailbox -- I actually looked at that this afternoon. I'm glad I did, because I didn't realize that would have been her mailbox, but it looks like it's going to have to be relocated anyway, because a five foot sidewalk in there I don't think is going to allow that mailbox cluster to stay right where it's at. With our project we are going to have to get the postal service to agree to a location for our mailboxes, so we certainly would talk to them about potentially putting all of the mailboxes in one cluster location or if the commercial area up front wants -- and the post office wants that mailbox to be separate from the residential, we can do two. But I don't see that being an issue for us to move back. I can't tell you why parking is occurring in the access easements, because as -- as I see the access easements, they are for cross-access -- access and through traffic. I don't see anything about parking and the concern that we have with that is, obviously, the Fire Department can't get back to other properties if there is people parked in those -- those accesses. To the parking area that they are using currently, I believe that parking area is in that access easement on the east side of their property. If we could find another place for them to -- to have parking on their property, it looks like it would have to be up front toward Meridian Road. It doesn't look like there is much room for them to do anything there. I don't really know what to say about the -- the parking in that area, other than that we can work with them on trying to figure out a proper location, but currently that -- that parking that they have fenced off is actually in an access easement. Seal: Understood. And that's -- yeah. I think the concern is just they have parking that's there currently and that's going to remain, because it's -- it's not -- Alex, do you want to go ahead and -- Tiefenbach: So, I just put this up. This is the exhibit here that you are seeing that's referred to in the cross-access easement. This is the language here. It says grantor Meridian Planning&Zoning Commission Item 1. October 7,2021 F28 Page 24 of 62 hereby -- blah, blah, blah -- cross-access and through access easements, as depicted on the site plan, of parcels A, B, C and D and here is parcels A, B, C and D. So, it says you are allowed to have access, but there is nothing here that says parking. Again, I don't want to get all caught up in the civil issues, but these are access easements, these aren't parking spaces. Seal: Who owns the -- the roads? Is it ACHD or is it the city or are they private? Tiefenbach: Oh, talking about these? These are private easements -- Seal: Okay. Tiefenbach: -- that are on the property for the purpose of access. Seal: Okay. Any questions as to -- on all of this? Grove: Mr. Chair? Seal: Commissioner Grove. Grove: With the access that you have as part of your property, is that to be marked no parking? Is that -- is that something that I saw? Mason: Commissioner, that is correct. All of our access roadways will be --our driveways will be fire lanes. So, our parking will be outside of that easement on the -- the individual parking spaces that we are showing. Grove: And will it be marked that way, though? Mason: No parking? Grove: Yes. Mason: Yes. Grove: Okay. Thank you. Seal: Okay. Any other questions? No? Cassinelli: I have got a question for Alan. Can you -- on this one that you have up right now, if I'm looking at the -- make sure I'm looking at the presentation. The -- all the gray is the easement? Tiefenbach: Yes, sir. Cassinelli: Correct? Meridian Planning&Zoning Commission Item 1. October 7,2021 F29 Page 25 of 62 Tiefenbach: Correct. There is two separate easements. This is one exhibit. The second easement exhibit is for this portion here. I don't have that on the screen right now. Cassinelli: Okay. And I don't know if you can -- can you -- are you able to zoom in on -- on this? Tiefenbach: Sure. What do you want to see? Cassinelli: That top. I want to see the -- the easement in relation to the property line on it -- on 1414. Tiefenbach: Does that work for you? Cassinelli: Yeah. So, that-- that easement there -- and that's all to be labeled no parking where it's 24 feet in the rear? Tiefenbach: Twenty-four feet wide. My understanding per Joe Bongiorno is that there is supposed to be no parking, fire lane. Lorcher: Mr. Chairman? Seal: Commissioner Lorcher, go ahead. Lorcher: So, in regard to this fire lane or easement, there is currently parking there now for 1414? Tiefenbach: Was that directed to me, Commissioner? Lorcher: Sure. Tiefenbach: I guess I would defer to 1414. It sounds like they have parking there. This is the easement. These -- what you see here in gray is what they are allowed to access on and I don't think it's meant for parking. Whether or not they are parking outside of here is -- on their property is purely their concern. But this is an access easement. This isn't a parking easement. Lorcher: Okay. So, going forward 1414 would have no access for parking on this lane; correct? Tiefenbach: There -- they would -- they would not -- they are not supposed to be parking in this access easement. Lorcher: Now or -- Tiefenbach: Now or ever. Meridian Planning&Zoning Commission Item 1. October 7, 2021 F30 Page 26 of 62 Lorcher: Okay. Tiefenbach: And whether they are is a whole other story and, again, if they have room back here -- I don't know what they have got here, if they have got -- if you have got room back here they can still park here. It's their property. Lorcher: Got you. Thank you. Seal: Yeah. I'm -- since we are still in the public hearing portion of it, I will have -- I'm going to have you come back up, because you didn't use your three minutes and I'm interested to see what we are going to do here. So, for -- for explanation purposes, right now it looks like you have parking on what is considered your property; is that correct? Sass: As per what we were told and documentation we were provided at time of purchase of this property 14 months ago, we park to the south side of our property, not the east. To the east border of our property is a six foot existing fence, which was approved for purchase at the time that we were under contract. The build was done by the previous ownership, who, to my understanding, was the one who approved this replotting after we had closed. What we were told is that we had an easement of access shared to the south of our property to the plot directly to the south. So, 1402 and 1414 shared access of the middle third of that driveway, with parking available to each of us in that space. We were told the only use for that to the east, after time of contract, we were told that we might be required to expressly allow for emergency access for a turnaround of a fire truck, which is permissible and spaced accordingly with our existing parking to the south side of our property. We are not parking to the east. There is a fence on our property line to the east. Seal: Understood. Thank you for the clarification. Anybody -- other questions? Lorcher: Mr. Chairman. Is this a business or a residential house? Sass: Both. Both. We live and operate two businesses out of that property. Lorcher: Okay. Cassinelli And do you have -- do you have visitors to the business? Sass: We do. Cassinelli: So, that's typically where they park? Sass: Minimal numbers, yes. One to three a day for less than an hour apiece. But, yes, they park to the south side of our property. Cassinelli: Okay. Meridian Planning&Zoning Commission Item 1. October 7,2021 F31 Page 27 of 62 Seal: Okay. Thank you very much. Appreciate you coming back up. Cassinelli: Mr. Chair? Seal: Commissioner Cassinelli. Cassinelli: Alan, in that 24 feet is that -- is that allowable to have parking on one side? Is there space on that? Bill is shaking his head no. Tiefenbach: I see a 24 -- so, what we are looking -- what we are looking at here is a 24 foot wide easement and all it says here is purpose of ingress-egress, a cross-access and through access easement. That's -- that's what -- all of these properties here are allowed to access this. It doesn't say anything about parking. If they figure out -- you know, they want to work out an issue with -- if they want to work something out with their neighbors, that's fine. If they want to park on their property that's fine, but per the legal agreement I'm -- I'm going to have our city attorney stop me. These are only allowed to be used for ingress and egress and not for parking. Starman: Mr. Chairman, Members of the Commission, I'm reluctant to provide legal advice to the owners of 1414 or to others here this evening, but I think the -- or what Alan described to the Commission is accurate. I'm seeing this document for the first time. The intent of the easement is provide easement -- or to provide access, ingress and egress, and it's for 24 feet of width. So, my interpretation of the language, looking at it for the first time this evening and just providing advice to you, not to others, I think Alan's description is accurate and the intent of the easement is provide access. Seal: Understood and thank you for that. Okay. Are there any other questions at this time? Okay. If not, can I get a motion to close the public hearing? Yeah. Yes, you may. Please -- please state your name and address for the record. Smith: Scott Smith. 1321 North Main Street, Meridian, Idaho. 83642. So, the question I got is a couple things. A question and, then, a comment. How close on that back fence will the -- will the properties be, the three duplexes? Okay? And, then, the comment that I would make is that this is a very clustered little property down there. I went down and looked at it today. So, my suggestion is it's a half a mile from where we are sitting right now. It wouldn't -- it wouldn't be that big of a deal for everybody to go out there and take a look at it before you made your decisions, because some of the points that are brought up here tonight are very valid and you got lots of people coming and going and one driveway there and, then, when you got these duplexes there to boot, it's going to -- for the businesses that are on Meridian Road, the salon, the CPA and, then, the 1414 North Meridian Road there -- the North Meridian Road, yeah, it's going to leave a lot of congestion there. So, my question is, one, can you guys go take a look at it before you make the decision and, then, make the proper decision and, then, two, how close to that back fence line on the east border will these properties be, as far as what will be made as far as the fence line to separate the properties behind the duplexes? Meridian Planning&Zoning Commission Item 1. October 7,2021 F32 Page 28 of 62 Seal: Thank you. Okay. I will call one more time. If anybody would like to come up and testify or anybody online, please, raise your hand. Okay. Seeing none, if the applicant would like to return one last time to address that last question that would be great. Mason: William Mason with Mason and Associates. 924 3rd Street South in Nampa. So, this property is kind of unique, because there is a 15 foot Meridian sewer easement on the east side. So, our fencing would be on our east boundary, but the buildings could be no closer than 15 feet from that boundary in order to stay out of the sewer easement. But you can see from this detail that we are not planning on building right up against that 15 foot easement. So, I would say there is another eight or nine feet behind the houses to the easement. So, you are -- you are looking at 22, 23 feet from the property line to the back of the house roughly. Our fence line would be actually on the property. Seal: Okay. Thank you. Any questions? Okay. Can I get a motion to -- thank you, sir. Appreciate it. Can I get a motion to close the public hearing for Item No. H-2021-0044 and H-2021-0005? Cassinelli: So moved. Lorcher: Second. Seal: It's been moved and seconded to close public hearing on H-2021-0044 and H- 2021-0005. All in favor? Any opposed? Okay. Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Cassinelli: Mr. Chair? Seal: Commissioner Cassinelli, go ahead. Cassinelli: Well, in-fills are always tricky. Seal: Absolutely. Cassinelli: I -- you know, when I was reading this ahead of time I thought this was going to be fairly simple and straightforward. The -- and I don't want to -- I don't want to sound -- sound cold and not caring about the -- the owner in 1414, because I do, but the -- that -- that issue of the parking and access to that is kind of something that they were -- they weren't informed properly by -- by the seller of that property it sounds like. I mean they -- you know, they have got -- we have got to follow the easements for access here and I think even if they open it up -- even if we could put parking there, which we can't, but if you could put parking on one side, nothing is to say that -- that parking won't be -- not by visitors and residents of these, because it would be -- you know, it would be on a -- be perceived as public parking. So, it would be a huge issue there. I don't know -- unless the applicant and the owner of that property can get together and if we can make a Meridian Planning&Zoning Commission Item 1. October 7,2021 F33] Page 29 of 62 conditioned that they -- that they get together before -- you know, before things go to Council to -- to try and come up with a solution that -- that serves all. I don't know -- I think our hands are kind of tied as far as what we can do on the parking issue. Other than that I think it -- you know, I think it fits. I haven't seen any -- you know, other than that one elevation of the garages, I haven't seen any other elevations here. I would have liked to have, but -- I mean it meets the -- you know, we are meeting the requirements in there. I think it's difficult to try and book businesses in there, just because of access and visibility. You could probably go with some sort of offices, because you don't need the -- like retail would need visibility, but office space may not, but I'm inclined to -- to move forward on this is my thoughts. Grove: Mr. Chair? Seal: Commissioner Grove, go ahead. Grove: As far as park -- as far as parking for the development itself, there is more than ample parking for the number of units that are going in there. Especially with the rezone to Old Town where the parking requirements are a lot tighter just in general and as far as like setbacks, they are a lot closer than any other zoning. So, I'm not worried about any of those issues. The problem that I have with -- with this -- and this is not on the applicant per se, but -- is I feel like we are giving up a piece of development area that could be looked at a lot more strategically from a broader perspective and I am hesitant to give up the commercial zoning on this to add in the -- the residential, just seeing as how the development that is starting in the core of downtown is going to be spreading outward towards that northern gateway that we were talking about earlier tonight. I am very hesitant to add something new to this space, especially as it is an empty lot and I know that the development of this would require other properties or other coordination, but I'm -- I'm not in favor of giving up that commercial zoning to move to Old Town to have this put in right now. I think that for me it's premature from a long term perspective for us as a community development. I think for the -- for the owner this makes sense, but for -- for me it doesn't looking at this from a longer standpoint. Seal: Okay. Commissioner Lorcher, do you have any thoughts? Lorcher: Oh, Commissioner Grove just added a whole new level -- Seal: You want to -- Lorcher: Commissioner Grove added a whole new level of thought process on this. I mean it-- like Mr. Cassinelli said, it's really hard to get something in between other things. You have got old retail in front of it and, then, trying to put in new residential behind it, where -- whereas Commissioner Grove said maybe a few years from now the old commercial would change, but that would be a bigger parcel for a different kind of business. What are we voting on today? Whether or not to be changed from commercial to residential or the whole project? Meridian Planning&Zoning Commission Item 1. October 7,2021 F34 Page 30 of 62 Seal: It's -- yeah. It's got rezone from C-C to Old Town. Short plat for the three lots to allow the duplexes. Lorcher: Yeah. Seal: So, essentially, it's the rezone is the -- the major portion of it. Lorcher: The rezone is our -- our task. Seal: Correct. Lorcher: This really is my first kind of big in-fill project, so I don't really know our history. I mean I have seen projects like around 3rd Street where there was residential and, then, there is a long driveway and there was four or five duplexes behind there. It seemed kind of a strange place to put them and other are parts of the city. This is a very busy road, Meridian Road is, so I guess I'm on the fence with the whole thing. I mean it would be up to the developer if they could sell the product to residential, knowing that there is commercial in front of it. You are right, butting up against Main Street where you have other commercial, you are going to hear the -- the bangs of the garbage trucks at early in the morning. You know, I mean -- I don't know. I'm kind of on the fence on this one. Seal: Commissioner Grove, do you have something else? Grove: I will jump in. I mean I live across the street from this, so I'm very familiar with this area. I walk this all the time. I -- I just have a -- I have a hard time -- I like in-fill. I like that it's tricky. I like all the nuance that goes to it -- into it. Normally I would be in favor of this, but having this in between Main Street and Meridian Road I think that we have -- we have a lot of potential here and I feel like by doing this that is available to us right now, that we are going to have a harder time doing anything around this in the future. I know nobody is necessarily, you know, coming forward and wanting to do a redevelopment of the parcels that are directly close to this, but I think that we are not looking at the longer view on this and I would -- I would prefer a pause just in general to get a better sense of what else is possible here that is a little more ambitious with what is possible in downtown. Seal: And I will throw in here a little bit. For clarification. First, if we -- if there is a recommendation for approval, the layout that you see right here actually is not the layout that's in the staff report. So, you would have to amend to want to move forward with the three duplex layout, not the one that was originally in the staff report. So, just so everybody's aware of that, if it was -- if you do move to approve, because I can't make motions. The one advantage to sitting in this seat. And I agree that -- I mean I agree on all fronts. In-fill is tricky. It's really tough. I'm glad to see the applicant has taken great strides in doing what they needed to do in order to fit this in here appropriately. Still a little concerned -- I mean it's interesting, because there is turmoil over the parking piece of it and there is more than ample parking being provided, you know, within the duplexes in there, so, you know, as to whether or not this can develop in the future, I kind of look Meridian Planning&Zoning Commission Item 1. October 7,2021 F35] Page 31 of 62 at things as far as how they fit for what's in there right now. I am a little concerned -- I'm concerned about the parking overall in this situation where things will be marked as -- as no parking where folks have, obviously, been parking, whether that's legal or not, you know, it's better to beg forgiveness -- beg forgiveness than ask permission, so -- and I agree with Commissioner Cassinelli, that was probably not handed over correctly as far as the expectation of being able to park in that -- in that lane. So, this is a tough one. I mean if this were to develop commercially I think it would serve the city better. That said, if we decided not to do this tonight and it doesn't develop as anything else, then, you know, we have missed that opportunity as well to provide some in-fill. This seems to fit pretty well. I mean there are some constraints, but that's --that's every in-fill property that we have. You know, I have seen some stuff come in for in-fill that didn't go through and now we have empty spaces sitting there that are getting harder and harder to fill. Luckily this isn't a hard corner. So, I have mixed feelings about it all around for sure. That said I think it's --just looking at the layout that they have here again, I think it's a good layout. I think it does fit appropriately within the space as provided. So, it's tough for in-fill to do that well and I think this one does. But, again, there are some concerns about it. Grove: Mr. Chair? Seal: Commissioner Grove, go ahead. Grove: I don't disagree. I think the product fits the -- the layout, I just have concerns with the product in its location. Seal: Understood. Okay. At some point -- at some point somebody's got to make this into a motion and it's okay if -- whatever your recommendation is we have to vote on it. So, that's -- that's the good thing about it. We are not all going to agree every time or should we. Starman: Mr. Chairman, I guess I would give you a third option -- I'm just surmising from comments that we may have a two to vote. I'm not-- I don't want to predict that, but that's a possibility. So, another option -- you know, the Commission could vote to continue this item and wait until you have, you know, more Commissioners present. That's a possibility as well. I just put that out there as a potential. Seal: And I appreciate that. It's something that I was thinking about. Give them time to go back and take a look at things, work with neighbors, try and figure some things out for parking, you know, how the -- the mailbox situation is really going to lay out. It sounds like there is some work to do on that and the layout that you see in front of you right now was not the layout that was in the staff report. So, it would -- it would provide some opportunity for those things to happen. That said, it's going to delay things I would say at least a month at this point in time. But, again, I don't get to make the motions, so -- Lorcher: Mr. Chairman? Seal: Commissioner Lorcher, go ahead. Meridian Planning&Zoning Commission Item 1. October 7,2021 F36] Page 32 of 62 Lorcher: I like the idea from Legal to get some more input than just the four of us. Seal: Okay. If you would like to make a motion on that. Starman: If I can interject just real quickly, if the Commission does go that direction -- you may or may not wish to, but I would also likely recommend that you reopen the public hearing and continue that, so you can receive additional feedback at your next meeting as well. Seal: Understood. Thank you. So, if we are going to continue it we do have to reopen the public hearing. Glad that was stated, because that is something that we need to do. Grove: Mr. Chair? Seal: Commissioner Grove. Grove: If we do open it up we need to be very specific on what we are opening it up for and why we are continuing it, so -- Seal: Okay. Grove: -- whoever makes that motion. I'm not making that motion. Seal: Commissioner Cassinelli. Cassinelli: Well, right now I will make a motion to reopen the public hearing to consider a date and to consider -- I mean we are just making a motion to open the public hearing right now, but to talk about to -- to address this to -- to get more resolution on going from the four to the three and also communication with the neighbors at 1414 Meridian Road. So, that's my motion. Seal: Is there a second on that? Lorcher: Second. Seal: Okay. A motion to reopen the public hearing for Elderberry Estates, H-2021-0044 and H-2021-0005. All in favor? Any opposed? Okay. MOTION CARRIED: FOUR AYES. THREE ABSENT. Seal: Would the applicant like to come forward, since -- since we reopened it for -- for continuance, like a little bit of input from you. I mean there is, obviously, some concerns, a little cleanup that could be done. Is that -- are those things that you are willing to consider and follow through on? Meridian Planning&Zoning Commission Item 1. October 7,2021 F37 Page 33 of 62 Mason: William Mason. Mason and Associates. 924 3rd Street South. I think the parking issue is -- is something that -- from a fire standpoint we are not going to be able to not post the -- the accesses as -- not -- as parking stalls. The Fire Department is going to require a 25 foot open area -- or 20 foot open area for them to pass through. So, right now that parking in that 24 foot drive aisle on the north side of the -- the project out to Meridian Road wouldn't meet Fire Department standard right now for emergency services to get past. So, I don't really think there is anything we can do for parking in that area and the -- the post office -- certainly we can work with the post office to determine where they want the mailbox clusters to be located and we would do that. Seal: Okay. And, then, essentially, when you come back you will have a formal -- the formal submittal for the property is going to be the layout that we see on the screen here; correct? Mason: Correct. Seal: Okay. Would somebody like to get a motion? Thanks. I appreciate it. Cassinelli: Do we want to talk about a date right now? Seal: That's -- yeah. I was going to say, do we -- do we want to get a date for this? The 4th was the last one that -- Parsons: Mr. Chair, Members of the Commission, certainly want to add a little bit of context to this conversation, so you can have a narrow focus on your -- your continuance request. So, I think the applicant -- from what I'm hearing tonight, too, I kind of concur with Legal, there is -- there is some -- several issues that need to get addressed tonight. One is -- I would even courage the applicant not only work with these owners, but also the CPA owners, because if you look at this graphic that's before you, there may be an opportunity to provide some parallel parking on the south side of their lot. This 24 foot wide access easement is actually wider in that particular area in front of those two duplexes there. So, there may be an opportunity to still meet the fire code and provide some parking. But that's going to require a shared parking agreement and other -- bring the other property owners into the discussion. So, I think we can solve some of that. I think we can solve the mailbox location, because our code requires the applicant to work with the post office and give us a letter and determine where to place those mailboxes. That's part of their short plat approval. So, I think that works well. The -- the other thing -- so, I think -- I think we can solve some of that. So, in your motion that's what I would encourage you to do is we would want it to, obviously, go to November, because we know the 21 st is going to be a busy hearing. So, I would recommend that at least we go to November 4th to allow us to look at those revisions, possibly update the staff report if required. The other option is if the 20 -- you know, our code is going to require 25 feet. That's what a typical drive aisle is when you are adjacent to parking. In this particular case the parking is the parking pads of the units. The applicant could also go through the alternative compliance with staff and try to shrink that -- not going below the Fire Department's requirement, but try to gain some additional width there to provide that Meridian Planning&Zoning Commission Item 1. October 7, 2021 F38 Page 34 of 62 parking. So, I think you allowing us to have that month to not only work with the applicant on coming up with some sort of shared parking in the area, providing some mailbox locations that both -- all parties can agree to and, then, also seeing if we can work on this access issue and try to determine where -- because as I look at this graphic it looks like a portion of this driveway is actually going in their backyard because of that easement and it sounds like that's something they don't want. So, is there an opportunity to look at that or maybe push some of these units back and correct some of the -- the wrongs that have been done under the previous approvals. You know, back in 2007 when this was approved for assisted living and it was -- the property was under one ownership and now that you see what's happened over time when you consolidate property, but you don't develop it and, then, that person goes ahead and sells each individual piece off and, then, the city -- and we are here at the hearing talking about what previous owners committed to doing and now we can't solve that problem unless we add people to the table. So, think that the appropriate step, in my opinion, would be to continue to -- it sounds like you are and, then, give us some time to -- to work back, work on this and, then, see what your recommendation is at that point. But, you are right, your purview tonight is really just the rezone. Council will be taking action on that short plat. Seal: Thank you, Bill. Appreciate that. So, really, we want to narrow this down to, essentially, parking issues and the mailbox relocation as far as the continuance. So, with that -- it looks like the 4th would be the date that we would want to shoot for with it, so -- Commissioner Cassinelli. Cassinelli: I'm going to move to continue file numbers H-2021-0044 and 0005 to the hearing date of November 4th, 2021, and have the applicants work with both the neighbors there at 1414 and the CPA to the south and with staff to try and come up with a parking solution there that's going to work, especially for the existing property owners. Return on the 4th with -- with the three -- three plats and, then, also work on the mailbox configuration. Lorcher: Second. Seal: Okay. It's been moved and seconded into continue item number-- or items number H-2021-0044 and H-2021-0005 with -- with the modifications listed -- or noted. Spoken. All in favor say aye. Any opposed? Okay. Motion continued. MOTION CARRIED: FOUR AYES. THREE ABSENT. 9. Public Hearing for Intermountain Wood Products Expansion (H-2021- 0042) by Kent Brown Planning Services, Located at 255, 335, 381, and 385 S. Locust Grove Rd. and 300 and 330 S. Adkins Way A. Request: To expand existing wood products business located at 220, 300 and 330 S. Adkins Way by a. Annexing 255 and 335 S. Locust Grove Rd. with the I-L zoning Meridian Planning&Zoning Commission Item 1. October 7,2021 F39 Page 35 of 62 district. b. Modification of the Medimont Development Agreement for the purpose of creating a new development agreement for the subject properties and removing the requirement for an internal landscape buffer. C. A Future Land Use Map Amendment to designate 355 and 255 S. Locust Grove from Mixed-Use Community to Industrial, and 385 and 381 S. Locust Grove from Mixed-Use Community to Commercial Seal: All right. It's coming up on 8:00 o'clock. Does -- would anybody like to take a quick bio break or do we want to go ahead and drive through the next one? Okay. All right. Next one up is Intermountain Wood Products Expansion, H-2021-0042, and we will start with the staff report. Tiefenbach: Commission, Alan Tiefenbach, associate planner. It's a little complicated, so I'm going to try to run through all this piece by piece. This is a proposal for an annexation of three acres with the I-L zoning district, a modification to an existing DA to create a new DA and two future land use map amendments. So, the property is six -- the subject property is actually six different properties. These are located near the East Franklin Road, South Locust Grove intersection. Two of these properties, which are here, are already zoned I-L. Two properties over here are currently R-1, which you can see here, in the county and, then, there is two more properties to the south here that are zoned C-C and it's important to mention -- I'm going to say this a few times that these properties zoned C-C are not -- are only part of this application in regard to the comp plan amendment, they are not part of this development and they are actually not owned by this applicant. So, the three lots -- I'm going to run on to the next -- the three lots contain an existing business, which is here, Intermountain Wood Products, like a wood manufacturing and distribution type company. These were annexed in 1996 and platted under what was called the Medimont Subdivision No. 2. There was a conditional use that was approved for this wholesaling business materials and in 2001 there was a CZC that was approved. The two parcels to be proposed to be annexed, which are here, again, are -- these would be to allow for expansion of this existing business and, again, these are presently unplatted. So, what you see here is to show the existing business, the properties that are going to be annexed and this is showing what the plan recommendations are and I will talk more about that. This is the proposed concept plan. I'm going to run through the summary of the request again, because it's a little complicated. So, the first thing is to annex the two properties into the city with the I-L zoning to construct a 59,300 square foot warehouse. That's what you see here and that, again, would be these properties here. The second proposal would be to remove a DA requirement for -- that requires a 20 foot wide landscape planting strip along the east boundary and I will talk more about that later and kind of show you that and, then, there is three future land use map amendments. The first one would be to -- or sorry. Two future land use map amendments. The first one would be to change the designation here from mixed use community to I-L. All of this is also recommended as I-L and I will go Meridian Planning&Zoning Commission Item 1. October 7, 2021 F40 Page 36 of 62 through that. The second amendment would be to redesignate these right now, which are designated for mixed use commercial -- or, sorry, mixed use community to commercial. So, this is the -- this is a demonstration of what the DA requirement for the landscape buffer is. If you see this long sliver of land here, when this property was planted under the Medimont Subdivision, the Medimont Subdivision -- the extent of the subdivision is basically to the east here and when this subdivision was approved there was a DA requirement that said that there needed to be a landscape buffer to the east and the reason why is it at one time all of this was residential. The -- if you look at the -- if you look at the map here, that landscape buffer basically runs right through the middle here where they have their parking. So, in order for them to be able to do the development they want to do they would have to remove that landscape buffer requirement. Let me run through this. Okay. So, I'm going to talk first about the land use, then, I will talk about the buffer and, then, I will talk -- or, yeah, I will talk about the land use first, the DA mod and, then, I will talk about the future land use map designation. Okay. So, again, this -- this area is presently designated for mixed use commercial under the future land use map. To the east of the subject property across Locust Grove here is single family attached and detached, which is the Bellabrook Subdivision, and there is also a religious institution, which is here. There are commercial and office uses to the south. Actually, right here is what was known as the Learning Tree Daycare. I'm not sure if they are still in business. And directly adjacent to the west is a large industrial park, including the applicant's development, which is here. Adjacent to the north here is two existing single family residences. This strange L-shaped property right now is entitled R-40 for 90 multi- family units, although probably not at this point are going to happen with that many and the reason why is since that time this has now become an ACHD drainage pond. So, nothing's happening there other than drainage. Given the existing development in this vicinity as it is now, the size of the remaining undeveloped parcels --and the UDC requires circulation to occur from a local street and not directly from an arterial if there is an option to take access from a local street, staff does not believe these have the accessibility and are viable for the integrated, walkable, synergistic development that's anticipated by the plan for mixed use community. Again, we are only talking about these properties here and this one that's already zoned R -- or sorry. This one here that's already zoned R-40, which now that they have R-4 zoning -- R-40, I would be surprised if anybody would ask to go back from something that would allow multi-family. Staff does believe a plan amendment is appropriate to allow a change to the industrial designation for the subject properties -- and a little bit about the one to the south. The -- the -- well, I will come back to that. We -- we do have reservations, though, and I will say this, about how this proposed development would interface with these -- rest of these lots. These are two existing residential lots. These are recommended for mixed use community. These would be basically the last remaining lots that are right now in the county and recommend for mixed use community. So, we don't know -- you know, we are a little concerned about how this would impact that. That said, we still do think that what they are proposing to do makes sense. Okay. Here is the DA modification. Again, the -- the existing businesses within the Medimont DA -- or the whole subdivision is basically over here. The DA requires a permanent 20 foot wide landscape planting strip. That's what you see in this long thing here. This was required to provide a screen for what was these adjacent properties over here. This proposal would create a new development agreement. So, it Meridian Planning&Zoning Commission Item 1. October 7,2021 F41 Page 37 of 62 come out of the Medimont development agreement, it would create a new development agreement for some new requirements, which I have listed as conditions of approval, but what is driving this is to remove that requirement for this landscape screen, so that you can build across it. At one point this buffer was in a common lot and it was owned by the Stonebridge Owners Association. In February of 2021 the portions of this common lot, basically starting from this property line down to this property line, were sold off and deeded to this applicant. However, this was done improperly. There wasn't really a subdivision plat to legitimize this, it was just done. Also when the staff went out on a site visit for the pre-ap there were pretty thick trees there along the whole buffer. All of the trees adjacent to this lot have -- were removed, sitting basically in the middle of the lot. Staff requested, because this was a DA requirement, these trees in this location, staff requested that the applicant account for all the trees that have been removed and the applicant responded that 11 trees had been removed with a total caliper of about 169 inches and as I -- was mentioned in the conditions of approval, one of our requirements is because these trees were required and were removed, we are recommending that in addition to the required landscaping that has to happen per the code, that there would be an additional 169 inches of trees somewhere planted out on this site to make up for what was removed. The last thing I want to talk about real quickly is the land use map amendments. Again, one of the things that the applicant is proposing to do is to go from mixed-use community, which is here, to industrial -- industrial, which is here. There are two more little pieces of property here and this is the Learning Tree Daycare, which I'm not sure is still in business. Our concern was that if these were redesignated to industrial we would have this little island here of these two residential parcels of mixed use community, which really didn't make sense. We suggested the applicant work with the adjacent property owner and see if they would be amenable to having them designated to commercial, because all the properties to the south are commercial. So, it would make more sense to have this designated commercial if the Planning Commission were inclined to go this way, than to have a little island of mixed use community here. Does that make sense? Other than that, those two bottom parcels have no part to do with this development, other than just to clean up the land use map. Okay. In the staff report staff noted that although -- although we supported the use, we said, yeah, we overall support what they want to do here in this warehouse and we overall support the changing of the designation of the comp plan, we had issues with the site plan. What you see on the left was the site plan that you saw in the staff report. What you see on the right is the concept plan that we got today. So, the issues that we had in the staff report were access. There was direct access according to South Locust Grove. Our code says that when there is -- when there is access off an arterial and there is also the possibility of having access off of a lesser street, whether it's a collector or a local, that the property should be designed to take access off of that lesser street and not off of an arterial. The other thing is that we have a code that says that you are -- especially when you are on a -- when you are on an arterial you are supposed to provide cross-access to all properties, meaning they were supposed to provide access to the north and the south. So, that was our first issue was the access issues, taking direct access off of South Locust Grove, especially for the big trucks that you would see and, secondly, that there wasn't cross-access provided to the north and the south. The other issue was a pretty small issue that could be fixed that this residential buffer wasn't wide enough. This loading bay here -- and there is a requirement Meridian Planning&Zoning Commission Item 1. October 7, 2021 F42 Page 38 of 62 that the loading bays have to be at least 300 feet from residential properties, which is here, which it's not here. All of the parking right now in this particular plan, the one you saw, all of the parking is located between the building and the street and our code says that when -- when a property is more than two acres, no more than 50 percent of the parking can be in the front of the building and the street, basically to try to keep from having a sea of parking as you are driving down the road. And, then, the last thing was that we weren't sure that the building met the modulation requirements or elevations -- you have to have walls inset or outset. Looking at the elevations and looking at the site plan we weren't super clear on that, so our recommendation to you in the staff report was that although we recommended approval on the overall idea, we did --we wanted to make clear that -- that we did not support the concept plan as it was. Since that time, meaning today, there is a new concept plan that has been submitted. All of staff's issues have been resolved, except they are still taking access from South Locust Grove and this particular cross-access has not been provided. If you look all of the parking has now been distributed here. They have moved the parking -- or excuse me -- the loading bay down here. You can see how the building demonstrates that they have modulation. One thing they are missing is there is supposed to be a five foot perimeter drive aisle buffer here. Easy enough for them to fix. Other than that, staff would support this concept plan as it is and I will talk about this when we get to the conditions of approval, but where we are at with this is that we would support this concept plan, but the Planning Commission should make a recommendation -- the Council has the ability to waive this requirement to close this access and they also have the ability to waive whether or not they have to provide the cross-access to the north. We look to the Planning Commission to make a recommendation about whether they think this access should be closed and whether access to the north would be provided. I have included that in my updated recommendation and I will read that when I finish, because I know there is a lot to remember here. The last thing is the architecture. The first version that we saw at the pre-app was a large metal corrugated building and we said no way. The next version that we saw is what you saw on the top and we think it got closer, but it still doesn't meet a lot of the architectural standards manual. It didn't look like it's modulated. There wasn't a band of materials at the bottom. There wasn't more than one field material and particularly what we were concerned about is that we have a requirement that -- that you can't have a lot of metal paneling on the building. If you have metal as a predominant material you have to have at least two other field materials. So, it wasn't meaning that -- I don't want to get all caught in the weeds on that, but, basically, said we have an issue with these elevations. We are not going to -- we recommend, again, the use, the comp plan change, the modification to the DA, but we want to be clear, we don't support these elevations and, then, today we got the one on the bottom, which we think is -- is much better. It's a big improvement over what we have seen. We are still not sure --we haven't seen all of the elevations and had time to assess them, because we just saw this today. We think this is significantly better. Our recommendation with that -- and, again, I will talk about it in a second here -- is just that we continue to work with the applicant on the elevations. Really most of the time what you are going to see and what the Council is going to see is going to be very conceptual elevations anyway, because this is stuff that we work out at the time of the certificate of zoning compliance. But -- but we had enough issues with the first elevations that we wanted to make it very clear that we were not Meridian Planning&Zoning Commission Item 1. October 7,2021 F43 Page 39 of 62 supporting those. So, here is staff's recommendations. Staff recommends that the PC recommend approval of the annexation, the zoning to I-L, the DA modification to remove this property from the Medimont development agreement and have a new development agreement with the conditions that we listed, in addition to removing that requirement for the buffer and that we recommend approval on the changes, which would be to the future land use map designations, which would be all of it mixed use community going to light industrial or, sorry, industrial for the subject property and commercial to the two properties to the south and the two changes that we are making to the recommendation that you got on the staff report is that we are making -- recommending approval to the site plan with the changes that the PC should discuss whether primary access should be allowed at South Locust Grove and that the PC should discuss whether cross-access should occur to the north and, again, in continuing -- in regard to the elevations, we think they have made huge strides, so we think we can work it out with them in regard to the way the elevations will work. With that that concludes my presentation and I will answer any questions. Seal: Okay. At this point I would like to ask the applicant to come forward. Brown: For the record, Kent Brown, 3161 East Springwood. I actually live less than a mile from this site. I drive by it all the time. Like Commissioner Grove, I guess like the other site that we just recently talked about. So, when the industrial subdivision was done and those single family houses -- or single family houses sitting on acreage were there, Locust Grove didn't go through, it just went up another half a mile and dead ended and there was no connections to go any further. It tied into another rural subdivision that is on the east side of Locust Grove and so it was pretty rural and the --from the record when that went in, obviously, the neighbors showed up and said, hey, they are going to be doing a big industrial use over here and we are concerned and so they asked for that buffer to be there. The conditions of approval in the DA say that they are to buffer along their easterly boundary where there is residential. So, technically, we wouldn't have to do a DA, because if we become industrial, then, we are not and we propose that we would like to be under a development agreement, so that you can make sure that we are doing everything correctly on the entire site. You -- you had a development agreement that really didn't do anything else to the existing uses. Intermountain Woods is a wholesaler that they sell flooring and stuff to wholesale contractors that are doing installations. It's not private. All of the interaction with the customers is off of Adkins at the existing. It will remain that way. This facility is just to provide them with more storage. There will be employees that will be assigned to that building and there will be some paperwork and so forth. Recently doing the Amazon building and a few other things here in the -- in Meridian, things are becoming more automated, so they might have less and less employees. I think Commissioner Cassinelli was the only one that was here when we did the subdivision to the south, which is the two parcels that we are talking about changing the comp plan designation on. That site plan shows landscaping in the front, 25 feet, then, has a drive aisle and parking and a flex space building that will have three units facing the street and, then, on the backside they will have garage doors. That plat I will show you in just a minute. It's here and, then, there is a daycare, it's still located there. But when that daycare goes away, then, there will be a flex building back there. Because Meridian Planning&Zoning Commission Item 1. October 7, 2021 F44 Page 40 of 62 when that was approved they were required to have a landscape buffer along their boundary to the residential and so the -- they haven't installed it yet, but they have a requirement for that. The property to the south also has a cross-access easement with this piece of property and kind of comes in the middle of the site. I'm sure we can work with the owner and maybe move it a little closer to the front, but we could even -- I'm sure work with them in the middle. I know that Mr. Belville that owns that property, probably doesn't really care where the cross-access is. As you look at this property and the properties to the north of us -- if I can blow it up -- the concern about our cross-access with our neighbor to the north, we have one of those deeded ones like the last one that you saw with our neighbor. There you go, Alan. Yes. So -- Ann Witherell owns the -- the little tiny sliver, the little strip that you can see there. Yes, Alan. And that's a cross-access easement between these two properties. The reason I picked this drawing is that it shows the existing house that's on the industrial site here and, then, her house sits to the north. Currently there is a dirt driveway that kind of aligns with the LDS church that is to the east on the other side. That dirt driveway goes back and, then, went to both houses. We have removed all the buildings on this site. When we -- prior to removing the bushes, the trees, we removed the houses. So they are gone. We do have that cross-access that is an existing agreement. But we can also provide one at a location and kind of work that out with staff as to where we put it. We are not opposed to putting it and I understand the purpose of it is that you are going to have limited access points and ACHD -- we tried to move it further north where we have our cross-access with our neighbor and ACHD said, no, you need it-- needed to move it in alignment with Kalispell, which is that neighborhood -- Bellabrook. So, the Kalispell -- so, our entrance lines up with that and that's what ACHD had asked us to do. Those existing improvements were there. We have tried to address the concerns. We got the staff report sometime Monday from Planning and when we became aware of the concern about where the loading dock was, the architect got busy and -- and tried to address those concerns and that's why we have a new site plan at this late hour. They have been in this site for -- since -- as Alan kind of alluded to, they did their zoning certificate back in 2001. So, 20 -- 20 years they have been in the site. They have become very successful and subcontractors like to use them and they are -- they are very busy. Intermountain Woods has a number of sites. This is the only one in the Treasure Valley. They have one in -- in Idaho Falls and they have many others scattered about. But this is the one that they have here. If you look from my vicinity map -- if we can make that go -- yeah. Where the Murdock Sub is, that -- that's existing commercial zoning and commercial in the comp plan. On the south side, Watertower and that location, is where the police station is located at. It's in the commercial zone. So, when we were talking in our pre-app meeting Brian is the one that brought up -- he said we want to try to preserve any industrial that we can get and so that made us feel encouraged, specifically when this is a business that's been successful and has been here in Meridian for quite some time. To help you just understand, the trucks that are to come and unload in that location at the west side of this new warehouse and those are the only people that will be using that driveway or entrance onto Locust Grove. The customers are all coming and they are receiving all of their delivery -- all of their products up on Adkins. So, they will cross their site and take things from this warehouse and the other two warehouses and fill the customer's orders. They have a whole series of hardwoods and different kinds of things. Kind of a fun place to go. Look at what's Meridian Planning&Zoning Commission Item 1. October 7, 2021 F45] Page 41 of 62 available. So, I will stand for any questions that you might have. Lorcher: Mr. Chairman? Seal: Commissioner Lorcher, go ahead. Lorcher: Do you represent the Belville Subdivision or do you represent the Intermountain Wood Products? Brown: So, I did the Belville Subdivision for Brent Belville and -- back in 2018. We recorded that. Split that property. So, I understand the site very well. Because I live a mile away and because I did the Bellville site, I was willing to take this on and have enjoyed working with the Banks Group and find them to be a great company and a great people to work with. So that's -- yes. Lorcher: Okay. Thank you. Brown: I didn't go twist Brent's arm to do the comp plan amendment, but I told him that -- and he told me -- he says if you say I'm supposed to do it, then, I will do it. If it doesn't hurt -- hurt what I'm doing and it doesn't. He has C-C zoning, which is allowed in -- obviously in the comp plan designation. Cassinelli: Mr. Chair? Seal: Commissioner Cassinelli, go ahead. Cassinelli: If the access to Locust Grove were to go away would that -- we also have that to come back -- would all the truck access have to come in through Adkins? Brown: Yes, it would. Cassinelli: And -- and what's the -- what's the objection on that? Brown: They can coordinate having the trucks. It's in a great location in the fact of, you know, where -- where are your exits off of the freeway and they can stack trucks up off site and, then, have them come in, unload. They have to do that, because they only have so much unloading that they can do. It would maybe make it a little more congested between their two warehouses to drive to the back, but overall that access -- I mean I would have to have an emergency access over there someplace anyway to make the fire department happy, because we are going to be beyond any distance and they didn't want to be around that building. I think by us limiting that it's not a customer access, I think that that really reduces -- and that's why the highway district didn't have a problem with it either. Cassinelli: How could you stop -- if I'm -- if I'm a customer I might come in that way, as opposed to on Watertower coming in off of -- coming in off of Franklin to go up Adkins or something like that. I mean it's -- how are you going to -- how are they going to discourage Meridian Planning&Zoning Commission Item 1. October 7,2021 F46 Page 42 of 62 customers from -- from coming in that way and driving around to the front? Brown: Yeah. I guess -- I did a cabinet shop off of Franklin Road and they had an access in the back where they -- they brought deliveries. That's not where the customers go. I mean is there occasionally going to be one? Maybe -- maybe someone would. I know of all the ways in and out of there, because I live close to there. Locust Grove is busy, but it is, you know, not -- I mean it's a 9:00 to 5:00 type of scenario when the -- when the people are going to be there dropping off and -- and when customers are there. It's the access that they know. That's where they go to do business with this company. Grove: Mr. Chair? Seal: Commissioner Grove, go ahead. Grove: With the Locust Grove access would you be willing to sign it as right-in, right-out and also make it no truck access? Brown: Well, the truck access is what we are looking to have. That's -- Grove: I understand. Brown: Yeah. We -- Grove: But in lieu of -- in lieu of closing the access altogether. So, the staff report is -- the staff recommendation is to close that Locust Grove access. So, in lieu of losing the access all together -- Brown: There is no reason to have the access if you don't have truck access, so -- Lorcher: Mr. Chairman? Seal: Commissioner Lorcher, go ahead. Lorcher: Watertower Street is a secret special way that residents get through from Locust Grove to Meridian Road, so there is a -- there is a fair amount of resident traffic coming through. I would -- I would support the big trucks coming off of Locust Grove, especially if they are truly 18 wheelers, to be able to navigate going around Watertower and, then, to Adkins, doing those turns with --with their--the way they are connected with the tractor and trailer would be challenging for some of those drivers. It would be safer to have them come off Locust Grove than they would the smaller streets,just because of the turn radius of the 18 wheelers and maybe accommodating, you know, right-in, right-out, so that they are only making right-hand turns and the time to take a left that could be something that can be discussed. But I disagree with removing access to Locust Grove with big trucks. They need the room to be able to maneuver. Seal: Well, no -- I was going to say I'm going to chime in on this one a little bit here. But -- I mean right now they -- they come through an industrial park and the roads are Meridian Planning&Zoning Commission Item 1. October 7,2021 F47 Page 43 of 62 supposed to be accommodating for that and everything that they have is being delivered off of those roads right now. So, this is supposed to provide more access. So, I don't -- I guess I don't see the -- I don't see that big of an issue with it. Especially with them removing the -- all the trees and everything in between, they can make that more accommodating all together for sure. The Locust Grove piece of it is -- it's interesting. I understand why you want that. But at the same time you are expanding a business that hasn't currently done any business off of it. So, that's interesting. Brown: The developer is here if you want to ask him some questions, too. Seal: Absolutely. If you would like to take the -- Banks: Brad Banks. 1940 Southwest Temple, Salt Lake City. The purpose of this larger -- larger building, as we refer to it, as central purchasing. I send my truck to the northwest and it will bring in a load of plywood and I will unload it in this warehouse. Another truck will bring in a load of pine from the Pacific Northwest. Another load -- truck will bring in a load of oak from the east and, then, those trucks will take out partial orders and leave and go to another distribution center in Salt Lake or Spokane or Idaho Falls. Small portions of that material will go over to this Boise -- or Meridian distribution center to address the needs of the Meridian customers. So, this building will not be used for customer activity, other than internal customers. It will be a central purchasing warehouse. What does Amazon --Amazon call their collection center? Anyway, it's a -- it's a distribution hub. It's a distribution hub for my ten other distribution centers, Meridian being one of them. So, those trucks would come in with a full load of product A and leave with a full load of product A, B and C going to other locations. And, then, at the same time serving this Meridian location, which, then, local cabinet shops and flooring contractors would come into the Meridian location to get their material. There would be nothing in this larger distribution hub that would service any customer, other than our internal customers in the different locations. So, that's what the value of the Locust Grove access is. To bring that in through Adkins Way and trying to bring it down through here would just congest the Meridian customer base and the Meridian activity at the expense of the local population. Cassinelli: Mr. Chair? Seal: Commissioner Cassinelli, go ahead. Cassinelli: So, this is -- this is really more independent, if you will, of the existing -- the existing business. Banks: Correct. Cassinelli: Okay. So, customers -- I mean it -- it's virtually stand alone, except for a little product that will make its way over -- Banks: To the -- or the Meridian distribution center. Meridian Planning&Zoning Commission Item 1. October 7,2021 F48 Page 44 of 62 Cassinelli: Okay. Banks: In this Meridian distribution center the building on the north is hardwood flooring. It would serve all of the hardwood flooring contractors in -- in this geographical area. The building to the south is industrial wood products, which services all the cabinet shops in this area and, then, both those products would be fed from the bigger distribution center here on the east that would feed them. No customer would be coming to or getting any product out of the larger distribution -- distribution building. Seal: What time would you be accepting shipments into that new building? Banks: Please repeat the question. Seal: What are the times you would be accepting shipments into that building? What time would the trucks be in and out of there? Banks: It's an 8:00 to 5:00 business. Seal: So, there wouldn't be anything --they wouldn't open up something to allow shipping at night or anything along those lines? Banks: No. We are not very good looking, so we need lots of beauty sleep. Seal: You and I both. Cassinelli: Is -- the intent is to only to have one loading dock? Banks: That one loading dock you see is for van trucks that need to be loaded out of the tailgate. So, a forklift would go into and bring material out of and to the side of it. We would unload flatbed trucks that would come into the building that are not required to load from the tailgate. Cassinelli: Okay. So, you would have forklift activity out there? Banks: Correct. Seal: Okay. Anymore questions for the applicant or staff? All right. Okay. At this time we will take public testimony. Brown: I wanted to make one other comment. ACHD was very specific in -- in how they, you know, looked at this and they -- they had similar concerns. I would say that they looked at it -- I mean we have three drive approaches and two drive approaches and a cross-access that are out there that they put in when they widened the road. They widened the road when J-Build went in, which is where the school facility and ICOM are at now and they punched the overpass over and so they completed the improvements along Locust Grove at that time and so they provided drive approaches for each one of these properties and this northern portion of this site had that shared driveway with --with Meridian Planning&Zoning Commission Item 1. October 7,2021 F49 Page 45 of 62 -- and Witherell that's the property owner to the north of us. She's our only person that showed up to our neighborhood meeting and every single one of these properties in the last three years have had for sale signs on them. They have been approached by multi- family developers to buy all of them, which is not what staff would want to see in a mixed use. I have heard those words come out of your -- your mouths that that's not what you are looking for. We -- we don't expect that. I think I was on the Planning and Zoning Commission in Meridian when the R-40 went in and they had apartments and I think the developer knew that ACHD was going to need a storm drain pond and by getting it approved he got a little higher value. But there has been a number of people that have looked at that and it's tough to make it -- make it work and so access is -- is a big issue. We are not opposed to providing a cross-access north-south and working with our neighbors to do that. Thanks. Seal: All right. Now we will take public testimony. Do we have anybody signed up? Weatherly: Mr. Chair, we have no one signed in. Seal: Okay. It looks like we have one person that would like come on up. Yep. If you can state your name and address for the record and just grab one of those microphones and speak right into it, please. Witherell: Okay. I am the infamous Ann Witherell. I live at 215 South Locust Grove Road. I'm the neighbor to the north. I was going to just sit and say nothing, but you have got my attention now with the access to the north. That cuts right across my driveway. That's the only way I have in and out. So, that -- that does have me concerned. And the only other thing that I would care to address would be the -- lots of shades on his -- on his lights, because that's shining right into our bedroom windows. But so far they have been excellent neighbors and they have worked with us on just about any little thing that's come up, including the peach tree they left me. It's delicious. And it's in my freezer and lots of little things and the -- that's in the other freezer. So, they are that kind of neighbor and I think that -- that they will be quite willing to work with me on any little thing that comes up. That's about all I had to say, is I -- what is this about a northern access that the fire trucks are going to come and -- because I live there with my -- in my home with my daughter, son-in-law and two special need kids, because of the rent situation. I can't move until they -- when they do I do intend to. But that's not for the foreseeable future, as you can tell by the housing situation and they can't afford to move, so I will be there for as long as I'm there and that's what I can say and if you are worried about the turnarounds, please, take a look and see what is there now, because I assure you there is plenty of room and I have seen it. So, anyway, that's all I got to say. Thank you. Seal: Thank you. Alan, go ahead. Tiefenbach: I just wanted to mention -- I'm sure you already know this, but out of respect for the neighbor we are not proposing that they put access into their property, we are just proposing that they provide an easement, so if that lot in ten years redevelops, then, they will have access. So, we would not force access onto your lot. We would just give them Meridian Planning&Zoning Commission Item 1. October 7, 2021 F50 Page 46 of 62 the legal -- give the legal right for someone eventually when that redevelops and in regard to the lights they would have to downcast them and shield, they can't have light spill on the adjacent property. So, we would be very -- very cognizant of that. Seal: Thank you. Sir, go ahead. Come on up and give us your name and address for the record. Rand: My name is Gil Rand. I'm the architect on the project. My address is 962 West 800 North, Orem, Utah. There has been a lot of discussion about the right-in and right- out and originally we had it designed that way. If you look at the drawing up there we had it designed so that a truck coming southbound could come right-in and, then, go around the building and the dock, but, unfortunately, that's facing the wrong way. But, then, the trucks would continue on out and they have a right-out. So, not being able to have the dock facing the neighbor means now I have to change the directions of the traffic and it makes the -- the getting into and out of the property very difficult, because you have to make a U-turn coming in if you are coming south and, then, if you are going out you have to make a U-turn onto the -- onto Locust Road. So, we can put a whole bunch of trees and a fence on that north property line, which blocks the view of a dock that might be exposed. If we could just change the dock location, then, we can resolve or -- and at least take care of an issue of a right-in and right-out with the trucks and make it actually flow very well that way. That's how originally we had it designed and that was kind of my own project. The other -- another common idea I do want you to be aware of is that this lot is very -- has a -- quite a slope to it going out to Locust, going down, and so our intent here is that we would drop the property probably about four feet below the property -- the adjacent property to the west and so we will have a ramp that comes down to it. So, the ramp can be used to get back and forth between the properties, but having a lot of truck traffic going through that could be a little more difficult to deal with that, but if that's what we have to do we will figure out a way to make it work. Thank you. Seal: Thank you. Okay. Is there anybody else signed up or would like to testify? All right. So, with that would the applicant like to come back up to close? Nothing further? Okay. Grove: Mr. Chair, I have a question for the applicant. Seal: Okay. Commissioner Grove, go ahead. Grove: Sorry, Kent. Having been over there quite a bit, the -- north and south of the building are highly visible driving on Locust Grove. I see where you have the east facing front of the building having modulation. Do you have modulation on the north and south sides as well? Brown: That's -- that's what they are going to work with staff to do. Grove: Okay. Meridian Planning&Zoning Commission Item 1. October 7,2021 F51 Page 47 of 62 Brown: And if I understand, we have to do a zoning --zoning certificate and we also have to do design review. So, there is -- if-- if you understand the process -- Alan kind of beat us up the first time you saw a drawing. Well, years ago when you would have a pre-app you kind of come in with a napkin sketch and now Alan's getting a little more fussy that he wants a finished product when he might tell us just to throw it all away. We --we came in with something better than a sketch like that, but, yes, we are trying to do everything and under --just understanding the rules and making those changes. Our architect and owner are willing to do that to make -- make that happen. Grove: Thank you. Seal: All right. Any other questions? All right. Thank you, sir. Appreciate it. Brown: Thanks. Seal: Can I get a motion to close the public hearing? Cassinelli: Mr. Chair? Seal: Commissioner Cassinelli. Cassinelli: I move we close the public hearing of file number H-2021-0042. Lorcher: Second. Seal: It's been moved and seconded to close the public hearing for file number H-2021- 0042. All in favor say aye. Any opposed? Okay. Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Cassinelli: Mr. Chair? Seal: Commissioner Cassinelli, go ahead. Cassinelli: I have got a question for staff on those two commercial -- is it one or two to the south that we are looking at? Two parcels. Tiefenbach: Two. Cassinelli: How are those accessed right now? Well, I guess right now there is a driveway coming off a Locust Grove. Tiefenbach: I do not believe -- let me -- let me look at that. I can give you an accurate answer. Cassinelli: Are we -- are we going to Iandlock those two? Meridian Planning&Zoning Commission Item 1. October 7,2021 F52 Page 48 of 62 Tiefenbach: Give me a second. Let me find it. Seal: I was going to say when I looked at it earlier that comes off of Locust Grove, so -- I think they do have cross-access to get to the other commercial though. Tiefenbach: I'm pulling up the GIS. Still working on it here. Cassinelli: What I'm seeing right now is they do pull -- they pull access off Locust Grove. That's going to have to go away. Tiefenbach: I think you removed the zip drive. That's why I couldn't find it. All right. Let's run through this. Let's see. Here is the plat. It looks like there is an access easement to the north. It looks like there is an access easement to South Locust Grove here. Cassinelli: Will ACHD continue to allow that access onto the Locust Grove? Tiefenbach: ACHD isn't going to tell them they have to close this or assess that access until the time comes that they are proposing to develop something. This is off site. So, they are not going to tell somebody else next door to close their access. Cassinelli: No. I know. But I just want to -- I mean I want to make sure that when we get there that we are not trying to shove a round peg into a square hole three years from now. Tiefenbach: Yeah. So, ACHD's position on this -- because I actually asked them specifically about the truck traffic and they said it meets all requirements. That was their statement. Seal: Well, I understand what you are saying, but I think that the cross-access agreement that they have here with the property to the south, they also have the ability to come out on the arterial to the south, as well as the shared access that they are going to be provided with Intermountain Woodwork here. Cassinelli: So, is there going to be -- is -- does that, then, have cross-access -- cross- access to that parcel -- that -- that commercial that we are looking at? Will that -- that will have -- that already has cross-access into the subject property -- Tiefenbach: Yes, sir. Cassinelli: -- to the north? Okay. Tiefenbach: Correct. Cassinelli: And will they have it to the south? Tiefenbach: This property one into there. I do not know if this adjacent lot here has an Meridian Planning&Zoning Commission Item 1. October 7, 2021 F53 Page 49 of 62 access easement. Cassinelli: Okay. I'm just concerned that -- I have a feeling that, you know, three years from now when that gets developed, ACHD is going to try and -- and close off that access. Tiefenbach: I do not have the Murdock Subdivision No. 2 plat with me. I don't know if Kent can answer that. It sounds like Kent can answer that. Seal: Come on up to the microphone then. Put this all on record here. Brown: Kent Brown. 3161 East Springwood. So, when the BeIville Subdivision was done, the condition was the same as what you are trying to place on us is that you had an access to the south and an access to the north. So, there is already an existing access to the Murdock stuff that's to the south, from the BeIville. The highway district looked at this project with being fully built out with the flex buildings and so they granted that access that was already existing. It was one of the first pieces of property -- it was the annexation path for the Snorting Bull Subdivision or Woodbridge, whichever you want to call it, and -- so, it was probably the oldest thing annexed there, but that access has always been there on the BeIville property. Cassinelli: Okay. Brown: And so it's not to go away. It wouldn't be affected by our development. Cassinelli: And part of the -- part of the application that we are seeing, though, is to -- is to change that and I want to make sure that we don't -- you know, that we don't -- Brown: The only-- only thing that we are changing is the Comprehensive Plan that called it out for mixed use community. That's the only part that the -- the reason that BeIville is even involved was so that there was consistency. They asked us to do it to clean up the map and not leave something that's mixed use community with an industrial in the middle of it and it made sense, because everything to the south of that was commercial Comprehensive Plan. So, that cleans up the map. That's -- that's why that was done. Cassinelli: Okay. Seal: All right. Thank you. Okay. Anybody else have questions? Comments? Cassinelli: I have got another question for staff. The current mixed use community, the maximum building size there is 30,000 square feet it looks like; is that correct? Tiefenbach: Correct. Cassinelli: So, is that the main reason to go to the industrial, because of the building size? Tiefenbach: Well, mixed use community doesn't allow industrial. We wouldn't be able to Meridian Planning&Zoning Commission Item 1. October 7,2021 F54 Page 50 of 62 rezone it to industrial off the mixed -- if the comp plan designation wasn't changed. Cassinelli: So, that's not even an allowable use? Tiefenbach: No. It's not an allowable use. Cassinelli: Okay. Just wanted to get that straight. As long as I'm -- my microphone is on here and I'm talking -- I think it fits there. I -- I would prefer to see the access to Locust Grove go away in agreement with staff. But given the fact that this is -- it's really a standalone business. It's -- I mean it could, essentially, go in under a whole different business name it's so separate from -- kind of the retail side or the contractor side -- that I think it's -- I think it's necessary and it's only going to be -- it's going to be employees coming in and out and, you know, at 8:00 in the morning and leaving at 5:00 and, I don't know, four or five trucks a day. I mean I don't know what the -- what the number would be, but -- so, I don't think it's going to be a huge impediment to traffic, Locust Grove. I think it's going to be a minimal impact. So, I would be in favor of keeping -- keeping that. I do -- you know, I'm -- staff's going to work with them on the building design. I would definitely want to see the cross-access easement to the north and definitely lots of trees going in there. They are a wood company. They want trees anyway. Grove: Mr. Chair? Seal: Commissioner Grove, go ahead. Grove: Initially I was against the Locust Grove access. The -- the explanations given tonight I don't have that reservation. I think that kind of as Commissioner Cassinelli mentioned, it's a great way of looking at this. One question I might have for staff would be -- would -- if we are looking at it kind of through that lens a little bit, is there any reason that we would want to have a cross-access agreement with the -- the two properties that -- that Intermountain has in terms of going east to west, in case those were at any point, you know, 20 years from now separated into two separate businesses? Tiefenbach: Are you referring to right where I have got -- I don't think I'm sharing. Hang on a second. Are you referring to right here? Grove: Correct. Tiefenbach: Well, this hasn't been platted, so I don't believe that there is an access agreement here, but, absolutely, that -- that -- if -- yes. Grove: Okay. Just in case, you know, they did separate, it -- they are connected now, but I mean it did -- it does look like it could at some point. So, just so that -- Tiefenbach: A hundred percent. Grove: -- it doesn't -- it doesn't hurt anything it doesn't look like, so I would be happy -- happier with that. I'm in favor of adding industrial. This is a great place to do it. I think Meridian Planning&Zoning Commission Item 1. October 7,2021 F55] Page 51 of 62 they are going to find even if we don't put in the right-in, right-out, that that's going to be pretty much what has to happen most of the time driving on that stretch of road, just from a logistic standpoint, even if we don't enforce it that way. I mean that's -- trying to get in and out of that area sometimes is hard enough going right-in or right-out, so I would prefer it to be marked that way, but it's not a deal breaker for me if we don't have that there. Tiefenbach: That would be something we would require anyway with the certificate of zoning compliance, but duly noted. I will make sure that that is done. I don't think they are going to have an issue with providing an access to themself. Seal: Question for staff on the -- the dock placement, how far out of compliance was it when the dock was on the other side? Tiefenbach: It was -- I think it was about a hundred feet. It says it has to be at least 300 feet from an adjacent residential property. The original version was up in here. I measured it to be give or take about a hundred feet. So, they had to move it another 200 feet or they had to totally enclose it and this is the option that they chose. Seal: Is that something they can apply for alternative compliance for? Tiefenbach: I do not believe so, because that is a site and design standard. That's code and I don't think that can be waived. I'm looking at Bill, because he is the code meister. Code Yoda. Parsons: Yeah. Mr. Chair, Members of the Commission, yeah, that's a specific use standard for warehousing. So, there is no mechanism to waive that requirement for code. You know, I was looking at Alan's staff report and I got a little bit of a concern when the gentleman said they are going to offload trailers with forklifts, because the code says outdoor activity needs to be 300 feet. So, they can't just load trucks on that driveway and unload there. They are going to have to maintain unloading as close as possible to that loading dock as possible and not park along that north boundary and offload trucks there. They are just going to -- they are not going to meet --the requirements of code. So, when we -- we work with them on their certificate of zoning compliance, we are going to be very specific on that and they need to provide us details on how they plan on doing -- using their outdoor activity area, because now they are opening it up even with the -- the other site farther to the -- on the east boundary with sharing the two properties. So, it does get a little tricky here for us, unfortunately. Seal: Okay. Thank you. Do we have anymore comments? Suggestions? Anything along those lines? A motion. Always entertained. Grove: Mr. Chair? Seal: Commissioner Grove. Grover: I will take a shot at it. All right. After considering all staff, applicant, and public Meridian Planning&Zoning Commission Item 1. October 7,2021 F56 Page 52 of 62 testimony, I move to recommend approval to the City Council of file number H-2021-0042 as presented in the staff report for the hearing date of October 7th, 2021, with the following modifications. Sorry if I get this wrong, but I'm going to try. That cross-access -- cross- access easements be required for the north, west and south portions of the site. That the access to Locust Grove is maintained and that the renderings -- or the -- the layout that was presented by the applicant in tonight's presentation is recorded as the drawings for which to proceed. Seal: Is there a second? Cassinelli: If I could make one little add to the -- Grove: The drawings that we saw tonight, since they were different from what was in our packets. Cassinelli: Could we just add in there -- I think they are going to work on it. I think Alan said he would, but the lighting, that they work out -- Grove: In which -- in which sense? Cassinelli: To direct the lighting away from the residential. Grove: I think that's already part of -- that's part of code. Cassinelli: It's code. Grove: We don't have to do anything. Cassinelli: Then I will second that. Seal: Okay. It's been moved and seconded to approve item number H-2021-0042, Intermountain Wood Products. All in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Seal: All right. We will go ahead and take a five minute break. (Recess: 8:44 p.m. to 8:50 p.m.) 10. Public Hearing for Southridge Apartments Phase 3 (H-2021-0055) by The Land Group, Inc., Generally Located South of W. Overland Rd. and East of S. Ten Mile Rd. A. Request: Conditional Use Permit for a multi-family development consisting of 164 units on 9.07 acres of land in the R-15 zoning district. Meridian Planning&Zoning Commission Item 1. October 7, 2021 F57 Page 53 of 62 Seal: Okay. I think we are all back, so -- let me see. We are moving on to Southridge Apartments Phase 3, H-2021-0055, and we will begin with the staff report. Parsons: Get through Alan's 50 slides here this evening. Seal: That's very informative. Parsons: And we will get on to the next item here. So, I'm here filling in for Sonya this evening. So, the next application on your agenda this evening is the Southridge Apartments Phase 3. The subject property is currently zoned R-15 in the city. It's located on the south side of Overland Road, midway between Ten Mile and Linder Road, as you can see here. Currently there is two phases that have already been approved for the northern lots that are also part of the R-15 and this particular property is governed by a development agreement and this is the third phase, which is also covered under that same development agreement. So, essentially, the applicant's here tonight basically going through the process to say, hey, we have already got this in the development agreement with the concept plan, now are bringing forward a detailed plan for this body to review and approve. So, staff has analyzed this proposal against the specific use standards, UDC 4-3-27, which is our multi-family standards. The conditional use before you this evening consist of 164 residential units on approximately 9.07 acres of land, again, in the R-15 zone here. This has always been considered part of the Southridge development and you can see here that there is some additional single family lots that will be developing in the area and additional roadwork as well, which final plats have been approved to allow the connections of these roads to occur. So, that should provide additional access to this proposed development. As you can see here on the proposed plan as well, there is two accesses to the adjacent roadway on the east and, again, that was consistent with the concept plan approved in that development agreement and this specific road is a local street, so there are no -- no access issues with this particular application this evening. It is consistent with -- with code and the development agreement. Here is the open space that was provided. You can see here the applicant is required to provide approximately two acres of open space per the UDC. They have in excess of 22.9 percent open space. So, meeting in excess of UDC standards. The applicant is also proposing another clubhouse with a fitness facility as part of this third phase and this particular development will share all the open space and the additional amenities that were approved with phase one and phase two. So, overall this site is consistent with the high density residential designation for this property. The applicant's application this evening is proposing approximately 18 dwelling units to the acre. Here is some the conceptual elevations -- or at least the elevations that were presented -- or provided with the conditional use application. Again, these mirror what is currently being under construction out there on the site and consistent to what is in the development agreement. Staff had a chance to look at the public record and did not see that any public comments were provided on this application. So, with that staff is recommending approval with the conditions in the staff report and I will stand for any questions you may have. Meridian Planning&Zoning Commission Item 1. October 7, 2021 F58 Page 54 of 62 Seal: All right. Thank you. At this point I would like to invite the applicant to come forward. Please state your name and address for the record. Densmer: Mr. Chair, Members of the Commission, my name is Jason Densmer. I'm with The Land Group. We are at 462 East Shore Drive in Eagle. How is the microphone? Is it working? Thank you. It's a pleasure to be here tonight. We have been working with the city on the Southridge Apartments project since 2011 when it was originally zoned. Since then it's been in front of this board and the City Council a few times before as we have worked to develop the prior two phases and, then, in the last two years or so modify the development agreement to incorporate this phase three area, which in the original development agreement did not have a detailed land plan and, therefore, needed to come back through to modify the development agreement and incorporate one. The conditional use permit application in front of you tonight is entirely consistent with the master site plan that was included in that development agreement modification. So, we think that we are really here tonight to fulfill the overall process and the development vision that the city has been working with for about ten years now. We are in agreement with the staff's report and their conditions of approval and don't have any concerns. We are happy to answer questions if you have them for us. Grove: Mr. Chair? Seal: Commissioner Grove, go ahead. Grove: I was curious to see a -- an overview of all three phases, because the open space and the amenities are being, you know, alluded to in -- you know, in partnership with what's already been approved, but I want to -- I just -- I'm having some difficulties with what is provided for the open space and so if there is greater open space. That is part of the other phases I would like to be able to see that I guess. Densmer: Mr. Chair, Commissioner Grove, I thought that might come up. I have a brief presentation which happens to have the master plan on it. Let me see if I can get Bill to help me with that. Seal: Perfect. Thank you. Quick question. That was -- I'm glad you brought that up, Commissioner Grove, because I would like to see how it all ties together, because a lot of the open space is the -- what comes down from the Ridenbaugh Canal where that's very sloped and that's -- how does that incorporate into this? I mean is that actual usable space or is it just kind of there? Densmer: Mr. Chair, it's -- it depends on what you think of as usable space. It wouldn't be suitable for a game of soccer, but it's open space in terms of its undeveloped and it provides -- I guess less density within the community and just a sense of greenness and openness. Seal: So, it's undeveloped, there is no grass or trails or any -- anything along those lines on it? Meridian Planning&Zoning Commission Item 1. October 7,2021 F59 Page 55 of 62 Densmer: As part of the overall Southridge master plan there is a city pathway that would be on one side of the Ridenbaugh Canal. It happens to be on the south side. The north side of the canal is Nampa-Meridian Irrigation District's access road. Seal: Okay. Densmer: Thank you, Bill. So, Mr. Chair, Commissioner Grove, the portion of the overall development that is the phase three is the southeast corner and that's what tonight's conditional use permit application is -- is about. The prior two phases are the north section that is abutting Overland Road. Grove: Okay. Thank you. That actually cleared up quite a bit for me by the -- the phase three that we are seeing tonight, the -- that's the one I guess. The northwest corner of that where it abuts the phase two was abbreviated and so it -- it made that open space look a lot smaller than what is shown here. So, that's very helpful. Thank you. Densmer: I'm glad that that helped. I think you can see that the overall design of phase three is consistent with one and two and the -- and the orientation of the building and the way that things knit together, kind of almost like a zipper I suppose, is part of the overall feel of the building. I would point out that buildings are intentionally angled to one another, so that you get more presence, more visibility and more interest as you are driving down the streets and through the development. Seal: Okay. Any other questions for applicant or staff? Cassinelli: Mr. Chair? Seal: Commissioner Cassinelli, go ahead. Cassinelli: I see that there is more parking than is required by, what, almost -- almost 50 spaces, I think. Forty-nine spaces. I can't -- it's too late to do math. Is parking in the existing phases an issue at all? Densmer: Mr. Chair and Commissioner Cassinelli, to my understanding the existing development is being very well accepted, to the extent that they are constructing about one building per month and within -- within a few days after occupancy is granted about half of the building is occupied and before the end of that month the rest of it is, so there is definitely a lot update. I say that in order to say that, no, parking has not been an issue within the portion of the development that's currently complete. Kind of as a rule across the board this project has provided two units -- I'm sorry -- two parking spaces per unit, regardless of what the code would have required. So, in the case of the Southridge Phase 3 portion, we are in excess of the city's minimum parking requirements. In fact, we are in excess of the two per unit kind of developers chosen standard by about ten spaces. So, we are exceeding both the city's minimum and his target for parking. Meridian Planning&Zoning Commission Item 1. October 7,2021 F60 Page 56 of 62 Cassinelli: Okay. Does that mean -- a good size development, so it's -- a lot of parking is -- is needed. Thank you. Seal: Okay. Any other questions? All right. Thanks, sir. That will open it up to public testimony. Do we have anybody signed in? Weatherly: Mr. Chair, we do not. Seal: Okay. Anybody online, please, press the raise your hand button. Anybody here raise your hand. We have zero attendees on there, so nobody raising their hand. Nobody in -- in here, so -- did the applicant have anything else to add? Would like to close with anything or anything along those lines or -- okay. A head shake is perfectly fine, so -- okay. If there is no other questions, I will take a motion to close the public hearing. Lorcher: So moved. Grove: Second. Seal: Okay. It's been moved and seconded to close the public hearing for H-2021-0055. All in favor? Any opposed? Okay. Motion carries. MOTION CARRIED FOUR AYES. THREE ABSENT. Lorcher: Mr. Chairman? Seal: Commissioner Lorcher, go ahead. Lorcher: Since this is more of a formality for phase three of two phases that have probably been looked at pretty strongly, I would move to do a motion for approval. Seal: Feel free. Lorcher: After consideration of all staff, applicant, and public testimony, I move to approve file number H-2021-0005 as presented in the staff report for the hearing date of October 7th, 2021. Grove: Second. Seal: Okay. It's been moved and seconded to approve Item H-2021-0055, with no modifications. All in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. 11. Public Hearing for TM Creek Storage (H-2021-0054) by Brighton Development, Inc., Generally Located South of W. Franklin Rd., Midway Between S. Linder Rd. and S. Ten Mile Rd. Meridian Planning&Zoning Commission Item 1. October 7,2021 F61 Page 57 of 62 A. Request: Conditional Use Permit for a self-service storage facility on 7.8 acres of land in the C-G zoning district. Seal: Okay. Okay. Looks like we are going to go on to Ten Mile Creek Storage, H-2021- 0054, and we will begin with the staff report. I don't -- Bill might not have told you. We keep all the USB drives that come in, we don't -- Parsons: All right. Thank you, Mr. Chair, Members of the Commission. Appreciate your patience this evening. So, last item on the agenda tonight is the TM Creek storage project. It is, again, another conditional use permit. This is similar to the last application that you just acted on where the applicant received approval through a DA to allow for this use to occur on the subject property. This property consists of 7.8 acres of land, currently zoned C-G within the city limits. It's located on the west side of Franklin Road and bounded on the west and east -- west side by Ten Mile Road and, then, east side Linder Road. So, in between both of those roadways. Again, DA governs this specific property and the applicant is here to just kind of give you more specifics of that particular approval. So, recently the applicant did receive approval of a final plat as well. So, as you can see in the slide that I just transitioned from, this isn't really the current configuration --or that's the current configuration of the property, but after the plat records there will be several commercial lots and one of those commercial lots after recordation of the plat will be the home of this new storage facility here that's being shared with you this evening. One thing that I did want to mention to the Commission is this existing street here, which is Benchmark, is not constructed at this time, but, again, it was approved as part of that final plat. So, that access will -- will be constructed and provided for access to the storage facility in conjunction with the access to Franklin Road as well. So, then, this is not specifically a public right of way road, but if you recall with the Ten Mile Crossing preliminary plat, the City Council did approve this access to Franklin Road and now the applicant will continue to work with ACHD with a traffic study to get their approval of that subject access point. So, the application is, again, a conditional use. It consists of 448 conditioned and unconditioned climate controlled structures and, then, there is some ancillary covered and uncovered RV storage. As I mentioned to you, this concept is generally consistent with the development agreement that's currently governing the site. Access has already been touched on and the applicant did provide conceptual elevations for you this evening. Again, as part of that DA modification the applicant did receive approval of their own design standards -- their own design guidelines that are enforced for this subject property. So, essentially, what will happen is the applicant will still have to come back before the city with a certificate of zoning compliance, but as part of that submittal process they have to provide documentation from the design review board that they have approved these elevations and meet the design standards that are governed and specified in that development agreement. I had a chance to look at the public record. Did not see where any public comment was provided on this application. Again, staff is recommending approval with conditions and with that I will stand for any questions you may have. Seal: Okay. Thank you. At this point would the applicant like to come forward? Meridian Planning&Zoning Commission Item 1. October 7,2021 F62 Page 58 of 62 Beach: Evening Chair, Commissioners. My name is Josh Beach with Brighton Development. Address is 2929 West Navigator here in Meridian. Thanks, Bill. Appreciate that. So, a little -- a little presentation for you. Appreciate Bill's synopsis there of -- of the project. So, as Bill said, we have applied for a conditional use permit for Ten Mile -- Ten Mile Creek Storage there south of Franklin. This is kind of how it fits in the overall Ten Mile Crossing area. So, as Bill mentioned, Benchmark is -- is not constructed yet, but will be prior to, obviously, occupancy. Kind of coordinating all of that. But clearly we have got some work to do to get to the site before we can start building that. But this is the first step is getting the conditional use permit. So, there is a -- there is a mix of different types of storage there. Not to go into this in too much detail, but there are some indoor climate controlled, covered and uncovered RV spaces, as well as what we are calling our man cave units. None of my mouse works there, but you can kind of see on the northeast side of the project where those would be. So, again, indicating the -- the indoor storage units here, the red are the -- the open face. So, they are -- they are not enclosed completely, they have got a roof and at least one side open and, then, in the center here in the yellow is our uncovered RV parking and, then, the --what we are calling the man caves, but it's, essentially, you know, individuals that have a classic car or something that they want to store and -- and, then, go tinker with, this is more geared towards that demographic and there is -- like I said, there is 22 of those units there that would be accessed off of that private street, as well as an emergency access there on the east side. That emergency access also serves the larger storage project as well and will get folks out to -- out to Franklin. So, we have provided some elevations and -- with our application and I know it's kind of a -- kind of a work in progress. We are tinkering with those a little bit, but they will meet the -- our design standards when we submit for the certificate of zoning compliance -- I mean if we receive a favorable recommendation from the Commission. And, then, again, just some additional elevations of those man cave structures, as well as -- I wanted to show you, the Commission, kind of what those look like in terms of the floor plan, as well as it's just a cross-section here. It's, essentially, just an open building with a bathroom and as an option some will be a loft put in there. These are not to be -- have businesses run out of them. No one's to live in these. It's simply a place to go -- you know, it's a man cave that's not in your backyard essentially. That's all I have. Thank you for your time tonight. Hopefully you can -- we don't have any -- any issues with the staff report and we would hope for a favorable recommendation this evening. Any questions? Seal: Do we have any questions for the applicant or staff? Lorcher: Mr. Chairman? Seal: Commissioner Lorcher, go ahead. Lorcher: The man cave units, are they going to be leased or owned? Beach: They will be owned. Meridian Planning&Zoning Commission Item 1. October 7,2021 F63 Page 59 of 62 Lorcher: But the rest of the storage would be leased; correct? Beach: Correct. Correct. Seal: Out -- will there be somebody on site or something -- I mean how do you make sure nobody's living in there or -- Beach: Yeah. We have -- so, we have -- there is definitely a manager and we have also got -- in our CC&Rs for -- for -- that are OCCs. You know, they are a little different for commercial that, obviously, those things aren't allowed. No businesses can be run. No people living there and those things will be strictly enforced. Seal: Okay. Mr. Cassinelli, you had a question? Cassinelli: Yeah. I had a question. I like the fact that these are without -- a lot of comments right now, but I like the fact that it's totally back behind and off of Franklin. With that note, what -- what's the plan for those parcels out front? Beach: I'm not a hundred percent sure. Obviously, they are going to be commercial. I don't have the exact details as to what those commercial lots are going to look like along Franklin. Cassinelli: But that will be all -- I mean, essentially, all that storage will be hidden from view? Beach: Correct. Yep. It will be back behind other -- other structures. Cassinelli: Okay. That's it. Grove: Mr. Chair? Seal: Commissioner Grove. Grove: I echo that. That was one of the things that I was cognizant of as I was reading. Really happy that it's off of the arterial, so -- my question, though, now that I have lost my train of thought --well, it come back to me for just a second. I wrote it down. Let me look. Seal: That's -- that's okay. I have got -- Cassinelli: Mr. Chair? Seal: Yeah. Go ahead, Commissioner Cassinelli. Cassinelli: I was just going to give Commissioner Grove a little time. I wanted to ask Bill what kind of zoning guidelines, regulations are there as far as businesses being run out of there? Obviously, somebody -- I mean that -- that's kind of a little bit of a -- if they are used the way they are intended to be used it's great. But if they are -- if they are used for Meridian Planning&Zoning Commission Item 1. October 7,2021 F64 Page 60 of 62 other purposes how do we -- you know, how is that enforceable and that sort of thing? What are the code -- what are the codes for that? Parsons: Yeah. Mr. Chair, Members of the Commission, I think Josh hit it spot on. The code prohibits it for storage facilities. It's -- really what it's meant to be is storage. It speaks to no living quarters, unless you have a caretaker's unit. It doesn't allow you to operate a business out of there. If someone wanted to do that, more likely they would have to come back through to the city with a tenant improvement and, then, build up that space and that's going to kick in a bunch of building code requirements. We have similar units off of Pine right by Lewis and Clark High School. That -- they were built in 2007, 2008, and they were called storage condos, which are the same thing, that it had a mezzanine built inside of it. People were just storing their classic cars and their RVs and tinkering around using it, essentially, as what the applicant's explained, a man cave. Just going there and just having some private space. So, in this particular case the applicant is going to have to also come back -- if he wants to sell those units, come back and short plat the buildings, condominiumize them, essentially, which will take City Council action as well. So, there is some more work to be done here, but right now, yes, the code addresses that and prohibits that from occurring. Seal: So, it's allowable for some of these to be she sheds as well? Beach: Absolutely. Grove: Mr. Chair? Seal: Commissioner Grove, go ahead. Grove: I remembered my question. Sorry about that. Because there are so many apartments and also single family homes that will be coming into that area, will these storage units be marketed to them first or is it going to be first come, first serve? I know there is -- I know we all kind of hate seeing lots of storage sheds all over town, but I know that they are also really hard to get, because people have a lot of stuff and so how --what are you kind of planning with these ones? Beach: Yeah. To my knowledge it's -- it's first come first serve in terms of availability. Yeah. Seal: Any other questions? All right. Beach: Thank you. Seal: Thank you. I will just open it to -- excuse me -- open it to public testimony and I don't -- we don't have anybody signed in. Only one other person with us not raising their hand. We are good? We are clear? Weatherly: Sorry, Mr. Chair. No one has signed in for this. Meridian Planning&Zoning Commission Item 1. October 7, 2021 F65] Page 61 of 62 Seal: All right. With that, unless the applicant has something else, I will take a motion to close the public testimony. Lorcher: So moved. Cassinelli: Second. Seal: It's been moved and seconded to close public testimony for TM Creek Storage, H- 2021-0054. All in favor? Any opposed? Okay. Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Seal: Anybody else have anything to add? Lorcher: Mr. Chairman? Seal: Commissioner Lorcher. Lorcher: Developers will stop making storage when there is no demand. So, as long as there is demand they will continue to build storage. Adding the -- this concept of a man cave or the -- the fancy garage off site is -- is gaining a lot of traction across the country. So, it's a very marketable product right now. So, I can see their -- their benefit. I guess my-- my only hesitation -- and this isn't an issue of people who rent from there. If I owned a unit with my fancy car and everything around me was rentable and I have, you know, whatever junk in there that and people can come and go, if I had a -- you know, a Lamborghini I might be a little concerned about a storage shed with just stuff in it, you know what I mean? As opposed to this being just a freestanding, you know, garage type thing. But that's up to the developer and the owners and how they will sell it, so -- Seal: This is my first time looking at a product like this. I'm glad to see that there is a precedence in -- in Meridian already for something like this and they have had success with it. So, I think the way that it was plotted in here, the man cave section of this is it's its own entrance-exit and you can't get there necessarily from the regular storage unit. Because I would have the same -- yeah, I mean the idea that you are going to put something in there that probably is costly for sure. So, you don't want to have that and it is, you know, separated off from everything else, so -- when I get my Lamborghini I will go looking. Cassinelli: I'm keeping mine in my garage. Mr. Chair? Seal: Commissioner Cassinelli. Cassinelli: Are we ready for a motion? Seal: Always. Meridian Planning&Zoning Commission Item 1. October 7, 2021 F66 Page 62 of 62 Cassinelli: All right. After considering all staff, applicant, and public testimony -- testimony, I move to approve file number H-2021-0054 as presented in the staff report for the hearing date of October 7th, 2021, no modifications. Grove: Second. Seal: It's been moved and seconded to approve Item H-2021-0054, Ten Mile Creek Storage, with no modifications. All in favor say aye. Any opposed? Motion passes. MOTION CARRIED: FOUR AYES. THREE ABSENT. Seal: Okay. Take one more motion, please. Cassinelli: Mr. Chair, I move to adjourn. Lorcher: Second. Seal: Motion to -- motion and seconded to adjourn. All in favor say aye. Any opposed? Motion carries. Thanks, everyone. MOTION CARRIED: FOUR AYES. THREE ABSENT. MEETING ADJOURNED AT 9:18 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED 10-21-2021 RHONDA MCCARVEL - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK WE IDIAN� AGENDA ITEM ITEM TOPIC: Approve Minutes of the September 16, 2021 Planning and Zoning Commission Meeting Meridian Planning&Zoning Commission Item 1. September 16,2021 F66 Page 62 of 62 Yearsley: I move we adjourn. Seal: Second. McCarvel: Okay. It has been moved and seconded to adjourn the meeting of September 16th, 2021. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. MEETING ADJOURNED AT 9:40 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED: 10 07 1 2021 RHONDA MCCARVEL - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Fairview Row Townhomes (H-2021- 0049) by Riley Planning Services, Located at 2065 E. Fairview Ave. CITY OF MERIDIAN E IDIAN --- FINDINGS OF FACT, CONCLUSIONS OF LAW AND IDAHO DECISION& ORDER In the Matter of the Request for Conditional Use Permit for a multi-family development consisting of 16 attached townhome units for Fairview Row Townhomes on 1.02-acres of land in the C-G zoning district,located at 2065 E.Fairview Avenue,by Riley Planning Services. Case No(s).H-2021-0049 For the Planning& Zoning Commission Hearing Date of: September 16,2021 (Findings on October 7,2021) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of September 16, 2021, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of September 16,2021, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of September 16, 2021, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of September 16,2021, 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-2021-0049—Fairview Row Townhomes Page 1 F-1 upon the applicant,the Planning Department,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 September 16,2021,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 § I I- 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 is hereby approved in accord with the conditions of approval in the staff report for the hearing date of September 16,2021, 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 11-513-6F.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 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-513-6.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. 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 September 16,2021 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2021-0049—Fairview Row Townhomes Page 2 F-1 By action of the Planning&Zoning Commission at its regular meeting held on the 7th day of October ,2021. COMMISSIONER RHONDA MCCARVEL, CHAIRMAN VOTED COMMISSIONER ANDREW SEAL,VICE CHAIRMAN VOTED COMMISSIONER NATE WHEELER VOTED COMMISSIONER STEVEN YEARSLEY VOTED COMMISSIONER WILLIAM CASSINELLI VOTED COMMISSIONER NICK GROVE VOTED COMMISSIONER MARIA LORCHER VOTED Rhonda McCarvel, Chairman 10-07-2021 Attest: Chris Johnson, City Clerk 10-07-2021 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: 10-07-2021 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2021-0049—Fairview Row Townhomes Page 3 EXHIBIT A STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING September 16,2021 Legend DATE: 0 01 Project Location TO: Planning&Zoning Commission # FROM: Joseph Dodson,Associate Planner - 208-884-5533 SUBJECT: H-2021-0049 -- ' Fairview Row Townhomes CUP LOCATION: The site is located at 2065 E. Fairview Avenue, in the NE 1/4 of the NW 1/4 of Section 8,Township 3N.,Range 1E. r s I. PROJECT DESCRIPTION Conditional Use Permit for a multi-family development consisting of 16 attached townhome units on 1.02- acres of land in the C-G zoning district,by Riley Planning Services. The Applicant is also requesting Alternative Compliance for the required landscape buffer adjacent to Wilson Lane along the southern boundary of the site. Staff analysis and determination is below in the landscape section of T.B. The Director is the decision-maker on the ALT request. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 1.02 acres Zoning C-G(General Commercial) Future Land Use Designation Commercial Existing Land Use(s) Vacant single-family home. Proposed Land Use(s) Multi-Family Residential Lots(#and type;bldg./common) 1 existing building lot Phasing Plan(#of phases) Proposed as one phase. Number of Residential Units(type 16 multi-family units of units) Density(gross&net) Gross— 15.7 du/ac.;Net—61.54 du/ac. Open Space(acres,total 11,295 square feet of common open space proposed [%]/buffer/qualified) (approximately 25%); 3,114 square feet of private open space proposed via private balconies. Amenities Two(2)amenities are proposed—Plaza with a water feature and a shade structure. Page 1 Description Details Page Physical Features(waterways, N/A hazards,flood plain,hillside) Neighborhood meeting date;#of May 7,2021—no attendees attendees: History(previous approvals) ORD.#721 -Butte Fence/Elliott AZ(1995) Distance to nearest City Park(+ Settler's Village—0.57 acres owned by West Ada size) Recreation;approximately 0.7 miles away. B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Not at this time;No TIS required • Requires ACHD Commission No Action es/no Access(Arterial/Collectors/State Access is proposed via a driveway connection to a proposed Hwy/Local)(Existing and extension of Wilson Lane,a commercial collector street Proposed) along the south boundary.The existing access to Fairview Avenue is proposed as an emergency-only access. Stub Street/Interconnectivity/Cross No direct interconnectivity is feasible on this site.Multiple Access parcels utilize Wilson Lane. Existing Road Network E.Fairview Avenue(an arterial street)is existing.Wilson Lane terminates at the southwest corner of the site and is proposed to be extended. Existing Arterial Sidewalks/ Existing sidewalk but no existing buffer. Buffers Additional right-of-way is being dedicated for future road improvements to Fairview Avenue. Proposed Road Improvements Applicant is proposing to extend E.Wilson Lane through the site along the south boundary(approximately 100 feet in length). Fire Service • Distance to Fire Station Approximately 1.5 miles from Fire Station#4 or#1 • Fire Response Time This project lies within the Meridian Fire response time goal of 5 minutes. • Concerns The fire department only has concerns with the availability of guest parking for the site. Police Service No comments West Ada School District No comments submitted. Wastewater • Distance to Sewer Services N/A • Sewer Shed Five Mile Trunkshed • Estimated Project Sewer See application ERU's • WRRF Declining Balance 14.18 • Project Consistent with WW Yes Master Plan/Facility Plan • Impacts/Concerns • Sewer extension in Wilson Lane heading east can end at SSMH A-2 unless applicant has had discussions with the property owner to the east. • Additional 1,867 gpd committed to model • 20'easement required over sewer line. Page 2 Description Details Page Water • Distance to Services 0' • Pressure Zone 3 • Estimated Project Water See application ERU's • Water Quality Concerns None • Project Consistent with Water Yes Master Plan • Impacts/Concerns • Water line requires a 20'easement. • Ensure no permanent structures(trees,bushes,buildings, carports,trash receptacle walls,fences,infiltration trenches,light poles,etc.)are built within the utility easement.There appears to be some plants and trees in conflict with the easement. • There is an existing blowoff valve on the western waterline stub that needs to be shown on the plans with a callout for removal. • For blow off valve on the eastern boundary of the site add to note that the blow-off must be per standard drawing W 12. • If existing water meter and service is not going to be used it needs to be abandoned back to the water main. Page 3 � 1 1 ■� .�1111. •• - rN1� f y � i �1111_III 1 3II� is .ra �r D - 1111111� � � __ i � �• �. 1 ° �p uj F/AIR !_TEW. Wes— FAIRV7 — O `MtI w ■ .i Q .■ Q s • • - • • • 1■■1111 111� .� • - • • • 1■■■IIIIIII 11 — �II ■�Nj�• ■�11��4 �II � Nj•N• /•.af MENEM f1111111� O �Itl FAIRV3�EW ■■ W FAIRV,E,W o _ ..� �� == � III ■�. �� � � � ,11.111 �' ry 'il anm nmr Illul i • IV. NOTICING Planning& Zoning Posting Date Newspaper Notification 8/27/2021 Radius notification mailed to properties within 500 feet 8/25/2021 Public hearing notice sign posted 9/3/2021 on site Nextdoor posting 8/26/2021 V. STAFF ANALYSIS A. COMPREHENSIVE PLAN(https://www.meridiancity.org/compplan): This property is designated as Commercial on the Future Land Use Map (FLUM). Land Use: The Commercial designation is meant to provide a full range of commercial uses to serve area residents and visitors. Desired uses may include retail,restaurants,personal and professional services, and office uses, as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in some cases,but should be careful to promote a high quality of life through thoughtful site design, connectivity, and amenities. The proposed multi-family development plan depicts two 8-plex townhome buildings generally centralized in the site so that the access drive aisle proposed along the west boundary offers the vehicular access to each unit and the resident access is along the east boundary within a 20-foot wide linear open space area the length of the entire lot. Each unit is proposed as a 3-story unit with the first level being a two-car garage accounting for the required parking for each 2-bedroom unit. According to the submitted site plan,three additional surface parking spaces are proposed for guest parking in between the two multi-family buildings and abut a 40-foot wide common open space area connecting to the linear open space that provides the main entrances into the 16 units. This future land use designation anticipates commercial uses,especially when adjacent to major arterial roadways like Fairview Avenue. However,it also specifically allows multi-family residential as noted in its purpose statement above. The subject property is relatively deep that is approximately 400 feet deep and only 100 feet wide allowing only a single drive-aisle for the site regardless of proposed use. In addition, due to availability of access to Wilson Lane(a lower classified street) and safety concerns of intensifying an existing curb cut to Fairview,ACHD is not allowing any access to Fairview regardless of use. Because of the access constraints imposed by ACHD and the lack of meaningful arterial street frontage,the Applicant does not find a commercial use as viable on this property.Furthermore, directly to the west is existing commercial within multi-tenant buildings and to the east the commercial component of the Pine 43 development is under construction. The Applicant finds the circumstances of the subject site as well as the surrounding properties to be conducive to a multi-family development instead of commercial. In general, the proposed use of multi family development is listed as an allowed use within the Commercial designated areas.Due to the noted site constraints,Staff believes the multi family development does promote a thoughtful site design and should complement the existing and future commercial uses in the area. Therefore, the proposed development is consistent with the Comprehensive Plan. More specific comprehensive plan policy analysis is below. Page 5 a F-1 COMPREHENSIVE PLAN POLICIES(https:llwww.meridianciU.or /g coml2plan): 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): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) The proposed 3-story, townhome style multi family dwellings would be a new type of multi family residential in this area of the City, including within the adjacent Pine 43 development currently under construction to the east and southeast. In addition, the placement of these units would be directly adjacent to existing and planned commercial development which allows for residents to live in an urban type of multi family development but with a smaller number of units than traditionally found adjacent to commercial uses. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer services are available and can be extended by the developer with development in accord with UDC 11-3A-21. Furthermore, the proposed multi family residential project would be directly adjacent to multiple urban services (commercial and retail uses). • "Support infill development that does not negatively impact the abutting, existing development. Infill projects in Downtown should develop at higher densities, irrespective of existing development."(2.02.02C) Development code essentially defines infill development as a parcel with at least 80%of the adjacent land as developed land. Staff does not find 80%of the adjacent land as developed but 100%of the adjacent parcels are either developed or entitled. Staff finds the proposed multi family development should not negatively impact abutting, existing development because the proposed project meets all required dimensional and parking standards except for the singular request to have lesser landscape buffer along Wilson Lane which is being addressed with the alternative compliance request. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems by continuing existing stubs where available. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe."(2.02.02) The subject site is already annexed and in a widely developed area of Meridian. However, the subject site is underdeveloped as the existing single-family home is no longer occupied and is located adjacent to existing and planned development. The Applicant believes the proposed development is appropriate • "Require collectors consistent with the ACHD Master Street Map(MSM), generally at/near the mid- mile location within the Area of City Impact."(6.01.03B) The proposed development will connect to and extend E. Wilson Lane, a commercial collector street along the southern boundary of the subject site. This extension is a key piece in connecting Locust Grove to N. Webb, the main access point to the Pine 43 development to the east and southeast of the subject site. Despite not being at the mid-mile mark, Wilson Lane is an existing and planned collector Page 6 0 ■ street that would benefit the circulation element of this entire geographic area if it were to be connected to N. Webb as planned. Overall, Staff and ACHD agree that the public road system adjacent to the site is easily capable of handling the minimal additional traffic generated by the proposed development. Based on the analysis above, Staff finds the proposed plan is generally consistent with the vision of the Comprehensive Plan for this area of the City. B. UNIFIED DEVELOPMENT CODE(UDC)ANALYSIS Conditional Use Permit(CUP)—Multi-family Development(UDC 11-4-3-27) Specific Use Standards: The proposed multi-family development consists of 16 multi-family residential units within two 8- plex townhome buildings. Multi-family residential is subject to conditional use permit approval by the Planning and Zoning Commission within the existing C-G zoning district and subject to specific use standards outlined in UDC 11-4-3-27 and below: 11-4-3-27—Multi-Family Development: A.Purpose: 1. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents. 2. To create quality buildings and designs for multi-family development that enhance the visual character of the community. 3. To create building and site design in multi-family development that is sensitive to and well integrated with the surrounding neighborhood. 4. To create open space areas that contribute to the aesthetics of the community,provide an attractive setting for buildings, and provide safe,interesting outdoor spaces for residents. B. Site Design: 1. Buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches and patios, and how they impact adjacent properties.Proposed project/site design complies with this requirement. 2. All on-site service areas,outdoor storage areas,waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan does not depict where trash disposal areas are but the Applicant will be required to comply with this standard. All proposed transformer/utility vaults shall also comply with this requirement. 3. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios,decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title.According to the submitted floor plans and Applicant's narrative, each apartment is proposed with approximately 200 square feet of private open space in the form of private patios and decks for each unit. Page 7 0 ■ 4. For the purposes of this section,vehicular circulation areas,parking areas, and private usable open space shall not be considered common open space. These areas were not included in the common open space calculations for the site. 5.No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area.Applicant shall comply with this requirement. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. Based on the number of bedrooms per unit(16 two-bedroom units), a minimum of 32 parking spaces should be provided with at least half of those spaces covered or within a garage. The Applicant has proposed a total of 35 parking spaces with each unit having a tuck-under two-car garage and three(3)surface parking spaces intended for guest parking. Therefore, the proposed parking is in excess of code requirements for total number of spaces and the number of covered spaces required.It should be noted that Wilson Lane is a commercial collector and posted with no parking signs,so guest parking will be limited in this development. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. c. A central mailbox location(including provisions for parcel mail)that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773,4-24-2018) This development is proposed with less than 20 units, so Staff finds this section is not applicable. C. Common Open Space Design Requirements: 1. A minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150) square feet for each unit containing five hundred(500)or less square feet of living area. b. Two hundred fifty(250) square feet for each unit containing more than five hundred(500) square feet and up to one thousand two hundred(1,200) square feet of living area. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200)square feet of living area. Each unit is over 1,200 square feet in living area according to the Applicant's narrative. Therefore, 350 square feet of common open space is required per unit in accord with the requirements above which equates to a minimum area of 5,600 square feet. 2. Common open space shall be not less than four hundred(400) square feet in area, and shall have a minimum length and width dimension of twenty feet(20'). Proposed open space submitted as meeting this requirement has been reviewed.According to Staffs calculations, the Applicant has proposed approximately 10,500 square feet of qualified common open space exceeding the minimum requirements. The proposed open space consists of linear open space along the east boundary(at least 20 feet wide) and a plaza area in the center of the development. Page 8 a F-I Overall, the submitted open space exceeds the specific use standard requirements. Staff finds the proposed open space is adequate for the proposed development, especially in combination with the pedestrian connectivity along the east boundary which will be directly adjacent to commercial development to the east.In addition, the proposed open space vastly exceeds the minimum requirement by being proposed at nearly twice the required amount. These factors should provide for adequate open space opportunities for future residents. 3. In phased developments,common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. The proposed development is to be developed in one(1)phase, according to the Applicant; this requirement is not applicable. 4.Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a berm or constructed barrier at least four feet(4)in height,with breaks in the berm or barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, eff. retroactive to 2-4-2009).No area adjacent to the abutting collector and arterial streets are included in the common open space calculations. D. Site Development Amenities: 1. All multi-family developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life: (1)Clubhouse. (2)Fitness facilities. (3)Enclosed bike storage. (4)Public art such as a statue. b. Open space: (1)Open grassy area of at least fifty by one hundred feet(50 x 100)in size. (2)Community garden. (3)Ponds or water features. (4)Plaza. c. Recreation: (1)Pool. (2)Walking trails. (3) Children's play structures. (4) Sports courts. 2. The number of amenities shall depend on the size of multi-family development as follows: a. For multi-family developments with less than twenty(20)units,two (2) amenities shall be provided from two(2) separate categories. b. For multi-family development between twenty(20) and seventy-five(75)units,three(3)amenities shall be provided,with one from each category. c. For multi-family development with seventy-five (75)units or more, four(4) amenities shall be provided,with at least one from each category. Page 9 a F-I d. For multi-family developments with more than one hundred(100)units,the decision-making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection D,provided that these improvements provide a similar level of amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Based on 16 proposed units, the Applicant is required to provide at least two(2) qualified amenities.According to the submitted plans, the Applicant has proposed two (2)qualifying amenities,from two separate categories as required by code. The Applicant has proposed a plaza area with a water feature and a shade structure. Staff finds the proposed amenities to be adequate in serving the proposed multi family development especially when considering the development's proximity to commercial development which should allow for additional recreational opportunities. E.Landscaping Requirements: 1. Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three feet(3')wide. b.For every three(3) linear feet of foundation,an evergreen shrub having a minimum mature height of twenty-four inches(24") shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The submitted landscape plan shows compliance with the specific use standard landscape requirements. However, these standards will be further verified at the time of CZC submittal(see Exhibit VII.B). Dimensional Standards(UDC 11-2): The proposed development is required to comply with the dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district and those within the specific use standards for Multi-family Development discussed above(UDC 11-4-3-27).As noted above, the submitted plans show compliance with all dimensional and specific use standards, including but not limited to, building height, setbacks, accesses, and parking count. Access(UDC 11-3A-3): Access to the development is proposed from E. Wilson Lane, a collector street proposed to be extended from the property's west boundary to its east boundary along the southern boundary. The existing access to Fairview Avenue is proposed and required to be closed and a new one will be added along the west boundary that will be an emergency-only access. The drive aisle is proposed at 26 feet wide due to the proposed 3-story building height; it is proposed to connect from Wilson Lane to Fairview Avenue(with only an emergency access)and provides the access to the tuck-under garages for each unit. Please review the Community Metrics section at the beginning of the report for an overview of the access and transportation facts of the proposed development. ACHD has not submitted their staff report to the City but Staff has discussed this project with ACHD in the interim. ACHD generally supports the Applicant's proposals noted above. ACHD will require some additional right-of-way dedication for Fairview Avenue that the Applicant has already taken into Page 10 a F-1 account in their setbacks and site plan. In addition,ACHD has expressed approval of the proposed emergency access to Fairview but will not allow any type ofpublic access. The Pine 43 development directly to the east is currently under construction and will further extend Wilson Lane from this property to N. Webb. The timing of this is not explicitly known but should coincide relatively with the construction timeline of this project if approved. The subject property is the last property to be entitled that has Wilson Lane frontage so it is an integral piece to having it connect fully from Locust Grove to N. Webb and provide a backage road to Fairview Avenue for both residents in this area and commercial lots along the arterial. Therefore, Staff supports the access and transportation element of the proposed development. Road Improvements: The Applicant is required to dedicate additional right-of-way for Fairview Avenue and extend E.Wilson Lane along the southern property boundary to terminate at its east boundary.No temporary turnaround is required, according to ACHD,because the extension is less than 150 feet in length—as noted,the property is deep and not wide.No other road improvements are proposed or required. Sidewalks(UDC 11-3A-17): The Applicant is proposing to maintain the existing 5-foot sidewalk along E.Fairview Avenue(future ACHD road widening projects may alter its location and/or width) and construct a 5-foot wide attached sidewalk along the north side of the Wilson Lane extension at the south end of the site. Collector streets generally require detached sidewalk but the Wilson Lane road sections to the west have attached sidewalk and maintaining this design better ensures continuity of pedestrian pathways along this corridor. All other sidewalks proposed are shown as at least 5-feet wide adjacent to the multi-family residential building and are shown to connect to a 5-foot sidewalk that is proposed to go the entire depth of the property and connect Fairview to the Wilson Lane extension. These sidewalks also connect to the guest parking spaces and the plaza in the center of the development containing the shade structure and water feature. Staff finds the proposed sidewalks and their placement should offer superior pedestrian connectivity throughout the site and to adjacent sites. Landscaping(UDC 11-3B): A 25-foot landscape buffer to E. Fairview Avenue is required and is required to be vegetated per UDC 11-3B-7. The submitted landscape plans show compliance with this requirement in buffer width and landscaping materials. The submitted landscape plan depicts linear open space along the east boundary of the site and is shown with sidewalks, grass, shrubs, and trees. The correct number of trees appear to be shown in this open space area and should provide both visual interest and shade for the future residents. In addition, there is a 5-foot wide area of landscaping along the west boundary adjacent to the drive aisle in compliance with UDC 11-3B-8. However, this landscape strip is only shown with a few existing trees and shrubs. UDC 11-3B-8 requires trees to be located no more than 35 linear feet apart throughout the buffer—trees may also be grouped together where necessary and visually appealing. Because of the proximity of the commercial building directly to the west, Staff understands large trees are likely not feasible or desirable in this landscape bed. However, Stafffinds Class I ornamental trees spaced appropriately to comply with this code section are feasible and should be included in this landscape bed.At the time of CZC submittal, the Applicant should correct the landscape plans to show compliance with this requirement. A 20-foot landscape buffer to the extended E.Wilson Lane is also required. The Applicant is requesting alternative compliance to Unified Development Code(UDC) 11-2A-6& 11-3B-7, which dictates the minimum width and landscaping requirements for landscape buffers along streets. Staff s analysis and decision is below: Page 11 Item 2. 82 As discussed throughout the report, the subject site is deeper than it is wide(approximately 400 feet deep and 100 feet wide) which affects building footprints when accounting for all other dimensional and access requirements. The Applicant states in order to fit the proposed buildings, the required access, appropriate open space, and other landscaping and buffers, a reduction to the buffer to the extension of E. Wilson Lane is needed.As a byproduct of these spatial constraints, the proposed buildings are thin and long(north-south) which makes the linear length of the requested buffer reduction approximately 40 feet in length. So,for 40 linear feet adjacent to the southern building, the Applicant is proposing a 6-foot landscape buffer behind the 5-foot attached sidewalk. In lieu of the required 20 foot buffer, the Applicant is proposing a larger landscape bed adjacent to the building with larger shrubs (at least 3 feet in height). Because this area is at least S feet wide, Staff recommends the Applicant include at least one additional tree in this area of the buffer to help buffer any activity of Wilson Lane. In addition, the remaining linear length of the required buffer(approximately 30 feet) is part of the large linear open space area that connects from Wilson Lane to Fairview, vastly larger than the required 20 feet. Due to the relatively small impact of the short linear length of the requestper the findings above and a belief that a reduction in any of the other project aspects noted above would be more of a detriment to the project than a reduction in this buffer,Staff supports the Alternative Compliance request. Fencing(UDC 11-3A-6, I1-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-7. According to the submitted landscaping plans, no fencing appears to be proposed; any future fencing shall comply with UDC 11-3A-7. Storm Drainage(UDC 11-3A-18 : An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Storm drainage will be proposed with a future Certificate of Zoning Compliance application and shall be constructed to City and ACHD design criteria. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the apartment complex but no formal Design Review was submitted. All multi-family development requires Administrative Design Review prior to obtaining building permits so,at the time of that submittal Staff will analyze conformance with the Architectural Standards Manual.An application for Certificate of Zoning Compliance is also required to be submitted along with Design Review for this entire development. Initial review of the conceptual building elevations shows 3-story buildings that combine different field materials, modulation, and material coloring. The main materials shown are stucco, lap siding, and stone cladding. The elevations also show second and third story decks that offer both recreation and a different architectural element to the elevations. Preliminary review of the elevations show compliance with the Architectural Standards Manual but Staff will confirm compliance with the future Design Review application. VI. DECISION A. Staff: Staff recommends approval of the of the requested Conditional Use Permit per the conditions of approval included in Section VIII in accord with the Findings in Section IX. The Director has approved the ALT request. B. The Meridian Planning&Zoning Commission heard this item on September 16.2021.At the public hearing.the Commission moved to approve the subject Conditional Use Permit request. 1. Summary of the Commission public hearing: Page 12 Item 2. ■ a. In favor: Penelope Constantikes,Applicant Representative b. In opposition:None c. Commenting: Penelope Constantikes: d. Written testimony: None e. Staff presenting application: Joseph Dodson,Associate Planner. f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by Commission: a. Availability of parking for proposed multi-family use and clarification on if each unit will have two garage spaces or one- b. Any concern regarding lack of acces to Fairview; c. Is there any planned pedestrian access to the existing commercial to the west: d. Timeline of when Wilson Lane along the southern boundary will be extended to the east to connect to N. Webb: 4. Commission change(s)to Staff recommendation: a. Allow Applicant to include slow growing trees along west boundaryto o help comply with code for landscaping required adjacent to vehicle use areas (drive aislel. Page 13 Item 2. F84] VII. EXHIBITS A. Site Plan(dated: 8/02/2021) WILSON LN z - A: _ a j �i I ® a 77p E.FAIRVIEW AVENUE' -4 yO a cuErm - ° N TTRADEWINDS BUILDING COMPANY b1'a FAIRVIEW APARTMENTS a� Page 14 Item 2. F 5 3f1N3AY H1IMI VJ'J w #A I i P?lD�x4T�16iItl.� 4 s k 14' al 19'P Y � M R � 3 A'. 4 N 1 NOSlIM' ' G v V� Page 15 Item 2. ■ B. Landscape Plan(dated: 5/24/2021) v:r nil gil Lj - a x i Bp LU ' yi �} I , -- - - y jNVI NOSILY W. Page 16 Item 2. F 87 C. Conceptual Building Elevations and Floor Plan 9P 7 A I ION 'ILI 444 — 51, Lr-ILSON-N r � � � =ALL E, _ o�ES,w�a�,Ea��,� Q�� d" 2�FAIR-b LOOKING SE 3 WILSON LN LOOKING q) I 13 ps n El L3 n EJ n El 0 �: ELEVATICIAS r] 7"77 Page 17 Item 2. ■ ❑ ❑ s� Ll NORTE ELEVATION pp �4 0 c f LL _ r IFfiloNnL FFAL'w� e0.a, Oa' 01� WILSON LN LOOKING NE =FAIRVIP LOOKINGSW P nn F-1n p' nniFl Eppp fl nni �I 1-1 11 �uupnn11 ' nn u��xx uuIi 7i� 7 I�F m q R �I F Il I7 �l 1 q j III I� - ., EXTERIOR I � I ',,, _ ELEVATIONS J _ l C 0 QG - II II 'I II I I I II I II I I 'I II I' I �— - F q-212 1 W-SI EL-VAIUN Page 18 Item 2. ■ 's r 1 I II I' II neUdesign UNITZ' UNITY UNITY UNITY UNITYi UNIT i UNITY i UNIT r, T 75T FLOOR-OVERALL PLAN r. F_ I I o I I l UNIT Z'� UNITY UNIT Y UNIT Y UNITY IUNITY UNITY UNIT o _ oI I �Ji a 2SE' FLOOR OVERALL PLAN U O O n O \J \HJ (J NU ITZ UNIT Y,. UNIT Y UNIT Y - UNITY -,� III UNITY,- III UNITY UNITZ J ❑ hI f pig,' VIA' ❑ ❑ �I ❑— _ ❑ lI, ❑ III ❑ � .❑ � .F OVERALL PLANS 3""rLOOR-0vERALL FLAN Page 19 Item 2. 90 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Conditional Use Permit(CUP): 1. The Applicant shall adhere to all previous conditions of approval associated with this site: ORD. #721 -Butte Fence/Elliott AZ(1995) 2. With the future Certificate of Zoning Compliance submittal,the Applicant shall submit a revised site plan with the following revisions: a. Depict the pedestrian crossings across the drive aisle(at the north and the south ends of the site)to be constructed with bricks,pavers, colored or stamped concrete or similar to clearly delineate the pedestrian walkway. 3. With the future Certificate of Zoning Compliance submittal,the Applicant shall submit a revised landscape plan with the following revisions: a. Depict the required number of trees along the west boundary adjacent to the drive aisle,per UDC 11-3B-8 or apply for Alternative Compliance to modify the landscape requirements due to the existing Idaho Power easement along the west property boundary;request may include the proposal of slow grog trees to help minimize conflict with overhead power lines. b. Per the Alternative Compliance approval, depict an additional tree within the reduced buffer area adjacent to E.Wilson Lane. c. Revise the plan to match the revised site plan—show the correct number of units and dimensions of proposed buildings. 4. The Applicant shall obtain Administrative Design Review and Certificate of Zoning Compliance approvals for the multi-family residential buildings prior to submittal for any building permits for the residential buildings. 5. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district. 6. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11- 3C-6 for multi-family dwellings based on the number of bedrooms per unit. 7. The Applicant shall comply with all ACHD conditions of approval. 8. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-15, UDC 11-3B-6 and MCC 9-1-28. 9. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. Page 20 Item 2. ■ 10. The Applicant has a continual obligation to maintain compliance with the Multi-family Development Specific Use Standards outlined within this report and in UDC 11-4-3-27. 11. Prior to issuance of Certificate of Occupancy on any building,the Applicant shall provide proof of the required maintenance agreement to the Planning Division in accord with UDC 11-4-3-27—all multifamily developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features. 12. The conditional use approval shall become null and void unless otherwise approved by the City if the applicant fails to 1)commence the use, satisfy the requirements, acquire building permits and commence construction within two years as set forth in UDC 11-5B-6F.1; or 2)obtain approval of a time extension as set forth in UDC 11-5B-6F.4. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 No Permanent structures(buildings, carports,trash receptacle walls, fences,infiltration trenches, lightpoles,trees, shrubs,etc.)can be built within the utility easement. 1.2 Sewer in Wilson Ln can end at SSMH A-1,unless owner has had a specific discussions and/or agreement with the property owner to the east. 1.3 There is an existing blowoff on the western waterline that needs to be shown on the plans,and called out for removal. 1.4 The eastern portion of the site shows a blowoff must be built per standard drawing W 12. 1.5 Any unused services and mains must be abandoned. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department,and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet,if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 11"map with bearings and distances(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. All easements must be submitted,reviewed,and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface Page 21 Item 2. 92 or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches,canals,laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B.Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District prior to applying for building permits. 2.10 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 2.11 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.12 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.14 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.15 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.16 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.17 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.18 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. Page 22 Item 2. ■ 2.19 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.20 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.21 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond.Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.22 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond.Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=236115&dbid=0&repo=MeridianCity D. ADA COUNTY HIGHWAY DISTRICT(ACHD) No staff report submitted at this time. IX. FINDINGS A. Conditional Use Permit Findings(UDC 11-5B-6D: 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. If all conditions of approval are met, Commission finds the submitted site plan shows compliance with all dimensional and development regulations in the C-G zoning district in which it resides. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Commission finds the proposed use of multi family residential is harmonious with the comprehensive plan designation of Commercial and the requirements of this title when all site and area analysis is included. Page 23 Item 2. 94 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. Despite the proposed use being different than the commercial uses directly to the west and those planned to the east, Commission finds the design, construction, and proposed operation and maintenance will be compatible with other uses in the general neighborhood and should not adversely change the essential character of the same area, so long as the Applicant constructs the proposed buildings as proposed. Furthermore, Stafffinds the proposed use may ampler and activate the adjacent commercial uses due to the proposed site design. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Commission finds the proposed use, if it complies with all conditions of approval imposed, will not adversely affect other property 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. Commission finds the proposed use will be served adequately by essential public facilities and services because all services are readily available. 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. All public facilities and services are readily available for the subject site so Commission finds that the proposed use will not be detrimental to the economic welfare of the community or create excessive additional costs for public facilities and services. 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. Commission finds the proposed use will not be detrimental to any persons,property, or the general welfare because it will not have public access to E. Fairview Avenue and should not involve any other activities, etc. that will be detrimental to the surrounding area or persons. 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). Commission is unaware of any natural, scenic, or historic features within the development area, therefore, Stafffinds the proposed use should not result in damage of any such features. B. Alternative Compliance Findings (UDC 11-5B-5E): The Director's decision is based on the following Findings: 1. Strict adherence or application of the requirements are not feasible; or The Director finds strict adherence to the requirements in UDC 11-2A-6 for the landscape common lot width is feasible but not ideal because it would either create a shift in the adjacent building and reduce the more usable open space plaza area and remove a guest parking space or require a loss of one unit which Stafffinds excessive in the case of this project. Page 24 Item 2. 95 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The submitted plans show landscaping equal to the requirements of the buffer except for missing one additional tree. If this tree is added, the required landscaping materials will be equal to those required within a wider buffer. Furthermore, the remaining linear length of the required buffer (approximately 30 feet) is part of the large linear open space area that connects from Wilson Lane to Fairview, vastly larger than the required 20 feet. Therefore, the Director finds the proposed alternative means of compliance provides at least an equal means for meeting the requirements of landscape buffers along streets with Staff's recommended addition of one tree. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds the alternative means of compliance will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties, existing and proposed. The proposed landscape buffer should offer adequate mitigation, access, and visual interest from Wilson Lane along the south boundary. Page 25 WE IDIAN� AGENDA ITEM ITEM TOPIC: Resolution No. PZ-21-04: A Resolution of the Planning and Zoning Commission for the City of Meridian, Idaho, Validating Conformity of the (Option A) Urban Renewal Plan for the Northern Gateway District Urban Renewal Project with the City of Meridian's Comprehensive Plan Mayor Robert E. Simison E N DIAN� Treg Be City Council Members: rnt Brad Hoaglun Joe Borton Jessica Perreault D A H O Luke Cavener Liz Strader TRANSMITTAL MEMO FOR PZ-04, PZ-05, PZ-06 TO: Meridian Planning & Zoning Commission DATE: October 7, 2021 FROM: Ted Baird, Deputy City Attorney Kurt Starman, Deputy City Attorney RE: Resolutions for October 7, 2021 Agenda On your agenda there are three resolutions for your consideration. The task before the commission is to consider whether the proposed Urban Renewal Projects are consistent with Meridian's Comprehensive Plan. AGENDA Items 3 & 4: The first two Resolutions (PZ-21-04 and PZ-21-05)both relate to the Northern Gateway District Urban Renewal Project. The only difference is that Option A includes a large 17-acre parcel north and west of the corner of Meridian Road and Cherry Lane (the "McFadden Property"). Option B does not include the McFadden Property. The analysis is similar for both Options A & B—in fact the Memorandum attached as Exhibit A to each of these two Resolutions is identical, and the differences between the Options A &B are discussed in the Memorandum. By the time this matter gets to the City Council for consideration, one of the options will become the clear choice for moving forward, but in order to comply with Idaho Code Section 50-2008(b) and to move this matter forward, the Planning and Zoning Commission will review both Option A and Option B for conformity with the Comprehensive Plan tonight. Staff is recommending that the Commission move to approve the Resolutions associated with BOTH Options A and B, identifying the proposed Gateway Plans as conforming to the City of Meridian's Comprehensive Plan. AGENDA item#5 Resolution PZ-21-06 pertains to the proposed annexation of 1.46 acres to the existing Union District Urban Renewal Project. Staff recommends that the Commission move to approve the associated Resolution identifying the proposed First Amendment to the Union District Urban Renewal Project as conforming to the City of Meridian's Comprehensive Plan. For additional information and analysis,please refer to the September 30, 2021 Planning Division Memoranda, which are identified as exhibits to the Resolutions. City of Meridian . 33 E. Broadway Avenue . Meridian, ID 83642 Phone 208-888-4433 . www.meridiancity.org PZ-21-04 CITY OF MERIDIAN BY THE PLANNING AND ZONING COMMISSION A RESOLUTION OF THE PLANNING AND ZONING COMMISSION FOR THE CITY OF MERIDIAN, IDAHO,VALIDATING CONFORMITY OF THE (OPTION A) URBAN RENEWAL PLAN FOR THE NORTHERN GATEWAY DISTRICT URBAN RENEWAL PROJECT WITH THE CITY OF MERIDIAN'S COMPREHENSIVE PLAN WHEREAS, the Urban Renewal Agency of the City of Meridian(the "City"), Idaho, also known as Meridian Development Corporation(hereinafter"MDC"), the duly constituted and authorized urban renewal agency of the City, has submitted the proposed(Option A) Urban Renewal Plan for the Northern Gateway District Urban Renewal Project (the "Northern Gateway District Plan")to the City; and WHEREAS, the Mayor and Meridian City Council referred the Northern Gateway District Plan to the City Planning and Zoning Commission for review and recommendations concerning the conformity of said Northern Gateway District Plan with the City's Comprehensive Plan, as amended(the "Comprehensive Plan"); and WHEREAS, on October 7, 2021, the City Planning and Zoning Commission met to consider whether the Northern Gateway District Plan conforms with the Comprehensive Plan as required by Idaho Code § 50-2008(b); and WHEREAS, the City Planning and Zoning Commission has reviewed said Northern Gateway District Plan in view of the Comprehensive Plan; and WHEREAS, the City Planning and Zoning Commission has determined that the Northern Gateway District Plan is in all respects in conformity with the Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION FOR THE CITY OF MERIDIAN, IDAHO: Section 1. That the Northern Gateway District Plan, submitted by MDC and referred to this Commission by the Mayor and City Council for review, is in all respects in conformity with the City's Comprehensive Plan. Section 2. That Exhibit A, the memorandum from Brian McClure, Comprehensive Associate Planner dated September 30, 2021, outlining the analysis supporting the determination that the Northern Gateway District Plan is in conformity with the City's Comprehensive Plan, is hereby adopted and incorporated as part of this Resolution. Section 3. That the City Clerk is hereby authorized and directed to provide the Mayor and Meridian City Council with a signed copy of this Resolution relating to said Northern Gateway District Plan. PZ-21-04 Section 4. That this Resolution shall be in full force and effect immediately upon its adoption and approval. ADOPTED by the Planning and Zoning Commission of the City of Meridian, Idaho, this 7th day of October 2021. APPROVED: ATTEST: Chair, Planning and Zoning Commission City Clerk, Chris Johnson 10-07-2021 4810-4341-8296,v. 1 Mayor Robert E. Simison E IDIAN.� City Council Members: =�� Treg Bernt Brad Hoaglun Joe Borton Jessica Perreault D A H O Luke Cavener Liz Strader NORTHERN GATEWAY DISTRICT EXHIBIT A TO PZ-04 (Option A) EXHIBIT A TO PZ-05 (Option B) September 30, 2021 MEMORANDUM TO: Mayor Robert Simison Meridian City Council Meridian Planning &Zoning Commission CC: David Miles, Chief of Staff Cameron Arial, Community Development Director Victoria Cleary, Economic Development Administrator Caleb Hood, Planning Division Manager FROM: Brian McClure, Comprehensive Associate Planner RE: Urban Renewal Plan for the Northern Gateway District Urban Renewal Project This memo is intended to provide Comprehensive Plan related analysis for the proposed Northern Gateway District Urban Renewal Project(Gateway Plan). Outside of the framework provided by State statute related to general Urban Renewal, the proposed Gateway Plan does not have a clearly defined vision. The Gateway Plan does not have an overarching vision plan such as Destination Downtown, and which the Union District Urban Renewal Plan fell within. Instead, the Gateway Plan relies instead on the adopted Comprehensive Plan. The implementation strategies and goals of the Gateway Plan describe activities aimed to "eliminate and prevent the spread of deteriorating conditions and deterioration in the Project Area by employing a strategy to improve and develop public and private lands, to increase connectivity and transit options, and to grow the economy in the Project Area." Some of the listed activities include: design and construction of streets, utilities, and sidewalk facilities, Community Development Department - 33 E. Broadway Avenue, Suite 102, Meridian, ID 83642 Phone 208-884-5533 - Fax 208-888-6854 - www.meridiancity.org construction of parking facilities, acquisition of property for public improvement, demolition and cleanup of blight, financial assistance to enhance business enterprise, and financial assistance to maintain diverse housing options. None of the described activities are inconsistent with the Comprehensive Plan, and all of them may help to reach the desired vision with future activities and development within district boundaries. Recommendation Based on the outlined activities in the Gateway Plan, Staff believes establishing an Urban Renewal District Plan in this area of town may be an effective tool in implementing the City of Meridian Comprehensive Plan. Accordingly, Staff recommends that the Commission move to approve associated Resolutions identifying the proposed Gateway Plan as conforming to the City of Meridian's Comprehensive Plan. General Comprehensive Plan Analysis While the Gateway Plan is limited in scope, the following text describes general applicable policies that should be considered with future activities and development of the district area. This analysis is indifferent of whether Option A or Option B of the Gateway Plan moves forward; some text will no longer apply. This analysis is in consideration of future needs, concerns, and activities, and how the Gateway Plan may fit within this context, but not of the proposed plan itself. Application of the City's Comprehensive Plan(Comp Plan)to the proposed district area (see Attachment A) is very relevant. Every major theme (chapter) in the Comp Plan ranging from economic development and land use to historic preservation and transportation contain policies that are directly applicable. Additionally, the Comp Plan adopts other documents by reference, for inclusion in consideration of land use decisions and to direct staff activities. Many of the referenced documents are relevant both in geographic area and to the described implementation strategies and goals in the Gateway Plan. The future land use designations,policies, and associated documents adopted by reference in the Comprehensive Plan, should be considered with all future Urban Renewal Agency, City of Meridian, and private development activity whenever applicable. The following analysis describes the associated text, policies, and referenced plans. Plan Text The Evolving Community section(Chapter 3) of the City's Comp Plan, defines future land use typologies. There are several Future Land Use designations (typologies) listed in the Comp Plan that exist within the Gateway Plan boundaries. These are: Old Town, which states: 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 2 and could include reuse of existing buildings, new construction of multi family residential over ground floor retail or office uses. The City has developed specific architectural standards for Old Town and other traditional neighborhood areas. Pedestrian amenities are emphasized in Old Town via streetscape standards. Additional public and quasi public amenities and outdoor gathering area are encouraged. Future planning in Old Town will be reviewed in accordance with Destination Downtown, a visioning document for redevelopment in Downtown Meridian. Please see Chapter 2 Premier Community for more information on Destination Downtown. Sample zoning include O-T. The Old Town future land use is the most diverse designation in the City's land use portfolio. It has the greatest combined range of residential and non-residential uses and no caps on density or intensity of developed uses. Further, the City's complimentary zoning, also named Old Town(O- T), has zero setbacks for structures, reduced parking requirements, and reduced landscape setbacks aside from pedestrian streetscape infrastructure. Mixed Use Community(MU-C), which states: The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. Non-residential buildings in these areas have a tendency to be larger than in Mixed Use Neighborhood(MU-N) areas, but not as large as in Mixed Use Regional (MU-R) areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to, but also walk or bike to (up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3C. This designation also has a series of bulleted check-list items, and must also be consistent with general Mixed Use provisions described in the Comp Plan. Within the Gateway Plan, Mixed Use Community is exclusively located on the northwest corner of Cherry and Meridian Road. Of special emphasis, effort should be made to avoid strip development, to include seamless and prioritized pedestrian connectivity, and to develop shared public or quasi-public open space. This property is isolated with limited connectivity except across busy arterials, and it is outside of a '/2 mile walking distance to public outdoor spaces like parks and schools. Commercial, which states: This designation will provide a full range of commercial uses to serve area residents and visitors. Desired uses may include retail, restaurants,personal and professional services, and office uses, as well as appropriate public and quasi public uses. Multi family residential may be allowed in some cases, but should be careful to promote a high quality of life through thoughtful site design, connectivity, and amenities. Sample zoning include: C-N, C-C, and C-G. This designation exists on the entire north-east area of the Gateway Plan, and along the eastern boundaries of the project area bordering Fairview Ave. Commercial is similar to Old Town in 3 that it allows a huge variety of uses, has no caps on intensity or density, and allows for multi- family. Allowed zoning designations are, however traditional, requiring more parking, more separation of differing uses, and is generally more oriented towards suburban development. High Density Residential, which states: This designation allows for the development of multi family homes in areas where high levels of urban services are provided and where residential gross densities exceed twelve dwelling units per acre. Development might include duplexes, apartment buildings, townhouses, and other multi-unit structures. A desirable project would consider the placement of parking areas,fences, berms, and other landscaping features to serve as transitions between neighboring uses. These areas are compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place; they should incorporate connectivity with adjacent uses and area pathways, attractive landscaping, gathering spaces and amenities, and a project identity. The high density residential designation exists in very few areas of the City. It is the least used residential typology, occupying only 2.4% of all residential future land use designations. There are several likely reasons for this. The first is that while it occupies the smallest area, it still has the capacity to provide upwards of 12.4% of the housing product in only 2.4% of the area. The second is that most mixed use designations allow or encourage multi-family. Old Town and Commercial as previously noted, also allow for multi-family. Since high density designated areas are generally on the periphery of other mixed use areas, likely intended to provide additional rooftops in support of attractive community and regional uses, care should be had in ensuring quality, purpose, and sense of place. This is especially true further from other destination points of interest and services than projects within mixed use areas. General Compliance: The Gateway Plan indicates that it is consistent with the Comprehensive Plan and Destination Downtown,but does not elaborate or expand with any detail as to how. Specific references to text or policies of the Comprehensive Plan are lacking in the Gateway Plan. It similarly makes no direct mention of specific future land use designations,but does indicate that all work would be consistent with those identified in Attachment 4 (a future land use map), and as amended. Referenced below are specific sections of the Comp Plan that are relevant to the Gateway Plan. While the variety of future land use designations are all broadly considered within the Comprehensive Plan, this area has never been considered as part of one geographic sub area; Destination Downtown did not extend as far east, or north. Further, and with the original Urban Renewal Area now reaching the end of its life and the area having been chopped up with several de-annexations to create new Urban Renewal Districts, all existing geographic framework is very fragmented. The Gateway Plan could be viewed largely as a legal and financial framework without a specific guiding land use framework. This is not necessarily bad,but with both new projects and development, careful review will be important to understand unique context and 4 relationships within geographic subareas. Similar projects in close proximity could have very different performance standards, and the involvement of public funding could complicate perception. Plan Policies The following text relates to the policies found throughout the major themes in the Comprehensive Plan(Chapters 2 through 6). Additional context for these policies can be found in the Related Policies section(see Attachment B), which includes parent Goals and Objectives, for the referenced policies. The first number of a policy ID references the Chapter. • 2.01.01H, Locate higher density housing near corridors with existing or planned transit, Downtown, and in proximity to employment centers. The downtown area is prioritized for higher density housing, and the proposed urban renewal district encourages both density and a variety of housing products. Transit improvements are described as an area for improvement and funding. • 2.02.01E, Encourage the development of high quality, dense residential and mixed use areas near in and around Downtown, near employment, large shopping centers,public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map. A new urban renewal district focused on infrastructure (parking, utilities, etc.) would provide the tools necessary to support and encourage redevelopment in an area of town lacking consistent public improvements. • 2.02.02B, Consider incentives such as density bonuses, reduced open space requirements, and reduced fees for infill development in key areas near existing services. A new urban renewal district could provide for incentives such as infrastructure and infrastructure reimbursement through tax increment financing (TIF). • 2.02.02C, Support infill development that does not negatively impact the abutting, existing development. Infill projects in Downtown should develop at higher densities, irrespective of existing development. The Gateway Plan does not address how transitions between existing and proposed redevelopment may take place. This is a potential weakness of the Plan and should be carefully considered with future improvements and development. The Gateway Plan does promote density and housing diversity. • 2.02.02D, Apply appropriate design and construction standards to infill development in order to reduce adverse impacts to existing development. The Gateway Plan makes specific references to establishing performance criteria and design standards in goal `i'(page 4), and duplicated under implementation letter `u' (page 12). They state, In conjunction with the City, the establishment and implementation of performance criteria to assure high site design standards and environmental quality and other design elements which provide unity and integrity to the entire Project Area, including commitment of funds for planning studies, achieving high standards of development, and leveraging such development to achieve public objectives and efficient use of scarce resources. 5 This is critical work to be done proactively, as the City does not currently have any site or building design standards specific to either Downtown (just general traditional neighborhood design), this new geographic area, or for policies related to historic preservation and enhancements. This work seems to be important to the City and Meridian Development Corporation, but has not been prioritized or defined, and a number of avenues to see it through may be very time intensive. • 2.02.02F, Ensure that new development within existing residential neighborhoods is cohesive and complementary in design and construction. A significant portion of the proposed urban renewal district is within or adjacent to existing residential neighborhoods. Because a primary goal of the Gateway Plan is to increase density, understanding the existing context and appropriately transitioning and integrating new development into the existing urban fabric will be crucial. • 2.09.01B, Establish incentives to develop gathering spaces and civic facilities within Downtown. A new urban renewal district could provide for incentives such as gathering spaces and civic facilities reimbursement through TIF. Under section 300 Proposed Redevelopment Actions, item `t'specifically references plazas,parks, and open space as projects that could be considered. These would be important public private projects, as the area is otherwise underserved by both usable public open space. • 2.09.01C, Work towards mitigating and removing floodplain issues around Downtown. A small area of 100 year floodplain associated with Five Mile Creek exists east of 2-112 Street, and south of Fairview. Most of this area is developed already, but there is one significantly large vacant field and area of potential redevelopment, north of Badley Ave. There is also floodway along the north-eastern boundary, behind the Commercial area (i.e. the Albertsons strip mall), but this is channelized and should not impact redevelopment efforts. • 2.09.02A, Actively implement action items in the Destination Downtown Plan. Destination Downtown was created by the Meridian Development Corporation for the downtown Urban Renewal District(URD), and adopted by the City. This plan was extremely broad in land use diversity, area, and scope. The project area for the Gateway Plan is included within portions of Destination Downtown area, but this area has been largely excluded from both Urban Renewal Activities, and for private redevelopment. With the original downtown URD set to expire in the coming years, this new district is an opportunity for more renewed and focused efforts, both geographically and in implementation activities. • 2.09.02B, Pursue grants and public-private partnerships to enhance Downtown. A new urban renewal district could both provide grants and make more competitive applications for grants, by utilizing a dedicated funding source such as TIF. • 2.09.02C, Develop programs with local partners to expand art, cultural, and educational facilities in Downtown. There are several references to these activities and facilities throughout the Gateway Plan. Art may be done both as public private partnership, or independent of development, and educational facilities are described in several areas including implementation strategies (letter `o). It should be noted that the Gateway Plan describes the Urban Renewal Districts 6 ability to make decisions related to public art independent of the Meridian Arts Commission, and that it may involve the Meridian Arts Commission. The Commission is trained, experienced, are supported by the City's Arts and Culture Specialist, and have invested a great deal of time and energy into artwork in downtown and across the City. Staff recommends that the Arts Commission always be involved in art projects that include any form of public participation. • 2.09.02D, Develop and support regular cultural activities and events Downtown, in partnership with the Downtown Business Association and other organizations. Supporting events is not described within the Gateway Plan directly, but supporting the development of locations for these to occur is. • 2.09.02F, Support a compatible mix of land uses Downtown that activate the area during day and night. Supporting specific uses at discrete times of the day is not described within the Gateway Plan directly, but supporting the development of mixed-use locations,facilities, and supporting infrastructure (e.g. —parking) is. Interim Uses are described in the Plan, but no examples are provided and are assumed to be of longer duration than a normal event. • 2.09.02G, Implement the City of Meridian Design Standards and City of Meridian Architectural Standards Manual to ensure that Downtown remains the historic center for mixed-use tourism,business, retail, residential, and governmental activities. The City has land use authority over the project area and implementation of design and architectural standards must be met. However, these standards while allowing for the full range of uses/attractions described within the Gateway Plan, does not necessarily cater to or encourage them in a context or towards any purpose. The Gateway Plan does not describe historical context as something to preserve or build upon. Additional work is necessary if downtown specific and historical context are desired. The Gateway Plan does speak to the development of potential standards, but these could only be applied through negotiation when public participation was involved. • 2.09.03B, Promote Ten Mile, Downtown, and The Village as centers of activity and growth. The Gateway Plan seeks to redevelop blighted areas and improve underserved areas of the larger Downtown area. The geographic boundaries of this area are not generally envisioned as a center of activity in the Destination Downtown plan, but for neighborhood preservation and as a gateway, into the center of activity (the City Core). There is nothing wrong with encouraging the extension of the core northward, with commensurate service improvements. • 2.09.03E, Develop concept plans of potential destination activities and promote appropriate development, infill, and redevelopment of activity centers. The Gateway Plan does not address this directly, but the intention is to support these types of activities through public private partnerships. • 3.03.01E, Encourage infill development. The unstated purpose of the Gateway Plan, through virtually all of the goals and implementation strategies, is to encourage infill development through redevelopment of blighted lands and development of community serving infrastructure. 7 • 3.03.03G, Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. The City has land use authority over the project area and urban infrastructure will be required with all redevelopment. Further, the Gateway Plan calls out specific implementation strategies including road, curb, gutter, streetscape, lighting, stormwater, and others throughout the document (including financial analysis). • 4.04.02A, Identify opportunities for new paths that connect residential neighborhoods and community facilities, such as the library and city hall,parks, schools, athletic facilities, swimming pools, historic districts, the Downtown, as well as other commercial and retail activity centers in Meridian. The City's Pathway Master Plan depicts several key connections through the proposed urban renewal district. The first is the Five Mile Creek Pathway, which exists. The second and third which are gaps, include the 3rd Street pathway alignment and a connection on Washington Ave to the Five Mile Creek Pathway. Neither Meridian Road or Main Street have adequate bike facilities, and the 3Yd Street pathway alignment is the only north-south low level of stress connection with a railroad crossing. The street grid in downtown generally promotes walkability and access. The Gateway Plan references pathways both through goals and implementation items. • 4.05.01E, Assess environmental impact of potential new development, infill, and redevelopment. The Gateway Plan specifically addresses environmental assessment of Brownfield sites, and more generally towards environmental quality and creating standards to maintain environmental quality in coordination with the City (goal letter `h). Outside of floodplain impacts however, the City does not have much in the way of requirements towards this end. • 5.02.01A, Maintain and implement design and building standards for historically significant buildings and resources in Old Town. There is at least one property on the National Register, the Clara Hill House, and a number of historically significant structures (constructed before 1960, having a unique or thematic architectural style, and being in good repair) within the project area. The Gateway Plan does not emphasize consideration for the historic character and quality of the overall Downtown area. If this element is important, then standards are needed to protect and/or enhance the general area character. Currently, the City cannot enforce consideration of historic elements or general thematic qualities with administrative level approvals. • 6.01.01C, Improve ingress and egress opportunities for all modes of transportation in Downtown. The Gateway Plan references improvements to roads, sidewalks,pathways, and a railroad crossing, as projects for implementation. Improvements to East 3Yd Street specifically would greatly enhance bicycle access into downtown, and provide more options for local residents and stakeholders. • 6.01.02D, Consider needed sidewalk, pathway, landscaping, and lighting improvements with all land use decisions. 8 The City has land use authority over the project area and redevelopment will be required to provide infrastructure. The Gateway Plan also specifically references all of these elements as projects for implementation. • 6.01.02I, Pursue the extension of Idaho Ave. and/or Broadway Ave. to Commercial Dr. and the extension of East 3rd St. from Fairview Ave. to Pine Ave. in Downtown. Neither Idaho or Broadway Ave are within the proposed Urban Renewal Districts boundaries, but East Third Street is. The extension or some equivalent improvement is specifically referenced as a project. • 6.01.02L, Work with ACHD to implement projects from the 2012 Downtown Meridian Neighborhood Pedestrian and Bicycle Plan. While not directly referencing coordination with ACHD on implementation of the 2012 Neighborhood Plan, improvements to East 3rd Street are directly aligned and much needed for north-south bicycle connectivity through Downtown. Neither Meridian Road or Main Street have dedicated bike facilities, and a safe multi-modal north-south connection is needed between existing pathway connection on Franklin near Storey Park, and on Pine near Five Mile Creek. Referenced Plans The following plans are adopted by reference in the City of Meridian Comprehensive Plan, and are relevant material to the proposed Gateway Plan. • Downtown Meridian Street Cross-section Master Plan Most of the Cross-section Plan is focused on the Downtown Core, but East 2nd Street and East 3rd Street are both highlighted. It is particularly important that East 3rd Street incorporate a pathway element to support connectivity of the City's Pathway Master Plan through downtown. Traffic speeds on Meridian Road are unfriendly to pedestrians, neither Meridian Road or Main Street provide safe bicycle connectivity north-south, and there is no other railroad crossing within the downtown area besides Meridian, Main, and East 3rd Street. • Historic Preservation Plan The Historic Preservation Commission and City adopted this plan in 2014. With less than 2.2%of Meridian's housing stock being older than 1960's construction (2017 Existing Conditions Report), and almost all of it consolidated in the Downtown area, there is very limited opportunity for historic preservation outside of agricultural themes in the larger community. Several goals from this plan are relevant to the Gateway Plan, including: o Goal I Preserve and enhance Meridian's historical, cultural and agricultural heritage. o Goal 3 Heighten public awareness of historic preservation in the community and improve preservation education efforts for various audiences. o Goal 4 Maintain and strengthen support for historic preservation from individuals, commercial property owners, local organizations and neighborhood groups. These goals for the Commission (and City) are not just about preserving, but also enhancing and generating awareness of Meridian's history. Additional objectives for these goals are 9 described within the plan. Since areas of this Plan are near to historic structures, awareness and care of both public and private efforts is important. • Meridian Pathways Master Plan For unconstructed improvements, the Pathways Master Plan identifies East 3Yd Street and Washington Ave connections through the project site. This plan works in concert with the Parks and Recreation Master Plan and through many of the policies in the Comprehensive Plan. • Downtown Meridian Transportation Management Plan This plan has resulted in significant roadway expansions within Meridian, including the split corridor phase I and phase 2 improvements. Two of the last projects left in the Downtown Meridian Transportation Management Plan are the East 3rd Street connection north of Carlton Ave and south of Badley Ave, and the extension of either Broadway Ave or Idaho Ave east to Commercial Ave (and ultimately to Locust Grove). These projects/connections are essential in supporting the densities necessary for the larger downtown area to be a thriving center of activity. The Gateway Plan could benefit the East 3rd Street connection, or some equivalent improvement. • Downtown Meridian Neighborhood Pedestrian and Bicycle Plan Developed by ACHD, this plan identified a number of community drive projects to enhance the pedestrian and bicycle connectivity in the area. ACHD has been diligent in programming and constructing these projects, and one of the last significant components is identified sidewalk improvements on East 3rd Street. There are sidewalk gaps throughout the project area, and East 3rd Street is an important north-south connection over the railroad tracks. All of these plans are available on the City's Comprehensive Plan website at: hltps:Hmeridiancit. .or lannin__/g coMpplan/resources. 10 Attachment A: Gateway Plan (Urban Renewal District) Option A Future Land Uses W I LLO W BROOK Medium Density Residential 0 ' High Density Residential CARMEL Commercial W� -Office SA�tiO �.y Civic 0 Old Town Ramm' Mixed Use Neighborh _CAROLood L I Mixed Use Community N a z m ~ WCNERRaY LN E FAIRVIEW AWE x Q a O 1 Z ❑ r � M . n PACKS, a z H GRUBER p�0 7i 0 ELM O o r Q z O �, Fq�eG pJ.APLE o BADLEY y sC Hi 11 MAPLE z � Z G x � CHERRY ❑ a Q z U -- WASHINGTON WAS IN TON 111 lu �u 0 E "q J' LegendCARLTON �— yOORD �� Northern Gateway District EL N ��TTT�TT���I �rWn���� taJ Q Meridian Urban Renewal#i p1W WJ ATIE FEE] } Railroad �� z a® 0 Parcels J�J�LLJ N-W1L 0 250 sov 1,000 rnlz E-PINErA•VE Feef �� f�1 I � u l 11 Option B Future Land Uses IER w ILl I I JI I iiiJ WILLOWBROOK Medium Density Residential 0 - - ®High Density Residential I;ARMEL:y 1 , Commercial W a k�_CAROL OfficeCivicOld Town m Mixed Use Neighborhood �YNN Y Mixed Use Community 0 z M ��CHERR�Y�CN QE FAIRVIEW A�Vf 1. z o N M n,PACK p Z � GRUBER y z CF S Z NrELM a Z . BADLEY _O�. PB � High MAPLE z— Z a 2 x Y ■ CHERRY— o n Q a � , r WINS —WASHINGTON WAS HINGTON Legend N z t:ARLTON— RD -a EL Northern Gateway District a��© �WT�� U C+Meridian Urban Renewal#1 p1W LLLJ �IIJ_1_C� � p� STATE ` z�. RailroadI eFT" Parcels C4 ❑ zea soo 1,000 Z E:F NE. Feet F �n � I I I I I I 1 u I 11 'TMW 12 Attachment B: Related Policies The policies below are from the City of Meridian Comprehensive Plan. For policy type: G= Goal; O= Objective, and A=Action. Goals and Objectives are shown with referenced actions for additional context, along with a referenced section. ID Policy Policy Section .- Support a balance and integration of diverse housing and neighborhood=or Housing types. 2.01.01 O Encourage diverse housing options suitable for various income levels, Housing household sizes,and lifestyle preferences. 2.01.01H A Locate higher density housing near corridors with existing or planned transit, Housing Downtown,and in proximity to employment centers. 2.02.00 G Plan for safe,attractive,and well-maintained neighborhoods that have Housing ample open space,and generous amenities that provide varied lifestyle choices. 2.02.01 O Elevate and enhance the quality and connectivity of residential site and Housing subdivision planning. 2.02.01E A Encourage the development of high quality,dense residential and mixed use Housing areas near in and around Downtown,near employment large shopping centers,public open spaces and parks,and along major transportation corridors,as shown on the Future Land Use Map. 2.02.02 O Maximize public services by prioritizing infill development of vacant and Housing underdeveloped parcels within the City over parcels on the fringe. 2.02.028 A Consider incentives such as density bonuses,reduced open space Housing requirements,and reduced fees for infill development in key areas near existing services. 2.02.02C A Support infill development that does not negatively impact the abutting, Housing existing development.Infill projects in Downtown should develop at higher densities,irrespective of existing development. 2.02.02D A Apply appropriate design and construction standards to infill development in Housing order to reduce adverse impacts to existing development. 2.02F A Ensure that new development within existing residential neighborhoods is Housing IL cohesive and complementary in design and construction. 2.09.00 G Create positive,vibrant,and accessible commercial activity centers within Economic the community. Excellence 2.09.01 O Support redevelopment and infill opportunities Downtown. V Economic Excellence 2.09.018 A Establish incentives to develop gathering spaces and civic facilities within Economic Downtown. Excellence 2.09.01C A Work towards mitigating and removing floodplain issues around Downtown. Economic ALExcellence 2.09.02 O Integrate and maintain quality public spaces throughout Downtown for Economic recreation,social,and civic activities. Excellence 2.09.02A A Actively implement action items in the Destination Downtown Plan. Economic Excellence 2.09.028 A Pursue grants and public-private partnerships to enhance Downtown. Economic Excellence 13 ID Policy Policy Section Type 2.09.02C A Develop programs with local partners to expand art,cultural,and Economic educational facilities in Downtown. Excellence 2.09.02D A Develop and support regular cultural activities and events Downtown,in Economic partnership with the Downtown Business Association and other Excellence organizations. 2.09.02F A Support a compatible mix of land uses Downtown that activate the area Economic during day and night. Excellence 2.09.02G A Implement the City of Meridian Design Standards and City of Meridian Economic Architectural Standards Manual to ensure that Downtown remains the Excellence historic center for mixed-use tourism,business,retail,residential,and governmental activities. 2.09.03 O Cultivate unique and diverse destination-type activities within Meridian's Economic centers. Excellence 2.09.03B A Promote Ten Mile,Downtown,and The Village as centers of activity and Economic growth. Excellence 2.09.03E A Develop concept plans of potential destination activities and promote Economic appropriate development,infill,and redevelopment of activity centers. Excellence 3.03.00 G Direct and prioritize development in strategic areas and in accordance with Growth and corridor and special area plans. Population 3.03.01 O Plan for an appropriate land use mix,recreational and civic facilities,and Growth and phased service extension within specific area plans and urban renewal Population districts. 3.03.01E A Encourage infill development. Growth and Population 3.03.03G A Require urban infrastructure be provided for all new developments,including Growth and curb and gutter,sidewalks, water and sewer utilities. Population 4.04.00 G Develop a connected,comfortable,and comprehensive network of multi- Parks and purpose pathways. Pathways 4.04.02 O Link pathways to important pedestrian generators,environmental features, Parks and historic landmarks,public facilities,Town Centers,and business districts. Pathways 4.04.02A A Identify opportunities for new paths that connect residential neighborhoods Parks and and community facilities,such as the library and city hall,parks,schools, Pathways athletic facilities,swimming pools,historic districts, the Downtown,as well as other commercial and retail activity centers in Meridian. 4.05.00 G Preserve,protect,enhance,and wisely use natural resources. Stewardship 4.05.01 O Protect and enhance existing waterways,groundwater,wetlands,wildlife Stewardship habitat,air,soils,and other natural resources. 4.05.01E A Assess environmental impact of potential new development,infill,and Stewardship redevelopment. 5.02.00 G Celebrate Meridian's historical,cultural,and agricultural heritage. Historic Preservation 5.02.01 O Enhance and restore the historical quality of Old Town. Historic Preservation 5.02.01A A Maintain and implement design and building standards for historically Historic significant buildings and resources in Old Town. Preservation 6.01.00 G Facilitate the efficient movement of people and products to and from the Transportation City. and Streets 14 ID Policy Policy Section Type 6.01.01 O Support multi-modal and complete-street transportation improvements. Transportation and Streets 6.01.01C A Improve ingress and egress opportunities for all modes of transportation in Transportation Downtown. and Streets 6.01.02 O Enhance existing transportation systems. Transportation and Streets mr A Consider needed sidewalk,pathway,landscaping,and lighting improvements Transportation with all land use decisions. and Streets 6.01.021 A Pursue the extension of Idaho Ave.and/or Broadway Ave.to Commercial Dr. Transportation and the extension of East 3rd St.from Fairview Ave.to Pine Ave.in and Streets Downtown. 6.01.02E A Work with ACHD to implement projects from the 2012 Downtown Meridian Transportation Neighborhood Pedestrian and Bicycle Plan. and Streets 15 Attachment C: Meridian Pathways Master Plan (showing Option B boundaries as there are no pathways in Option A) Meridian PathwayPlan I I I ;w,' - �ILJ LI ui i iIJ --CRANMER _ WILLOWBROOK —Existing Pathway Micro Path CpRMEL.� T On Street RouteW ......Proposed Pathway W' OS m-� z JOY{ q.. a 1'O m W y` �`� g-CA'R0L� g `..�YNN m 0 M W CHERRY-LN E-FAIRVIEW:A1/i -- Q a m n PACK- p E n z E 4 z GRUBER ----'--' " y Z o FrELM a z - CFaq� T MAPLE w Q o BAILEY --O eGP �AM1APLE z z Z CHERRY —a v 5) U SON y . ��WINf Z � ® WAS HINGTON I° �Eo n� LRLTONLegend N Z'1�® m a y in�;Northern Gateway District �� FMI o STATE�StT�fF Railroad - W LLilp�J_L Wes® :Parcels LLWLL11111LLLLLLSii" o s5o soo 1,0oa Z E:PINErAVE Feet F] �1 I uI i TF1 I I 1 1 16 Attachment D: Downtown Meridian Street Cross-section Master Plan Examples East 2nd Street CORRIDOR: East 2nd Street •• = the TCC,and the limited out-of-network connectivity East 2nd ends on its north extent at Carlton,to the for this roadway provides a unique opportunity to .G4� south at Franklin,and is also interrupted by the Railroad support these activities without creating congestion properties immediately south of Broadway(with no on more through corridors. crossing).Despite the lack of north-south connectivity, enacTo N wr East 2nd is important both for local vehicular traffic ® r and for pedestrian connectivity within the Traditional City Core(TCC.The shorter block lengths enhance r accessibility and visibility for businesses,and provide ` great connectivity for those looking to live inwalkable v�'VEP'v` 01 residential neighborhoods with access to goods and services. Within the planning area,East 2nd primarily serves the TCC,but also supports the Transit Oriented Devel- opment&Cultural district(TOD)to the south of the - railroad tracks.The local connectivity on each segment of the corridor is critical for both of these districts,and r more-so than even Main,provides the opportunity to enhance multi-modal and pedestrian friendly uses P1er;d;an Gommnnay e.�nrerana down me so-eet tro,n eeneraeon,alma the community Cence and activities,which is absolutely essential to critical r\nnsT holds the—h.ea•<<nmernIFII end F2nd.FormeHyapolie dd,ti,eComm tyCe r elements of the Destination Downtown vision plan. rov,provides a�r—I aid convenient mcauon for a var;acy of classes and evsnts.The Mardi!- The support for and provision of vibrant and active common ty i,adjacent w eeneennlal Fark, streets and streetscapes is paramount to the vision of 010 \4. i r"�"�Six •'���t J�r���tf .` _ h' Looking Booth along E 2nd h­ S.,,nd P;nc. Looking so nth along E 2nd.hetw Sta ,,,d Pln - _ d,betv+ecn Carlton and State. `' ' DOWNTOWN MERIDIAN CITY CORE STREET CR055-SECTION MASTER PLAN v STRrrT DLSIGN 17 EAST 2ND STREET: Broadway Avenue to Carlton Avenue oukul0ams 9 {liew Facing North} D pPLW _ L a Design is based on a>arts fig Preservation ,y."" q A. b- of emitting ROW. le Parking F Sidewalks - r Pathway Is- Streetscape Buffer is r Parkway Buffer y act — '• i le Furniture v t' y r I*- Lighting Required,•Beaired c 4 R Jift Q Euslnp edge of NOW Elating edge of BOW '`T B'Padestren 21'to Of.of Road '" 21'to CL of Road 19E,_ Note:See the appendices far alternative cross-section designs While cross-section configurations with increased parking IMPLEMENTATION PROCESS: Broadway Avenue to Carlton Avenue are provided,in most conditions parking servicing local As a segment,the frequent cross-street and alley breaks CONSIDERATIONS: businesses should be consolidated off-street or located allow East 2nd to be developed more piecemeal than many Cross-section Width 80-fast(ROW) 80-feet elsewhere,allowing for a more lively and dynamic pedes- other areas ofthe City Core.However,the curb-less nature East 2nd between Broadway and Carlton consists ofshort trian environment that increases area draw. of the identified cross-sections and resulting grade changes Road Two-way Two-way.curb-less block lengths with frequent cross-street and alley inter- DESCRIPTION OF ULTIMATE CONDITIONS: with new facilities will likely require improvements to be Parking Angled and parallel Angled.parallel and sections.The only through cross-street on this segment made forthe full width ofthe cross-section(both sides of none however is Pine,with all other streets dead-ending within East 2nd is intended to be a charming traditional down- Parking Capacity* 75 57(may vary) the road).It may be possible for redevelopment to occur a mile.This limited connectivity is less conducive to heavy town street that is able to cater to social shopping and in half-block increments,between across-street and alley, Attached,detached. Detached or bollard traffic movements and provides additional opportunities dining experiences through unique design enhancements but there is likely greater term cost-savings Walkways(ea.sida) andmissingsegmants. suparated,widthearies: for pedestrian supportive focus and enhancement. and comfortable pedestrian spaces.While trees are kept y g g g 5-feat or lass 5-feat min. � pP P p P whole block at a time.Storm-water is an important mn- Varies,min 19'where to provide a more pedestrian scaled and comfortable sideration.Improvements should occur as public-private Buffer(ea,side) Varies INTENT` pedestrian environment,they are pulled further from the partnerships to generate and foster greater place-making, exists with walkway This street segment is unique in that the short block lengths buildings to allow for more unobstructed business and Pathway None None and limited traffic allow for multiple cross-sections,which community streetsca a uses,such as outdoor dinin f raise awareness,and be supportive new businesses or Bike Support None None p p ia renovations able to make use of the facilities. while consistent in thematic and alignment,offer a vari- Cross-section options exist for medians or other special "Parking impacts and future values are estimates,do not indicate interim ety of configurations.Priority improvements should be street features such as topiary or artwork.See appendix. conditions,and assume full compliance with cross section.Driveways,fire focused on a wider pedestrian environmentwith emphasis hydrants.and other conditions may alter final count.See Parking section on unique and memorable place-making configurations. under Street Design. DOWNTOWN MF RI DIAN CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN IS East 3rd Street CORRIDOR: East 3rd Street While the preferred cross section within the East 3rd Other than the Meridian Road and Main,East End is Street Extension Alignment Study Report(Six Mile the only other north-south roadway between Linder Engineering,2009)does not provide accommodation and Locust Grove which crosses the railroad tracks.The for the pathway Identified within this plan,the pre- corridor intersects several major east-west arterials, ferred alignment could be modified to support one, including Pine and Franklin,and will be extended north and do so without additional right-of-way impacts not HIP111 to Fairview in the future.A HAWK pedestrian signal considered with the study.The space provided forthe at Franklin provides for safe pedestrian connectivity dedicated bike lanes within the study,which are not to Storey Park and the Ada County public swimmingProvided south ofCarlton,could instead 6e utilized forpool.With the future extension from Carlton to Fair- the pathway.Bikes could then either consistently use Ave view,East 3rd would provide for increased north-south the identified ten-foot pathway,or ride on-street with connectivity,and be a viable alternative to Meridian sharrows for the length of the corridor.The pathway Road and Main for local traffic,especially bicycle and is a critical and required element along the identified pedestrian users. East 3rd corridor,between Fairview and Franklin. A connective multi modal East 3rd corridor is critical With no bicycle lanes and limited sidewalks along r rn to the vision of the Destination Downtown plan,and Meridian Road and Main,East 3rd is the only north- a south opportunity to provide safe dedicated bicycle c Is noted in both the i Comprehensive Plan and facilities forall age groups and users,into and through E the Parks and RecreatLioonn Master Pathway Plan.The downtown. roadway will be important as a defining and sup- Centennial Park:Located an the south-west corner of Idaho and E 2nd,centennial Park has a portive resource for both the Traditional City Core AeA sr numhar of romn—tyf—Irtic,In add,do to those Pm ded by theadia—Nertdrao C.m .rty and Washington and Main districts,and to support Ce,r—The POIIc i layground atcenwnnW Park le me only one wimm theCty Cor- greater pedestrian connectivity between the business and residential oriented districts. f � I - i Looking couch along E 3rd,hccwccn Bowcr and Ada. Looking north along E 3rd,bccwccn Ada and Bowcr. Looking south along E 3rd.bccwccn Bowcr and Ada. All DOWNTOWN MERIDIAN CITY C--ORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN 19 EAST 3RD STREI Franklin Road to Broadway Avenue {View Facing North} . D DPLW "•�s...� _ Besignmbasedeneasternedgeof fig Preservation a .moo E ustingRBW,butnuoussyimcon- _Ills Is sistent for continuous segments Parking JJJJJJ fiY Sidewalks - CAR--., E Is— Pathway f i Streetsc ape Buffer 'S fsf Parkway Buffer y I— Furniture PiNe a F Lighting m VRagulrad..Basirad T1'l" •R � �1 P a loaning edge of ROW Aon 51 22'Pedealrian IR'to Exastirg CL of Read(r. -7 14'Piolmoimu INTENT: ample buffers for the detached pathways and sidewalks Franklin Road to Broadway Avenue The primary intent of this cross-section and any varia- are all important safety and aesthetic elements for the CONSIDERATIONS: provide tion is to for safe and convenient north-south long-term health ofthe neighborhoods.Bulbouts should Cross-section Width SO-Not(ROW) 7�ida) pedestrian connectivity between Franklin and downtown. be developed at street corners to further enhance safety East 3rd between Franklin and Broadway is predominately The required ten-foot detached pathway must be on the and provide additional opportunities for landscaping and Road Two-way residential in nature,but is entirelywithin the Transit Ori- west-side of the road,which has fewer driveway conflicts additional district thematic elements. Parking Parallel ented and Cultural district(TOD).Improvements should be and opportunities for further reductions with redevelop- IMPLEMENTATION PROCESS: ParkingCapaclty Varies supportive of higher density and transit supportive uses in ment taking access from alleyways-Walkways must be Walkways(aa.side) Varies,4 to 5-feet. u. uitimate conditions,and all efforts should be made with detached,and residential appropriate lighting provided Though implementation mayoccurwith fragmented parcel fragmented gaps redevelopment to provide for additional enhancements to enhance safety.On-street parking should be provided, specific redevelopment,it isassumed that implementation Buffer Varian 8-fmtlandscapehdfer. which capitalize on these future services.Alleyways are but angled and perpendicular configurations are heavily of the pathway will require concerted efforts on behalf min. another important consideration with the corridor,and discouraged to ensure continuity of the pathway and to of MDC and City.The pathway is critical for accessibility, path No yes,0-foot min.(west way must be adequately signed and enforced to ensure pedes- reduce back-out conflicts with through traffic. safety,and quality of life,and should be implemented in side) trian safety along the corridor.While alley use is already blocks and segments-Interim redevelopment enhance- Bike Support No Sharrows predominately one-way forwestbound travel,this should DESCRIPTION OF ULTIMATE CONDITIONS: ments may not require full improvements if MDC and •parking impacts and future values are estimates,do not indicate interim be verified and coordinated with impacted stakeholders, While Fast 3rd is not intended to serve as an entryway the City are not able to expand and maintain pathway conditions,and assumefull compliance with cross section.Driveways,fire hy- and considered for access with redevelopment. corridor,it is important for connectivity into the down- components,but redevelopment must make allowances drants,and other conditions may alter final count.Sea Parking section under town area and should be inviting.Tree lined streets with forfuture installation. Street Design. DOWNTOWN MF RI DIAN CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN 20 EAST 3RD STREI Broadway Avenue to Carlton Avenue _ {11iew Facing North} 1103. DPLW "—s Resign ia based an easern edge of Ise• ustingRBw,butmayrarrifcon- fi9 Preservation -. o _ •'� sistent for continuous segments Parking e fiY Sidewalks / - - _ e c2l °O CART—avr Pathway f• 3 ` y 146- Streetscape Buffer .s �Sf Parkway Buffer •� y '8 v •� y .� P Ne AVE F Furniture F0 Lighting m ✓Required,.0esirad v d a Existing edge of ROW '..:.T 22'Pedestrian 11 to Existing IL of Road(Varies) 4' 20'to CL of New Ro 14'Pedeslrim 1�� Lion south of the tracks,and to help improve pedestrian and provide additional opportunities for landscaping and Broadway Avenue to Carlton Avenue connectivity with urban usestothe west.Walkways must additional district thematic elements. be detached by landscape buffers with large canopy trees, CONSIDERATIONS: and residential appropriate lighting must be provided to IMPLEMENTATION PROCESS: Cross-section Width GO-No(ROW) 76-feet Though East 3rd between Broadway and Carlton is pre- enhance safety.On-street parking should be provided, Though implementation may occurwith fragmented parcel Road Two-way Twa-way dominately residential in nature,it is adjacent to three but angled and perpendicular configurations are heavily specific redevelopment,it is assumed that implementa- Parking Parallel Parallel different commercial districts including the Northern discouraged to ensure continuity ofthe pathway and to tion of the pathwaywill require more concerted efforts Parking Capacity" 63 64 Gateway,Washington&Main,and Traditional City Core reduce back-out conflicts with through traffic.All rede- on behalf of MDC and the City.Interim redevelopment Attached 4 to 5-feat, Detached,B-feet min.. districts-While efforts should be made to enhance district velopment must be considerate to and supportive of the enhancements may not require full improvements if the Walkways fragmented gaps (east side) identities,with the proximity to the commercial districts, residential nature of this corridor segment. City is not able to expand and maintain pathway com- B-foot landscape buffer opportunities exist to blend boundaries for uses supportive ponents,but redevelopment must make allowances for Buffer ea.side) Varies min. CONDITIONS: of the overall Destination Downtown vision plan. DESCRIPTION OF ULTIMATEfuture installation. PathwayNo Yes.10-feet min.(west While East 3rd is not intended to serve as an entryway side) INTENT: corridor,it is importantfor connectivity into the downtown Bike Support No 'harrows The primary intent ofthis cross-section and anyvariation is area and should be inviting.The tree lined streets with "Parking impacts and future values are estimates.do not indicate interim to provide for a safe and convenient north-south pathway ample buffers for the detached pathways and sidewalks conditions,and assume full compliance with cross section.Driveways.fire hy- connection between Carlton and Broadway.The required are all important safety and aesthetic elements for the drants,and other conditions may alter final count.Sea Parking section under ten-foot detached pathway must be onthe west-side ofthe long-term health ofthe neighborhoods.Bulb-outs should Street Design. road to maintain alignment with the pathway configure- be developed at street corners to further enhance safety DOWNTOWN MF RI DIAN CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN 21 (Option A) URBAN RENEWAL PLAN FOR THE NORTHERN GATEWAY DISTRICT URBAN RENEWAL PROJECT MERIDIAN URBAN RENEWAL AGENCY (also known as Meridian Development Corporation) CITY OF MERIDIAN, IDAHO Ordinance No. Adopted Effective TABLE OF CONTENTS Page 100 INTRODUCTION.............................................................................................................. 1 101 General Procedures of the Agency ......................................................................... 4 102 Procedures Necessary to Meet State and Local Requirements: Conformance with Idaho Code Sections 50-2008 and 50-2906............................................................ 5 103 History and Current Conditions of the Area........................................................... 6 104 Purpose of Activities............................................................................................... 7 105 Open Land Criteria ................................................................................................. 9 200 DESCRIPTION OF PROJECT AREA............................................................................. 10 300 PROPOSED REDEVELOPMENT ACTIONS................................................................ 10 301 General.................................................................................................................. 10 302 Urban Renewal Plan Objectives ........................................................................... 13 303 Participation Opportunities and Agreements........................................................ 14 303.1 Participation Agreements.......................................................................... 14 304 Cooperation with Public Bodies........................................................................... 16 305 Property Acquisition............................................................................................. 17 305.1 Real Property ............................................................................................ 17 305.2 Personal Property...................................................................................... 19 306 Property Management.......................................................................................... 19 307 Relocation of Persons (Including Individuals and Families), Business Concerns, and Others Displaced by the Project..................................................................... 19 308 Demolition, Clearance and Site Preparation......................................................... 20 309 Property Disposition and Development................................................................ 20 309.1 Disposition by the Agency........................................................................ 20 309.2 Disposition and Development Agreements .............................................. 20 309.3 Development by the Agency..................................................................... 22 310 Development Plans ............................................................................................... 23 311 Personal Property Disposition.............................................................................. 23 312 [Reserved]............................................................................................................ 23 313 Participation with Others ...................................................................................... 23 314 Conforming Owners.............................................................................................. 24 315 Arts and Cultural Funding .................................................................................... 24 400 USES PERMITTED IN THE PROJECT AREA.............................................................. 24 401 Designated Land Uses........................................................................................... 24 402 [Reserved]............................................................................................................. 24 403 Public Rights-of-Way........................................................................................... 24 i 404 Other Public, Semi-Public, Institutional, and Nonprofit Uses.............................. 25 405 Interim Uses.......................................................................................................... 26 406 Development in the Project Area Subject to the Plan........................................... 26 407 Construction Shall Comply with Applicable Federal, State, and Local Laws and Ordinances and Agency Development Standards................................................. 26 408 Minor Variations................................................................................................... 26 409 Nonconforming Uses............................................................................................ 27 410 Design Guidelines for Development under a Disposition and Development Agreement or Owner Participation Agreement.................................................... 28 500 METHODS OF FINANCING THE PROJECT ............................................................... 28 501 General Description of the Proposed Financing Method...................................... 28 502 Revenue Allocation Financing Provisions............................................................ 29 502.1 Economic Feasibility Study...................................................................... 31 502.2 Assumptions and Conditions/Economic Feasibility Statement................ 31 502.3 Ten Percent Limitation ............................................................................. 32 502.4 Financial Limitation.................................................................................. 33 502.5 [Reserved]................................................................................................ 35 502.6 Participation with Local Improvement Districts and/or Business Improvement Districts .............................................................................. 35 502.7 Issuance of Debt and Debt Limitation...................................................... 35 502.8 Impact on Other Taxing Districts and Levy Rate..................................... 35 503 Phasing and Other Fund Sources.......................................................................... 38 504 Lease Revenue, Parking Revenue, and Bonds...................................................... 38 505 Membership Dues and Support of Community Economic Development ............ 39 600 ACTIONS BY THE CITY AND OTHER PUBLIC ENTITIES...................................... 39 601 Maintenance of Public Improvements..................................................................40 700 ENFORCEMENT.............................................................................................................40 800 DURATION OF THIS PLAN, TERMINATION, AND ASSET REVIEW.................... 40 900 PROCEDURE FOR AMENDMENT OR MODIFICATION.......................................... 42 1000 SEVERABILITY.............................................................................................................. 42 1100 ANNUAL REPORT AND OTHER REPORTING REQUIREMENTS.......................... 42 1200 APPENDICES, ATTACHMENTS, EXHIBITS, TABLES............................................. 43 ii Attachments Attachment 1 Boundary Map of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area Attachment 2 Legal Description of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area Attachment 3 Private Properties Which May be Acquired by the Agency Attachment 4 Map Depicting Expected Land Use and Current Zoning Map of the Project Area Attachment 5 Economic Feasibility Study Attachment 6 Agricultural Operation Consent iii 100 INTRODUCTION This is the Urban Renewal Plan (the "Plan") for the Northern Gateway District Urban Renewal Project(the "Project") in the city of Meridian(the "City"), county of Ada, state of Idaho. Attachments 1 through 6 attached hereto (collectively, the "Plan Attachments") are incorporated herein and shall be considered a part of this Plan. The term"Project" is used herein to describe the overall activities defined in this Plan and conforms to the statutory definition of an urban renewal project. Reference is specifically made to Idaho Code Sections 50-2018(10) and 50-2903(13) for the various activities contemplated by the term"Project." Such activities include both private and public development of property within the urban renewal area. The Northern Gateway District Project Area is also referred to as the "Project Area" or the "Revenue Allocation Area." This Plan was prepared by the Board of Commissioners (the "Agency Board") of the Meridian Urban Renewal Agency, also known as Meridian Development Corporation(the "Agency" or"MDC"), its consultants, and staff, and reviewed and recommended by the Agency pursuant to the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended(the "Law"), the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended(the "Act"), and all applicable local laws and ordinances. Idaho Code Section 50-2905 identifies what information the Plan must include with specificity as follows: (1) A statement describing the total assessed valuation of the base assessment roll of the revenue allocation area and the total assessed valuation of all taxable property within the municipality; (2) A statement listing the kind, number, and location of all proposed public works or improvements within the revenue allocation area; (3) An economic feasibility study; (4) A detailed list of estimated project costs; (5) A fiscal impact statement showing the impact of the revenue allocation area, both until and after the bonds are repaid, upon all taxing districts levying taxes upon property on the revenue allocation area; (6) A description of the methods of financing all estimated project costs and the time when related costs or monetary obligations are to be incurred; (7) A termination date for the plan and the revenue allocation area as provided for in Section 50-2903(20), Idaho Code. In determining the termination date, the plan shall recognize that the agency shall receive allocation of revenues in the calendar 1 year following the last year of the revenue allocation provision described in the urban renewal plan; and (8) A description of the disposition or retention of any assets of the agency upon the termination date. Provided however, nothing herein shall prevent the agency from retaining assets or revenues generated from such assets as long as the agency shall have resources other than revenue allocation funds to operate and manage such assets. This Plan includes the above information with specificity. The proposed development and redevelopment of the Project Area as described in this Plan conforms to the City of Meridian Comprehensive Plan (the "Comprehensive Plan"), adopted by the Meridian City Council (the "City Council") on December 17, 2019,by Resolution No. 19-2179. The Agency intends to rely heavily on any applicable City zoning and design standards. This Plan also conforms to the goals set forth in Destination: Downtown, which is a vision plan for the long-term future of the downtown area of the City, which seeks to establish downtown as a premier destination and home to local business. This Plan is subject to the Plan modification limitations and reporting requirements set forth in Idaho Code Section 50-2903A. Subject to limited exceptions as set forth in Idaho Code Section 50-2903A, if this Plan is modified by City Council ordinance, then the base value for the year immediately following the year in which modification occurs shall include the current year's equalized assessed value of the taxable property in the revenue allocation area, effectively eliminating the Agency's revenue stream. A modification shall not be deemed to occur when "[t]here is a plan amendment to make technical or ministerial changes to a plan that does not involve an increase in the use of revenues allocated to the agency." Idaho Code § 50-2903A(1)(a)(i). Annual adjustments as more specifically set forth in the Agency's annual budget will be required to account for more/less estimated revenue and project timing, including prioritization of projects. Any adjustments for these stated purposes are technical and ministerial and are not modifications under Idaho Code Section 50-2903A. This Plan provides the Agency with powers, duties, and obligations to implement and further the program generally formulated in this Plan for the development, redevelopment, rehabilitation, and revitalization of the area within the boundaries of the Project Area. The Agency retains all powers allowed by the Law and Act. This Plan presents a process and a basic framework within which plan implementation, including contracts, agreements and ancillary documents will be presented and by which tools are provided to the Agency to fashion, develop, and proceed with plan implementation. The Plan has balanced the need for flexibility over the twenty (20)-year timeframe of the Plan to implement the improvements identified in Attachment 5, with the need for specificity as required by Idaho Code Section 50-2905. The Plan narrative addresses the required elements of a plan set forth in Idaho Code Section 50-2905(1), (2), (5), (7) and(8). Attachment 5, together with the Plan narrative, meet the specificity requirement for the 2 required plan elements set forth in Idaho Code Section 50-2905(2)-(6), recognizing that actual Agency expenditures are prioritized each fiscal year during the required annual budgeting process. Allowed projects are those activities which comply with the Law and the Act and meet the overall objectives of this Plan. The public-private relationship is crucial in the successful development and redevelopment of the Project Area. Typically, the public will fund enhanced public improvements like utilities, streets, and sidewalks which, in turn, create an attractive setting for adjacent private investment for a mix of uses including residential, (including but not limited to increased density, and mixed income projects such as affordable and/or workforce housing), light industrial, commercial facilities, including office and retail, recreational, or other community facilities. The purpose of the Law and Act will be attained through the implementation of the Plan. The priorities of this Plan are: a. The installation and construction of public improvements, including new local, collector and arterial streets; improvements to existing roadways and intersections, including the installation of traffic signals; installation of curbs, gutters and streetscapes, which for purposes of this Plan, the term"streetscapes" includes sidewalks, lighting, landscaping, benches, bike racks, public art, signage, way-finding, and similar amenities between the curb and right-of-way line, and other public improvements; installation and/or improvements to fiber optic facilities; improvements to public utilities including water and sewer improvements, and fire protection systems; removal, burying, or relocation of overhead utilities; extension of electrical distribution lines and transformers; improvement of irrigation and drainage ditches and laterals; installation and construction of pathways; and improvement of storm drainage facilities; b. The planning, design, construction and reconstruction of local roads and pathways to support access management, connectivity, and pedestrian mobility; C. The replanning, redesign, and development of undeveloped or underdeveloped areas which are stagnant or improperly utilized because of limited traffic access, underserved utilities, and other site conditions; d. The strengthening of the economic base of the Project Area and the community by the installation of needed public improvements to stimulate new private development providing greater housing density and diversity of housing stock, increased employment opportunities and economic growth; e. The provision of adequate land for open space, street rights-of-way and pedestrian rights-of-way, including pathways along Meridian Road, East Fairview Avenue/West Cherry Lane, future 3rd Street, and Washington Avenue; 3 f. The reconstruction and improvement of street corridors to allow traffic flows to move through the Project Area, along with the accompanying utility connections; g. The provision of public service utilities, which are necessary to the development of the Project Area, such as water system improvements, sewer system improvements, and improvements to the storm drainage facilities; h. In conjunction with the City, the establishment and implementation of performance criteria to assure high site design standards and environmental quality and other design elements which provide unity and integrity to the entire Project Area, including commitment of funds for planning studies, achieving high standards of development, and leveraging such development to achieve public objectives and efficient use of scarce resources; i. The strengthening of the tax base by encouraging private development, thus increasing the assessed valuation of properties within the Project Area as a whole and benefiting the various taxing districts in which the urban renewal area is located; j. The acquisition of real property to support development and/or redevelopment initiatives consistent with the Law and Act; and k. The funding of necessary public infrastructure to accommodate both public and private development. 101 General Procedures of the Agency The Agency is a public body, corporate and politic, as defined and described under the Law and the Act. The Agency is also governed by its bylaws as authorized by the Law and adopted by the Agency. Under the Law, the Agency is governed by the Idaho open meeting law; the Public Records Act; the Ethics in Government Act of 2015, Chapters 1, 2 and 4 of Title 74, Idaho Code; reporting requirements pursuant to Idaho Code Sections 67-45013, 67-10761, 50- 2903A and 50-2913; and the competitive bidding requirements under Chapter 28, Title 67, Idaho Code, as well as other procurement or other public improvement delivery methods. Subject to limited exceptions, the Agency shall conduct all meetings in open session and allow meaningful public input as mandated by the issue considered or by any statutory or regulatory provision. The Agency may adopt separate policy statements. Any modification to any policy statement is a technical or ministerial adjustment and is not a modification to this Plan under Idaho Code Section 50-2903A. 1 Pursuant to House Bill 73,passed during the 2021 Legislative Session,significantly effective as of January 1, 2021,with the remaining sections in full force and effect on and after January 1,2022,Idaho Code Section 67-450E is superseded by Idaho Code Section 67-1076. 4 102 Procedures Necessary to Meet State and Local Requirements: Conformance with Idaho Code Sections 50-2008 and 50-2906 Idaho law requires that the City Council,by resolution, must determine a geographic area be a deteriorated area or a deteriorating area, or a combination thereof, and designate such area as appropriate for an urban renewal project prior to preparation of an urban renewal plan. A consultant was retained to study a proposed project area(the "Study Area") and prepare an eligibility report. The Northern Gateway Urban Renewal District(Proposed) Eligibility Report (the "Report")was submitted to the Agency. The Agency accepted the Report by Agency Resolution No. 21-026 on June 9, 2021, and thereafter submitted the Report to the City Council for its consideration. The Study Area was deemed by the City Council to be a deteriorating area and/or a deteriorated area and therefore eligible for an urban renewal project by adoption of Resolution No. 21-2273 on July 6, 2021. With the adoption of Resolution No. 21-2273, the City Council declared the Study Area described in the Report to be a deteriorated area and/or a deteriorating area as defined by the Law and Act, and further directed the Agency to commence preparation of an urban renewal plan. Under the Law and Act, Idaho Code Sections 50-2903(8)(f) and 50-2018(8) and (9), the definition of a deteriorating area shall not apply to any agricultural operation as defined in Section 22-4502(2), Idaho Code, absent the consent of the owner of the agricultural operation except for an agricultural operation that has not been used for three (3) consecutive years. In accordance with the Law and Act, the necessary agricultural operation consent was obtained from the owner of the agricultural operation within the Project Area for property that has been used as an agricultural operation within the last three (3)years. A copy of the agricultural operation consent is attached hereto as Attachment 6. An underdeveloped seventeen (17) acre parcel located in the northwest corner of the Project Area and generally bounded by Meridian Road on the east and Cherry Lane on the south was originally located within unincorporated Ada County. The parcel was annexed into the City prior to City Council consideration of this Plan. The Plan was prepared and submitted to the Agency for its review and approval. The Agency approved the Plan by the adoption of Agency Resolution No. , on , and submitted the Plan to the City Council with its recommendation for adoption. In accordance with the Law, this Plan was submitted to the Planning and Zoning Commission of the City. After consideration of the Plan, the Commission reported to the City Council that this Plan is in conformity with the City's Comprehensive Plan. 2 Following adoption of Agency Resolution No.21-026,technical minor edits were made to the Report. 5 Pursuant to the Law and Act, the City Council having published due notice thereof, a public hearing was held on this Plan. Notice of the hearing was duly published in the Idaho Press, a newspaper having general circulation in the City. The City Council adopted this Plan on by Ordinance No. 103 History and Current Conditions of the Area As more specifically described in the Report, this Project Area is generally located in central Meridian, northeast of the City's downtown core. The Project Area contains approximately 126 acres, inclusive of rights-of-way, and is generally east of Meridian Road and south of Fairview Avenue. A portion of the Project Area fronts the north side of Fairview Avenue east of Meridian Road. The Project Area also includes a 17.64-acre parcel located at the northwest corner of Meridian Road and Cherry Lane. The Project Area includes mixed zoning for primarily commercial and residential uses. Current uses may not be wholly consistent with zoning and/or the City's vision set forth in the Comprehensive Plan and/or Destination: Downtown, wherein the vision for this area contemplates four(4)main goals promoting livability, mobility,prosperity, and sustainability. The use of the urban renewal tool to support these goals is critical to the success of the vision. Current conditions reflect aged residences converted to commercial uses over time with nineteen (19) vacant parcels. More than half of the Project Area is devoted to commercial uses and/or vacant parcels zoned for commercial use, with residential uses being the next most significant land use category. The Project Area's largest single parcel is the 17.64-acre underdeveloped parcel located in the northwest corner of Meridian Road and Cherry Lane. In its totality the Project Area is reflective of the shifting urban geography of the City. The Report cites a number of deteriorating conditions existing within the Project Area, including a substantial number of deteriorating or deteriorated structures, deterioration of site, age or obsolescence, the predominance of defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility or usefulness, obsolete platting, insanitary and unsafe conditions, and diversity of ownership. Together with deteriorating infrastructure, diversity of ownership represents a significant impediment to development: 105.63 parcel acres in the Project Area are owned by one hundred and fifty (150) entities,which can create issues with necessary property assemblage to support economic development and/or housing opportunities. The foregoing conditions have arrested or impaired growth in the Project Area. The Plan proposes installation and improvements to rights-of-way (arterials, collectors, and local roads),pathways, sidewalks, curbs, gutters, and other streetscape improvements; transit infrastructure; public parking facilities; public infrastructure, including improvements to sewer and water infrastructure, power and fiber installation and/or upgrades; property acquisition to support economic development and housing opportunities and other publicly owned assets throughout the Project Area, as more specifically set forth in Attachment 5, creating the opportunity to revitalize the Project Area and to support transportation infrastructure, as well as mixed-use residential and commercial development consistent with the City's Comprehensive Plan and Destination: Downtown. Other identified improvements include fagade improvements; historic lighting; wayfinding/signage; installation and/or improvements to public plazas,parks, 6 and open space; environmental remediation; and related planning studies to best implement the proposed public infrastructure improvements. The 17-acre undeveloped parcel, together with the other approximately 19 vacant parcels are underdeveloped and are not being used to their highest and best use. A goal of this Plan is to support development opportunities of this site that will ultimately contribute significantly to the tax base. The preparation and approval of an urban renewal plan, including a revenue allocation financing provision, gives the City additional resources to solve the transit,public infrastructure, and development impediment issues in this area. Revenue allocation financing should help to improve the situation. In effect,property taxes generated by new developments within the Project Area may be used by the Agency to finance a variety of needed public improvements and facilities. Finally, some of the new developments may also generate new jobs in the community that would, in turn, benefit area residents long-term. Additionally, the proposed infrastructure improvements could support a variety of housing opportunities with diverse rental and income ranges, which supports and adds to the fabric of the Project Area. It is unlikely individual developers or public partners will take on the prohibitive costs of constructing the necessary infrastructure in the Project Area without the ability of revenue allocation to help offset at least some of these costs. But for urban renewal and revenue allocation financing, the proposed public improvements to support revitalization of the Project Area would not occur. 104 Purpose of Activities Attachment 5 includes the public improvements lists identifying with specificity the proposed public improvements and projects contemplated in the Project Area. The description of activities, public improvements, and the estimated costs of those items are intended to create an outside limit of the Agency's activity. Due to the inherent difficulty in projecting future levy rates, future taxable value, and the future costs of construction, the Agency reserves the right to: a. Change funding amounts from one Project to another. b. Re-prioritize the Projects described in this Plan and the Plan Attachments. C. Retain flexibility in funding the various activities in order to best meet the Plan and the needs of the Project Area. d. Retain flexibility in determining whether to use the Agency's funds or funds generated by other sources. e. Alter the location of proposed improvements set forth in Attachment 5 to support development when it occurs. The information included in Attachment 5 describes a realistic development scenario recognizing it is difficult to project with any 7 certainty where the improvements will be sited until any future projects submit plans to the City for design review and permitting. The Agency intends to discuss and negotiate with any owner or developer of the parcels within the Project Area seeking Agency assistance during the duration of the Plan and Project Area. During such negotiation, the Agency will determine the eligibility of the activities sought for Agency funding, the amount the Agency may fund by way of percentage or other criteria including the need for such assistance. The Agency will also take into account the amount of revenue allocation proceeds estimated to be generated from the developer's activities. The Agency also reserves the right to establish,by way of policy, its funding percentage or participation, which would apply to all developers and owners and may prioritize certain projects or types of projects. Throughout this Plan, there are references to Agency activities, Agency funding, and the acquisition, development, and contribution of public improvements. Such references do not necessarily constitute a full, final, and formal commitment by the Agency but, rather, grant to the Agency the discretion to participate as stated subject to achieving the objectives of this Plan and provided such activity is deemed eligible under the Law and the Act. The activities listed in Attachment 5 will be determined or prioritized as the overall Project Area develops and through the annual budget setting process. The activities listed in Attachment 5 are not prioritized but are anticipated to be completed as determined by available funds. As required by the Law and Act, the Agency will adopt more specific budgets annually. The projected timing of funding is primarily a function of the availability of market conditions and financial resources but is also strategic, considering the timing of private development partnership opportunities and the ability of certain strategic activities to stimulate development at given points in time within the planned 20-year period of the urban renewal district and revenue allocation area. The Study(Attachment 5)has described a list of public improvements and other related activities with an estimated cost in 2021 dollars of approximately $33,925,000. This amount does not take into account inflationary factors, such as increasing construction costs, which would increase that figure depending on when the owner, developer and/or Agency is able to develop, construct or initiate those activities. The Study has concluded the capacity of revenue allocation funds through the term of the Plan based on the assumed development projects and assessed value increases will likely generate an estimated $35,085,665. The Agency reserves the discretion and flexibility to use revenue allocation proceeds in excess of the amounts predicted in the event higher increases in assessed values occur during the term of the Plan for the improvements and activities identified. Additionally, the Agency reserves the discretion and flexibility to use other sources of funds unrelated to revenue allocation to assist in the funding of the improvements and activities identified. 8 105 Open Land Criteria This Plan contemplates Agency acquisition of property within the Project Area, in part, to support economic development/demonstration projects and housing. The Project Area is not predominantly open, and it does not include any agricultural zoning districts; however, the Project Area includes parcels that are vacant and/or transitioning agricultural operations that could meet the undefined "open land"requiring the area meet the conditions set forth in Idaho Code Section 50-2008(d). These conditions include defective or unusual conditions of title, diversity of ownership, tax delinquency, improper subdivisions, outmoded street patterns, deterioration of site, and faulty lot layout, all of which are included in one form or another in the definitions of deteriorated area or deteriorating area set forth in Idaho Code Sections 50-2018(8), (9) and 50-2903(8). The issues listed only in Idaho Code Section 50-2008(d)(4)(2) (the open land section) include economic disuse, unsuitable topography, and"the need for the correlation of the area with other areas of a municipality by streets and modern traffic requirements, or any combination of such factors or other conditions which retard development of the area." Open land areas qualify for Agency acquisition and development for residential uses if the City Council determines there is a shortage of housing of sound standards and design which is decent, safe and sanitary in the City, that the need for housing will be increased as a result of the clearance of deteriorated areas, that the conditions of blight in the area and the shortage of decent, safe and sanitary housing contributes to an increase in the spread of disease and crime and constitutes and menace to the public health, safety, morals, or welfare, and that the acquisition of the area for residential uses is an integral part of and essential to the program of the City. Due to the City's expected growth, the need for housing, including affordable and/or workforce housing, is significant and integral to a successful mixed-use Project Area. Further, the existing zoning designations in the Project Area allow for mixed-density residential, and the future land use map shows areas of projected increased residential density, including surrounding potential commercial projects. Open land areas qualify for Agency acquisition and development for primarily nonresidential uses if acquisition is necessary and appropriate to facilitate the proper growth and development of the community in accordance with sound planning standards and local community objectives if any of the deteriorating area conditions set forth in Idaho Code Sections 50-2018(8), (9) and 50-2903(8) apply. But such areas also qualify if any of the issues listed only in Idaho Code Section 50-2008(d)(4)(2) apply. The substantial number of deteriorating structures, a predominance of defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility or usefulness, insanitary or unsafe conditions, deterioration of site or other improvements, diversity of ownership, and economic disuse, are all conditions which delay or impair development of the open land areas and satisfy the open land conditions as more fully supported by the Report, which was prepared by Kushlan I Associates. This Plan does anticipate Agency acquisition of property within the Project Area; however,the acquisition of specific parcels is unknown at this time. Should the Agency determine the need to acquire property as further set forth in Attachment 3, then the open land areas qualify for Agency acquisition and development. 9 200 DESCRIPTION OF PROJECT AREA The boundaries of the Project Area and the Revenue Allocation Area are shown on the Boundary Map of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area, attached hereto as Attachment 1, and incorporated herein by reference, and are described in the Legal Description of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area, attached hereto as Attachment 2, and incorporated herein by reference. For purposes of boundary descriptions and use of proceeds for payment of improvements, the boundary shall be deemed to extend to the outer boundary of rights-of-way or other natural boundary unless otherwise stated. 300 PROPOSED REDEVELOPMENT ACTIONS 301 General The Agency proposes to eliminate and prevent the spread of deteriorating conditions and deterioration in the Project Area by employing a strategy to improve and develop public and private lands, to increase connectivity and transit options, and to grow the economy in the Project Area. Implementation of the strategy includes, but is not limited to the following actions: a. The engineering, design, installation, construction, and/or reconstruction of streets and streetscapes, including but not limited to improvements and upgrades to portions of Northeast 2nd Street,Northeast 2 1/2 Street,Northeast 3rd Street, Carlton Avenue, Washington Avenue, Main Street,Northeast 4th Street, Badley Avenue, Gruber Avenue, State Avenue, Pine Avenue, Meridian Road frontage north of Fairview, and Fairview Avenue frontage and related pedestrian facilities, curb and gutter, intersection and rail crossing improvements, and traffic signals; b. The engineering, design, installation, construction, and/or reconstruction of storm water management infrastructure to support compliance with federal, state, and local regulations for storm water discharge and to support private development; C. The provision for participation by property owners and developers within the Project Area to achieve the objectives of this Plan; d. The engineering, design, installation, construction and/or reconstruction of sidewalks and related pedestrian facilities, curb and gutter and streetscapes, including but not limited to improvements to portions of Northeast 2nd Street, Northeast 2 1/2 Street,Northeast 3rd Street, Carlton Avenue, Washington Avenue, Main Street,Northeast 41h Street, Badley Avenue, Gruber Avenue, State Avenue, Pine Avenue, Meridian Road frontage north of Fairview, and Fairview Avenue frontage; e. The engineering, design, installation, construction, and/or reconstruction of utilities including but not limited to improvements and upgrades to the water 10 distribution system, including extension of the water distribution system, water capacity improvements, water storage upgrades, sewer system improvements and upgrades, including extension of the sewer collection system, lift station, and improvements, and upgrades to power, gas, fiber optics, communications, and other such facilities; f. Removal, burying, or relocation of overhead utilities; removal or relocation of underground utilities; extension of electrical distribution lines and transformers; improvement of irrigation and drainage ditches and laterals; undergrounding or piping of laterals; addition of fiber optic lines or other communication systems; public parking facilities, and other public improvements, including but not limited to fire protection systems, floodway and flood zone mitigation; and other public improvements that may be deemed appropriate by the Board; g. The engineering, design, installation, and/or construction of a public parking structure or structures and/or public surface parking lots and related public improvements; h. The acquisition of real property for public right-of-way and streetscape improvements, utility undergrounding, extension, upgrades,public parks and trails,pedestrian facilities, pathways and trails, recreational access points and to encourage and enhance housing affordability and housing diversity, enhance transit options and connectivity, decrease underutilized parcels, create development opportunities consistent with the Plan, including but not limited to future disposition to qualified developers for qualified developments; i. The disposition of real property through a competitive process in accordance with this Plan, Idaho law, including Idaho Code Section 50-2011, and any disposition policies adopted by the Agency; j The demolition or removal of certain buildings and/or improvements for public rights-of-way and streetscape improvements,pedestrian facilities, utility undergrounding extension and upgrades, public facilities, and to encourage and enhance housing affordability and housing diversity, enhance mobility options and connectivity, decrease underutilized parcels and surface parking lots, eliminate unhealthful, unsanitary, or unsafe conditions, eliminate obsolete or other uses detrimental to the public welfare or otherwise to remove or to prevent the spread of deteriorating or deteriorated conditions; k. The management of any property acquired by and under the ownership and control of the Agency; 1. The development or redevelopment of land by private enterprise or public agencies for uses in accordance with this Plan; 11 M. The construction and financial support of infrastructure necessary for the provision of improved transit and alternative transportation; n. The engineering, design, installation, construction, and/or reconstruction of below ground infrastructure to support the construction of certain municipal buildings pursuant to Idaho Code Section 50-2905A; o. The provision of financial and other assistance to encourage and attract business enterprise, including but not limited to start-ups and microbusinesses, mid-sized companies, and large-scale corporations; P. The provision of financial and other assistance to encourage greater density and a diverse mix of rental rates and housing options; q. The rehabilitation of structures and improvements by present owners, their successors, and the Agency; r. The preparation and assembly of adequate sites for the development and construction of facilities for mixed-use residential (including affordable and/or workforce housing when and if determined to be a public benefit), commercial, office, retail areas, medical facilities, and educational facilities; S. The environmental assessment and remediation of brownfield sites, or sites where environmental conditions detrimental to redevelopment exist; t. In collaboration with property owners and other stakeholders, working with the City to amend zoning regulations (if necessary) and standards and guidelines for the design of streetscape, plazas multi-use pathways,parks, and open space and other like public spaces applicable to the Project Area as needed to support implementation of this Plan; U. In conjunction with the City, the establishment and implementation of performance criteria to assure high site design standards and environmental quality and other design elements which provide unity and integrity to the entire Project Area, including commitment of funds for planning studies, achieving high standards of development, and leveraging such development to achieve public objectives and efficient use of scarce resources; V. To the extent allowed by law, lend or invest federal funds to facilitate development and/or redevelopment; W. The provision for relocation assistance to displaced Project Area occupants, as required by law, or within the discretion of the Agency Board for displaced businesses; 12 X. Agency and/or owner-developer construction,participation in the construction and/or management of public parking facilities and/or surface lots that support a desired level and form of development to enhance the vitality of the Project Area; Y. Other related improvements to those set forth above as further set forth in Attachment 5. In the accomplishment of these purposes and activities and in the implementation and furtherance of this Plan, the Agency is authorized to use all the powers provided in this Plan and all the powers now or hereafter permitted by Law and Act. 302 Urban Renewal Plan Objectives Urban renewal activity is necessary in the Project Area to combat problems of physical deterioration or deteriorating conditions. As set forth in greater detail in Section 103, the Project Area has a history of stagnant growth and development compared to other areas of the City based on deteriorated or deteriorating conditions that have arrested or impaired growth in the Project Area primarily attributed to: a substantial number of deteriorating or deteriorated structures, widespread deterioration of site, underdeveloped properties; inadequate connectivity; lack of multi-use paths; the predominance of defective or inadequate street layout, faulty lot layout, , insanitary and unsafe conditions, and diversity of ownership. The Plan for the Project Area is a proposal to work in partnership with public and private entities to improve, develop, and grow the economy within the Project Area by the implementation of a strategy and program set forth in Section 301 and in Attachment 5. The provisions of this Plan are applicable to all public and private property in the Project Area. The provisions of the Plan shall be interpreted and applied as objectives and goals, recognizing the need for flexibility in interpretation and implementation, while at the same time not in any way abdicating the rights and privileges of the property owners which are vested in the present and future zoning classifications of the properties. All development under an owner participation agreement shall conform to those standards specified in Section 303.1 of this Plan. It is recognized that the Ada County Highway District has exclusive jurisdiction over all public street rights-of-way within the Project Area, except for state highways. Nothing in this Plan shall be construed to alter the powers of the Ada County Highway District pursuant to Title 40, Idaho Code. This Plan must be practical in order to succeed. Particular attention has been paid to how it can be implemented, given the changing nature of market conditions. Transforming the Project Area into a vital, thriving part of the community requires an assertive strategy. The following list represents the key elements of that effort: a. Initiate simultaneous projects designed to revitalize the Project Area. From street and utility improvements to significant new public or private development, the 13 Agency plays a key role in creating the necessary momentum to get and keep things going. b. Develop new mixed-use residential, retail, office and commercial areas including opportunities for community, cultural, educational, medical, and recreational facilities, as well as encourage economic development opportunities. C. Secure and improve certain public open space in critical areas. d. Initiate projects designed to increase affordable and workforce housing options and increased transportation and connectivity options. Without direct public intervention, much of the Project Area could conceivably remain unchanged and in a deteriorated and/or deteriorating condition for the next twenty(20)years. The Plan creates the necessary flexible framework for the Project Area to support the City's economic development while complying with the "specificity"requirement set forth in Idaho Code Section 50-2905. Land use in the Project Area will be modified to the extent that underutilized, underdeveloped, deteriorated, deteriorating and vacant land and land now devoted to uses inconsistent with the future land uses of the area will be converted to mixed-use, retail residential (including affordable and/or workforce housing) and commercial areas, cultural centers, food halls, transit oriented development, educational facilities, other public facilities and improvements, including but not limited to streets, streetscapes, water and sewer improvements, environmental and floodplain remediations/site preparation, public parking, community facilities, fagade improvements,parks,plazas and pedestrian/bike pathways. In implementing the activities described in this Plan, the Agency shall give due consideration to the provision of adequate open space, park and recreational areas and facilities that may be desirable for neighborhood improvement, with special consideration for the health, safety, and welfare of residents in the general vicinity of the Project Area covered by the Plan. 303 Participation Opportunities and Agreements 303.1 Participation Agreements The Agency may enter into various development participation agreements with any existing or future owner of property in the Project Area, in the event the property owner seeks and/or receives assistance from the Agency in the development and/or redevelopment of the property. The terms "owner participation agreement," "participation agreement," or "development agreement" are intended to include all participation agreements with a property owner, including reimbursement agreements, grant agreements or other forms of participation agreements. In that event, the Agency may allow for an existing or future owner of property to remove the property and/or structure from future Agency acquisition subject to entering into an owner participation agreement. The Agency may also enter into owner participation agreements 14 with other future owners and developers within the Project Area throughout the duration of the Plan in order to implement the infrastructure improvements set forth in this Plan. Each structure and building in the Project Area to be rehabilitated or to be constructed as a condition of the owner participation agreement between the Agency and the owner pursuant to this Plan will be considered to be satisfactorily rehabilitated and constructed pursuant to the requirements of the Law and Act, and the Agency will so certify, if the rehabilitated or new structure meets the standards set forth in an executed owner participation agreement and complies with the applicable provisions of this Plan, local codes and ordinances and the Idaho Code. Additional conditions described below: • Any such property within the Project Area shall be required to conform to applicable provisions, requirements, and regulations of this Plan. The owner participation agreement may require as a condition of financial participation by the Agency a commitment by the property owner to meet the greater objectives of the land use elements identified in the Comprehensive Plan, Destination: Downtown and applicable zoning ordinances and other requirements deemed appropriate and necessary by the Agency. Upon completion of any rehabilitation each structure must be safe and sound in all physical respects and be refurbished and altered to bring the property to an upgraded marketable condition that will continue throughout an estimated useful life for a minimum of twenty (20) years. • All such buildings or portions of buildings which are to remain within the Project Area shall be rehabilitated or constructed in conformity with all applicable codes and ordinances of the City. • Any new construction shall also conform to all applicable provisions, requirements, and regulations of this Plan, as well as all applicable codes and ordinances of the City. All owner participation agreements will address development timing,justification and eligibility of project costs, and achievement of the objectives of the Plan. The Agency shall retain its discretion in the funding level of its participation. Obligations under owner participation agreements shall terminate no later than the termination date of this Plan, December 31, 2041. The Agency shall retain its discretion to negotiate an earlier date to accomplish all obligations under the owner participation agreement. In all owner participation agreements,participants who retain real property shall be required to join in the recordation of such documents as may be necessary to make the provisions of this Plan applicable to their properties. Whether or not a participant enters into an owner participation agreement with the Agency, the provisions of this Plan are applicable to all public and private property in the Project Area. In the event a participant under an owner participation agreement fails or refuses to rehabilitate, develop,use, and maintain its real property pursuant to this Plan and an owner 15 participation agreement, the real property or any interest therein may be acquired by the Agency in accordance with Section 305.1 of this Plan and sold or leased for rehabilitation or development in accordance with this Plan. Owner participation agreements may be used to implement the following objectives: a. Encouraging property owners to revitalize and/or remediate deteriorated areas or deteriorating areas of their parcels to accelerate development in the Project Area. b. Subject to the limitations of the Law and the Act, providing incentives to property owners to encourage utilization and expansion of existing permitted uses during the transition period to prevent a decline in the employment base and a proliferation of vacant and deteriorated parcels in the Project Area during the extended redevelopment of the Project Area. C. To accommodate improvements and expansions allowed by City regulations and generally consistent with this Plan for the Project Area. d. Subject to the limitations of the Law and Act,providing incentives to improve nonconforming properties so they implement the design guidelines contained in this Plan to the extent possible and to encourage an orderly transition from nonconforming to conforming uses through the term of the Plan. e. Provide for advance funding by the developer/owner participant of those certain public improvements related to or needed for the private development and related to the construction of certain public improvements. In that event, the Agency will agree as set out in the participation agreement to reimburse a portion of, or all of, the costs of public improvements identified in the participation agreement from the revenue allocation generated by the private development. Though no specific advance funding by a developer/owner participant is shown in the cash analysis attachments, this Plan specifically allows for such an advance. 304 Cooperation with Public Bodies Certain public bodies are authorized by state law to aid and cooperate, with or without consideration, in the planning,undertaking, construction, or operation of this Project. The Agency shall seek the aid and cooperation of such public bodies and shall attempt to coordinate this Plan with the activities of such public bodies in order to accomplish the purposes of redevelopment and the highest public good. The Agency, by law, is not authorized to acquire real property owned by public bodies without the consent of such public bodies. The Agency will seek the cooperation of all public bodies which own or intend to acquire property in the Project Area. All plans for development of property in the Project Area by a public body shall be subject to Agency approval, in the event the Agency is providing any financial assistance. 16 Subject to applicable authority, the Agency may impose on all public bodies the planning and design controls contained in this Plan to ensure that present uses and any future development by public bodies will conform to the requirements of this Plan; provided, however, the Ada County Highway District has exclusive jurisdiction over Ada County Highway District streets. The Agency is authorized to financially(and otherwise) assist any public entity in the cost of public land, buildings, facilities, structures, or other improvements of the Project Area as allowed by the Law and Act. The Agency intends to cooperate to the extent allowable with the City and the Ada County Highway District (or the Idaho Transportation Department), as the case may be, for the engineering, design, installation, construction, and/or reconstruction of public infrastructure improvements, including, but not limited to those improvements set forth in Section 301 and in Attachment 5. The Agency shall also cooperate with the City and the Ada County Highway District(or the Idaho Transportation Department) on various relocation, screening, or undergrounding projects and the providing of fiber optic capability. To the extent any public entity, including the City and/or the Ada County Highway District, has funded certain improvements, the Agency may reimburse those entities for those expenses. The Agency also intends to cooperate and seek available assistance from state, federal and other sources for economic development. In the event the Agency is participating in the public development by way of financial incentive or otherwise, the public body shall enter into a participation agreement with the Agency and then shall be bound by the Plan and other land use elements and shall conform to those standards specified in Section 303.1 of this Plan. This Plan does not financially bind or obligate the City, Agency and/or any other public entity to any project or property acquisition; rather, for purposes of determining the economic feasibility of the Plan certain projects and expenditures have been estimated and included in the analysis. Agency revenue and the ability to fund reimbursement of eligible Project Costs is more specifically detailed in any participation agreement and in the annual budget adopted by the Agency Board. 305 Property Acquisition 305.1 Real Property Only as specifically authorized herein, the Agency may acquire, through the voluntary measures described below, but is not required to acquire, any real property located in the Project Area where it is determined that the property is needed for construction of public improvements, required to eliminate or mitigate the deteriorated or deteriorating conditions, to facilitate economic development, including acquisition of real property intended for disposition to qualified developers through a competitive process, and as otherwise allowed by law. The acquisition shall be by any means authorized by law, including,but not limited to, the Law, the Act, and the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, 17 as amended, but shall not include the right to invoke eminent domain authority except as authorized by Idaho law and provided herein. The Agency is authorized to acquire either the entire fee or any other interest in real property less than a fee, including structures and fixtures upon the real property, without acquiring the land upon which those structures and fixtures are located. The Agency intends to acquire any real property through voluntary or consensual gift, devise, exchange, or purchase. Such acquisition of property may be for the development of the public improvements identified in this Plan. Acquisition of property may be for the assembly of properties for redevelopment to achieve Plan goals including public benefits such as affordable and/or workforce housing. Such properties may include properties owned by private parties or public entities. This Plan anticipates the Agency's use of its resources for property acquisition. In the event the Agency identifies certain property which should be acquired to develop certain public improvements intended to be constructed under the provisions of this Plan, the Agency shall coordinate such property acquisition with any other public entity(e.g.,without limitation, the City, the state of Idaho, or any of its authorized agencies), including the assistance of Agency funds to acquire said property either through a voluntary acquisition or the public entity's invoking of its eminent domain authority as limited by Idaho Code Section 7-701A. The Agency is authorized by this Plan to acquire the properties for the uses identified in Attachment 3 hereto, including but not limited to property to be acquired for the extension or expansion of certain rights-of-way. The Agency is authorized by this Plan and Idaho Code Sections 50-2010 and 50- 2018(12)to acquire the properties identified in Attachment 3 hereto for the purposes set forth in this Plan. The Agency has identified its intent to acquire and/or participate in the development of certain public improvements, including, but not limited to those identified in Section 301 of the Plan and/or Attachment 5 hereto. Further, the Agency intends to acquire real property to facilitate commercial and/or economic development projects and/or high-density residential development by assembling and disposing of developable parcels. The Agency's property acquisition will result in remediating deteriorating conditions in the Project Area by facilitating the development of mixed-use, residential (including affordable and/or workforce housing), commercial and retail areas. The public improvements are intended to be dedicated to the City and/or other appropriate public entity, as the case may be, upon completion. The Agency reserves the right to determine which properties identified, if any, should be acquired. The open land areas qualify for Agency acquisition as further set forth in Section 105 of this Plan. It is in the public interest and may be necessary, in order to eliminate the conditions requiring redevelopment and in order to execute this Plan, for the power of eminent domain to be employed by the Agency, or by the City with the Agency acting in an advisory capacity 3, to acquire real property in the Project Area for the public improvements identified in this Plan, which cannot be acquired by gift, devise, exchange,purchase, or any other lawful method. s House Bill 1044,adopted by the Idaho Legislature during the 2021 Legislative Session,limited the Agency's ability to exercise eminent domain. 18 Under the provisions of the Act, the urban renewal plan"shall be sufficiently complete to indicate such land acquisition, demolition, and removal of structures, redevelopment, improvements, and rehabilitation as may be proposed to be carried out in the urban renewal area." Idaho Code Section 50-2018(12). The Agency has generally described those properties by use as set out in Attachment 3 for acquisition for the construction of public improvements. The Agency may also acquire property for the purpose of developing streetscape and public utilities, as well as to pursue disposition to third parties pursuant to a competitive process as set forth in Section 309. The Agency reserves the right to determine which properties, if any, should be acquired. 305.2 Personal Property Generally,personal property shall not be acquired. However, where necessary in the execution of this Plan, the Agency is authorized to acquire personal property in the Project Area by any lawful means, including eminent domain as limited by Idaho Code Section 7-701A for the purpose of developing the public improvements described in Section 305.1. 306 Property Management During the time real property, if any, in the Project Area is owned by the Agency, such property shall be under the management and control of the Agency. Such property may be rented or leased by the Agency pending its disposition for development and/or redevelopment, and such rental or lease shall be pursuant to such policies as the Agency may adopt. 307 Relocation of Persons (Including Individuals and Families),Business Concerns, and Others Displaced by the Project If the Agency receives federal funds for real estate acquisition and relocation, the Agency shall comply with 24 C.F.R. Part 42, implementing the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended. The Agency reserves the right to extend benefits for relocation to those not otherwise entitled to relocation benefits as a matter of state law under the Act or the Law. The Agency may determine to use as a reference the relocation benefits and guidelines promulgated by the federal government, the state government, or local government, including the State Department of Transportation and the Ada County Highway District. The intent of this section is to allow the Agency sufficient flexibility to award relocation benefits on some rational basis, or by payment of some lump-sum per case basis. The Agency may also consider the analysis of replacement value for the compensation awarded to either owner occupants or businesses displaced by the Agency to achieve the objectives of this Plan. The Agency may adopt relocation guidelines which would define the extent of relocation assistance in non-federally assisted projects and which relocation assistance to the greatest extent feasible would be uniform. The Agency shall also coordinate with the various local, state, or federal agencies concerning relocation assistance as may be warranted. 19 In the event the Agency's activities result in displacement of families, the Agency shall comply with, at a minimum, the standards set forth in the Law. The Agency shall also comply with all applicable state laws concerning relocation benefits and shall also coordinate with the various local, state, or federal agencies concerning relocation assistance. 308 Demolition, Clearance and Site Preparation The Agency is authorized(but not required)to demolish and clear buildings, structures, and other improvements from any real property in the Project Area as necessary to carry out the purposes of this Plan. Further, the Agency is authorized (but not required) to prepare, or cause to be prepared, as building sites any real property in the Project Area owned by the Agency including site preparation and/or environmental remediation. In connection therewith, the Agency may cause, provide for, or undertake the installation or construction of streets, utilities, parks,pedestrian walkways, public parking facilities, drainage facilities, and other public improvements necessary to carry out this Plan. 309 Property Disposition and Development 309.1 Disposition by the Agency For the purposes of this Plan, the Agency is authorized to sell, lease, lease/purchase, exchange, subdivide, transfer, assign,pledge, encumber by mortgage or deed of trust, or otherwise dispose of any interest in real property under the reuse provisions set forth in Idaho law, including Idaho Code Section 50-2011 and pursuant to any disposition policies adopted by the Agency. To the extent permitted by law, the Agency is authorized to dispose of real property by negotiated lease, sale, or transfer without public bidding. Real property acquired by the Agency may be conveyed by the Agency and, where beneficial to the Project Area, without charge to any public body as allowed by law. All real property acquired by the Agency in the Project Area shall be sold or leased to public or private persons or entities for development for the uses permitted in this Plan. Air rights and subterranean rights may be disposed of for any permitted use within the Project Area boundaries. 309.2 Disposition and Development Agreements To provide adequate safeguards to ensure that the provisions of this Plan will be carried out and to prevent the recurrence of deteriorating conditions, all real property sold, leased, or conveyed by the Agency is subject to the provisions of this Plan. The Agency shall reserve such powers and controls in the disposition and development documents as the Agency deems may be necessary to prevent transfer, retention, or use of 20 property for speculative purposes and to ensure that development is carried out pursuant to this Plan. Leases, lease/purchases, deeds, contracts, agreements, and declarations of restrictions of the Agency may contain restrictions, covenants, covenants running with the land, rights of reverter, conditions subsequent, equitable servitudes, or any other provisions necessary to carry out this Plan. Where appropriate, as determined by the Agency, such documents, or portions thereof, shall be recorded in the office of the Recorder of Ada County, Idaho. All property in the Project Area is hereby subject to the restriction that there shall be no discrimination or segregation based upon race, color, creed, religion, sex, age, national origin, or ancestry in the sale, lease, sublease, transfer,use, occupancy, disability/handicap, tenure, or enjoyment of property in the Project Area. All property sold, leased, conveyed, or subject to a disposition and development agreement shall be expressly subject by appropriate documents to the restriction that all deeds, leases, or contracts for the sale, lease, sublease, or other transfer of land in the Project Area shall contain such nondiscrimination and nonsegregation clauses as required by law. As required by law or as determined in the Agency's discretion to be in the best interest of the Agency and the public, the following requirements and obligations shall be included in the disposition and development agreement. That the developers, their successors, and assigns agree: a. That a detailed scope and schedule for the proposed development shall be submitted to and agreed upon by the Agency. b. That the purchase or lease of the land and/or subterranean rights and/or air rights is for the purpose of redevelopment and not for speculation. C. That the building of improvements will be commenced and completed as jointly scheduled and determined by the Agency and the developer(s). d. That the site and construction plans will be submitted to the Agency for review as to conformity with the provisions and purposes of this Plan. e. All new construction shall have a minimum estimated life of no less than twenty (20)years. f. That rehabilitation of any existing structure must assure that the structure is safe and sound in all physical respects and be refurbished and altered to bring the property to an upgraded marketable condition which will continue throughout an estimated useful life for a minimum of twenty(20)years. 21 g. That the Agency receives adequate assurance acceptable to the Agency to ensure performance under the contract for sale. h. All such buildings or portions of the buildings which are to remain within the Project Area shall be reconstructed in conformity with all applicable codes and ordinances of the City. i. All disposition and development documents shall be governed by the provisions of Section 410 of this Plan. j. All other requirements and obligations as may be set forth in any participation policy established and/or amended by the Agency. The Agency also reserves the right to determine the extent of its participation based upon the achievements of the objectives of this Plan. Obligations under any disposition and development agreement and deed covenants, except for covenants which run with the land beyond the termination date of this Plan, shall terminate no later than December 31, 2041. The Agency shall retain its discretion to negotiate an earlier date to accomplish all obligations under any disposition and development agreement. 309.3 Development by the Agency To the extent now or hereafter permitted by law, the Agency is authorized to pay for, develop, or construct public improvements within the Project Area for itself or for any public body or entity, which public improvements are or would be of benefit to the Project Area. Specifically, the Agency may pay for, install, or construct the public improvements authorized under Idaho Code Sections 50-2007, 50-2018(10) and(13), and 50-2903(9), (13), and(14), and as otherwise identified in Attachment 5, attached hereto, and incorporated herein by reference, and this Plan, and may acquire or pay for the land required, therefore. Any public facility ultimately owned by the Agency shall be operated and managed in such a manner to preserve the public purpose nature of the facility. Any lease agreement with a private entity or management contract agreement shall include all necessary provisions sufficient to protect the public interest and public purpose. The Agency may enter into contracts, leases, and agreements with the City, the Ada County Highway District or other public body or private entity pursuant to this section, and the obligation of the Agency under such contract, lease, or agreement shall constitute an indebtedness of the Agency as described in Idaho Code Section 50-2909 which may be made payable out of the taxes levied in the Project Area and allocated to the Agency under Idaho Code Section 50-2908(2)(b) and Section 500 of this Plan or out of any other available funds. 22 310 Development Plans All development plans (whether public or private)prepared pursuant to disposition and development agreements or participation agreements shall be submitted to the Agency Board for approval and architectural review. All development in the Project Area must conform to those standards specified in Section 410. Additionally, development must be consistent with all City ordinances. 311 Personal Property Disposition For purposes of this Plan, the Agency is authorized to lease, sell, exchange, transfer, assign,pledge, encumber, or otherwise dispose of personal property which is acquired by the Agency. 312 [Reserved] 313 Participation with Others Under the Law, the Agency has the authority to lend or invest funds obtained from the federal government for the purposes of the Law if allowable under federal laws or regulations. The federal funds that may be available to the Agency are governed by regulations promulgated by the Department of Housing and Urban Development for the Community Development Block Grant Program("CDBG"), the Economic Development Administration, the Small Business Administration, or other federal agencies. In order to enhance such grants, the Agency's use of revenue allocation funds is critical. Under those regulations the Agency may participate with the private sector in the development and financing of those private projects that will attain certain federal objectives including the creation or redevelopment of affordable and/or workforce housing or transit improvements. The Agency may, therefore, use the federal funds for the provision of assistance to private for-profit business, including, but not limited to, grants, loans, loan guarantees, interest supplements, technical assistance, and other forms to support, for any other activity necessary or appropriate to carry out an economic development project. As allowed by law, the Agency may also use funds from any other sources or participate with the private or public sector with regard to any programs administered by the Idaho Department of Commerce, or other State or federal agencies, for any purpose set forth under the Law or Act. The Agency may enter into contracts, leases, and agreements with the City, ACHD, or other public body or private entity, pursuant to this section, and the obligation of the Agency under such contract, lease, or agreement shall constitute an indebtedness of the Agency as described in Idaho Code Section 50-2909 which may be made payable out of the taxes levied in 23 the Project Area and allocated to the Agency under Idaho Code Section 50-2908(2)(b) and Section 500 of this Plan or out of any other available funds. 314 Conforming Owners The Agency may, at the Agency's sole and absolute discretion, determine that certain real property within the Project Area presently meets the requirements of this Plan, and the owner of such property will be permitted to remain as a conforming owner without an owner participation agreement with the Agency, provided such owner continues to operate, use, and maintain the real property within the requirements of this Plan. 315 Arts and Cultural Funding The Agency may dedicate resources for the construction or purchase of facilities for the placement and maintenance of public art and arts projects may be selected and provided by the Agency, separately from any construction costs of developers. Though not required, the Agency Board generally makes selections of the works of art with assistance from the City and the Meridian Arts Commission and may include review and approval of the City Council. When possible, any Agency arts funding will be used to leverage additional contributions from developers, other private sources, and public or quasi-public entities for purposes of including public art within the streetscape projects identified in this Plan. 400 USES PERMITTED IN THE PROJECT AREA 401 Designated Land Uses The Agency intends to rely upon the overall land use designations and zoning classifications of the City, as may be amended, and as depicted on Attachment 4 and as set forth in the City's Comprehensive Plan and within the Meridian zoning ordinance and requirements, including the future land use map and zoning classifications, as may be amended. For the most part, the Project Area includes a mix of uses including mixed-use residential (mixed density and income), commercial, retail and office development, as well as public open spaces, and public structured parking and/or surface lots. Such improvements are consistent with the current zoning designations. Provided, however, nothing herein within this Plan shall be deemed to be granting any particular right to zoning classification or use. 402 [Reserved] 403 Public Rights-of-Way The Project Area contains existing maintained public rights-of-way included within the boundaries, as set forth on Attachments 1. Any new roadways, including new collectors and/or local roads to be engineered, designed, installed, and constructed in the Project Area,will be constructed in conjunction with any applicable policies and design standards of the City or Ada 24 County Highway District (and State and Federal standards, as the case may be)regarding dedicated rights-of-way. Additional public streets, alleys, and easements may be created in the Project Area as needed for proper development, and other potential roadways generally described in this Plan and in Attachment 5. Additional improvements to existing streets, alleys and easements may be created, improved, or extended in the Project Area as needed for development. Existing dirt roadways, streets, easements, and irrigation or drainage laterals or ditches may be abandoned, closed, or modified as necessary for proper development of the Project Area, in accordance with any applicable policies and standards of the Idaho Transportation Department, the City or Ada County Highway District regarding changes to dedicated rights-of-way, and appropriate irrigation or drainage districts regarding changes to laterals or ditches. Any development, maintenance and future changes in the existing interior or exterior street layout shall be in accordance with the objectives of this Plan and the standards of the City, the Ada County Highway District, or the Idaho Department of Transportation as may be applicable; shall be effectuated in the manner prescribed by State and local law; and shall be guided by the following criteria: a. A balancing of the needs of proposed and potential new developments for adequate pedestrian and vehicular access (including cars, trucks, bicycles, etc.), vehicular parking, and delivery loading docks with the similar needs of any existing developments permitted to remain. Such balancing shall take into consideration the rights of existing owners and tenants under the rules for owner and tenant participation adopted by the Agency for the Project and any participation agreements executed thereunder; b. The requirements imposed by such factors as topography, traffic safety, and aesthetics; and C. The potential need to serve not only the Project Area and new or existing developments, but to also serve areas outside the Project Area by providing convenient and efficient vehicular access and movement. The public rights-of-way may be used for vehicular and/or pedestrian traffic, as well as for public improvements, public and private utilities, and activities typically found in public rights-of-way. 404 Other Public, Semi-Public,Institutional, and Nonprofit Uses The Agency is also authorized to permit the maintenance, establishment, or enlargement of public, semi-public, institutional, or nonprofit uses, including park and recreational facilities; educational, fraternal, and employee facilities; philanthropic and charitable institutions; utilities; governmental facilities; railroad rights-of-way and equipment; and facilities of other similar associations or organizations. All such uses shall, to the extent possible, conform to the 25 F-1 provisions of this Plan applicable to the uses in the specific area involved. The Agency may impose such other reasonable requirements and/or restrictions as may be necessary to protect the development and use of the Project Area. 405 Interim Uses Pending the ultimate development of land by developers and participants, the Agency is authorized to use or permit the use of any land in the Project Area for interim uses that are not in conformity with the uses permitted in this Plan. However, any interim use must comply with applicable City Code or Ada County Code. 406 Development in the Project Area Subject to the Plan All real property in the Project Area,under the provisions of either a disposition and development agreement or participation agreement, is made subject to the controls and requirements of this Plan. No such real property shall be developed, redeveloped, rehabilitated, or otherwise changed after the date of the adoption of this Plan, except in conformance with the provisions of this Plan. 407 Construction Shall Comply with Applicable Federal, State, and Local Laws and Ordinances and Agency Development Standards All construction in the Project Area shall comply with all applicable state laws, the Meridian City Code, as may be amended from time to time, and any applicable City Council ordinances pending codification, including but not limited to, regulations concerning the type, size, density and height of buildings; open space, landscaping, light, air, and privacy; the undergrounding of utilities; limitation or prohibition of development that is incompatible with the surrounding area by reason of appearance, traffic, smoke, glare, noise, odor, or similar factors; parcel subdivision; off-street loading and off-street parking requirements. In addition to applicable codes, ordinances, or other requirements governing development in the Project Area, additional specific performance and development standards may be adopted by the Agency to control and direct redevelopment activities in the Project Area in the event of a disposition and development agreement or participation agreement. 408 Minor Variations Under exceptional circumstances, the Agency is authorized to allow a variation from the limits, restrictions, and controls established by this Plan. In order to allow such variation, the Agency must determine that: a. The application of certain provisions of this Plan would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this Plan; 26 F-I b. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property which do not apply generally to other properties having the same standards, restrictions, and controls; C. Allowing a variation will not be materially detrimental to the public welfare or injurious to property or improvements in the area; and d. Allowing a variation will not be contrary to the objectives of this Plan. No variation shall be granted which changes a basic land use or which permits other than a minor departure from the provisions of this Plan. In allowing any such variation, the Agency shall impose such conditions as are necessary to protect the public peace, health, safety, or welfare and to assure compliance with the purposes of the Plan. Any variation allowed by the Agency hereunder shall not supersede any other approval required under City codes and ordinances and shall not be considered a modification to the Plan. 409 Nonconforming Uses This Section applies to property owners seeking assistance from the Agency regarding their property. The Agency may permit an existing use to remain in an existing building and site usage in good condition, which use does not conform to the provisions of this Plan,provided that such use is generally compatible with existing and proposed developments and uses in the Project Area. The owner of such a property must be willing to enter into a participation agreement and agree to the imposition of such reasonable restrictions as may be necessary to protect the development and use within the Project Area. The Agency may authorize additions, alterations, repairs, or other improvements in the Project Area for uses which do not conform to the provisions of this Plan where such improvements are within a portion of the Project Area where, in the determination of the Agency, such improvements would be compatible with surrounding Project uses and development. All nonconforming uses shall also comply with the City codes and ordinances. 27 410 Design Guidelines for Development under a Disposition and Development Agreement or Owner Participation Agreement Within the limits, restrictions, and controls established in this Plan, the Agency is authorized to establish heights of buildings, density, land coverage, setback requirements, design criteria, traffic circulation, traffic access, and other development and design controls necessary for proper development of both private and public areas within the Project Area. Any development must also comply with the City's zoning ordinance regarding heights, setbacks, density, and other like standards. In the case of property which is the subject of a disposition and development agreement or owner participation agreement with the Agency, no new improvement shall be constructed, and no existing improvement shall be substantially modified, altered, repaired, or rehabilitated, except in accordance with this Plan. Under a disposition and development agreement or owner participation agreement, the design guidelines and land use elements of the Plan shall be achieved to the greatest extent feasible, though the Agency retains the authority to grant minor variations under this Plan and subject to a negotiated agreement between the Agency and the developer or property owner. Under those agreements, the architectural, landscape, and site plans shall be submitted to the Agency and approved in writing by the Agency. In such agreements, the Agency may impose additional design controls. One of the objectives of this Plan is to create an attractive pedestrian environment in the Project Area. Therefore, such plans shall give consideration to good design and amenities to enhance the aesthetic quality of the Project Area. The Agency shall find that any approved plans do comply with this Plan. The Agency reserves the right to impose such design standards on an ad hoc basis through the approval process of the disposition and development agreement or owner participation agreement. Any change to such approved design must be consented to by the Agency and such consent may be conditioned upon reduction of Agency's financial participation towards the Project. In the event the Agency adopts design standards or controls, those provisions will thereafter apply to each site or portion thereof in the Project Area. These additional design standards or controls will be implemented through the provisions of any disposition and development agreement or owner participation agreement. These controls are in addition to any standards and provisions of any applicable City building or zoning ordinances; provided, however, each and every development shall comply with all applicable City zoning and building ordinances. 500 METHODS OF FINANCING THE PROJECT 501 General Description of the Proposed Financing Method The Agency is authorized to finance this Project with revenue allocation funds, financial assistance from the City(loans, grants, other financial assistance), the state of Idaho, the federal government or other public entities, interest income, developer advanced funds, donations, loans 28 from private financial institutions (bonds, notes, line of credit), the lease or sale of Agency- owned property,public parking revenue, or any other available source,public or private, including assistance from any taxing district or any public entity. The Agency is also authorized to obtain advances, lines of credit, borrow funds, and create indebtedness in carrying out this Plan. The Agency may also consider an inter-fund transfer from other urban renewal project areas. The principal and interest on such advances, funds, and indebtedness may be paid from any funds available to the Agency. The City, as it is able, may also supply additional assistance through City loans and grants for various public improvements and facilities. The City, or any other public agency, as properly budgeted, may expend money to assist the Agency in carrying out this Project. As allowed by law and subject to restrictions as are imposed by law, the Agency is authorized to issue notes or bonds from time to time, if it deems appropriate to do so, in order to finance all or any part of the Project. Neither the members of the Agency nor any persons executing the bonds are liable personally on the bonds by reason of their issuance. 502 Revenue Allocation Financing Provisions The Agency hereby adopts revenue allocation financing provisions as authorized by the Act, effective retroactively to January 1, 2021. These revenue allocation provisions shall apply to all taxing districts which are located in or overlap the Revenue Allocation Area shown and described on Attachments 1 and 2 to this Plan. The Agency shall take all actions necessary or convenient to implement these revenue allocation financing provisions. The Agency specifically finds that the equalized assessed valuation of property within the Revenue Allocation Area is likely to increase as a result of the initiation of the Project. The Agency, acting by one or more resolutions adopted by its Board, is hereby authorized to apply all or any portion of the revenues allocated to the Agency pursuant to the Act to pay as costs are incurred(pay-as-you-go) or to pledge all or any portion of such revenues to the repayment of any moneys advance-funded by developers or property owners,borrowed, indebtedness incurred, or notes or bonds issued by the Agency to finance or to refinance the Project Costs (as defined in Idaho Code Section 50-2903(14)) of one or more urban renewal projects. The Agency may consider a note or line of credit issued by a bank or lending institution premised upon revenue allocation funds generated by a substantial private development contemplated by the Study, as defined in Section 502.1,which would allow the Agency to more quickly fund the public improvements contemplated by this Plan. Likewise, a developer/owner advanced funding of certain eligible public infrastructure improvements to be reimbursed pursuant to an owner participation agreement could achieve the same purpose. Upon enactment of a City Council ordinance finally adopting these revenue allocation financing provisions and defining the Revenue Allocation Area described herein as part of the Plan, there shall hereby be created a special fund of the Agency into which the County Treasurer 29 shall deposit allocated revenues as provided in Idaho Code Section 50-2908. The Agency shall use such funds solely in accordance with Idaho Code Section 50-2909 and solely for the purpose of providing funds to pay the Project Costs, including any incidental costs, of such urban renewal projects as the Agency may determine by resolution or resolutions of its Board. A statement listing proposed public improvements and facilities, a schedule of improvements, an economic feasibility study, estimated project costs, fiscal impact upon other taxing districts, and methods of financing project costs required by Idaho Code Section 50-2905 is included in this Plan and in Attachment 5 to this Plan. This statement necessarily incorporates estimates and projections based on the Agency's and consultants' present knowledge and expectations. The Agency is hereby authorized to adjust the presently anticipated urban renewal projects and use of revenue allocation financing of the related Project Costs to effectuate the general objectives of the Plan in order to account for revenue inconsistencies, market adjustments, future priorities, developers/owners seeking Agency assistance pursuant to an owner participation agreement, and unknown future costs. Agency revenue and the ability to fund reimbursement of eligible Project Costs is more specifically detailed in the annual budget. The Agency may appropriate funds consisting of revenue allocation proceeds on an annual basis without the issuance of notes or bonds. The Agency may also obtain advances or loans from the City or Agency, or private entity and financial institutions in order to immediately commence construction of certain of the public improvements. Developer advanced funding of public improvements could also achieve the same purpose. The revenue allocation proceeds are hereby irrevocably pledged for the payment of the principal and interest on the advance of monies or making of loans or the incurring of any indebtedness such as bonds, notes, and other obligations (whether funded, refunded, assumed, or otherwise)by the Agency to finance or refinance the Project in whole or in part, including reimbursement to developers for the cost of eligible public improvements. Revenues will continue to be allocated to the Agency until termination of the revenue allocation area as set forth in Section 800. Attachment 5 incorporates estimates and projections based on the Agency's and its consultants' present knowledge and expectations concerning the length of time to complete the improvements and estimated future revenues. The activity may take longer depending on the significance and timeliness of development. Alternatively, the activity may be completed earlier if revenue allocation proceeds are greater, or the Agency obtains additional funds from another source. The revenue allocation proceeds are hereby irrevocably pledged for the payment of the principal and interest on the advance of monies or making of loans or the incurring of any indebtedness such as bonds, notes, and other obligations (whether funded, refunded, assumed, or otherwise)by the Agency to finance or refinance the Project in whole or in part, including reimbursement to any owner/developer for the cost of eligible public improvements pursuant to an owner participation agreement. The Agency is authorized to make such pledges as to specific advances, loans, and indebtedness as appropriate in carrying out the Project. 30 The Agency reserves the right to either pay for Project Costs from available revenue (pay-as-you-go basis) or borrow funds by incurring debt through notes or other obligations. Revenue allocation proceeds are deemed to be only a part of the proposed funding sources for the payment of public improvements and other project improvements. Additionally, project funding is proposed to be phased for the improvements, allowing various sources of funds to be accumulated for use. 502.1 Economic Feasibility Study Attachment 5 constitutes the Economic Feasibility Study(the "Study"), prepared by Kushlan I Associates. The Study constitutes the financial analysis required by the Act and is based upon existing information from property owners, developers, the Agency, the City, and others. 502.2 Assumptions and Conditions/Economic Feasibility Statement The information contained in Attachment 5 assumes certain completed and projected actions. All debt is projected to be repaid no later than the duration period of the Plan. The total amount of bonded indebtedness (and all other loans or indebtedness), developer reimbursement and the amount of revenue generated by revenue allocation are dependent upon the extent and timing of private development. Should all of the proposed development take place as projected, the project indebtedness could be extinguished earlier, dependent upon the bond sale documents or other legal obligations. Should private development take longer to materialize, or should the private development be substantially less than projected, then the amount of revenue generated will be substantially reduced and debt may continue for its full term. The Plan and the Plan Attachments incorporate estimates and projections based on the Agency's and consultants' present knowledge and expectations. The Plan proposes certain public improvements as set forth in this Plan and in Attachment 5, which will facilitate mixed- use commercial, residential, office and retail development in the Revenue Allocation Area. The assumptions set forth in the Study are based upon the best information available to the Agency and its consultants through public sources or discussions with property owners, developers, the City, and others. The information has been analyzed by the Agency and its consultants in order to provide an analysis that meets the requirements set forth under the Law and Act. At the point in time when the Agency may seek a loan from lenders or others, a more detailed and then-current financial pro forma will be presented to those lenders or underwriters for analysis to determine the borrowing capacity of the Agency. As set forth herein, the Agency reserves the right to fund the Project on a"pay-as-you-go"basis. The Agency Board will prioritize the activities set forth in this Plan and determine what funds are available and what activities can be funded. The Agency will establish those priorities through its mandated annual budgetary process. 31 The list of public improvements, or activities within Attachment 5 are prioritized by way of feasibility based on estimated revenues to be received, amounts funded, and by year of funding. The projected timing of funding is primarily a function of the availability of financial resources and market conditions but is also strategic, considering the timing of anticipated or projected private development partnership opportunities and the ability of certain strategic activities to stimulate development at a given point in time within the duration of the Plan and Project Area. The assumptions concerning revenue allocation proceeds are based upon certain anticipated or projected new developments, assessed value increases, and assumed tax levy rates as more specifically set forth in Attachment 5. Further, the financial analysis set forth in Attachment 5 has taken into account and excluded levies that do not flow to the Agency consistent with Idaho Code § 50-2908. In projecting new construction, the Study considered parcels identified as expected to develop over the life of the Project Area, communications with potential developers and City staff, and historical market absorption rates for commercial, office, retail, and residential improvements. The types of new construction expected in the Project Area are mixed-use residential (including affordable and workforce housing), commercial, office and retail projects, and related public improvements, including streetscapes, installation and/or improvements to public open spaces and plazas. The Project Area has potential for a significant increase in mixed-use, high- density residential, commercial, office and retail growth due to the location of the Project Area. However, without a method to construct the identified public improvements such as main water and sewer lines, street infrastructure, and pedestrian amenities, development is unlikely to occur in much of the Project Area. It is understood that application of certain exemptions, including the homeowner's exemption and Idaho Code Section 63-602K, which provides for personal property tax exemption to businesses may have the effect of reducing the increment value,which in turn reduces revenue. 502.3 Ten Percent Limitation Under the Act, the base assessed valuation for all revenue allocation areas cannot exceed gross/net ten percent(10%) of the current assessed taxable value for the entire City. According to the Ada County Assessor, the assessed taxable value for the City as of January 1, 2020,4 less homeowners' exemptions, is $10,375,837,804. Therefore,the 10% limit is $1,037,583,780. a Due to the timing of the assessment process and creation of this Plan,the 2020 certified values have been used to establish compliance with the 10%limitation.Using the 2020 values,the total adjusted base value of the existing and proposed revenue allocation areas combined with the value of this Project Area are less than 2.62%of the total taxable value of the City. Even assuming an increase in values for 2021,the combined adjusted base values of the revenue allocation areas would not exceed 10%of the current assessed taxable value for the entire City. 32 The adjusted base assessed value of each of the existing revenue allocation areas as of January 1, 2020, is as follows: Downtown Districts $146,334,050 Ten Mile District $39,539,125 Union District $2,144,360 Proposed Northern Gateway District $68,832,974 Proposed Linder District6 $11,978,500 Proposed Union District Addition $3,414,100 The adjusted base values for the combined existing and proposed revenue allocation areas and the estimated base value for the proposed Project Area, less homeowners' exemptions, is $272,243,109, which is less than 10% of the City's 2020 taxable value. 502.4 Financial Limitation The Study identifies a number of capital improvement projects. Use of any particular funding source for any particular purpose is not assured or identified. Use of the funding source shall be conditioned on any limitations set forth in the Law, the Act, by contract, or by other federal regulations. If revenue allocation funds are unavailable, then the Agency will need to use a different funding source for that improvement. The amount of funds available to the Agency from revenue allocation financing is directly related to the assessed value of new improvements within the Revenue Allocation Area. Under the Act, the Agency is allowed the revenue allocation generated from inflationary increases and new development value. Increases have been assumed based upon the projected value of new development as that development occurs along with possible land reassessment based on a construction start. The Study, with the various estimates and projections, constitutes an economic feasibility study. Costs and revenues are analyzed, and the analysis shows the need for public capital funds during the project. Multiple financing sources may be utilized including annual revenue allocations, developer contributions, city contributions, interfund loan, federal funding, grants, property disposition and other financing sources as permitted by law. This Study identifies the kind, number, and location of all proposed public works or improvements, a detailed list of estimated project costs, a description of the methods of financing illustrating project costs, and the time when related costs or monetary obligations are to be incurred.' Based on these funding sources, the conclusion is that the Project is feasible. The Agency reserves the discretion and flexibility to use revenue allocation proceeds in excess of the amounts projected in the Study for the purpose of funding the additional identified 5 Less area deannexed by the First Amendment to the Meridian Revitalization Plan Urban Renewal Project,and the Second Amendment to the Meridian Revitalization Plan Urban Renewal Project. 6 May not be established until calendar year 2022. 7 See Idaho Code§ 50-2905. 33 projects and improvements. The projections in the Study are based on reasonable assumptions and existing market conditions. However, should the Project Area result in greater than anticipated revenues, the Agency specifically reserves the ability to fund the additional activities and projects identified in this Plan. Further, the Agency reserves the discretion and flexibility to use other sources of funds unrelated to revenue allocation to assist in the funding of the improvements and activities identified, including but not limited to disposition and development agreements and owner participation agreements. The Agency may also re-prioritize projects pursuant to market conditions,project timing, funding availability, and other considerations as more specifically detailed in the annual budget. The proposed timing for the public improvements may have to be adjusted depending upon the availability of some of the funds and the Agency's ability to finance any portion of the Project. Any adjustment to Project timing or funding is technical or ministerial in nature and shall not be considered a modification of the Plan pursuant to Idaho Code Section 50- 2903A. Attachment 5 lists those public improvements the Agency intends to construct or fund through the term of the Plan. The costs of improvements are estimates only as it is impossible to know with any certainty what the costs of improvements will be in future years. There is general recognition that construction costs fluctuate and are impacted by future unknowns, such as, the cost of materials and laborers. Final costs will be determined by way of construction contract public bidding or by an agreement between the developer/owner and Agency. The listing of public improvements does not commit the Agency, City, or other public entity, to any particular level of funding; rather, identification of the activity in the Plan allows the Agency to negotiate the terms of any reimbursement with the developer and/or the public entities. This Plan does not financially bind or obligate the Agency, City or other public entity to any project or property acquisition; rather, for purposes of determining the economic feasibility of the Plan certain projects and expenditures have been estimated and included in the analysis. The City has not committed to fund any public infrastructure improvements within the Project Area. Such decisions concerning capital improvement projects and/or other expenditures are made by the City annually pursuant to its budget and appropriations process. Agency revenue and the ability to fund reimbursement of eligible Project Costs is more specifically detailed in any participation agreement and in the annual budget adopted by the Agency Board. The proposed location and siting of the proposed public infrastructure and other improvement projects in the Project Area are generally described in Attachment 5 recognizing that the specific location of the projects will depend on the type and timing of development. The change in the location of the improvements shown in Attachment 5 does not constitute a modification to the Plan. The Agency reserves its discretion and flexibility in deciding which improvements are more critical for development or redevelopment, and the Agency intends to coordinate its public improvements with associated development by private developers/owners. Where applicable, the Agency also intends to coordinate its participation in the public improvements with the receipt of certain grants or loans which may require the Agency's participation in some combination with the grant and loan funding. 34 F-1 Generally, the Agency expects to develop those improvements identified in Attachment 5 first, in conjunction with private development within the Project Area generating the increment as identified in Attachment 5. The Plan has shown that the equalized valuation of the Revenue Allocation Area as defined in the Plan is likely to increase as a result of the initiation and completion of urban renewal projects pursuant to the Plan. 502.5 [Reserved] 502.6 Participation with Local Improvement Districts and/or Business Improvement Districts Under the Idaho Local Improvement District ("LID") Code, Chapter 17, Title 50, Idaho Code, the City has the authority to establish local improvement districts for various public facilities, including,but not limited to, streets, curbs, gutters, sidewalks, storm drains, landscaping, and other like facilities. To the extent allowed by the Law and the Act, the Agency reserves the authority,but not the obligation, to participate in the funding of local improvement district facilities. This participation may include either direct funding to reduce the overall cost of the LID or to participate as an assessed entity to finance the LID project. Similarly, to the extent allowed by the Law and the Act, the Agency reserves the authority, but not the obligation, to participate in the funding of the purposes specified under the Business Improvement Districts Code, Chapter 26, Title 50, Idaho Code. 502.7 Issuance of Debt and Debt Limitation Any debt incurred by the Agency as allowed by the Law and Act shall be secured by revenues identified in the debt resolution or revenue allocation funds as allowed by the Act. All such debt shall be repaid within the duration of this Plan, except as may be authorized by law. 502.8 Impact on Other Taxing Districts and Levy Rate An estimate of the overall impact of the revenue allocation project on each taxing district is shown in the Study through the new development projections set forth in Attachment 5. The assessed value for each property in a revenue allocation area consists of a base value and an increment value. The base value is the assessed value as of January 1 of the year in which a revenue allocation area is approved by a municipality, with periodic adjustments allowed by Idaho law. The increment value is the difference between the adjusted base assessed value and current assessed taxable value in any given year while the property is in a revenue allocation area. Under Idaho Code Section 63-802, taxing entities are constrained in establishing levy rates by the amount each budget of each taxing district can increase on an annual basis'. 8 House Bill 389 passed during the 2021 Legislative Session,effective in significant part as of January 1,2021, further limits a taxing entity's ability to increase the property tax portion of its budget. The Study has considered the impact of House Bill 389 on the Project's overall feasibility. 35 a F-1 Taxing entities submit proposed budgets to the County Board of Commissioners, which budgets are required to comply with the limitations set forth in Idaho Code Section 63-802. Therefore, the impact of revenue allocation on the taxing entities is more of a product of the imposition of Idaho Code Section 63-802, then the effect of urban renewal. The County Board of Commissioners calculates the levy rate required to produce the proposed budget amount for each taxing entity using the assessed values which are subject to each taxing entity's levy rate. Assessed values in urban renewal districts which are subject to revenue allocation(incremental values) are not included in this calculation. The combined levy rate for the taxing entities is applied to the incremental property values in a revenue allocation area to determine the amount of property tax revenue which is allocated to an urban renewal agency. The property taxes generated by the base values in the urban renewal districts and by properties outside revenue allocation areas are distributed to the other taxing entities. Properties in revenue allocation areas are subject to the same levy rate as they would be outside a revenue allocation area. The difference is how the revenue is distributed. If the overall levy rate is less than assumed, the Agency will receive fewer funds from revenue allocation. In addition, without the Revenue Allocation Area and its ability to pay for public improvements and public facilities, fewer substantial improvements within the Revenue Allocation Area would be expected during the term of the Plan; hence, there would be lower increases in assessed valuation to be used by the other taxing entities. The Study's analysis is premised upon the fact the proposed development would not occur but for the ability to use revenue allocation funds to fund certain significant public infrastructure improvements. One result of new construction occurring outside the revenue allocation area(see Idaho Code §§ 63-802 and 63-301A) is the likely reduction of the levy rate as assessed values increase for property within each taxing entity's jurisdiction. From and after December 31, 2006, Idaho Code Section 63-301A prohibits taxing entities from including, as part of the new construction roll, the increased value related to new construction within a revenue allocation area until the revenue allocation authority is terminated. Any new construction within the Project Area is not available for inclusion by the taxing entities to increase their budgets. Upon termination of this Plan and Project Area or deannexation of area, the taxing entities will be able to include a percentage10 of the accumulated new construction roll value in setting the following year's budget and revenue pursuant to Idaho Code Sections 63-802 and 63-301A. As the 2021 certified levy rates are not determined until late September or October 2021, the 2020 certified levy rates have been used in the Study for purposes of the analysis.'' Further, it is anticipated that the parcel located in unincorporated Ada County will be annexed in prior to 9 House Bill 389 amended Idaho Code Sections 63-802 and 63-301A limiting the value placed on the new construction roll and available to a taxing district for a budget capacity increase. This could result in lower levy rates over time. 10 Pursuant to House Bill 389,80%of the total eligible increment value is added to the new construction roll. '1 Due to the timing of the taxing districts'budget and levy setting process,certification of the 2021 levy rates did not occur until this Plan had been prepared. In order to provide a basis to analyze the impact on the taxing entities, the 2020 levy rates are used. Use of the 2020 levy rates provides a more accurate base than estimating the 2021 levy rates. 36 City Council consideration of this Plan, and therefore, the affected taxing districts for the City have been identified. Those taxing districts and their 2020 certified levy rates are as follows:12 Taxing Districts: Lew Rates: The City of Meridian .002230856 The West Ada School District(School District No. 2) .000014472 Ada County .002149935 Emergency Medical District/Ada County Ambulance .000118422 Mosquito Abatement District .000021106 The Ada County Highway District .000701539 Meridian Library District .000430489 Meridian Cemetery District .000048343 Western Ada Recreation District .000037736 College of Western Idaho .000124266 TOTAL13 .005877164 House Bill 587, as amended in the Senate, effective July 1, 2020, amends Idaho Code Section 50-2908 altering the allocation of revenue allocation funds to the Agency from the Ada County Highway District levy 14. This amendment will apply to this Project Area and provides: "[i]n the case of a revenue allocation area first formed or expanded to include the property on or after July 1, 2020, all taxes levied by any highway district, unless the local governing body that created the revenue allocation area has responsibility for the maintenance of roads or highways" will be allocated to the applicable highway district, which in this case is the Ada County Highway District. However, amended Idaho Code Section 50-2908 further provides the highway district and Agency may enter into an agreement for a different allocation. A copy of any agreement is required to be submitted to the Idaho State Tax Commission and to the Ada County Clerk by the Ada County Highway District as soon as practicable after the parties have entered into the agreement and by no later than September 1 of the year in which the agreement takes effect. The Plan includes significant transportation elements, and the Agency intends to work with the Ada County Highway District to enter into an agreement allowing the Agency to retain the revenues from the highway district levies. The Study has made certain assumptions concerning the levy rate. The levy rate is estimated to be 10% lower than the combined 2020 certified levy rate to adjust for the impact of House Bill 389, as well as considering the rapidly increasing property values. The levy rate is anticipated to remain level for the life of the Project Area. As the actual impact of the property 12 It is unclear how the personal property tax exemption set forth in Idaho Code Section 63-602KK,and as amended by House Bill 389,effective January 1,2022,may impact the levy rate. i3 Net of voter approved bonds and levies. is Senate Bill 1107,as amended in the Senate,effective July 1,2021,made a corresponding amendment to Idaho Code Section 40-1415(3)to address the responsibility for funding certain urban renewal projects. 37 value fluctuations on the levy rate is unknown, the Study has assumed a combined conservative levy rate of.0053. Land values are estimated to inflate at 8%/year for five (5)years and then inflate at a rate of 4%/year for the remaining duration of the Project Area. Improvement values are estimated to inflate at a rate of 10%/year for five (5)years, and thereafter are estimated to inflate at a rate of 5%/year for the duration of the Project Area. Estimated new development is anticipated to be fully on the tax rolls in years 2025, 2027, 2028, 2029, 2030, 2032, 2033 and 2035. It is further estimated the properties in the district will generate $500,000 in taxable value annually. If the overall levy rate is less than projected, or if expected development fails to occur as estimated, the Agency shall receive fewer funds from revenue allocation. Pursuant to Idaho Code Section 50-2908, the Agency is not entitled to revenue allocation proceeds from certain levy increases which are allowed by either specific statutory authorization or approved by an election of the qualified electors of the particular taxing district. Therefore, for any levy election, the Agency will not receive revenue allocation funds which would have been generated by imposing that levy on the assessed valuation within the Project Area. The Study has taken this statute into account. 503 Phasing and Other Fund Sources The Agency anticipates funding only a portion of the entire cost of the public improvements shown on Attachment 5. Other sources of funds may include City, other public entity partners, and developer participation. It is important to note this Plan does not financially bind or obligate the City, Agency and/or any other public entity to any project or property acquisition. Agency and/or other public entity participation in any project shall be determined by the amount of revenue allocation funds generated and pursuant to the annual budgeting process. 504 Lease Revenue, Parking Revenue, and Bonds Under the Law(see Idaho Code § 50-2012), the Agency is authorized to issue revenue bonds to finance certain public improvements identified in the Plan. Under that type of financing, the public entity would pay the Agency a lease payment annually which provides certain funds to the Agency to retire the bond debt. Another variation of this type of financing is sometimes referred to as conduit financing, which provides a mechanism where the Agency uses its bonding authority for the Project, with the end user making payments to the Agency to retire the bond debt. These sources of revenues are not related to revenue allocation funds and are not particularly noted in the Study, because of the "pass through" aspects of the financing. Under the Act, the economic feasibility study focuses on the revenue allocation aspects of the Agency's financial model. These financing models typically are for a longer period of time than the 20-year period set forth in the Act. However, these financing models do not involve revenue allocation funds, but rather funds from the end users which provide a funding source for the Agency to continue to own and operate the facility beyond the term of the Plan as allowed by Idaho Code Section 50- 2905(8) as those resources involve funds not related to revenue allocation funds. 38 505 Membership Dues and Support of Community Economic Development The Act is premised upon economic development being a valid public purpose. To the extent allowed by the Law and the Act, the Agency reserves the authority to use revenue allocation funds to contract with non-profit and charitable organizations established for the purpose of supporting economic development and job creation. Additionally, the Agency reserves the authority to expend revenue allocation funds to join,participate and support non- profit organizations established to support Agency best practices and administration. The District Operating Expenses identified in the Study shall be deemed to include expenditures for the purposes described in this section as may be deemed appropriate during the annual budgetary process. 600 ACTIONS BY THE CITY AND OTHER PUBLIC ENTITIES The City shall aid and cooperate with the Agency in carrying out this Plan and shall take all actions necessary to ensure the continued fulfillment of the purposes of this Plan and to prevent the recurrence or spread in the area of conditions causing deterioration. Actions by the City may include, but not be limited to, the following: a. Institution and completion of proceedings necessary for changes and improvements in private and publicly owned public utilities within or affecting the Project Area. b. Revision of zoning (if necessary)within the Project Area to permit the land uses and development authorized by this Plan. C. Imposition,wherever necessary, of appropriate controls within the limits of this Plan upon parcels in the Project Area to ensure their proper development and use. d. Provision for administrative enforcement of this Plan by the City after development. The City and the Agency may develop and provide for enforcement of a program for continued maintenance by owners of all real property, both public and private,within the Project Area throughout the duration of this Plan. e. Building Code enforcement. f. Performance of the above actions and of all other functions and services relating to public peace, health, safety, and physical development normally rendered in accordance with a schedule which will permit the development and/or redevelopment of the Project Area to be commenced and carried to completion without unnecessary delays. g. The undertaking and completing of any other proceedings necessary to carry out the Project. 39 h. Administration of Community Development Block Grant funds that may be made available for this Project. i. Appropriate agreements with the Agency for administration, supporting services, funding sources, and the like. j. Joint funding of certain public improvements, including but not limited to those identified in this Plan and Attachment 5 to the Plan. k. Use of public entity labor, services, and materials for construction of the public improvements listed in this Plan. 1. Assist with coordinating and implementing the public improvements in the Project Area identified in the Study. The foregoing actions, if taken by the City and/or the Ada County Highway District, do not constitute any commitment for financial outlays by the City. In addition to the above, other public entities shall aid and cooperate with the Agency in carrying out this Plan and shall take all actions necessary to ensure the continued fulfillment of the purposes of this Plan. 601 Maintenance of Public Improvements The Agency has not identified any commitment or obligation for long-term maintenance of the public improvements identified. The Agency will need to address this issue with the appropriate entity,public or private, who has benefited from or is involved in the ongoing preservation of the public improvement. The Agency expects to dedicate public improvements to the City. 700 ENFORCEMENT The administration and enforcement of this Plan, including the preparation and execution of any documents implementing this Plan, shall be performed by the Agency and/or the City. 800 DURATION OF THIS PLAN, TERMINATION,AND ASSET REVIEW Except for the nondiscrimination and nonsegregation provisions which shall run in perpetuity, the provisions of this Plan shall be effective, and the provisions of other documents formulated pursuant to this Plan, shall be effective for twenty (20) years from the effective date of the Plan subject to extensions set forth in Idaho Code Section 50-2904. The revenue allocation authority will expire on December 31, 2041, except for any revenue allocation proceeds received in calendar year 2042, as contemplated by Idaho Code Section 50-2905(7). The Agency may use proceeds in 2042 to complete the projects set forth herein. As stated in the Plan, any disposition 40 a F-1 and development agreement or owner participation agreement obligations will cease as of December 31, 2041. Idaho Code Section 50-2903(5)provides the Agency shall adopt a resolution of intent to terminate the revenue allocation area by September 1. In order to provide sufficient notice of termination to the affected taxing districts to allow them to benefit from the increased budget capacity, the Agency will use its best efforts to provide notice of its intent to terminate this Plan and its revenue allocation authority by May 1, 2042, or if the Agency determines an earlier terminate date, then by May 1 of the early termination year: a. When the Revenue Allocation Area plan budget estimates that all financial obligations have been provided for, the principal of and interest on such moneys, indebtedness, and bonds have been paid in full or when deposits in the special fund or funds created under this chapter are sufficient to pay such principal and interest as they come due, and to fund reserves, if any, or any other obligations of the Agency funded through revenue allocation proceeds shall be satisfied and the Agency has determined no additional project costs need be funded through revenue allocation financing, the allocation of revenues under Idaho Code Section 50-2908 shall thereupon cease; any moneys in such fund or funds in excess of the amount necessary to pay such principal and interest shall be distributed to the affected taxing districts in which the Revenue Allocation Area is located in the same manner and proportion as the most recent distribution to the affected taxing districts of the taxes on the taxable property located within the Revenue Allocation Area; and the powers granted to the urban renewal agency under Idaho Code Section 50-2909 shall thereupon terminate. b. In determining the termination date, the Plan shall recognize that the Agency shall receive allocation of revenues in the calendar year following the last year of the revenue allocation provision described in the Plan. C. For the fiscal year that immediately predates the termination date, the Agency shall adopt and publish a budget specifically for the projected revenues and expenses of the Plan and make a determination as to whether the Revenue Allocation Area can be terminated before January 1 of the termination year pursuant to the terms of Idaho Code Section 50-2909(4). In the event that the Agency determines that current tax year revenues are sufficient to cover all estimated expenses for the current year and all future years,by May 1, but in any event, no later than September 1, the Agency shall adopt a resolution advising and notifying the local governing body, the county auditor, and the State Tax Commission, recommending the adoption of an ordinance for termination of the Revenue Allocation Area by December 31 of the current year, and declaring a surplus to be distributed as described in Idaho Code Section 50-2909 should a surplus be determined to exist. The Agency shall cause the ordinance to be filed with the office of the county recorder and the Idaho State Tax Commission as provided in Idaho Code Section 63-215. 41 a F-1 Upon termination of the revenue allocation authority of the Plan to the extent the Agency owns or possesses any assets, subject to the following paragraph, the Agency intends to dispose of any remaining assets by granting or conveying or dedicating such assets to the City, unless based on the nature of the asset, disposition to another public entity is more appropriate. As allowed by Idaho Code Section 50-2905(8), the Agency may retain assets or revenues generated from such assets as long as the Agency shall have resources other than revenue allocation funds to operate and manage such assets. Similarly, facilities which provide a lease income stream to the Agency for full retirement of the facility debt will allow the Agency to meet debt services obligations and provide for the continued operation and management of the facility. For those assets which do not provide such resources or revenues, the Agency will likely convey such assets to the City, depending on the nature of the asset. 900 PROCEDURE FOR AMENDMENT OR MODIFICATION To the extent there are any outstanding loans or obligations, this Plan should not be modified pursuant to the provisions set forth in Idaho Code Section 50-2903A. Modification of this Plan results in a reset of the base value for the year immediately following the year in which the modification occurred to include the current year's equalized assessed value of the taxable property in the revenue allocation area, effectively eliminating the Agency's revenue stream as more fully set forth in Idaho Code Section 50-2903A subject to certain limited exceptions contained therein. As more specifically identified above, the Agency's projections are based on estimated values, estimated levy rates, estimated future development, and estimated costs of future construction/improvements. Annual adjustments, as more specifically set forth in the Agency's annual budget, will be required to account for more/less estimated revenue and prioritization of projects. Any adjustments for these stated purposes are technical and ministerial and are not deemed a modification under Idaho Code Section 50-2903A(1)(a)(i). 1000 SEVERABILITY If any one or more of the provisions contained in this Plan to be performed on the part of the Agency shall be declared by any court of competent jurisdiction to be contrary to law, then such provision or provisions shall be null and void and shall be deemed separable from the remaining provisions in this Plan and shall in no way affect the validity of the other provisions of this Plan. 1100 ANNUAL REPORT AND OTHER REPORTING REQUIREMENTS Under the Law, the Agency is required to file with the City, on or before March 31 of each year, a report of the Agency's activities for the preceding calendar year,which report shall include the financial data and audit reports required under sections 67-1075 and 67-1076, Idaho Code. This annual report shall be considered at a public meeting to report these findings and take comments from the public. 42 Additionally, the Agency must comply with certain other reporting requirements as set forth in Idaho Code Section 67-107615, the tax commission plan repository,see Idaho Code § 50- 2913, and the tax commission's plan modification annual attestation,see Idaho Code § 50- 2903A. Failure to report the information requested under any of these statutes results in significant penalties, including loss of increment revenue, and the imposition of other compliance measures by the Ada County Board of County Commissioners. 1200 APPENDICES,ATTACHMENTS, EXHIBITS, TABLES All attachments and tables referenced in this Plan are attached and incorporated herein by their reference. All other documents referenced in this Plan but not attached are incorporated by their reference as if set forth fully. 15 House Bill 73,passed during the 2021 Legislative Session,significantly effective as of January 1,2021,with the remaining sections in full force and effect on and after January 1,2022,establishes a uniform accounting system for local governmental entities,including urban renewal agencies,which is to be administered by the State Controller. Going forward,Idaho Code Section 67-450E is superseded by Idaho Code Section 67-1076. 43 Attachment 1 Boundary Map of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area EXHIBIT B SKETCH TO ACCOMPANY URBAN RENEWAL DISTRICT DESCRIPTION FOR MERIDIAN DEVELOPMENT CORPORATION LOCATED IN THE SE 114 OF THE SE 114 OF SECTION 1, AND IN THE NE 114 OF THE NE 114 OF SECTION 72, TOWNSHIP 3 NORTH, RANGE 1 WEST, ALSO BEING IN THE S 112 OF THE SW 114 OF SECTION 6, AND IN THE NW 114 OF SECTION 7, AND IN THE N 11.E OF THE Sly 114 OF SECTION 7, TOWNSHIP J NORTH, RANGE 7 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO 714 ry LEGEND URD BOUNDARY s V76 Cs V76 - - - URD AREA N 89'08 5 f E 24G4.26' SEE SHEET 2 OF 5 p SEE SHEET 3 OF 5 Z JSASIs �F EEAR G, Z 1 4 1 6 .58 3 W -d- ly S 892653" E 2,555.27' 12 � AIRIN W CHERRY LANE SEE SHEET 3 OF .5 EES E 4OF5 ry Zq a p�A AN Z E SHEET 5 OF .5 Z Ns D L c fi 4 U n o 114 C 114 18 7 N 89-35 22 E —2394.97' -V P E PINE AVENUE CIVIL SURVEY CONSULTANTS, INC. 2893 SOUTH MERIDIAN ROAD SCALE 1'=1000' MERIDIAN, IDAHO 83642 (208)888-4312 SHEET 1 OF 5 EXHISIT B (CONTINUED) 5EE 5HECT 3 OF 5 SEE 12 7 N 0'18'09" E 1324,40' DETAIL B S vi 6 7 6 ` ERID R 1.?fi 19"E 43.51 -+ 197 79' L-12 L-10 C-1 0 L- v j" L-11 Q,W NO'1809'E E--12 ,z , 28.88' � N 126'19" E (�k6 197.79' DETAIL 8 No SCALE I CS 7�16 SCALE I l� L-5 �`C,E Sr C/ LEGEND 4ry � UU W a 1 s� ❑ URD 80UNDARY �a I ¢ �9 Of �` URD AREA F � \4' o �A , K(0) GIVIL SURVEY CONSULTANTS,INC. 2893 SOUTH MERIDIAN ROAD 5EE MERIDIAN,IDAHO 83642 DETAIL A (208)888- 312 L-4 62. 19' L-1 707• LINE DATA PRINT OF 4-2 � L-3 6.324 �P LINE BEARING DISTANCE BEGINNING L-2 L-1 s 88-35'17" W 35.03, E BAR RA L-2 N 1 24�43" W 54.39' DRIVE L-3 N 27'07'54" W 75.58' V L-4 N 51-70'4J" W 78,50' L-5 N d'29'39" E 5.24' DETAIL A L-6 s 38.57'10" W 70o.83' N0 SCALE 4-7 N 64.55'1 1" W 97.10' 1/4 N C'18'79" E L--8 S 38-72:39" W 48.77' 13OO.92' 4-9 N 89'4229" W 783.94' C5 V16 L-70 N 65.44 09" W 8.70' N 69'37 497' W 4.50' L-12 N 0-18'09" E 90.62' CURVE DATA SHEET ❑F S CURVE DELTA RADIUS ARC TANGENT CHARD CHORD DRNG. c-1 52 04 s2" 35.00 31.87 »10 3a73 s 64 75 D5" w EXHIBIT B (CONTINUED) � o 1 � z N 89'41'51" W 669,50' S Vic6 1.50' 4&.oo' W Q cz SCALE- 1 -.300' � LEGEND UR0 BOUNDARY P URU AREA � o�p LA E H S _ 1979.77 S 89 26 S 357 11' 7 6 O �e- v ,5 6926 54" E 26.55.27' 318 39' -17 7 7 ��}} -4 W CHERRY LANE L-13 L--16 �v 18 SV L714 L-78 sr r� � N S-71r_ 7. z L-15 L-19 L-22 ❑ L-21 "u ❑ � Z � LINE DATA o LINE BEARING DISTANCE N z W L-73 5 O'33'06" W 5T.oo' L-14 5 62"43'15" E 12.62' zt L-75 5 86'48'50" E 60.07' L-16 N 6624'13" E" 72.07' L-77 S 8926'54" E 782.07' CIVIL SURVEY CONSULTANTS, INC. L-la S 4534 48" E 47.87' 2893 SOUTH MERIDIAN ROAD 114 L-79 5 J25'19" E 87.40' MERIDIAN, IDAHO83642 L-20 5 02J29" W 119.26' t208)888-4392 L-21 S 59.35,31" E 57 50' SHEET 3 Of 5 L-22 N 0'23 29" E 9_J2' EXHIBIT B (CONTINUED) N MERIOMN ROAD N 0 23 29" E 2652.11' SEE SHEET 3 OF 5 12 so" 29" O15 9' L-2� �j 46.00' R, I C 25 4 233.00' +v SCALE- 1=.300' p ul zo LEGEND NE 2ND 112 .STREET ("I URD BOUNDARY m Is URO AREA W Q a � N 3RO 5 1 9.78' N O 35 00" C 714 6 ' 652,57' 2 18780 52 05' �9�*- N 0 1 to Pe- of � 49 9' �F A KO d N 0'36�5" E 310.05' POINT OF f BEGINNING LINE DATA 114 LINE BEARING DISTANCE — -- L—22 N ❑23 29" E 9.32' N ❑'34 47" E 2694.28' L—23 N 89 3658" E 240,02' L—24 5 89'36 58" W 50.0 1' CIVIL SURVEY CONSULTANTS,INC. L-25 5 02329" W 106.39' 2893SOUTH MERIDIAN ROAD L-26 5 69-3605" W 750.01' MERIDIAN,IDAHO83642 L—27 N 45 J4'47" E 27 60' (208)888-0312 L-40 N 45J447" E- 2780, SHEET 4 OF 5 1-41 5 88-2J46" E 62.3S' EXHIBIT B (CONTINUED) N MERIDIAN ROAD .SCALE r' 300' 1/4 N 0'23 29" E 2652 1 r' S Q,',?3;29" W- LEGEND �l5/ 'r WI G L-28 URD BOUNDARY Z o URD AREA Q W w N MAIN STREET = J 60.00' .� *p L L N M c`E S I 340.01' (3)°Wi 5 OWN'W L-29 7 80.Q 290.72' 18 •��+ ff256."00,10/' 25 99' o oa�r O'33' 4" W �- 3a TFOF �a f£A . K�� � �I o NE 2ND 1/2 STRE _ Z � P O'37' 3"` 591. B 0'3 4 349f 78' -39 I4,9' NE 4TH .STREET N ON%7'E L-37 301.4d' 72.32' L-38 60.Q1 I L 34 E 4TH STREET 1 � 4 NE STH STREET I E 5TH 5 EET z t� LINE DATA LINE BEARING DISTANCE L-28 5 23'44 59" E 9.44' L-29 N 89'26 36" W 37.00' W L-30 N 89-3547" E 67.79' L-31 5 0*-T2'08" W 80.01 L-32 N 058 55" E 80.02' C r 4 N D'34 4T" E 2694.28' L-33 N 03447" E 60.01' 1 1-34 5 89'3547" W 77-98' CIVIL SURVEY CONSULTANTS.INC. L-35 N 0:35 03" E r2a.38' 2883 SOUTH MERIDIAN ROAD L-36 N 89'3547" E 1 1.00' MERIDIAN, ICAHO$3642 L-37 N 0-J5 00" E 120.38' MERIDIAN, IDAHO L-38 N 89.3.5¢7" E 70.60 88.4312 SHEET 5 OF 5 L-3.9 5 89'.36'17" W 10.00 Attachment 2 Legal Description of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area a F-1 EXHI BIT A URBAN RENEWAL DISTRICT BOUNDARY DESCRIPTION FOR MERIDIAN DEVELOPMENT CORPORATION NORTHERN GATEWAY A description for Urban Renewal District purposes located in the SE 1/4 of the SE 1/4 of Section 1, and in the NE 1/4 of the NE 1/4 of Section 12, Township 3 North, Range 1 West, also being in the S 1/2 of the SW 1/4 of Section 6, and in the NW 1/4 of Section 7, and in the N 1/2 of the SW 1/4 of Section 7, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at a brass cap monument marking the southeasterly corner of said S 1/2 of the SW 1/4 of Section 6, from which a brass cap monument marking the southwesterly corner of said Section 6 bears S 88'35'17" W a distance of 2404.78 feet; Thence S 88'35'17" W along the southerly boundary of said Section 6 a distance of 389.74 feet to the POINT OF BEGINNING; Thence continuing S 88'35'17" W a distance of 35.08 feet to a point; Thence leaving said southerly boundary N 1'24'43" W a distance of 54.39 feet to a point marking the southwesterly corner of that PARCEL as shown on Record of Survey No. 2969, Instrument No. 94082169, found in the office of the Recorder, Ada County, Idaho; Thence N 27*07'54" W along the southwesterly boundary of said PARCEL a distance of 75.58 feet to a point marking the westerly corner of said PARCEL, said point being the southerly corner of PARCEL A as described in Warranty Deed Instrument No. 96048180 as found in said office of the Recorder,- Thence leaving said southwesterly boundary of said PARCEL and along the southwesterly boundary of said PARCEL A the following described courses: Thence N 51'10'43" W a distance of 78.50 feet to a point; Thence N 71'30'43" W a distance of 684.82 feet to a point; Thence N 0'29'39" E a distance of.5.24 feet to a point marking the southeasterly corner of LA PLAYA MANOR ESTATES SUBDIVISION as found in Book 70 of plats at Pages 7187 — 7188 in said office of the Recorder; Page 1 of 8 Thence leaving said southwesterly boundary of said PARCEL A and along the southwesterly boundary of said LA PLAYA MANOR ESTATES SUBDIVISION the following described courses: Thence S 88'51'10" W a distance of 100.93 feet to a point; Thence N 64a55'11" W a distance of 91.10 feet to a point; Thence N 52°28'52" W a distance of 886.26 feet to a point on the southerly right-of-way of E Carmel Drive; Thence continuing N 52'28'52" W a distance of 60.00 feet to a point on the northerly right-of-way of E Carmel Drive; Thence leaving said southwesterly boundary of LA PLAYA MANOR ESTATES SUBDIVISION and along said northerly right-of-way the following described courses: Thence 5 38°12'39" W a distance of 48.77 feet to a point; Thence a distance of 3 1.8 1 feet along the arc of a 35.00 foot radius curve right, said curve having a central angle of 52'04'52" and a tong chord bearing S 64"15'05" W a distance of 30.73 feet to a point; Thence N 89'42'29" W a distance of 183.94 feet to a point: Thence N 65'44'09" W a distance of 8,70 feet to a point on the easterly right-of-way of N Meridian Road; Thence leaving said northerly right-of-way and along said easterly right-of-way the following described courses: Thence N 1'26'19" E a distance of 197.79 feet to a point; Thence N 0a18'09" E a distance of 28.88 feet to a point; Thence N 89'37'07" W a distance of 4.50 feet to a point; Thence N 0`18'09" E a distance of 90.62 feet to a point an the northerly boundary of said 5 1/2 of the SW 1/4 of Section 6; Pap-e 2 of 8 F-1 Thence leaving said easterly right-of-way S 89'08'51" W along said northerly boundary a distance of 43.51 feet to a point marking the northwesterly corner of said S 1/2 of the SW 1/4 of Section 6; Thence N 89°41'51" W along the northerly boundary of said SE 1/4 of the SE 1/4 of Section 1 a distance of 48.00 feet to a point on the westerly right-of-way of N Meridian Road, said point being on the northerly boundary of that PARCEL as shown on Record of Survey No. 9135, Instrument No. 112011184, found in said office of the Recorder; Thence continuing N 89°41'51" W along said northerly boundaries a distance of 621.50 feet to a point marking the northwesterly corner of said PARCEL; Thence leaving said northerly boundaries S 0'33'44" W along the westerly boundary of said PARCEL a distance of 1278.48 feet to a point on the right-of-way of W Cherry Lane; Thence continuing S 0'33'44" W along an extension of said westerly boundary a distance of 43.00 feet to a point on the southerly boundary of said SE 1/4 of the SE 1/4 of Section 1; Thence leaving said extension S 89'26'54" E along said southerly boundary a distance of 318.39 feet to a point; Thence leaving said southerly boundary 5 0'33'06" W a distance of 57.00 feet to a point on the southerly right-of-way of W Cherry Lane; Thence along said southerly right-of-way the following described courses: Thence S 62'43'15" E a distance of 12.62 feet to a point on the westerly right-of-way of NW 2nd Street; Thence leaving said westerly right-of-way S 86°48'50" E a distance of 60.07 feet to a point on the easterly right-of-way of NW 2nd Street; Thence leaving said easterly right-of-way N 66'24'13" E a distance of 12.07 feet to a point; Thence S 89'26'54" E a distance of 182.01 feet to a point; Thence 5 45'34'48" E a distance of 41.81 feet to a point on the westerly right-of-way of N Meridian Road; Page 3 of 8 Thence leaving said southerly right-of-way and along said westerly right-of-way the following described courses: Thence S 3'25'19" E a distance of 81.40 feet to a point; Thence S 0'23'29" W a distance of 119,26 feet to a point; Thence leaving said westerly right-of-way 5 89'36'31" E a distance of 57.50 feet to a point on the westerly boundary of said NW 1/4 of Section 7; Thence N 0'23'29" E along said westerly boundary a distance of 9.32 feet to a point an the extension of the northerly boundary of PARCEL A as shown on Record of Survey No. 10448, Instrument No. 2016-028560, found in said office of the Recorder; Thence N 89°36'58" E along said extension a distance of 46.00 feet to a point marking the northwesterly corner of said PARCEL A; Thence continuing N 89'36'58" E along the northerly boundary of said PARCEL A a distance of 194.02 feet to a point marking the northeasterly corner of said PARCEL A; Thence S 0'23'29" W along the easterly boundaries of said PARCEL A and of PARCEL 8 of said Record of Survey No. 10448 a distance of 233.00 feet to a point marking the southeasterly corner of said PARCEL 6; Thence S 89'36'58" W along the southerly boundary of said PARCEL 8 a distance of 50.01 feet to a point; Thence leaving said southerly boundary S 0023'29" W a distance of 106.39 feet to a point; Thence S 89'36'O5" W a distance of 150.01 feet to a point on the easterly right-of-way of N Meridian Road; Thence along said right-of-way the following described courses: Thence S 0'23'29" W a distance of 1015.39 feet to a point; Thence S 23'44'S9" E a distance of 9.44 feet to a point on the northerly right-of-way of E Washington Street; Thence leaving said easterly right-of-way N 89'36'04" E along said northerly right-of-way a distance of 440.45 feet to a point on the westerly right-of-way of N Main Street; Page 4 of 8 Thence leaving said northerly right-of-way N 0'33'24" E along said westerly right-of-way a distance of 256.24 feet to a point on the extension of the northerly boundary of that PARCEL as shown on Record of Survey No. 1171, instrument No. 8761859, found in said office of the Recorder; Thence leaving said westerly right-of-way N 89'58'13" E along said extension a distance of 80.00 feet to a point marking the northwesterly corner of said PARCEL; Thence continuing N 89°58'13" E along the northerly boundary of said PARCEL a distance of 249.98 feet to a point marking the northeasterly corner of said PARCEL, said point being the northwesterly corner of SCHOOL PLAZA SUBDIVISION NO. 1 as found in Book 64 of plats at Pages 6501 --6502 in said office of the Recorder; Thence along the easterly boundary of said PARCEL and the westerly boundary of said SCHOOL PLAZA SUBDIVISION NO. 1 the following described courses: Thence S 0'33'24" W a distance of 290.72 feet to a point; Thence N 89'26'36" W a distance of 37.00 feet to a point; Thence S 0*33'24" W a distance of 280.00 feet to a point marking the southeasterly corner of said PARCEL and marking the southwesterly corner of said SCHOOL PLAZA SUBDIVISION NO. 1; Thence leaving said boundaries 5 0'33'24" W along an extension of said boundaries a distance of 60.01 feet to a point on the northerly boundary of Block 5 of FA NOURSFSSECOND ADDITION as found in Book 2 of plats at Page 64 in said office of the Recorder; Thence leaving said extension N 89'35'47" E along said northerly boundary a distance of 87.19 feet:to a point marking the northeasterly corner of said Block 5; Thence 5 0°31'57" W along the easterly boundary of said Block 5 a distance of 255.99 feet to a point marking the southeasterly corner of said Block 5; Thence continuing S.0'31'57" W a distance of 80.01 feet to a point marking the northeasterly corner of Block 2 of said F A NOURSES SECOND ADDITION; Thence continuing 5 0031'57" W along the easterly boundary of said Block 2 a distance of 256.02 feet to a point marking the southeasterly corner of said Block 2; Page 5 of 8 a F-1 Thence 5 0'32'08" W a distance of 80.01 feet to a point on the southerly right-of-way of E Pine Avenue as shown on Record of Survey No. 11653, Instrument No. 2018-119154, found in said office of the Recorder; Thence along said southerly right-of-way the following described courses: Thence N 89'35'22" E a distance of 80.01 feet to a point marking the northwesterly corner of that right-of-way vacated to adjoining owners, as described in Instrument No. 98218, of Block 7 of the amended plat of the TOWNSITE OF MERIDIAN as found in Book 1 of}Mats at Page 30 in said office of the Recorder; Thence continuing N 89'35'22" E a distance of 308.78 feet to a point marking the northeasterly corner of said vacated right-of-way of Block 1 of the amended plat of ROWAN ADDITION as found in Book 2 of plats at Page 52 in said office of the Recorder; Thence continuing N 89'35'22" E a distance of 80.04 feet to a point marking the northwesterly corner of said vacated right-of-way of Bock 6 of said amended plat of ROWAN ADDITION; Thence leaving said southerly right-of-way N 0658'55" E a distance of 80.02 feet to a point marking the southwesterly corner of Block 3 of COTTAGE HOME ADDITION as found in Book 1 of plats at Page 42 in said office of the Recorder; Thence N 0'37'13" E along the westerly boundary of said Block 3 a distance of 256.03 feet to a point marking the northwesterly corner of said Block 3; Thence continuing N 0'37'13" E a distance of 80.01 feet to a point marking the southwesterly corner of Block 6 of said COTTAGE HOME ADDITION; Thence continuing N 0037'13" E along the westerly boundary of said Block 6 a distance of 255.93 feet to a point marking the northwesterly corner of said Block 6; Thence N 89035'47" E along the northerly boundary of said Block 6 a distance of 299.64 feet to a point marking the northeasterly corner of said Block 6; Thence continuing N 89'3547" E a distance of 99.67 feet to a point the northwesterly corner of Lot 1 of Block 1 of EASTSIDE PA RK SUBDIVISION as found in Book 20 of plats at Pages 1312— 1313 in said office of the Recorder; Page 6 of 8 Item 3. 181 Thence continuing N 89035'47" E along the northerly boundary of said Lot 1 a distance of 12.32 feet to a point on an extension of the easterly boundary of Lot 1 of Block 3 of said EASTSIDE PARK SUBDIVISION; Thence leaving said northerly boundary N 0'34'47" £ a distance of 60.01 feet to the southeasterly corner of said Lot 1 of Block 3-1 Thence S 89'35'47" W along the southerly boundary of said Lot 1 a distance of 71.98 feet to the southwesterly corner of said Lot 1; Thence N 0'35'03" E along the westerly boundary Of said Lot 1 a distance of 120.38 feet to the northwesterly corner of said Lot 1; Thence N 89'3547" E along the northerly boundary of said Lot 1 a distance of 11.00 feet to a point; Thence leaving said northerly boundary N 0'35'00" E a distance of 120.38 feet to a point on the northerly boundary of said Block 3; Thence N 89'35'47" E along said northerly boundary a distance of 10.60 feet to a point on the extension of the easterly right-of-way of NE 4th Street; Thence leaving said northerly boundary N 0°34'47" E along said extension a distance of 60.01 feet to a point on said easterly right-of-way; Thence continuing N 0'34'47" E along said easterly right-of-way a distance of 301.48 feet to a point on the southerly boundary of FORTY THREE NORTH SUBDIVISION as found in Book 116 of plats at Pages 17417— 17419 in said office of the Recorder; Thence S 89°36'17" W along said southerly boundary a distance of 10.00 feet to a point marking the southwesterly corner of said FORTY THREE NORTH SUBDIVISION; Thence along the westerly boundary of said FORTY THREE NORTH SUBDIVISION the following described courses: Thence N 0'34'47" E a distance of 349.78 feet to a point; Thence N 45'34'47" E a distance of 27.80 feet to a point marking the northwesterly corner of said FORTY THREE NORTH SUBDIVISION; Page 7 of 8 Item 3. F182] Thence leaving said westerly boundary S 88'23'46" E along the northerly boundary of said FORTY THREE NORTH SUBDIVISION a distance of 62.38 feet to a point on the extension of the easterly boundary of that PARCEL as shown on record of Survey No. 10184, Instrument No. 2015-067809, found in said office of the Recorder,- Thence N 0'35'00" E along said extension a distance of 62.05 feet to a point marking the southeasterly corner of said PARCEL; Thence continuing N 0°35'00" E along the easterly boundary of said PARCEL a distance of 652.57 feet to a point marking the southwesterly corner of that PARCEL as shown on Record of Survey No. 2532, Instrument No. 9353397, found in said office of the Recorder; Thence leaving said easterly boundary N 89'10'54" E along the southerly boundary of said PARCEL as shown on Record of Survey No. 2532 a distance of 240.25 feet to a point marking the southeasterly corner of said PARCEL as shown on Record of Survey No. 2532; Thence N 0'36'25" E along the easterly boundary of said PARCEL as shown on Record of Survey No. 2532 a distance of 260.06 feet to a point on the southerly right-of-way of E Fairview Avenue; Thence leaving said easterly boundary and continuing N 0'36'25" E along and extension of said easterly boundary a distance of 49.99 feet to the POINT OF BEGINNING. This parcel contains approximately 126.226 acres. NOTE: This description was prepared using record information including Record of surveys, Subdivision Plats and Deeds acquired from the Ada County Recorder's office. No field survey has been performed. Prepared by: Kyle A. Koomler, PLS NAL SN SG Civil Survey Consultants, Incorporated �! G May 26, 2021 187 06- J, -2G 21 o;01, �- Page 8 of 8 Item 3. 183 Attachment 3 Private Properties Which May Be Acquired by the Agency 1. The Agency has not identified any particular parcel for the construction of public improvements or for private redevelopment. Properties which may be subject to acquisition include parcels to: a) assemble with adjacent parcels to facilitate development and/or redevelopment; b) assemble with adjacent rights-of-way to improve configuration and enlarge parcels for development and/or redevelopment; c) reconfigure sites for development and possible extension of streets or pathways; d) assemble for future transfer to qualified developers to facilitate the development of mixed-use, residential (including affordable and/or workforce housing), commercial, office and retail areas; or e) assemble for the construction of certain public improvements, including but not limited to streets, streetscapes, water and sewer improvements, environmental and floodplain remediation/site preparation,public parking, community facilities, parks,pedestrianibike paths and trails, recreation access points, and other public facilities. 2. The Agency reserves the right to acquire any additional right-of-way or access routes near or around existing or planned rights-of-way. 3. The Agency reserves the right to acquire property needed to provide adequately sized sites for high priority projects for the development of public improvements (the exact location of which has not been determined). 4. Other parcels may be acquired for the purpose of facilitating catalyst or demonstration projects, constructing public parking, constructing new streets or pathways, enhancing public spaces, or to implement other elements of the urban renewal plan strategy and/or any master plan for the Project Area, including support for affordable and/or workforce housing projects. Item 3. Fl 84 Attachment 4 Map Depicting Expected Land Uses and Current Zoning Map of the Project Area • - Medium Density IN - - .- ■�A OfficeF Residential ■■,� � —oil 0 // `r' IIIIIIIJ� 1111 /�� `High Density • • % esidelo ntial ■ 'N /, - Commercial oil 00 lo Density�/� ` _ _ ■ ��� /�i� sWen ■�� _ ■� MEN MEN 3 ■�B\■■ ■MEN ■ -Hi-:�h�■■ _■ �ilVledi�m ■ ����� Densit !■ �� ` �D♦ensit�i �`�,_■ !Residential � � � Q � Residentiah ORION -A ME ■ - . . .. -- - . . a IIIII■1 111 11■ IIIII ■11■ III■ � ����1 • ••• _ i 1111111 ■11 _ - 11 IIIII . 1■■ _■■1+ � ■ -• - 1■ ■■ ■� 1■1■11 ■11�� ■IIII Illf: 111111 `��I���� ��_ _ ■� " MU C -- ■ ■ ! I . �♦Ir1�■ I A ■CIA ■� R:r■■ %r■■r�►� ■■■ • : • • ■ �� IIIIIIIJ, R-15 1INO • R-8 R 40 R-8 RUT ' !!� ■ ■ l`N'� i ■ �� Isonlid .■■ ■ !— R-40 ■ ■� =. Q �_ lllLRl9jT5 ■ I ■ --�-- C Is - . . .. -- - . • o ■■■Eff ��■■■ ■�■■ ■■■■ . S � ■111■ ■UM 1■III Ilfi 111111 ■11 °-T `��lR 51 Item 3. 187 Attachment 5 Economic Feasibility Study Item 3. F188] ATTACHMENT 5.1 (Option A) Public Improvements within the Revenue Allocation Area This attachment includes a projected list of proposed public works or improvements within the Northern Gateway District Project Area (the "Project Area"). The proposed improvements within the Project Area include improvements to streets, utilities, and other public rights-of- way amenities as well as improvements to parks and open space, transit improvements, fagade improvements, historic lighting, wayfinding, environmental remediation, planning studies and public parking. Property acquisition to support development goals is also contemplated. The Northern Gateway District Improvement List set forth below identifies needed investments to support private investment in capital facilities. Capital facilities generally have long useful lives and significant costs. The overall project and the infrastructure to support it are all consistent with the vision articulated in the City of Meridian Comprehensive Plan, Destination: Downtown Plan, the future land use map and as required in City development regulations. The cost estimates provided by the City are based upon prices for similar construction in the area. Estimated costs expected to be incurred in implementing the urban renewal plan are as follows: Northern Gateway District Improvement List Open Area Development Costs Utilities $3,000,000 Collector Roadways $1,000,000 Sub-total Open Area Development Costs $4,000,000 Redevelopment Project Area Costs Street Improvements $11,000,000 Other Streetscapes $1,000,000 Utilities $5,200,000 Transit improvements $1,500,000 Fagade Improvements $1,000,000 Historic Lighting $750,000 Property Acquisition $3,000,000 Wayfinding/Signage $250,000 Public Parking $2,000,000 Public Plazas, Parks & Open Space $2,500,000 Environmental Remediation $1,500,000 Planning Studies $236,000 Sub-total Redevelopment Area Costs $29,925,000 Grand Total $33,925,000 Item 3. F189] The projects and estimated costs have been derived from the City of Meridian, the Meridian Development Corporation (MDC) and Vitruvian Planning, the transportation consultant, in part, based upon similar works being carried out in the broader community. The costs are estimated in 2021 dollars and are not inflated. Costs will likely vary from the costs detailed here, as they will be subject to inflation and further project refinement and timing. The cost estimates used in this analysis are considered estimates for the purpose of financial planning. The Project Area is estimated to generate $35,085,665 in tax increment revenue between 2022 and 2041 in addition to the initial $75,000 loan from MDC to activate the program'. The total from both sources is estimated to be $35,160,665. There are presently$33,925,000 of project costs identified in the Northern Gateway District Improvement List. It is generally understood that projects will occur on a pay-as-you-go basis recognizing there may be an opportunity for owner/developer advanced funding of projects, which eligible costs would then be reimbursed through an Owner Participation Agreement (OPA), or other similar agreement, from resources derived from the Project Area. Administrative costs over the 20-year life of the district are estimated at $975,000 or approximately 2.6% of total estimated revenue. The initial inter-district loan to support startup costs is assumed to be repaid at 5% interest for a total obligation of$112,500. The total estimated expenditures equal $35,012,500, leaving a $148,165 positive program balance of at the end of the 20-year term. See attached cash flow analysis for detailed estimates. The Urban Renewal Plan for the Northern Gateway District Project (the "Plan") provides for the Plan and Project Area to extend through its maximum term of 20 years. Protect Funding Secure funding includes revenue allocation funds and is money MDC is highly likely to receive. The funds may not be in MDC's possession at the beginning of the Plan period, but it is virtually certain that MDC will receive the funds. MDC may need to take specific actions to generate the funding, but those actions are within its powers. Despite the high probability of secure funding, no project can proceed until a specific, enforceable funding plan is in place. Potential funding is money that might be received by MDC. In every case MDC is eligible for the funding, and the source of funding exists under current law. However, each potential funding source requires one or more additional steps or decisions before MDC can obtain the resources, and the ultimate decision is outside of MDC's independent control. The City's capital 'As the Idaho property tax system provides for taxes being paid in arears, revenue allocation proceeds will be received in FY 2042. However, the final year of income has not been considered in determining the economic feasibility of the District. Item 3. F-19ol contributions or Community Development Block Grant funding are examples of potential funding. Thus, potential funding is not assumed in determining financial feasibility. Unfunded projects, or portions of projects lack secure or potential funding. At this time, all projects are anticipated to be funded. The amount of tax increment contributed to the project will may vary depending upon the actual cost of infrastructure. The Plan proposes certain public improvements that will facilitate development in the Project Area. The overall investment package will be funded from a variety of financing methods and sources. The primary method of financing MDC's obligation will be through the use of tax increment revenue (i.e., incremental property taxes from the revenue allocation area). This Plan anticipates that at least a portion of the tax increment revenue will be used to reimburse an owner/developer through a negotiated agreement for some or all of the eligible improvement costs. The issuance of bonds is not anticipated in this analysis of financial feasibility. Other sources of funding for project may include, but are not limited to: • Local Improvement District (LID) • Business Improvement District (BID) • Development Impact Fees • Franchise Fees • Grants from federal, state, local, regional agencies and/or private entities • Other bonds, notes and/or loans • Improvements and/or payments by developers The total project costs and the amount of tax increment are estimates. The estimated project costs and revenues are based on MDC's present knowledge and expectations supported by detailed information from property owners, City and MDC staff and MDC's consultants based in part upon current construction projects in the broader community. F-1 Map of Proposed Northern Gateway District Legend lllllililljlllllllllllljlllllll IIIIiIIIII IIOh _ .\\Noftem�ffly c4 omtls IIIIIIjIIllll pII I O Parcels �wro aa Summary of Projects Based on the Northern Gateway District Improvement List set forth above, the estimated total costs for the public improvements are $33,925,000. Cost of Operations and Improvements by Year (2021-2042) Year Secure Potential District Capital and Total Project Funding Funding Operating Program Liabilities (TIF Expenses Expenses & And MDC Loan) Repay Inter- district Loan 2021 $75,000 $0 $0 $0 2022 $38,172 $0 $25,000 $25,000 2023 $79,830 $0 $50,000 $50,000 $100,000 2024 $125,301 $0 $50,000 $125,000 $175,000 2025 $333,941 $0 $50,000 $262,500 $312,500 2026 $475,588 $0 $50,000 $400,000 $450,000 2027 $598,223 $0 $50,000 $550,000 $600,000 2028 $912,403 $0 $50,000 $850,000 $900,000 2029 $1,215,713 $0 $50,000 $1,000,000 $1,050,000 a ❑ 2030 $1,428,075 $0 $50,000 $1,500,000 $1,550,000 2031 $1,756,969 $0 $50,000 $1,700,000 $1,750,000 2032 $1,863,706 $0 $50,000 $1,800,000 $1,850,000 2033 $2,055,176 $0 $50,000 $2,000,000 $2,050,000 2034 $2,362,110 $0 $50,000 $2,300,000 $2,350,000 2035 $2,631,278 $0 $50,000 $2,600,000 $2,650,000 2036 $2,781,286 $0 $50,000 $2,700,000 $2,750,000 2037 $2,938,672 $0 $50,000 $2,900,000 $2,950,000 2038 $3,103,800 $0 $50,000 $3,100,000 $3,150,000 2039 $3,277,052 $0 $50,000 $3,200,000 $3,250,000 2040 $3,458,829 $0 $50,000 $3,400,000 $3,450,000 2041 $3,649,551 $0 $50,000 $3,600,000 $3,650,000 2042 $0 $0 0 $0 Total $35,160,665 $0 $975,000 $34,037,500 $35,012,500 Note: This analysis anticipates a positive fund balance of$148,165 the end of the project. Item 3. F193 ATTACHMENT 5.2 (Option A) Economic Feasibility Study The Plan, as currently envisioned, is economically feasible because the proposed development is sufficient to fully cover the anticipated cost of redevelopment program. The economic feasibility of the Plan is based on the following factors: • The amount of development anticipated in the Project Area • The timing of the proposed taxable development • The nature of the proposed development 0 The amount of tax revenue to be generated by the proposed development • The cost of public improvement projects • If revenue equals or exceeds project costs, the Plan is economically feasible. The following is a summary of the analysis and estimates of the factors used to determine the economic feasibility of the Plan. The Economic Feasibility Analysis Summary: Over the course of the Plan and the Northern Gateway District, $35,085,665 of Tax Increment Revenue will be generated using the development scenarios proposed by the City and MDC, in consultation with its consultants and property owners within the Northern Gateway District. The Economic Feasibility Study assumes a minimum of 10% of annual revenue allocation area proceeds, or TIF revenue, will be used for administration of the Northern Gateway District with that amount capped at $50,000 per year, for a total of$975,000 for administration costs over the 20-year lifespan of the District. The attached spreadsheets entitled "Northern Gateway District Revenue Model" and "Northern Gateway District Cash Flow Analysis" gives a more detailed outlook on the revenues and expenses of the development scenario. The following assumptions were made in the formulation of the Financial Feasibility Analysis: o Land Value Increase @ 8%/Year for 5 years, then 4%/year for the balance of the term. o Improvement Value Increase @ 10%/Year for 5 years, then 5%/year for the balance of the term. o Tax Rate is reduced 10% and held constant through the life of the Plan o Total Cost of Improvements over the life of the project: $33,925,000 (City and consultants' estimates) Item 3. F194 o Tax rate does not include levies excluded pursuant to Idaho Code 50-2908, such as voter approved bonds/levies after 2007,judgment levies or the School District Plant or supplemental levies excluded by law. The Economic Feasibility Analysis shows that the project will generate adequate funds within the Project Area to fund the necessary capital improvements. 4820-9976-3190,v.6 Street Improvements-More Detailed Description Total Construction Estimate Street Section Length(LF) Construction Design Contingency (Rounded) 2&1/2 St,Carlton to Fairview 2,OD0 $ 3,050,000 $ 460,000 $ 610,000 $ 4,100,000 3rd Street,Carlton to Pine 70D $ 475,000 $ 70,000 $ 100,000 $ 600,1100 3rd Street,Fairview to Carlton 2,OD0 $ 1,770,000 $ 270,000 $ 350,000 $ 2,40D,ODD Carlton,w/o 2nd to ego 4th 90D $ 1,260,500 $ 190,000 $ 250,000 $ 1,7OD,000 Washington,2&1/2 to 4th 60D $ 371,000 $ 60,000 $ 70,00D $ 500,000 Meridian Rd frontage,n/o Fairview 1,300 $ 182,000 $ 30,000 $ 40,000 $ 300,000 Fairview Ave frontage,W 2nd to E 5th 2,700 $ 1,294,000 $ $ 260,000 $ 1,600,000 Main St frontage,Fairview to Washington 1,700 $ 2,100,000 $ 320,000 $ 420,000 $ 2,8OD,000 4th,Washington Badley 40D $ 218,000 $ 30,000 $ 40,OD0 $ 300,000 Bad ley,2&1/2 to 4th 60D $ 371,000 $ 60,000 $ 70,000 $ 500,000 Gruber,2&112 to 4th 60D $ 239,000 $ 40,000 $ 50,0D0 $ 300,000 State Ave,w/o 2nd to e/o 3rd 400 $ 134,000 $ 20,000 $ 30,000 $ 200,000 2nd,Pine to Carlton 60D $ 183,000 $ 30,000 $ 40,01DD $ 300,000 Pine frontage,who 2nd to e/o 3rd 40D $ $ $ $ F I 1, Notes; • Assumes no right of way acquisition • Design estimated at 15%of construction,rounded • Contingency of 250A applied to construction costs,rounded • Water main and Wastewater Main estimates supplied by City of Meridian public Works • Local/Collector Street costs adjusted dorm when major Water/WW Main planned due to road work incorporated into those costs F-1 Estimated Location of Utility Upgrades Within the Project Area -7 T . .... 1 T - -- - ------ V- Red—Water and Wastewater Main Lines In Need of Expansion or Replacement Blue—Water Main Lines Planned for Replacement Green—Wastewater Lines Northern Gateway District Revenue Model Land Value Initial Imprv. Cum.New Cumulative Funding for (+8%annually Value(+10% Total Assessed Annual New Const Value+ Cum total Homeowne Increment Levy Tax Admin Capital Year Taxable Value rs'Const.Value Inflation @ Taxable Value Value(I-Base Rate Increment Costs for 5 years Annually for 5 Value on tax roll 10%for 5 Value) (Flat) Yield (10%) Projects/ then 4%) years then 5%) Exemption Debt Service years then 5%) 2021 $ 27,641,100 $ 46,297,100 $ 73,938,200 $ - $ - $ 73,938,200 $ 2,775,726 $ 71,162,474 $ - 0.0053 2022 $ 29,852,388 $ 50,926,810 $ 80,779,198 $ 500,000 $ 500,000 $ 81,279,198 $ 2,914,512 $ 78,364,686 $ 7,202,212 0.0053 $ 38,172 $ 3,817 $ 34,355 2023 $ 32,240,579 $ 56,019,491 $ 88,260,070 $ 500,000 $ 1,025,000 $ 89,285,070 $ 3,060,238 $ 86,224,832 $ 15,062,358 0.0053 $ 79,830 $ 7,983 $ 71,847 2024 $ 34,819,825 $ 61,621,440 $ 96,441,265 $ 500,000 $ 1,576,250 $ 98,017,515 $ 3,213,250 $ 94,804,266 $ 23,641,792 0.0053 $ 125,301 $ 12,530 $ 112,771 2025 $ 37,605,411 $ 67,783,584 $ 105,388,996 $ 30,500,000 $ 32,155,063 $ 137,544,058 $ 3,373,912 $ 134,170,146 $ 63,007,672 0.0053 $ 333,941 $ 33,394 $ 300,547 2026 $ 40,613,844 $ 74,561,943 $ 115,175,787 $ 15,500,000 $ 49,262,816 $ 164,438,602 $ 3,542,608 $ 160,895,995 $ 89,733,521 0.0053 $ 475,588 $ 47,559 $ 428,029 2027 $ 42,238,398 $ 78,290,040 $ 120,528,438 $ 15,500,000 $ 67,225,956 $ 187,754,394 $ 3,719,738 $ 184,034,656 $ 112,872,182 0.0053 $ 598,223 $ 50,000 $ 548,223 2028 $ 43,927,934 $ 82,204,542 $ 126,132,476 $ 50,500,000 $ 121,087,254 $ 247,219,730 $ 3,905,725 $ 243,314,005 $ 172,151,531 0.0053 $ 912,403 $ 50,000 $ 862,403 2029 $ 45,685,051 $ 86,314,769 $ 131,999,820 $ 45,500,000 $ 172,641,617 $ 304,641,437 $ 4,101,011 $ 300,540,426 $ 229,377,952 0.0053 $ 1,215,703 $ 50,000 $ 1,165,703 2030 $ 47,512,453 $ 90,630,507 $ 138,142,961 $ 25,500,000 $ 206,773,698 $ 344,916,658 $ 4,306,062 $ 340,610,596 $ 269,448,122 0.0053 $ 1,428,075 $ 50,000 $ 1,378,075 2031 $ 49,412,952 $ 95,162,033 $ 144,574,984 $ 45,500,000 $ 262,612,383 $ 407,187,367 $ 4,521,365 $ 402,666,002 $ 331,503,528 0.0053 $ 1,756,969 $ 50,000 $ 1,706,969 2032 $ 51,389,470 $ 99,920,134 $ 151,309,604 $ 500,000 $ 276,243,002 $ 427,552,606 $ 4,747,433 $ 422,805,172 $ 351,642,698 0.0053 $ 1,863,706 $ 50,000 $ 1,813,706 2033 $ 53,445,048 $ 104,916,141 $ 158,361,189 $ 15,500,000 $ 305,555,152 $ 463,916,341 $ 4,984,805 $ 458,931,536 $ 387,769,062 0.0053 $ 2,055,176 $ 50,000 $ 2,005,176 2034 $ 55,582,850 $ 110,161,948 $ 165,744,798 $ 35,500,000 $ 356,332,909 $ 522,077,708 $ 5,234,045 $ 516,843,662 $ 445,681,188 0.0053 $ 2,362,110 $ 50,000 $ 2,312,110 2035 $ 57,806,164 $ 115,670,045 $ 173,476,210 $ 25,500,000 $ 399,649,555 $ 573,125,765 $ 5,495,748 $ 567,630,017 $ 496,467,543 0.0053 $ 2,631,278 $ 50,000 $ 2,581,278 2036 $ 60,118,411 $ 121,453,548 $ 181,571,958 $ 500,000 $ 420,132,033 $ 601,703,991 $ 5,770,535 $ 595,933,456 $ 524,770,982 0.0053 $ 2,781,286 $ 50,000 $ 2,731,286 2037 $ 62,523,147 $ 127,526,225 $ 190,049,372 $ 500,000 $ 441,638,634 $ 631,688,007 $ 6,059,062 $ 625,628,945 $ 554,466,471 0.0053 $ 2,938,672 $ 50,000 $ 2,888,672 2038 $ 65,024,073 $ 133,902,536 $ 198,926,609 $ 500,000 $ 464,220,566 $ 663,147,175 $ 6,362,015 $ 656,785,161 $ 585,622,687 0.0053 $ 3,103,800 $ 50,000 $ 3,053,800 2039 $ 67,625,036 $ 140,597,663 $ 208,222,699 $ 500,000 $ 487,931,594 $ 696,154,294 $ 6,680,116 $ 689,474,178 $ 618,311,704 0.0053 $ 3,277,052 $ 50,000 $ 3,227,052 2040 $ 70,330,038 $ 147,627,546 $ 217,957,584 $ 500,000 $ 512,828,174 $ 730,785,758 $ 7,014,121 $ 723,771,636 $ 652,609,162 0.0053 $ 3,458,829 $ 50,000 $ 3,408,829 2041 $ 73,143,239 $ 155,008,923 $ 228,152,163 $ 500,000 $ 538,969,583 $ 767,121,745 $ 7,364,827 $ 759,756,918 $ 688,594,444 0.0053 $ 3,649,551 $ 50,000 $ 3,599,551 $ 310,000,000 $ 35,085,665 $ 855,283 $ 34,230,382 Northern Gateway District Revenue Model Assumptions Land Values inflate at 8% per year for 5 years(consistent with recent assessed value history)then at 4%for remainder of the Plan term Improvement Values inflate at 10% per year for 5 years (consistent with recent assessed value history)then at 5%for remainder of the Plan term Tax rate reduced by 10%from 2020 certified rate then held constant for the remainder of the Plan term Homeowners' Property Tax Exemption increases at 5% per year Revenue Allocation proceeds flow to the District in the year after Certificate of Occupancy(C.O.) Unincorporated area taxable investment estimated at: (uninflated cost estimate) $30,000,000 with C.O. in 2024 $15,000,000 with C.O in 2026 $15,000,000 with C.O. in 2030 $15,000,000 with C.O. in 2031 $15,000,000 with C.O. in 2034 Potential Development Projects within District based upon staff discussions with Developers(Total Taxable Investment @ $210,000,000) Value estimates based upon 2021 projects in Meridian Project A- Phase 1: C.O. in 2025" $15,000,000 Project A- Phase 2: C.O. in 2027^ $30,000,000 Project B: C.O. in 2027-$20,000,000 Project C- Phase 1: C.O. in 2028-$15,000,000 Project C- Phase 2: C.O. in 2030-$30,000,000 Project D- Phase 1: C.O. in 2028-$30,000,000 Project D- Phase 2: C.O. in 2029- 10,000,000 Project D- Phase 3: C.O. in 2033-$20,000,000 Project E: C.O. in 2032^ $15,000,000 Project F: C.O. in 2035^ 25,000,000 Other properties within District will generate $500,000 in taxable investment annually Minimum of 10%of annual revenue allocation yield will be paid to the Meridian Development Corporation for administrative costs Balance of Revenue Allocation yield will be available for capital investment and program expenses Notes Note 1: (Non-equalized) 2021 Assessed Values Used in forecast. Note 2: MDC will receive revenue allocation funds in 2042, but that amount has not been considered in determining economic feasibility. Note 3: The 17 acre parcel at Meridian Road and Cherry is currently outside the city limits but is seeking annexation. Note 4: It is anticipated that the annexation will be completed prior to plan adoption Item 3. 199 Northern Gateway District Cash Flow Analysis A B C D E F G H I J K L 1 2 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 3 Beainnina Balance $ $ 75,000 $ 88,172 $ 68,002 $ 18,303 $ 39,744 $ 65,332 $ 63,555 $ 75,958 $ 241,661 $ 119,736 4 Source of Funds 5 Total Revenue Allocation $ $ 38,172 $ 79,830 $ 125,301 $ 333,941 $ 475,588 $ 598,223 $ 912,403 $ 1,215,703 $ 1,428,075 $ 1,756,969 6 MDC Inter-District Loan* $ 75,000 $ - $ - $ - $ - $ - $ - $ - $ - $ - 7 Total Funds Available $ 75,000 $ 113,172 $ 168,002 $ 193,303 $ 352,244 $ -915,332 $ 663,555 $ 975,958 $ 1,291,661 $ 1,669,736 $ 1,876,705 8 9 Use of Funds 10 District Operating Expenses $ - $ 25,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 11 Repay Inter-District Loan @ 5% $ $ - $ 50,000 $ 50,000 $ 12,500 $ - $ - $ - $ - $ - $ - 12 Capital&Program Expenses $ - $ - $ 75,000 $ 250,000 $ 400,000 $ 550,000 $ 850,000 $ 1,000,000 $ 1,500,000 $ 1,700,000 13 Total Use of Funds $ $ 25,000 $ 100,000 $ 175,000 $ 312,500 $ 450,000 $ 600,000 $ 900,000 $ 1,050,000 $ 1,550,000 $ 1,750,000 14 Ending Balance $ 75,000 $ 88,172 $ 68,002 $ 18,303 $ 39,744 $ 65,332 $ 63,555 $ 75,958 $ 241,661 $ 119,736 $ 126,705 15 16 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 Total 17 Beginning Balance $ 126,705 $ 140,411 $ 145,587 $ 157,697 $ 138,975 $ 170,261 $ 158,933 $ 112,733 $ 139,785 $ 148,614 18 Source of Funds 19 Total Revenue Allocation $ 1,863,706 $ 2,055,176 $ 2,362,110 $ 2,631,278 $ 2,781,286 $ 2,938,672 $ 3,103,800 $ 3,277,052 $ 3,458,829 $ 3,649,551 $ 35,085,665 20 MDC Inter-District Loan $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 75,000 21 Total Funds Available $ 1,990,411 $ 2,195,587 $ 2,507,697 $ 2,788,975 $ 2,920,261 $ 3,108,933 $ 3,262,733 $ 3,389,785 $ 3,598,614 $ 3,798,165 $ 35,160,665 22 23 Use of Funds 24 District Operating Expenses $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 975,000 25 Repay Inter-district Loan @ 5% $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 112,500 26 Capital&Program Expenses $ 1,800,000 $ 2,000,000 $ 2,300,000 $ 2,600,000 $ 2,700,000 $ 2,900,000 $ 3,100,000 $ 3,200,000 $ 3,400,000 $ 3,600,000 $ 33,925,000 27 Total Use of Funds $ 1,850,000 $ 2,050,000 $ 2,350,000 $ 2,650,000 $ 2,750,000 $ 2,950,000 $ 3,150,000 1 $ 3,250,000 $ 3,450,000 $ 3,650,000 $ 35,012,500 28 Ending Balance $ 140,411 $ 145,587 $ 157,697 $ 138,975 $ 170,261 $ 1-98,933 $ 112,733 1 $ 139,785 $ 148,614 $ 148,165 29 30 Assumptions 31 Initial District Start-up costs supported by MDC Inter-district Loan of$75,000 to be repaid at 5%Interest 32 A minimum of 10%of annual TIF yield dedicated to Meridian Development Corporation for District operating Expenses,capped at$50,000,Yr. 33 Land Values will increase at an average of 8%annually for 5 years then at 4%over the remaining life of the District 34 Improvement Values will increase at a rate of 10%for 5 years then at 5%over the remaining life of the District 35 Includes $90,000,000 in taxable investment on the property currently located in unincorporated Ada County but will be annexed to the City of Meridian prior to development Item 3. F 00 Attachment 6 Agricultural Operation Consent 4837-9029-4001,v.7 Item 3. F201] AGRICULTURAL OPERATION CONSENT FORM COMES NOW Doug Tamura, Member of Kobe, LLC, an Idaho limited liability company ("Kobe, LLC"), and states that Kobe, LLC owns that certain property generally described as Parcel Identification Number S 1201449707 in the real property records of Ada County, Idaho,and more particularly described on Exhibit A attached hereto and incorporated herein by reference (the"Property"), and hereby certifies: (1) that the Property has been used,within the last three (3)years, as an agricultural operation; and (2) that the undersigned has reviewed the materials provided in Exhibit B, and has had an opportunity to review the urban renewal eligibility report, dated May 2021, entitled Northern Gateway Urban Renewal District(Proposed) Eligibility Report,prepared by Kushlan Associates and as attached hereto as Exhibit C. Further, Doug Tamura, Member of Kobe, LLC, an Idaho limited liability company, hereby provides his consent and approval that the subject Property may be included within a proposed urban renewal area and may be deemed appropriate for inclusion within an urban renewal project area as defined by the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended, and the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended, as the property possesses certain characteristics of eligibility. td DATED this Aao day of , 2021. Kobe L GAL Na : DotA Tamura Title: Meniber Item 3. F202] STATE OF IDAHO ) ss: County of Ada ) This record was acknowledged before me on Z (date) by Doug Tamura on behalf of Kobe, LLC in his capacity as its Member. (stamp) ••���....•..�•� Notary Public , r•.•., q1D wkq� ti My Commission Expires on 17, •'�C�'9Y AUe'•. 't 4u•err S �•� `X : .''qTF OF���P•'• EXHIBIT A PARCEL NUMBER S1201449707 ADDRESS 104 W.Cherry,Meridian,ID 83642 DESCRIPTION PAR 49707 @ SE COR SE4SE4 SEC 1 3N 1W #449705-B iooDapoo apnp ' - a _ aaop ❑o❑ o ;• � as ❑C�,�aa n p a 00000oo a po aDo G a p O p - - .�� • o . cl u p ❑Ono0 o aaooa a o a o cl _S a a s D ap a o p p ° Yy i±erry n - E Fairview Ave z ��— F ''s r - N � C F'-_�R z -9 e a ❑ EXHIBIT B EXCERPTS OF STATUTES IDAHO CODE §§ 50-2018(8) AND (9) (8) "Deteriorated area" shall mean an area in which there is a predominance of buildings or improvements, whether residential or nonresidential, which by reason of dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, or crime, and is detrimental to the public health, safety, morals or welfare. Provided however, this definition shall not apply to any agricultural operation, as defined in section 22-4502 (2) , Idaho Code, absent the consent of the owner of the agricultural operation or to any forest land as defined in section 63- 1701 (4) , Idaho Code, absent the consent of the forest landowner, as defined in section 63-1701 (5) , Idaho Code, except for an agricultural operation or forest land that has not been used for three (3) consecutive years . (9) "Deteriorating area" shall mean an area which by reason of the presence of a substantial number of deteriorated or deteriorating structures, predominance of defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility or usefulness, insanitary or unsafe conditions, deterioration of site or other improvements, diversity of ownership, tax or special assessment delinquency exceeding the fair value of the land, defective or unusual conditions of title, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, substantially impairs or arrests the sound growth of a municipality, retards the provision of housing accommodations or constitutes an economic or social liability and is a menace to the public health, safety, morals or welfare in its present condition and use; provided, that if such deteriorating area consists of open land the conditions contained in the proviso in section 50-2008 (d) , Idaho Code, shall apply; and provided further, that any disaster area referred to in section 50-2008 (g) , Idaho Code, shall constitute a deteriorating area. Provided however, this definition shall not apply to any agricultural operation, as defined in section 22-4502 (2) , Idaho Code, absent the consent of the owner of the agricultural operation or to any forest land as defined in section 63-1701 (4) , Idaho Code, absent the consent of the forest landowner, as defined in section 63- 1701 (5) , Idaho Code, except for an agricultural operation or forest land that has not been used for three (3) consecutive years . a F-1 IDAHO CODE § 50-2008 50-2008 . PREPARATION AND APPROVAL OF PLAN FOR URBAN RENEWAL PROJECT. (a) An urban renewal project for an urban renewal area shall not be planned or initiated unless the local governing body has, by resolution, determined such area to be a deteriorated area or a deteriorating area or a combination thereof and designated such area as appropriate for an urban renewal project. (b) An urban renewal agency may itself prepare or cause to be prepared an urban renewal plan, or any person or agency, public or private, may submit such a plan to an urban renewal agency. Prior to its approval of an urban renewal project, the local governing body shall submit such plan to the planning commission of the municipality, if any, for review and recommendations as to its conformity with the general plan for the development of the municipality as a whole. The planning commission shall submit its written recommendations with respect to the proposed urban renewal plan to the local governing body within sixty (60) days after receipt of the plan for review. Upon receipt of the recommendations of the planning commission, or if no recommendations are received within said sixty (60) days, then without such recommendations, the local governing body may proceed with the hearing on the proposed urban renewal project prescribed by subsection (c) hereof. (c) The local governing body shall hold a public hearing on an urban renewal project, after public notice thereof by publication in a newspaper having a general circulation in the area of operation of the municipality. The notice shall describe the time, date, place and purpose of the hearing, shall generally identify the urban renewal area covered by the plan, and shall outline the general scope of the urban renewal project under consideration. (d) Following such hearing, the local governing body may approve an urban renewal project and the plan therefor if it finds that (1) a feasible method exists for the location of families who will be displaced from the urban renewal area in decent, safe and sanitary dwelling accommodations within their means and without undue hardship to such families; (2) the urban renewal plan conforms to the general plan of the municipality as a whole; (3) the urban renewal plan gives due consideration to the provision of adequate park and recreational areas and facilities that may be desirable for neighborhood improvement, with special consideration for the health, safety and welfare of children residing in the general vicinity of the site covered by the plan; and (4) the urban renewal plan will afford maximum opportunity, consistent with the sound needs of the municipality as a whole, for the rehabilitation or redevelopment of the urban renewal area by private enterprise: Provided, that if the urban renewal area consists of an area of open land to be acquired by the urban renewal agency, such area shall not be so acquired unless (1) if it is to be developed for residential uses, the local governing body shall determine that a shortage of housing of sound standards and design which is decent, safe and sanitary exists in the municipality; that the need for housing accommodations has been or will be increased as Item 3. ■ a result of the clearance of slums in other areas; that the conditions of blight in the area and the shortage of decent, safe and sanitary housing cause or contribute to an increase in and spread of disease and crime and constitute a menace to the public health, safety, morals, or welfare; and that the acquisition of the area for residential uses is an integral part of and essential to the program of the municipality, or (2) if it is to be developed for nonresidential uses, the local governing body shall determine that such nonresidential uses are necessary and appropriate to facilitate the proper growth and development of the community in accordance with sound planning standards and local community objectives, which acquisition may require the exercise of governmental action, as provided in this act, because of defective or unusual conditions of title, diversity of ownership, tax delinquency, improper subdivisions, outmoded street patterns, deterioration of site, economic disuse, unsuitable topography or faulty lot layouts, the need for the correlation of the area with other areas of a municipality by streets and modern traffic requirements, or any combination of such factors or other conditions which retard development of the area. (e) An urban renewal plan may be modified at any time: Provided that if modified after the lease or sale by the urban renewal agency of real property in the urban renewal project area, such modification may be conditioned upon such approval of the owner, lessee or successor in interest as the urban renewal agency may deem advisable and in any event shall be subject to such rights at law or in equity as a lessee or purchaser, or his successor or successors in interest, may be entitled to assert. (f) Upon the approval by the local governing body of an urban renewal plan or of any modification thereof, such plan or modification shall be deemed to be in full force and effect for the respective urban renewal area, and the urban renewal agency may then cause such plan or modification to be carried out in accordance with its terms . (g) Notwithstanding any other provisions of this act, where the local governing body certifies that an area is in need of redevelopment or rehabilitation as a result of a flood, fire, hurricane, earthquake, storm, or other catastrophe respecting which the governor of the state has certified the need for disaster assistance under 42 U. S.C. section 5121, or other federal law, the local governing body may approve an urban renewal plan and an urban renewal project with respect to such area without regard to the provisions of subsection (d) of this section and the provisions of this section requiring a general plan for the municipality and a public hearing on the urban renewal project. (h) Any urban renewal plan containing a revenue allocation financing provision shall include the information set forth in section 50-2905, Idaho Code. Item 3. ■ IDAHO CODE §50-2903(8) (8) "Deteriorated area" means : (a) Any area, including a slum area, in which there is a predominance of buildings or improvements, whether residential or nonresidential, which by reason of dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, or crime, and is detrimental to the public health, safety, morals or welfare. (b) Any area which by reason of the presence of a substantial number of deteriorated or deteriorating structures, predominance of defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility or usefulness, insanitary or unsafe conditions, deterioration of site or other improvements, diversity of ownership, tax or special assessment delinquency exceeding the fair value of the land, defective or unusual conditions of title, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, results in economic underdevelopment of the area, substantially impairs or arrests the sound growth of a municipality, retards the provision of housing accommodations or constitutes an economic or social liability and is a menace to the public health, safety, morals or welfare in its present condition and use. (c) Any area which is predominately open and which because of obsolete platting, diversity of ownership, deterioration of structures or improvements, or otherwise, results in economic underdevelopment of the area or substantially impairs or arrests the sound growth of a municipality. The provisions of section 50-2008 (d) , Idaho Code, shall apply to open areas . (d) Any area which the local governing body certifies is in need of redevelopment or rehabilitation as a result of a flood, storm, earthquake, or other natural disaster or catastrophe respecting which the governor of the state has certified the need for disaster assistance under any federal law. (e) Any area which by reason of its proximity to the border of an adjacent state is competitively disadvantaged in its ability to attract private investment, business or commercial development which would promote the purposes of this chapter. (f) "Deteriorated area" does not mean not developed beyond agricultural, or any agricultural operation as defined in section 22- 4502 (1) , Idaho Code, or any forest land as defined in section 63- 1701 (4) , Idaho Code, unless the owner of the agricultural operation or the forest landowner of the forest land gives written consent to be included in the deteriorated area, except for an agricultural operation or forest land that has not been used for three (3) consecutive years . Item 3. F208] EXHIBIT C ELIGIBILITY REPORT 4837-6502-2952,v. 1 Item 3. F 09 C/` WER1DIAN-- Northern Gateway Urban Renewal District (Proposed) Eligibility Report Prepared for The City of Meridian and The Meridian Development Corporation May 2021 planning and management services post office I*ox 8463 Boise,ID$37 Kushlan I Associates Boise, Idaho 11Page Item 3. F210] Introduction: Kushlan I Associates was retained by the Urban Renewal Agency of the City of Meridian, Idaho, also known as the Meridian Development Corporation (the "MDC")to assist in their consideration of establishing a new urban renewal district,[in the City of Meridian, Idaho, and its area of operation. Elected Officials serving the City of Meridian are: Mayor: Robert Simison Council President: Treg Bernt Council Vice President: Brad Hoaglun Council Members: Joe Borton Luke Cavener Liz Strader Jessica Perreault City Staff Community Development Director: Cameron Arial Idaho Code§50-2006 states: "URBAN RENEWAL AGENCY. (a)There is hereby created in each municipality an independent public body corporate and politic to be known as the "urban renewal agency" that was created by resolution as provided in section 50-2005, Idaho Code, before July 1, 2011, for the municipality..." to carry out the powers enumerated in the statutes. The Meridian City Council adopted Resolution 01-397 on July 24, 2001 bringing forth those powers within the City of Meridian. The Mayor,with the confirmation of the City Council,has appointed nine members to the MDC Board of Commissioners(the"MDC Board").The MDC Board currently oversees the implementation of three urban renewal districts. Two are focused on the revitalization of downtown Meridian. The first, the Meridian Revitalization Plan Urban Renewal Project (the "Downtown District") was established by the City Council's adoption of Ordinance No. 02-987 on December 3, 2002. The second district, the Urban Renewal Plan for the Union District Urban Renewal Project (the "Union District") was established with the adoption of Ordinance No. 20-1882 on June 9, 2020. Both the Downtown District and the Union District are focused on redevelopment activities in and around the City's downtown core. The third district,the Urban Renewal Plan for the Ten Mile Road-A Urban Renewal Project (the "Ten Mile District") was established by Ordinance No. 16-1695 adopted on June 21, 2016, and is focused on economic development outside of the City's core to support implementation of the Ten Mile Interchange Specific Area Plan. The current membership of the Commission is as follows: Chair: David Winder Vice Chairman Nathan Mueller Secretary/Treasurer Steve Vlassek Commissioners Dan Basalone Rob McCarvel Treg Bernt Tammy deWeerd Diane Bevan Kit Fitzgerald ' Throughout this Study,urban renewal/revenue allocation area will be referred to as an"urban renewal district." 2 1 P a g e Item 3. F211] Staff: Urban Renewal Administrator: Ashley Squyres Legal Counsel: Todd Lakey Map of the Downtown District (excluding shaded area) W CHERRY LN E 7AIF VIEW AVE F z rr 1 M BE4MG 0157ApFC€ k y . 4A. N W331S 1"E 639.6V [� L2 5 88942'24"E W.05 D Q N 00133'15"E 336.24' L4 5 M3679'E 464.82' o L.5 5 0I 22 54"W 976,24' L6 N A'301 W 831.04' m m A rn z T WPINE AVE E PINE AVE L4 W IDAHOAVE L2 W BROADWAY AVE -" J �„ " •;•-:: RAIL ROAD L5 aQ� 6 tsl�'L��1 W FRANKLIN RD CO,9 ly 9¢��'�3"� 12, 7 E FRANICUN RD 1zs.Iz 13�3s - M m � p O z ❑ 77 � rn 11574 Aid � I O BE&r. N TS INTERSTATE 84 3 Page Item 3. F 12 Map of Union District ONION❑r=CT CITY OF NEWMAN,ADA COUNTY;IDAHO I � E PINE AVE r , a m m IT i z A A 9 4 ❑_ z ❑ Y w m m Z .4 4 1 A p 5 "38'2y'E 4fiR 8 E MA"O AVE sea�rx4*F 3su.os• E 6ROADWAY AVE —.............. 1. ----------------- M r { h"96°3tYl9"1V 831.i}4' I � t f M 51 74 7 E FRANKLJN RD 9g)1*4 !9 17Z6.17' ------------- 1P BUG" NT3 FAT: 2M a WASFUNGTON AVE Wa UNION DISTRICT EMMETT;IDR3613 &Ex ANNEXATION EXHIBIT MLLTRfAX � 208 M8-81a +4 to' MEFL6i,w,,o. F:�2Q8�34&$!Q5 1=4 SEC, 7, T3N. RIE. 8,1, 2DMJ4.011P AAA COUNTY. IDAHO WWW.S4WTdp77ifS.LtlM ,OF 4 Page Item 3. F 13 Map of Ten Mile Road District Franklin i Crest Wood r cv ¢w -GTeenhead K;mra c n H Pintail m E9re1 6 Bayeux Gander Waltman Brown n IV a Trout p c m Eider t6 Y J J Verbena -— , in te .. Legend NOya L L. -Ten m"Specax Area Ran N �Tasa Sil.verTerrace D Feva A1ftW nAre °,, . Dutch Farm oy jrhorn Overland o sw 1403 O —i Feat Background: While Native Americans inhabited the area for centuries, the development of the community of Meridian,as we know it today,evolved through the late nineteenth century. European settlement started in the 188os and was originally located on a farm owned by the Onweiler family. A school was opened in 1885. The U.S. Postal Service established a mail drop along the Oregon Short Line Railroad and the site was named Hunter after its superintendent. Community activity grew around this mail stop focused on the railroad. In 1893 an Odd Fellows lodge was organized and called itself Meridian, acknowledging that it was located on the Boise Meridian the primary North-South survey benchmark for Idaho. That name grew in primary use as the name of the settlement and the Village of Meridian was incorporated in 1903 with a population of approximately 200. The economy had traditionally been focused on the support of the surrounding agricultural activities. A major creamery was established in the community in 1897 to support the nearby dairies. Fruit orchards were located throughout the area. Meridian was a significant stop on the Interurban electric railway from 19o8 to 1928. This service provided convenient access for passengers and freight in both easterly and westerly directions. Throughout most of the loth century, Meridian remained a relatively quiet community focused on its agricultural roots.US Census Bureau data,reflects a 1910 population of 619 people growing to 2,616 by 1970. However, starting in 197o the pace of growth in Southwest Idaho quickened and Meridian's growth initially reflected, and then exceeded 5 1 P a g e Item 3. F214] the regional rates by significant margins. Over the past twenty-five years the rate of growth has been startling by any reasonable standard. The following table reflects that population growth over the city's history. 1903 (Incorporation Estimate) 200 1910 619 1920 1,013 1930 1,004 1940 1,465 1950 1,500 196o 2,100 1970 2,600 198o 6,658 1990 9,596 2000 34,919 2010 75,092 2020 114,200 2021(Estimate) 129,555 When income statistics are compared to statewide numbers, the population of Meridian compares favorably with the rest of Idaho in these categories. The median household income in Meridian is $71,389, approximately 28%above the statewide figure Of$55,785• Per capita money income for the Meridian population is $33,328 as compared to the statewide number of$27,970. The percentage of the Meridian population below poverty level is 8.6% as compared to the statewide number Of 11.2%. Investment Capacity: Cities across the nation actively participate in the economic vitality of their communities through investment in infrastructure. Water and sewer facilities as well as transportation, communication, electrical distribution and other systems are all integral elements of an economically viable community. Idaho cities have a significant challenge in responding to these demands along with the on-going need to reinvest in their general physical plant to ensure it does not deteriorate to the point of system failure. They face stringent statutory and constitutional limitations on revenue generation and debt as well as near total dependence upon state legislative action to provide funding options.These strictures severely constrain capital investment strategies. The tools made available to cities in Title 50,Chapters 20 and 29,the Urban Renewal Law and the Local Economic Development Act are some of the few that are available to assist communities in their efforts to support economic vitality. New sources of State support are unlikely to become available in the foreseeable future, thus the City of Meridian's interest in exploring the potential for establishing another urban renewal district is an appropriate public policy consideration. The City of Meridian initially established its Urban Renewal Agency in 2oo1. As noted above, the Downtown District's exclusive focus, limited by the boundaries of the district, is on the traditional downtown area of Meridian. The Ten Mile District was created in 2016 and was designed to support the implementation of the Ten Mile Interchange Specific Area Plan. A third urban renewal district was created in 2020 from an area de- 61Page Item 3. F215] annexed from the original Downtown District to support a significant mixed use-project. The Northern Gateway Urban Renewal District would, if approved by the MDC Board of Commissioners and Meridian City Council, would remove 133 parcels from the existing Downtown District2 and combine those with other properties and rights-of-way north of Fairview Avenue and southeast of Fairview Avenue to establish a new district. One large property(Kobe property~ 17.64 acres) currently under consideration for inclusion in the district remains outside the city limits and in unincorporated Ada County. To include this parcel in a district under the jurisdiction of MDC, an agreement would be required between the City and Ada County to permit this inclusion. Should annexation of this parcel be effectuated prior to the establishment of the district by the City Council, no agreement would be required. Comprehensive Plan: The City of Meridian Comprehensive Plan, updated in 2019 calls for a mixture of Office, High Density Residential, Commercial and Mixed-Use development in the Study Area under current review. The Study Area is in transition from a predominately single-family residential area dating back to the early years of the community. While many of the residences remain in their original use, many others have been converted to office uses creating a patchwork of uses with more intense commercial activity along the arterial streets. 2 The Second Amendment to the Meridian Revitalization Plan seeking to deannex certain parcels from the existing Downtown District,including those parcels that are contemplated to be considered for inclusion in the proposed Northern Gateway District,has been approved by the MDC Board and submitted to the City for its consideration. 7 1 P a g e Item 3. 216 1 66 I I cm 4 ,[ Steps in Consideration of an Urban Renewal District: The first step in consideration of establishing an urban renewal district in Idaho is to define a potential area for analysis as to whether conditions exist within it to qualify for redevelopment activities under the statute.We have called this the"Study Area." The next step in the process is to review the conditions within the Study Area to determine whether the area is eligible for creating a district.The State Law governing urban renewal sets out the following criteria, at least one of which must be found, for an area to be considered eligible for urban renewal activities: 1. The Presence of a Substantial Number of Deteriorated or Deteriorating Structures and Deterioration of Site or Other Improvements 150-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] 2. Age or Obsolescence 150-2018(8) and 50-2903(8)(a)] 3. Predominance of Defective or Inadequate Street Layout L50-2018(9) and 50-2903(8)(b)] 8 1 P a g e Item 3. F217] 4. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness; Obsolete Platting 150-2018(9) and 50-2903(8)(b); 50- 2903(8)(c)] 5. Insanitary or Unsafe Conditions L50-2oi8(9) and 50-2903(8)(b)] 6. Diversity of Ownership 150-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] 7. Tax or Special Assessment Delinquency 150-2018(9) and 50-2903(8)(b)] 8. Defective or Unusual Conditions of Title L50-2oi8(9) and 50-2903(8)(b)] 9. Results in Economic Underdevelopment of the Area 150-2903(8)(b); 50- 2903(8)(c)] 10. Substantially Impairs or Arrests the Sound Growth of a Municipality 150- 2018(9) and 50-2903(8)(b); 50-2903(8)(c)] If the Eligibility Report finds that one or more of the conditions noted above exists within the Study Area,then the Agency may accept the findings and forward the Eligibility Report to the City Council for their consideration. If the City Council concurs with the determination of the Agency, they may direct that an Urban Renewal Plan be developed for the area that addresses the issues raised in the Eligibility Report. The Agency then acts to prepare the Urban Renewal Plan for the new District and establishing a Revenue Allocation Area to fund improvements called for in the Plan. Once the Plan for the District and Revenue Allocation Area are completed, the Agency Board forwards it to the City Council for their consideration. The City Council must refer the Urban Renewal Plan to the Planning and Zoning Commission to determine whether the Plan, as presented, is consistent with the City's Comprehensive Plan and make a corresponding finding. At the same time, other taxing entities levying property taxes within the boundaries of the proposed Urban Renewal District are provided a thirty-day opportunity to comment on the Plan to the City Council. While the taxing entities are invited to comment on the Plan, their concurrence is not required for the City Council to proceed with formal consideration. Based on legislative changes to Idaho Code § 50-2908(2)(a), effective July 1, 2020, the Ada County Highway District (ACHD) is allocated all of the taxes levied by ACHD within a revenue allocation area first formed or expanded to include property on or after July 1, 2020(including taxes levied on the base and increment values),which would apply to this proposed district,if formed. However,ACHD and MDC may enter into an agreement for a different allocation, which agreement shall be submitted to the State Tax Commission and to the Ada County Clerk by ACHD as soon as practicable after the parties have entered in the agreement and by no later than September i of the year in which the agreement takes effect. In the case of the Northern Gateway Study Area,the affected taxing districts for those properties located within the city limits of Meridian are: • The City of Meridian • The West Ada School District (School District No. 2) • Ada County 9 1 P a g e Item 3. F218] • Emergency Medical District/Ada County Ambulance • Mosquito Abatement District • The Ada County Highway District • Meridian Library District • Meridian Cemetery District • Western Ada Recreation District • College of Western Idaho For the parcel located in unincorporated Ada County,the affected taxing districts are: • The West Ada School District(Joint School District No. 2) • Ada County • Emergency Medical District/Ada County Ambulance • Mosquito Abatement District • The Ada County Highway District • Meridian Library District • Meridian Cemetery District • Western Ada Recreation District • College of Western Idaho • Meridian Fire District • Pest Extermination District Once the Planning and Zoning Commission makes their finding of conformity and the thirty-day comment period has passed, the City Council is permitted to hold a public hearing and formally consider the adoption of the Plan creating the new Urban Renewal District and Revenue Allocation Area. The City Council must also find that the taxable value of the district to be created plus the Base Assessed Value of any existing Urban Renewal / Revenue Allocation Area does not exceed the statutory maximum of io%of the citywide assessed valuation. If the City Council, in their discretion chooses to proceed, they will officially adopt the Urban Renewal Plan and Revenue Allocation Area and provide official notification of that action to the affected taxing districts, County Assessor and Idaho State Tax Commission. The Agency then proceeds to implement the Plan. Description of the Northern Gateway Study Area: The Study Area subject to the current review is generally located in the central part of Meridian, northeast of the City's downtown core, and is generally bounded by Meridian Road on the west to the intersection of Meridian Road and W.Cherry Lane travelling west and E. Fairview Avenue travelling east. The Study Area then includes a large 17.64-acre parcel(Kobe Property)bounded by W.Cherry Lane to the south and Meridian Road to the east. The Study Area also includes the commercial area east of Meridian Road and north of Fairview Avenue. The eastern boundary extends south along NE 5t'Avenue and then over to what would be NE 4th Street if extended, and then over to NE 3rd Street. The southern boundary extends to E. Pine Avenue between NE 3rd Street and NE end Street, and then travels up NE end Street and over E. Washington Avenue to connect back to Meridian Road. 101Page Item 3. F 19 The size and value information presented in Attachment i was derived from the Ada County Assessor's on-line parcel information system3. The 2O20 taxable value of the portion of the Study Area located in unincorporated Ada County,represents exceptionally low assessed value as compared to the more developed area surrounding it located within the corporate limits of the City of Meridian. Land values in the more developed, commercially zoned areas range from approximately$5.00 to$15.00 per square foot. The unincorporated agricultural land reflects a current assessed value of$.04 per square foot consistent with assessed values assigned to agricultural properties in the broader area. As a comparison,the vacant parcel across Meridian Road within the city limits and zones for commercial purposes has an assessed value of$8.50 per square foot. Northern Gateway Urban Renewal Area � LegeM o�hem® a r I „ 1 The Study Area The Northern Gateway Study Area consists of one hundred fifty(15O)tax parcels located in central Meridian,northeast of the City's downtown core,and generally east of Meridian Road and south of Fairview Avenue.A portion of the Study Area fronts the north side of Fairview Avenue east of Meridian Road and there is a 17.64 acre parcel (Kobe Property) s For purposes of this Study,the 2020 taxable values were reviewed as at the time of this review the 2021 value information was not available. Use of the 2020 values provides a more conservative analysis as it is generally understood significant value increases will occur in 2021.Further,based on the adoption of H389,effective retroactive to January 1,2021,the Homeowner Property Tax Exemption will increase to a maximum of$125,000. This is anticipated to further reduce the base. Again,as the 2021 tax assessments were not yet available at the time this Study was prepared,the 2020 data has been used. The 10%analysis set forth below will ultimately be revisited in any further urban renewal plan. 111Page Item 3. F220] located at the northwest corner of Meridian Road and Cherry Lane included as well. The Kobe Property is undeveloped and retains its historic agricultural use. The Kobe Property is currently located in unincorporated Ada County necessitating an inter-governmental agreement between MDC and Ada County to permit its inclusion within the boundaries of any future revenue allocation area. The area contains 105.63 acres in 150 separate tax parcels not including public rights-of-way. The properties within the Study Area carry zoning designations consistent with its historic usage. Commercial zoning designations are in place on 59.55 acres (56.4% of the district). Residential zoning of R-8 and R-15 predominate in the area. One parcel is zoned R-40. Commercial zoning is in place on 104 of the parcels. Residential zoning of R-8 occupies 11.61 acres, R-15 occupies 14.54 acres and R-40 occupies 2.29 acres. Properties designated as residential constitute 26.9%of the total acreage. The balance of the area is zoned Rural Urban Transition (RUT) in unincorporated Ada County. Ada County Assessor records show that 28 of the residential properties reflect a Homeowners Property Tax Exemption indicating they are owner occupied residences. Nineteen(19)vacant parcels represent 28.75%of the total land area of the Study Area. Religious and fraternal institutions and governmental entities occupy 13 tax parcels representing 8%of the total. The Study Area is one of the older developed areas in the community. As noted above, Meridian was established in the 188os and eventually incorporated as a Village under Idaho law in 1903. Most of the structures constructed as residences date to the first 20 years of the loth Century and most predate 1960. Many of these residential structures have transitioned into commercial uses over time. When the improvement value assigned to a parcel is less than or approaches the land value, a deteriorated or deteriorating condition is present.National real estate appraisal standards suggest that in an economically viable property,land value should contribute approximately 30%of the total value leaving 70%to the improvements.As that ratio shifts,with improvement value declining as a proportion of the total, a condition of disinvestment is determined to be present.At a point when the improvement value represents less than 50%of the total(i.e. improvement value is less than land value) such condition represents a"deteriorated condition"for the purposes of this analysis.We have assumed for this Study that those properties with improvement values less than 150 of land value approach the "deteriorated condition" and thus can be classified as "deteriorating" under the definitions in state law. With these benchmarks in mind, we find that 33 properties (20.4%) reflect improvement values less than land values and an additional 23 properties(14.2%)reflect improvement values less than 150%of land values. When considered together, 56 properties representing 34.6% of the total taxable parcels reflect a deteriorated or deteriorating condition. Streets: Fairview/Cherry Lane, Meridian Road, Main Street and Pine Avenue constitute the backbone of the street network in the Study Area. These streets have received recent investment with their condition reflecting current urban standards. The 17.64-acre Kobe property has not been subdivided to accommodate the vision expressed in the City's Comprehensive Plan, so no street network has been established in this property which represents the largest single land holding in the Study Area. The 4.o-acre parcel located at the extreme northerly edge of the Study Area has no direct access to a public street and therefore is landlocked. The area south of Fairview reflects a fine-grained grid pattern 121Page Item 3. F 21 common to communities developed in the early loth century. However, the grid is incomplete in a number of places. For example, NE 3rd Street is interrupted in three places. Similar interruptions can be found on Gruber Avenue, Bradley Avenue and Washington Avenue. Improvement conditions reflecting current City and ACHD standards are in place in parts of the Study Area, but significant portions still lack curb, gutter and sidewalks. Pavement conditions vary from Good to Poor. Sections of East Washington and East Carlton located east of NE 21/2 Street appear to provide only half of the street width. Illumination: Street lighting levels are inconsistent creating a hazard as drivers'eyes must frequently adjust to differing light levels potentially obscuring pedestrians and roadway obstructions. Spacing between standard lighting fixtures varies throughout the Study Area and some arterial sections have smaller-scale decorative lighting in lieu of the standard fixture. Sidewalks: Pedestrian facilities are incomplete. Even where curb and gutter sections have been installed, sidewalks are often nonexistent. The fine-grained street grid pattern invites movements through the area on foot. Yet, in many situations in the Study Area, pedestrian traffic is forced to walk in the street due to a lack of facilities to accommodate that type of traffic. Storm Drainage: Those areas without modern curb and gutter sections in place also do not provide a means to collect and dispose of storm drainage or snow melt. This condition allows for surface ponding undermining the integrity of the street surface and obscuring hazards in wet conditions. Water System: A major portion of the Study Area is served by an 8"pipe grid providing looping for sufficient redundancy in case of a failure of a section of pipe. However, the City's Water System Master Plan notes several locations where 6" pipes remain in place and one location, north of Pine Avenue, on NE end Street is served by a 4"pipe. These 6" and 4" pipes would provide insufficient capacity to support fire flows as the area redevelops as envisioned in the Comprehensive Plan. Sewage Collection System: No deficiencies in this area were noted. Analysis of the Study Area: A review of the Study Area reflects an area in transition. Much of the traditional housing stock has been converted to commercial uses and investment in multi-family structures has occurred in some instances. These investments reflect the vision expressed in the City's Comprehensive Plan. However, many of the residential structures remain in that use suggesting an area in transition. Substantial investment in public infrastructure throughout the entire Study Area will be required to support the achievement of the City's vision. The Kobe property will require investment as it currently has no infrastructure, other than the peripheral arterial streets, to support development consistent with the Comprehensive Plan. Meaningful progress may depend upon some level of public intervention to support the private investment envisioned in the Plan. For the convenience of the reader,the statutory criteria are reiterated,at least one of which must be found to qualify an area for urban renewal activities. Those conditions are: 131Page Item 3. F222] 1. The Presence of a Substantial Number of Deteriorated or Deteriorating Structures and Deterioration of Site or Other Improvements 150-2o18(g)and 50-2903(8)(b); 50-2903(8)(c)] 2. Age or Obsolescence L50-2018(8) and 50-2903(8)(a)] 3. Predominance of Defective or Inadequate Street Layout 150-2018(9) and 50- 2903(8)(b)] 4. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness; Obsolete Platting 150-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] 5. Insanitary or Unsafe Conditions L50-2o18(9) and 50-2903(8)(b)] 6. Diversity of Ownership 150-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] 7. Tax or Special Assessment Delinquency 150-2018(9) and 50-2903(8)(b)] 8. Defective or Unusual Conditions of Title 150-2018(9) and 50-2903(8)(b)] 9. Results in Economic Underdevelopment of the Area 150-2903(8)(b); 50- 2903(8)(c)] 10. Substantially Impairs or Arrests the Sound Growth of a Municipality 150-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] Analysis: Northern GatewaX Criterion #1: The Presence of a Substantial Number of Deteriorated or Deteriorating Structures; and Deterioration of Site: We found that 33 properties (20.4%) reflect improvement values less than land values and an additional 23 properties(14.2%) reflect improvement values less than 150% of land values. When considered together, 56 properties representing 34.6% of the total taxable parcels reflect a deteriorated or deteriorating condition. Therefore, criterion #1 is met. Criterion #2: Age or Obsolescence: Most of the structures within the Study Area date from the first half of the loth Century.Most were constructed as residential buildings and while many having been converted to office uses, modern requirements for commercial use suggests the converted homes will eventually transition into more up-to-date office/commercial designs. A manufactured home community occupies land along NE 3rd Street that is designated for High Density Residential uses in the Comprehensive Plan. Over 28 acres in the Study Area,which is located in the central part of the City, northeast of the City's downtown core,remains vacant despite the City's articulated vision calling for a significantly more intense development pattern. Therefore, criterion #2 is met. Criterion #3: Predominance of Defective or Inadequate Street Layout: As noted above, certain streets in the Study Area are interrupted creating breaks in the traditional street grid pattern, which impairs traffic circulation and mobility goals. Several sections do not meet current urban street development standards. Therefore, criterion #3 is met. 141Page Item 3. F223] Criterion #4: Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness; Obsolete Platting: One 4-acre parcel located north of Fairview Avenue has no direct access to a public right-of-way. The Kobe 17.67-acre parcel has not been subdivided to accommodate the development pattern envisioned in City planning documents. Large vacant parcels south of Fairview interrupt the historic grid pattern of streets. The small residential parcel sizes impair development consistent with the Comprehensive Plan as property assembly would be necessary. Therefore, criterion #4 is met. Criterion #5: Insanitary or Unsafe Conditions: The lack of a complete system of sidewalks forcing pedestrians into the street creates an unsafe condition. This condition forces vehicles,bicycles and pedestrians to share roadways in an inconsistent manner and impairs multi-modal usages and overall mobility. Inconsistent street lighting patterns contribute to an unsafe driving situation. Therefore, criterion #5 is met. Criterion #6: Diversity of Ownership: The ownership of the 105.63 acres in the Study Area is in the hands of one hundred fifty(150)entities. Such diversity of ownership creates significant issues with property assemblage necessary to support the goals of the City's Comprehensive Plan. Therefore, criterion #6 is met. Criterion#7. Tax or Special Assessment Delinquency: According to Ada County Assessor records, no delinquencies exist. Therefore, criterion#7 is not met. Criterion #8:Defective or unusual condition of title: No defective or unusual conditions of title are reflected in Ada County records. Therefore, criterion #8 is not met. Criterion #9: Results in Economic Underdevelopment of the Area: Current uses within the Study Area are inconsistent with the goals set forth in the City's Comprehensive Plan. Additionally, as set forth above, a significant number of parcels reflect deteriorated or deteriorated conditions showing significant disinvestment in the Study Area. More than Twenty-eight(28.75)vacant acres in the central part of the City,one of the fastest growing communities in the nation, further suggests "Economic Underdevelopment" exists in the Study Area.Therefore, criterion#9 is met. Criterion#10:Substantially Impairs orArrests the Sound Growth of a Municipality:The State of Idaho, the City of Meridian and the Ada County Highway District have made substantial investment in the transportation and utility facilities serving this and the surrounding areas. The City of Meridian has expressed its vision for this area in the creation and adoption of the Comprehensive Plan,but without the capacity to provide full public infrastructure,the Study Area will remain an under-utilized area in the midst of the fastest growing area in the State of Idaho. Criterion#10 is met. Findings: Northern Gateway Conditions exist within the Study Area to allow the Board of Commissioners of the Meridian Development Corporation and the Meridian City Council to determine that the area is eligible for urban renewal activities as prescribed in State Law. Summary of Findings Criteria Met Not Met 1 The Presence of a Substantial Number of Deteriorated X or Deteriorating Structures; and Deterioration of Site 151Page Item 3. F224] 2 Age or Obsolescence X 3 Predominance of Defective or Inadequate Street X Layout 4 Faulty Lot Layout in Relation to Size,Adequacy, X Accessibility or Usefulness; Obsolete Platting 5 Insanitary or Unsafe Conditions X 6 Diversity of Ownership X 7 Tax or Special Assessment Delinquency X 8 Defective or unusual condition of title X 9 Results in Economic Underdevelopment of the Area X io Substantially Impairs or Arrests the Sound Growth of X a Municipality Analysis: Open Land Conditions: In addition to the eligibility conditions identified above, the geographic area under review also considers the "open land" conditions.Idaho Code Section 50-2903(8)(c)states: "[a]ny area which is predominately4 open and which because of obsolete platting, diversity of ownership, deterioration of structures or improvements, or otherwise, results in economic underdevelopment of the area or substantially impairs or arrests the sound growth of a municipality.The provisions of section 50-2oo8(d), Idaho Code,shall apply to open areas." The eligibility criteria set forth in Idaho Code Section 50-2903(8)(c) for predominantly open land areas mirror or are the same as those criteria set forth in Idaho Code Sections 50-2o18(9) and 50-2903(8)(b). "Diversity of ownership" is the same, while "obsolete platting" appears to be equivalent to "faulty lot layout in relation to size, adequacy, accessibility,or usefulness.""Deterioration of structures or improvements"is the same or similar to "a substantial number of deteriorated or deteriorating structures" and "deterioration of site or other improvements."There is also an additional qualification that the provisions of Idaho Code Section 50-2oo8(d)shall apply to open areas. Idaho Code Section 50-2008 primarily addresses the urban renewal plan approval process and Idaho Code Section 50-20o8(d)(4) sets forth certain conditions and findings for agency acquisition of open land as follows: the urban renewal plan will afford maximum opportunity, consistent with the sound needs of the municipality as a whole, for the rehabilitation or redevelopment of the urban renewal area by private enterprise: Provided, that if the urban renewal area consists of an area of open land to be acquired by the urban renewal agency, such area shall not be so acquired unless (1) if it is to be developed for residential uses, the local governing body shall determine that a shortage of housing of sound standards and design which is decent, safe and sanitary exists in the municipality; that the need for a The statutes governing urban renewal set forth in Title 50,Chapters 20 and 29,Idaho Code,do not provide any guidance as to the definition of"predominantly." It is assumed for purposes of this Study that predominantly means more than 50%of the Study Area is"open land." Less than 25%of the parcels within the Study Area could conceivably fall within an open land designation.While the Study Area includes parcels that likely qualify as"open land,"making the findings pursuant to Idaho Code Section 50- 2903(8)(c)is not required. 161Page Item 3. F225] housing accommodations has been or will be increased as a result of the clearance of slums in other areas; that the conditions of blight in the area and the shortage of decent, safe and sanitary housing cause or contribute to an increase in and spread of disease and crime and constitute a menace to the public health, safety, morals, or welfare; and that the acquisition of the area for residential uses is an integral part of and essential to the program of the municipality,or(2)if it is to be developed for nonresidential uses, the local governing body shall determine that such nonresidential uses are necessary and appropriate to facilitate the proper growth and development of the community in accordance with sound planning standards and local community objectives, which acquisition may require the exercise of governmental action, as provided in this act, because of defective or unusual conditions of title, diversity of ownership, tax delinquency, improper subdivisions, outmoded street patterns, deterioration of site, economic disuse, unsuitable topography or faulty lot layouts, the need for the correlation of the area with other areas of a municipality by streets and modern traffic requirements, or any combination of such factors or other conditions which retard development of the area. In sum,there is one set of findings if the area of open land is to be acquired and developed for residential uses and a separate set of findings if the land is to be acquired and developed for nonresidential uses. Basically,open land areas may be acquired by an urban renewal agency and developed for nonresidential uses if such acquisition is necessary to solve various problems, associated with the land or the infrastructure, that have delayed the area's development. These problems include defective or usual conditions of title, diversity of ownership, tax delinquency, improper subdivisions, outmoded street patterns, deterioration of site, and faulty lot layout. All of the stated conditions are included in one form or another in the definition of a deteriorated area and/or a deteriorating area set forth in Idaho Code Sections 50-2903(8)(b) and 50-2o18(g). The conditions listed only in Section 50- 2oo8(d)(4)(2) (the open land section) include economic disuse, unsuitable topography, and"the need for the correlation of the area with other areas of a municipality by streets and modern traffic requirements, or any combination of such factors or other conditions which retard development of the area." The conclusion of this discussion concerning open land areas is that the area qualifies if any of the eligibility conditions set forth in Idaho Code Sections 50-2018(9) and 50- 2903(8)(b) apply. Alternatively, the area under consideration qualifies if any of the conditions listed only in Idaho Code Section 50-2oo8(d)(4)(2) apply.The size of some of the parcels, the lack of water and sewer facilities in the undeveloped portion of the Study Area; a nonexistent access and internal street system; an inadequate storm drain system; and lack of fire protection, are all conditions which delay development of the large undeveloped properties in the Study Area. Based on the above analysis, to the extent the Study Area is "predominantly open land," which is not a defined term, obsolete platting/faulty lot layout and economic underdevelopment are conditions found in the Study Area, and therefore, the open land condition is satisfied. 171Page Item 3. F226] Other Relevant Issues: Agricultural Landowners Concurrence: The statutory provisions concerning the creation of an urban renewal district prohibit inclusion of any land used for an agricultural operation without the express written consent of the property owner.An agricultural operation is broadly defined in Idaho Code § 22-4502(2) and means "an activity or condition that occurs in connection with the production of agricultural products for food, fiber, fuel and other lawful uses..." One method of determining whether there exists an agricultural operation on a parcel is the presence of an agricultural property tax exemptions.As of the date of this Eligibility Study, one parcel, the Kobe property, particularly located in the northwest corner of the Study Area,maintains assessed values consistent with other agricultural lands and appears,from a visual inspection, to be an active agricultural operation. As a result, property owner consent is required prior to final consideration of the proposed district's creation. CONCLUSION: Based upon the data and the conditions that exist within the Study Area as noted above, the Meridian Development Corporation Board and Meridian City Council may determine that the Northern Gateway Study Area is eligible for the establishment of an urban renewal district. lo% Analysis: In addition to the findings reported above, verification that the assessed value of the proposed Study Area is within the statutory limits is needed. State Law limits the percentage of values on the combined base assessment rolls that can be included in urban renewal / revenue allocation districts to lo% of the current assessed valuation of all taxable property within the City. According to Ada County Assessor records, the 20206 total certified value for the City of Meridian is $13,230,528,301 (does not include operating property). This number does not reflect exemptions. Therefore, taking a more conservative approach, the net taxable value for this calculation is used. That number is $10,375,837,804. As shown in the analysis in Table 1 the current taxable value of the entire Study Area is estimated to be $68,832,947• This value then must be added to the Base Assessed Values of the Downtown District,the Ten Mile District and the Union District to test for the io%limitation. Given that at this time the City and MDC are considering the potential creation of an additional urban renewal district (the Linder URD) and an amendment to the Union URD to add additional area pursuant to Idaho Code Section 50-2033,we added their assessed values to this analysis to provide decision makers with the scale of the various districts compared to the statutory limitation. The analysis for these purposes in presented in Table 1,below. The combined base assessment roll values remain well below the statutory limit. Table i Statutory io%Limitation Analysis s With House Bill 560(2020)effective July 1,2020,eliminating the property tax exemption for agricultural land and replacing it with a method to value agricultural land,going forward the method to determine the existence of an agricultural operation will change. 6 At the time this Study was prepared the 2021 values were not available. It is generally understood the 2021 values will increase;therefore,using the 2020 assessed values may be more conservative than the current conditions. 181Page Item 3. F 27 Area Taxable Value Percentage Total City $10,375,837,804 100% Downtown URD Base Value $146,334,050 1.41% Ten Mile URD $ 39,539,125 0.38% Union URD $2,144,36o 0.02% Proposed Northern Gateway URD $68,832,974 o.66% *Proposed Linder URD $11,978,500 0.12% *Proposed Union District Addition (est.) $3,414,100 0.03% Total UR Base Assessed Value Percentagej $272,2439109 2.62% *The MDC Board has considered and accepted the proposed Linder District Eligibility Study. The MDC Board is anticipated to consider the eligibility of the proposed Union District Addition in June. The effect of creating this district on the capacity of the City and MDC to consider future districts should they choose to do so is also explored. The table below shows there is capacity to consider additional districts. Table 2 Remaining Urban Renewal Capacity Maximum 1o% Limitation $1,037,583,78o 10% Downtown URD $146,334,779 1.41% Ten Mile URD $39,539,125 0.38% Union URD $2,144,36o 0.02% Proposed Northern Gateway URD $68,832,947 o.66% Proposed Linder URD $11,996,035 0.12% Proposed Union District Addition(est.) $3,414,100 0..03% Available AV within limitation $765,340,671 7.38% 191Page Item 3. F228] ATTACHMENT 1 (Parcel Information) 4852-0604-1321,v. 6 201Page Item 3. F229] Parcel Number Site Address Lot size Lot Size Sq Zoning Total Land Assessed Total Improvement Total Taxable Homeowners Net Taxable Acres Feet Value Assessed Value Exemption Value R6129020781 35 East Fairview Avenue 1.78 77406 Com Bus $ 967,600 $ 1,714,000 $ 2,681,600 $ $ 2,681,600 R6129020742 1615 N Main St 0.36 15812 Com Misc $ 189,700 $ 126,300 $ 316,000 $ $ 316,000 R6129020725 1603 N Main 0.68 29708 Com Bus $ 356,500 $ 44,400 $ 400,900 $ $ 400,900 R6129020670 1635 N Main 0.59 25700 Com Misc $ 308,400 $ 581,100 $ 889,500 $ $ 889,500 R6129020650 1519 N Main Street 0.72 1 31363 Com Misc $ 282,300 $ 111,400 $ 393,700 $ $ 393,700 R6129020611 1508 N Meridian RD 0.53 23087 Com Bus $ 127,300 $ 156,100 $ 283,400 $ $ 283,400 R6129020520 1434 N Meridian Rd 0.26 11238 Com Misc $ 112,400 $ 172,800 $ 285,200 $ $ 285,200 R6129020540 1428 N Meridian Rd 0.2 8712 Com Bus $ 91,400 $ 121,200 $ 212,600 $ $ 212,600 R6129020490 1422 N Meridian Rd 0.2 8712 Com Bus $ 91,400 $ 173,200 $ 264,600 $ $ 264,600 R6129020500 1423 N Main St 0.31 13504 Com Misc $ 121,500 $ 187,300 $ 308,800 $ $ 308,800 R6129020510 1414 N Meridian Rd 0.14 6184 Com Bus $ 79,500 $ 135,200 $ 214,700 $ $ 214,700 R6129020532 1402 N Meridian Rd 0.28 12284 Com Bus $ 96,400 $ 132,700 $ 229,100 $ $ 229,100 R6129020560 1332 N Meridian Rd 0.64 28096 Com Bus $ 210,700 $ - $ 210,700 $ - $ 210,700 R6129020360 1324 N Meridian Rd 0.4 17424 Com Bus $ 115,100 $ 244,600 $ 359,700 $ 100,000 $ 259,700 R6129020330 1308 N Meridian Rd 0.22 9583 Com Misc $ 105,400 $ 5,100 $ 110,500 $ - $ 110,500 R6129020311 N Meridian Rd 0.07 2919 Com Misc $ 32,100 $ - $ 32,100 $ - $ 32,100 R6129020300 1304 N Meridian Rd 0.2 8712 Com Bus $ 91,400 $ 140,500 $ 231,900 $ 100,000 $ 131,900 R6129020295 1234 N Meridian Rd 0.68 29839 Com Bus $ 145,500 $ 118,700 $ 264,200 $ - $ 264,200 R8193140010 1220 N Meridian RD 0.39 16945 Com Misc $ 152,500 $ 332,400 $ 484,900 $ - $ 484,900 R6129020167 16 E.Washington Ave 0.23 9975 R-15 $ 86,300 $ 165,000 $ 251,300 $ 100,000 $ 151,300 R6129020180 26 E Washington Ave 0.24 10454 R-15 $ 91,400 $ 108,600 $ 200,000 $ 100,000 $ 100,000 R6129020195 38 E Washington Ave 0.16 6970 R-15 $ 82,900 $ 147,700 $ 230,600 $ 82,276 $ 148,324 R6129020205 46 E Washington 0.16 6970 R-15 $ 82,900 $ 8,900 $ 91,800 $ $ 91,800 R6129020215 1203 N Main Street 0.4 17424 Com Misc $ 191,700 $ 82,600 $ 274,300 $ $ 274,300 R8193140020 1225 N Main Street 0.44 19123 Old Town $ 115,100 $ 215,000 $ 330,100 $ $ 330,100 R6129020260 1233 N Main Street 0.22 9583 Com Misc $ 95,800 $ 210,100 $ 305,900 $ - $ 305,900 R6129020320 1303 N Main Street 0.29 12632 Com Misc $ 126,300 $ 64,200 $ 190,500 $ $ 190,500 R6129020315 1311 N Main Street 0.54 23653 Com Misc $ 236,500 $ 164,200 $ 400,700 $ - $ 400,700 R6129020341 1323 N Main Street 0.64 27878 Com Misc $ 278,600 $ 231,400 $ 510,000 $ 100,000 $ 410,000 R6129020370 1335 N Main Street 0.14 6098 Com Misc $ 61,000 $ 167,600 $ 228,600 $ $ 228,600 R6129020385 1403 Nmain Street 0.52 22521 Com Misc $ 225,200 $ 100,000 $ 325,200 $ $ 325,200 R6129020431 1409 N Main Street 0.23 10019 Com Misc $ 100,200 $ 101,500 $ 201,700 $ $ 201,700 R6129020450 N Main Street 0.27 11761 Com Misc $ 105,800 $ 9,000 $ 114,800 $ $ 114,800 R6129020420 N Main Street 0.3 13068 Com Misc $ 130,700 $ - $ 130,700 $ - $ 130,700 R6129020400 1423 N Main St 0.32 13939 Com Misc $ 139,400 $ 227,400 $ 366,800 $ $ 366,800 R6129020570 1515 N Main St 0.52 22651 Com Misc $ 226,500 $ 143,400 $ 369,900 $ - $ 369,900 S1107223270 1682 N Main St 0.92 40075 Com Misc $ 521,000 $ 493,200 $ 1,014,200 $ $ 1,014,200 S1107223280 1626 N Main St 0.89 38768 Com Misc $ 310,100 $ 981,000 $ 1,291,100 $ $ 1,291,100 S1107223268 207 E Fairview Ave 1.1 48134 Com Misc $ 575,600 $ 477,600 $ 1,053,200 $ $ 1,053,200 S1107223200 1600 N Main St 2.72 118483 Com Bus $ 947,900 $ 2,836,200 $ 3,784,100 $ $ 3,784,100 S1107223350 1518 N Main St 0.62 27007 Com Misc $ 270,100 $ 640,200 $ 910,300 $ $ 910,300 S1107223370 1510 N Main St 0.28 12197 Com Misc $ 122,000 $ 216,800 $ 338,800 $ $ 338,800 S1107223380 1504 N Main St 0.25 10890 Com Misc $ 108,900 $ 79,700 $ 188,600 $ $ 188,600 S1107223400 1420 N Main St 0.35 15246 Com Misc $ 152,500 $ 103,300 $ 255,800 $ $ 255,800 S1107223420 1412 N Main St 0.35 15246 Com Misc $ 152,500 $ 189,600 $ 342,100 $ $ 342,100 S1107223435 1406 N Main St 0.72 31363 Com Bus $ 282,300 $ 1,135,600 $ 1,417,900 $ $ 1,417,900 S1107223480 1404 N Main St 0.35 15246 Com Bus $ 152,500 $ 839,100 $ 991,600 $ $ 991,600 S1107223500 1332 N Main St 0.35 15246 Com Bus $ 152,500 $ 147,400 $ 299,900 $ $ 299,900 S1107223510 1326 N Main St 0.35 15246 Com Bus $ 152,500 $ 145,700 $ 298,200 $ $ 298,200 S1107223520 1320 N Main St 0.35 15246 Com Bus $ 97,100 $ 81,800 $ 178,900 $ $ 178,900 S1107223530 1310 N Main St 0.35 15246 Com Bus $ 152,500 $ 136,400 $ 288,900 $ $ 288,900 S1107223599 1302 N Main St 0.51 22216 R-15 $ 222,200 $ 320,800 $ 543,000 $ $ 543,000 S1107223160 1435 NE 2nd 1/2 Street 0.32 13939 Old Town $ 97,600 $ - $ 97,600 $ $ 97,600 S1107223150 1431 NE 2nd 1/2 Street 0.32 13939 Old Town $ 97,100 $ $ 97,100 $ $ 97,100 S1107223125 1421 NE 2nd 1/2 Street 0.18 7841 Old Town $ 81,500 $ $ 81,500 $ $ 81,500 S1107223100 1421 NE 2nd 1/2 Street 0.48 21127 Old Town $ 147,900 $ $ 147,900 $ $ 147,900 S1107223090 1411 NE 2nd 1/2 Street 0.06 2744 Old Town $ 19,200 $ $ 19,200 $ $ 19,200 S1107223085 1411 NE 2nd 1/2 Street 0.16 7187 Old Town $ 50,300 $ $ 50,300 $ $ 50,300 S1107223082 1403 NE 2nd 1/2 Street 0.15 6534 Old Town $ 45,700 $ $ 45,700 $ $ 45,700 S1107223080 1403 NE 2nd 1/2 Street 0.24 10280 Old Town $ 72,000 $ $ 72,000 $ $ 72,000 S1107223070 1349 NE 2nd 1/2 Street 0.49 21344 Old Town $ 149,400 $ $ 149,400 $ $ 149,400 S1107223065 NE 2nd 1/2 Street 0.35 15290 Old Town $ 107,000 $ $ 107,000 $ $ 107,000 S1107223055 1331 NE 2nd 1/2 Street 0.25 10890 R-15 $ 92,600 $ $ 92,600 $ $ 92,600 S1107223040 1323 NE 2nd 1/2 Street 0.33 14375 R-15 $ 122,200 $ $ 122,200 $ $ 122,200 S1107223030 1313 NE 2nd 1/2 Street 0.33 14375 R-15 $ 97,100 $ 94,400 $ 191,500 $ $ 191,500 S1107223020 1305 NE 2nd 1/2 Street 0.33 14375 R-15 $ 97,100 $ 74,700 $ 171,800 $ $ 171,800 S1107223010 1237 NE 2nd 1/2 Street 0.33 14375 R-15 $ 97,100 $ - $ 97,100 $ $ 97,100 R7745460030 1225 NE 2nd 1/2 Street 1.35 58719 L-0 $ - $ $ $ $ - R7745460040 1175 NE 2nd 1/2 Street 0.22 9409 L-0 $ $ $ $ $ - R7745460020 1153 NE 2nd 1/2 Street 0.53 23087 R-15 $ $ $ $ $ R7745460010 200 E Carlton Ave 1.32 57281 L-0 $ $ $ $ $ - R6129010210 211 E Carlton Ave 0.32 13939 Old Town $ $ $ $ $ R1578000275 211 E Carlton Ave 0.14 6098 Old Town $ $ $ $ $ - R1578000280 1029 NE Third St. 0.28 12197 Old Town $ 96,400 $ 259,900 $ 356,300 $ 100,000 $ 256,300 R1578000262 1013 NE Third Ave 0.15 Old Town $ 79,500 $ 183,900 $ 263,400 $ - $ 263,400 R1578000264 234 E State Street 0.12 Old Town $ 71,100 $ 171,900 $ 243,000 $ - $ 243,000 Item 3. F230] Parcel Number Site Address Lot size Lot Size Sq Zoning Total Land Assessed Total Improvement Total Taxable Homeowners Net Taxable Acres Feet Value Assessed Value Exemption Value R1578000270 226 E State Ave 0.14 6098 Old Town $ 79,500 $ 153,300 $ 232,800 $ 100,000 $ 132,800 R6129010205 216 E State Ave 0.08 3485 Old Town $ 71,100 $ 77,100 $ 148,200 $ - $ 148,200 R6129010195 206 E State Ave 0.16 6970 Old Town $ 82,900 $ 112,200 $ 195,100 $ $ 195,100 R6129010190 1014 NE 2nd St 0.08 3485 Old Town $ 55,000 $ 109,700 $ 164,700 $ $ 164,700 R6129010170 211 E State Ave 0.32 1 13939 Old Town $ 102,800 $ 50,100 $ 152,900 $ $ 152,900 R1578000242 221 E State Ave 0.19 8276 Old Town $ 86,300 $ 169,500 $ 255,800 $ 100,000 $ 155,800 R1578000246 E State St 0.16 6970 Old Town $ 82,900 $ 5,000 $ 87,900 $ - $ 87,900 71578000251 237 E State Ave 0.18 7841 Old Town $ - $ - $ - $ - $ - R1578000220 238 E Pine Ave 0.14 6098 Old Town $ 75,300 $ 134,500 $ 209,800 $ 100,000 $ 109,800 71578000225 232 E Pine Ave 0.1 4356 Old Town $ 71,100 $ 94,400 $ 165,500 $ - $ 165,500 R1578000230 226 E Pine Ave 0.1 4356 Old Town $ 71,100 $ 127,500 $ 198,600 $ 100,000 $ 98,600 R1578000235 220 E Pine Ave 0.11 4792 Old Town $ 75,300 $ 104,300 $ 179,600 $ - $ 179,600 R6129000160 214 E Pine Ave 0.22 9365 Old Town $ 91,400 $ 133,600 $ 225,000 $ $ 225,000 76129000150 914 NE 2nd St 0.16 6970 Old Town $ 79,500 $ 121,500 $ 201,000 $ $ 201,000 R5672000940 211 E Pine Ave 0.42 18208 Old Town $ 163,900 $ 538,600 $ 702,500 $ $ 702,500 R7596000010 235 E Pine Ave 0.53 23217 Old Town $ - $ - $ - $ $ - R7596000040 240 E Idaho Ave 0.47 20473 old Town $ - $ $ $ $ R5672000915 800 NE 2nd St 0.32 13939 Old Town $ $ $ $ $ S1107244450 1108 NE 2nd 1/2 St 3.55 154725 R-15 $ $ $ $ $ - S1107244600 1210 NE 2nd 1/2St 0.39 16988 R-15 $ 97,100 $ 50,400 $ 147,500 $ $ 147,500 S1107244572 272 E Washington Ave 0.23 9975 R-15 $ 86,300 $ 91,500 $ 177,800 $ 100,000 $ 77,800 S1107244550 302 E Washington Ave 0.36 15812 R-15 $ 102,800 $ 78,200 $ 181,000 $ - $ 181,000 S1107244500 312 E Washington Ave 0.48 21083 R-15 $ 115,100 $ 81,900 $ 197,000 $ 100,000 $ 97,000 S1107244425 358 E Washington Ave 0.22 9583 R-15 $ 91,400 $ 62,500 $ 153,900 $ 93,450 $ 60,450 S1107244410 372 E Washington Ave 0.44 19166 R-15 $ 115,100 $ 218,900 $ 334,000 $ - $ 334,000 S1107244400 1233 NE 4th St 1.08 47045 R-15 $ 235,200 $ 981,300 $ 1,216,500 $ $ 1,216,500 S1107244650 1226 NE 2nd 1/2 St 0.36 15551 Old Town $ 77,800 $ 277,000 $ 354,800 $ $ 354,800 R8533900020 123 NE 2nd 1/2 St 0.17 7536 R-15 $ 82,900 $ 219,200 $ 302,100 $ $ 302,100 R5518460010 NE 2nd 1/2 St 0.5 21562 R-15 $ - $ - $ - $ $ - R5518460030 1260 NE 2nd 1/2 St 0 0 R-15 $ $ 119,900 $ 119,900 $ $ 119,900 R5518460050 1266 NE 2nd 1/2 St 0 0 R-15 $ $ 113,700 $ 113,700 $ $ 113,700 R5518460060 1278 NE 2nd 1/2 St 0 0 R-15 $ $ 121,200 $ 121,200 $ $ 121,200 R5518460080 1296 NE 2nd 1/2 St 0 0 R-15 $ $ 115,000 $ 115,000 $ $ 115,000 R5739800100 1304 NE 2nd 1/2 St 0.14 6098 R-15 $ 75,100 $ 109,500 $ 184,600 $ $ 184,600 R5739800010 1312 NE 2nd 1/2 St 0.25 10860 R-15 $ 86,300 $ 191,700 $ 278,000 $ $ 278,000 R5739800050 NE 3rd St 1.72 74923 R-15 $ 206,000 $ - $ 206,000 $ $ 206,000 R6492000005 1335 NE 4th St 0.31 13373 R-8 $ 97,100 $ - $ 97,100 $ $ 97,100 R6492000015 1330 NE 3rd St 0.14 6142 R-8 $ 75,100 $ 154,300 $ 229,400 $ $ 229,400 R6492000045 1331 NE 3rd St 0.14 6142 R-8 $ 75,100 $ 154,300 $ 229,400 $ $ 229,400 R6492000055 1328 NE 2nd 1/2 St 0.35 15246 R-8 $ 97,100 $ 161,900 $ 259,000 $ 100,000 $ 159,000 R6492000065 1334 NE 2nd 1/2 St 0.14 6098 R-8 $ 75,100 $ 154,300 $ 229,400 $ - $ 229,400 R6492000075 206 E Badley Ave 0.18 7841 R-8 $ 81,500 $ 146,400 $ 227,900 $ $ 227,900 R6492000085 1335 NE 3rd St 0.14 6098 R-8 $ 75,100 $ 154,300 $ 229,400 $ $ 229,400 R6492000025 1336 NE 3rd St 0.14 6098 R-8 $ 75,100 $ 154,300 $ 229,400 $ $ 229,400 R6492000036 371 E Badley Ave 0.16 7144 R-8 $ 78,300 $ 137,600 $ 215,900 $ 100,000 $ 115,900 R6492000037 399 E Badley Ave 0.16 7144 R-8 $ 78,300 $ 156,300 $ 234,600 $ 100,000 $ 134,600 R1366010075 1410 NE 2nd 1/2 St 0.26 11326 R-8 $ 91,100 $ 131,400 $ 222,500 $ 100,000 $ 122,500 R1366010080 276 E Badley Ave 0.26 11326 R-8 $ 91,100 $ 194,100 $ 285,200 $ 100,000 $ 185,200 R1366010070 1420 NE 2nd 1/2 St 0.38 16727 R-8 $ 103,100 $ 173,500 $ 276,600 $ 100,000 $ 176,600 R1366010062 1432 NE 2nd 1/2 St 0.15 6534 R-8 $ 75,100 $ 130,300 $ 205,400 $ - $ 205,400 R1366010060 301 E Gruber Ave 0.11 4748 R-8 $ 67,100 $ 105,400 $ 172,500 $ - $ 172,500 R1366010065 303 E Gruber Ave 0.4 17293 R-8 $ 103,100 $ 169,400 $ 272,500 $ 100,000 $ 172,500 S1107212707 403 E Fairview Ave 7.64 332886 R-8 $ 1,952,900 $ 2,191,500 $ 4,144,400 $ - $ 4,144,400 R1366010020 302 E Gruber Ave 2.29 99752 R-40 $ 498,800 $ 3,829,900 $ 4,328,700 $ - $ 4,328,700 R1366010013 1620 NE 2nd 1/2 St 0.25 11021 R-8 $ 76,100 $ 108,900 $ 185,000 $ 100,000 $ 85,000 R1366010015 225 E Fairview Ave 0.3 12937 R-8 $ 129,400 $ 232,100 $ 361,500 $ - $ 361,500 R1366010005 227 E Fairview Ave 0.21 9191 CG $ 110,300 $ 130,900 $ 241,200 $ $ 241,200 S1107212556 519 E Fairview Ave 1.44 62639 C-G $ 626,400 $ 1,001,200 $ 1,627,600 $ $ 1,627,600 S1106346911 412 E Fairview Ave 0.46 20038 C-G $ 152,500 $ 149,400 $ 301,900 $ $ 301,900 S1106346900 400 E Fairview Ave 0.63 27443 C-G $ 237,300 $ 126,100 $ 363,400 $ $ 363,400 S1106346834 360 E Fairview Ave 0.47 20473 C-G $ 143,800 $ 439,400 $ 583,200 $ $ 583,200 S1106346832 300 E Fairview Ave 1.24 54014 C-G $ 480,900 $ 836,700 $ 1,317,600 $ $ 1,317,600 S1106346750 220 E Fairview Ave 0.75 32670 C-G $ 257,900 $ 176,500 $ 434,400 $ $ 434,400 S1106346540 216 E Fairview Ave 0.8 34848 C-G $ 290,100 $ 618,200 $ 908,300 $ $ 908,300 S1106336530 210 E Fairview Ave 1.75 76230 C-G $ 686,100 $ 1,541,100 $ 2,227,200 $ $ 2,227,200 S1106336410 200 E Fairview Ave 0.38 16553 C-G $ 165,500 $ 213,300 $ 378,800 $ $ 378,800 S1106336401 132 E Fairview Ave 1.46 63554 C-G $ 572,000 $ 484,700 $ 1,056,700 $ $ 1,056,700 R8956180200 34 E Fairview Ave 4.52 196717 C-G $ 1,672,100 $ 5,560,000 $ 7,232,100 $ $ 7,232,100 R8956180100 14 E Fairview Ave 0.48 20952 C-G $ 314,300 $ - $ 314,300 $ $ 314,300 S1106336370 20 E Fairview Ave 3.85 167837 C-G $ 1,426,600 $ 2,518,900 $ 3,945,500 $ $ 3,945,500 S1106336197 1830 N Meridian Rd 1 43560 C-G $ 290,800 $ 891,000 $ 1,181,800 $ $ 1,181,800 S1106336086 55 E Carmel Dr 1 1.11 48352 C-G $ - $ - $ - $ $ - S1106336200 255 E Carmel Dr 4 174240 C-G $ 609,800 $ $ 609,800 $ $ 609,800 S1201449707 104 W Cherry Ln 17.64 768573 Ada RUT $ 27,500 $ $ 27,500 $ $ 27,500 $ 26,665,100 $ 44,343,600 $ 71,008,700 $ 2,175,726 $ 68,832,974 Item 4. L231 (:> E IDIAN*-----, AGENDA ITEM ITEM TOPIC: Resolution No. PZ-21-05: A Resolution of the Planning and Zoning Commission for the City of Meridian, Idaho, Validating Conformity of the (Option B) Urban Renewal Plan for the Northern Gateway District Urban Renewal Project with the City of Meridian's Comprehensive Plan item 4. Mayor Robert E. Simison El E IDIA N� Treg BeCity Council Members: rnt Brad Hoaglun Joe Borton Jessica Perreault H O Luke Cavener Liz Strader TRANSMITTAL MEMO FOR PZ-04, PZ-05, PZ-06 TO: Meridian Planning & Zoning Commission DATE: October 7, 2021 FROM: Ted Baird, Deputy City Attorney Kurt Starman, Deputy City Attorney RE: Resolutions for October 7, 2021 Agenda On your agenda there are three resolutions for your consideration. The task before the commission is to consider whether the proposed Urban Renewal Projects are consistent with Meridian's Comprehensive Plan. AGENDA Items 3 & 4: The first two Resolutions (PZ-21-04 and PZ-21-05)both relate to the Northern Gateway District Urban Renewal Project. The only difference is that Option A includes a large 17-acre parcel north and west of the corner of Meridian Road and Cherry Lane (the "McFadden Property"). Option B does not include the McFadden Property. The analysis is similar for both Options A & B—in fact the Memorandum attached as Exhibit A to each of these two Resolutions is identical, and the differences between the Options A &B are discussed in the Memorandum. By the time this matter gets to the City Council for consideration, one of the options will become the clear choice for moving forward, but in order to comply with Idaho Code Section 50-2008(b) and to move this matter forward, the Planning and Zoning Commission will review both Option A and Option B for conformity with the Comprehensive Plan tonight. Staff is recommending that the Commission move to approve the Resolutions associated with BOTH Options A and B, identifying the proposed Gateway Plans as conforming to the City of Meridian's Comprehensive Plan. AGENDA item#5 Resolution PZ-21-06 pertains to the proposed annexation of 1.46 acres to the existing Union District Urban Renewal Project. Staff recommends that the Commission move to approve the associated Resolution identifying the proposed First Amendment to the Union District Urban Renewal Project as conforming to the City of Meridian's Comprehensive Plan. For additional information and analysis,please refer to the September 30, 2021 Planning Division Memoranda, which are identified as exhibits to the Resolutions. City of Meridian . 33 E. Broadway Avenue . Meridian, ID 83642 Phone 208-888-4433 . www.meridiancity.org PZ-21-05 CITY OF MERIDIAN BY THE PLANNING AND ZONING COMMISSION A RESOLUTION OF THE PLANNING AND ZONING COMMISSION FOR THE CITY OF MERIDIAN,IDAHO,VALIDATING CONFORMITY OF THE (OPTION B) URBAN RENEWAL PLAN FOR THE NORTHERN GATEWAY DISTRICT URBAN RENEWAL PROJECT WITH THE CITY OF MERIDIAN'S COMPREHENSIVE PLAN WHEREAS, the Urban Renewal Agency of the City of Meridian(the "City"), Idaho, also known as Meridian Development Corporation(hereinafter"MDC"), the duly constituted and authorized urban renewal agency of the City, has submitted the proposed(Option B) Urban Renewal Plan for the Northern Gateway District Urban Renewal Project (the "Northern Gateway District Plan")to the City; and WHEREAS, the Mayor and Meridian City Council referred the Northern Gateway District Plan to the City Planning and Zoning Commission for review and recommendations concerning the conformity of said Northern Gateway District Plan with the City's Comprehensive Plan, as amended(the "Comprehensive Plan"); and WHEREAS, on October 7, 2021, the City Planning and Zoning Commission met to consider whether the Northern Gateway District Plan conforms with the Comprehensive Plan as required by Idaho Code § 50-2008(b); and WHEREAS, the City Planning and Zoning Commission has reviewed said Northern Gateway District Plan in view of the Comprehensive Plan; and WHEREAS, the City Planning and Zoning Commission has determined that the Northern Gateway District Plan is in all respects in conformity with the Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION FOR THE CITY OF MERIDIAN, IDAHO: Section 1. That the Northern Gateway District Plan, submitted by MDC and referred to this Commission by the Mayor and City Council for review, is in all respects in conformity with the City's Comprehensive Plan. Section 2. That Exhibit A, the memorandum from Brian McClure, Comprehensive Associate Planner dated September 30, 2021, outlining the analysis supporting the determination that the Northern Gateway District Plan is in conformity with the City's Comprehensive Plan, is hereby adopted and incorporated as part of this Resolution. Section 3. That the City Clerk is hereby authorized and directed to provide the Mayor and Meridian City Council with a signed copy of this Resolution relating to said Northern Gateway District Plan. PZ-21-05 Section 4. That this Resolution shall be in full force and effect immediately upon its adoption and approval. ADOPTED by the Planning and Zoning Commission of the City of Meridian, Idaho, this 7th day of October 2021. APPROVED: ATTEST: Chair, Planning and Zoning Commission City Clerk Chris Johnson 10-07-2021 4810-4341-8296,v. 1 Mayor Robert E. Simison City Council Members: E IDIAN;Z- Treg Bernt Brad Hoaglun Joe Borton Jessica Perreault D A H O Luke Cavener Liz Strader NORTHERN GATEWAY DISTRICT EXHIBIT A TO PZ-04 (Option A) EXHIBIT A TO PZ-05 (Option B) September 30, 2021 MEMORANDUM TO: Mayor Robert Simison Meridian City Council Meridian Planning &Zoning Commission CC: David Miles, Chief of Staff Cameron Arial, Community Development Director Victoria Cleary, Economic Development Administrator Caleb Hood, Planning Division Manager FROM: Brian McClure, Comprehensive Associate Planner RE: Urban Renewal Plan for the Northern Gateway District Urban Renewal Project This memo is intended to provide Comprehensive Plan related analysis for the proposed Northern Gateway District Urban Renewal Project(Gateway Plan). Outside of the framework provided by State statute related to general Urban Renewal, the proposed Gateway Plan does not have a clearly defined vision. The Gateway Plan does not have an overarching vision plan such as Destination Downtown, and which the Union District Urban Renewal Plan fell within. Instead, the Gateway Plan relies instead on the adopted Comprehensive Plan. The implementation strategies and goals of the Gateway Plan describe activities aimed to "eliminate and prevent the spread of deteriorating conditions and deterioration in the Project Area by employing a strategy to improve and develop public and private lands, to increase connectivity and transit options, and to grow the economy in the Project Area." Some of the listed activities include: design and construction of streets, utilities, and sidewalk facilities, Community Development Department - 33 E. Broadway Avenue, Suite 102, Meridian, ID 83642 Phone 208-884-5533 - Fax 208-888-6854 - www.meridiancity.org Item 4. F236] construction of parking facilities, acquisition of property for public improvement, demolition and cleanup of blight, financial assistance to enhance business enterprise, and financial assistance to maintain diverse housing options. None of the described activities are inconsistent with the Comprehensive Plan, and all of them may help to reach the desired vision with future activities and development within district boundaries. Recommendation Based on the outlined activities in the Gateway Plan, Staff believes establishing an Urban Renewal District Plan in this area of town may be an effective tool in implementing the City of Meridian Comprehensive Plan. Accordingly, Staff recommends that the Commission move to approve associated Resolutions identifying the proposed Gateway Plan as conforming to the City of Meridian's Comprehensive Plan. General Comprehensive Plan Analysis While the Gateway Plan is limited in scope, the following text describes general applicable policies that should be considered with future activities and development of the district area. This analysis is indifferent of whether Option A or Option B of the Gateway Plan moves forward; some text will no longer apply. This analysis is in consideration of future needs, concerns, and activities, and how the Gateway Plan may fit within this context, but not of the proposed plan itself. Application of the City's Comprehensive Plan(Comp Plan)to the proposed district area (see Attachment A) is very relevant. Every major theme (chapter) in the Comp Plan ranging from economic development and land use to historic preservation and transportation contain policies that are directly applicable. Additionally, the Comp Plan adopts other documents by reference, for inclusion in consideration of land use decisions and to direct staff activities. Many of the referenced documents are relevant both in geographic area and to the described implementation strategies and goals in the Gateway Plan. The future land use designations,policies, and associated documents adopted by reference in the Comprehensive Plan, should be considered with all future Urban Renewal Agency, City of Meridian, and private development activity whenever applicable. The following analysis describes the associated text, policies, and referenced plans. Plan Text The Evolving Community section(Chapter 3) of the City's Comp Plan, defines future land use typologies. There are several Future Land Use designations (typologies) listed in the Comp Plan that exist within the Gateway Plan boundaries. These are: Old Town, which states: 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 2 Item 4. F237] and could include reuse of existing buildings, new construction of multi family residential over ground floor retail or office uses. The City has developed specific architectural standards for Old Town and other traditional neighborhood areas. Pedestrian amenities are emphasized in Old Town via streetscape standards. Additional public and quasi public amenities and outdoor gathering area are encouraged. Future planning in Old Town will be reviewed in accordance with Destination Downtown, a visioning document for redevelopment in Downtown Meridian. Please see Chapter 2 Premier Community for more information on Destination Downtown. Sample zoning include O-T. The Old Town future land use is the most diverse designation in the City's land use portfolio. It has the greatest combined range of residential and non-residential uses and no caps on density or intensity of developed uses. Further, the City's complimentary zoning, also named Old Town(O- T), has zero setbacks for structures, reduced parking requirements, and reduced landscape setbacks aside from pedestrian streetscape infrastructure. Mixed Use Community(MU-C), which states: The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. Non-residential buildings in these areas have a tendency to be larger than in Mixed Use Neighborhood(MU-N) areas, but not as large as in Mixed Use Regional (MU-R) areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to, but also walk or bike to (up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3C. This designation also has a series of bulleted check-list items, and must also be consistent with general Mixed Use provisions described in the Comp Plan. Within the Gateway Plan, Mixed Use Community is exclusively located on the northwest corner of Cherry and Meridian Road. Of special emphasis, effort should be made to avoid strip development, to include seamless and prioritized pedestrian connectivity, and to develop shared public or quasi-public open space. This property is isolated with limited connectivity except across busy arterials, and it is outside of a '/2 mile walking distance to public outdoor spaces like parks and schools. Commercial, which states: This designation will provide a full range of commercial uses to serve area residents and visitors. Desired uses may include retail, restaurants,personal and professional services, and office uses, as well as appropriate public and quasi public uses. Multi family residential may be allowed in some cases, but should be careful to promote a high quality of life through thoughtful site design, connectivity, and amenities. Sample zoning include: C-N, C-C, and C-G. This designation exists on the entire north-east area of the Gateway Plan, and along the eastern boundaries of the project area bordering Fairview Ave. Commercial is similar to Old Town in 3 Item 4. F 38 that it allows a huge variety of uses, has no caps on intensity or density, and allows for multi- family. Allowed zoning designations are, however traditional, requiring more parking, more separation of differing uses, and is generally more oriented towards suburban development. High Density Residential, which states: This designation allows for the development of multi family homes in areas where high levels of urban services are provided and where residential gross densities exceed twelve dwelling units per acre. Development might include duplexes, apartment buildings, townhouses, and other multi-unit structures. A desirable project would consider the placement of parking areas,fences, berms, and other landscaping features to serve as transitions between neighboring uses. These areas are compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place; they should incorporate connectivity with adjacent uses and area pathways, attractive landscaping, gathering spaces and amenities, and a project identity. The high density residential designation exists in very few areas of the City. It is the least used residential typology, occupying only 2.4% of all residential future land use designations. There are several likely reasons for this. The first is that while it occupies the smallest area, it still has the capacity to provide upwards of 12.4% of the housing product in only 2.4% of the area. The second is that most mixed use designations allow or encourage multi-family. Old Town and Commercial as previously noted, also allow for multi-family. Since high density designated areas are generally on the periphery of other mixed use areas, likely intended to provide additional rooftops in support of attractive community and regional uses, care should be had in ensuring quality, purpose, and sense of place. This is especially true further from other destination points of interest and services than projects within mixed use areas. General Compliance: The Gateway Plan indicates that it is consistent with the Comprehensive Plan and Destination Downtown,but does not elaborate or expand with any detail as to how. Specific references to text or policies of the Comprehensive Plan are lacking in the Gateway Plan. It similarly makes no direct mention of specific future land use designations,but does indicate that all work would be consistent with those identified in Attachment 4 (a future land use map), and as amended. Referenced below are specific sections of the Comp Plan that are relevant to the Gateway Plan. While the variety of future land use designations are all broadly considered within the Comprehensive Plan, this area has never been considered as part of one geographic sub area; Destination Downtown did not extend as far east, or north. Further, and with the original Urban Renewal Area now reaching the end of its life and the area having been chopped up with several de-annexations to create new Urban Renewal Districts, all existing geographic framework is very fragmented. The Gateway Plan could be viewed largely as a legal and financial framework without a specific guiding land use framework. This is not necessarily bad,but with both new projects and development, careful review will be important to understand unique context and 4 Item 4. F239] relationships within geographic subareas. Similar projects in close proximity could have very different performance standards, and the involvement of public funding could complicate perception. Plan Policies The following text relates to the policies found throughout the major themes in the Comprehensive Plan(Chapters 2 through 6). Additional context for these policies can be found in the Related Policies section(see Attachment B), which includes parent Goals and Objectives, for the referenced policies. The first number of a policy ID references the Chapter. • 2.01.01H, Locate higher density housing near corridors with existing or planned transit, Downtown, and in proximity to employment centers. The downtown area is prioritized for higher density housing, and the proposed urban renewal district encourages both density and a variety of housing products. Transit improvements are described as an area for improvement and funding. • 2.02.01E, Encourage the development of high quality, dense residential and mixed use areas near in and around Downtown, near employment, large shopping centers,public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map. A new urban renewal district focused on infrastructure (parking, utilities, etc.) would provide the tools necessary to support and encourage redevelopment in an area of town lacking consistent public improvements. • 2.02.02B, Consider incentives such as density bonuses, reduced open space requirements, and reduced fees for infill development in key areas near existing services. A new urban renewal district could provide for incentives such as infrastructure and infrastructure reimbursement through tax increment financing (TIF). • 2.02.02C, Support infill development that does not negatively impact the abutting, existing development. Infill projects in Downtown should develop at higher densities, irrespective of existing development. The Gateway Plan does not address how transitions between existing and proposed redevelopment may take place. This is a potential weakness of the Plan and should be carefully considered with future improvements and development. The Gateway Plan does promote density and housing diversity. • 2.02.02D, Apply appropriate design and construction standards to infill development in order to reduce adverse impacts to existing development. The Gateway Plan makes specific references to establishing performance criteria and design standards in goal `i'(page 4), and duplicated under implementation letter `u' (page 12). They state, In conjunction with the City, the establishment and implementation of performance criteria to assure high site design standards and environmental quality and other design elements which provide unity and integrity to the entire Project Area, including commitment of funds for planning studies, achieving high standards of development, and leveraging such development to achieve public objectives and efficient use of scarce resources. 5 Item 4. ■ This is critical work to be done proactively, as the City does not currently have any site or building design standards specific to either Downtown (just general traditional neighborhood design), this new geographic area, or for policies related to historic preservation and enhancements. This work seems to be important to the City and Meridian Development Corporation, but has not been prioritized or defined, and a number of avenues to see it through may be very time intensive. • 2.02.02F, Ensure that new development within existing residential neighborhoods is cohesive and complementary in design and construction. A significant portion of the proposed urban renewal district is within or adjacent to existing residential neighborhoods. Because a primary goal of the Gateway Plan is to increase density, understanding the existing context and appropriately transitioning and integrating new development into the existing urban fabric will be crucial. • 2.09.01B, Establish incentives to develop gathering spaces and civic facilities within Downtown. A new urban renewal district could provide for incentives such as gathering spaces and civic facilities reimbursement through TIF. Under section 300 Proposed Redevelopment Actions, item `t'specifically references plazas,parks, and open space as projects that could be considered. These would be important public private projects, as the area is otherwise underserved by both usable public open space. • 2.09.01C, Work towards mitigating and removing floodplain issues around Downtown. A small area of 100 year floodplain associated with Five Mile Creek exists east of 2-112 Street, and south of Fairview. Most of this area is developed already, but there is one significantly large vacant field and area of potential redevelopment, north of Badley Ave. There is also floodway along the north-eastern boundary, behind the Commercial area (i.e. the Albertsons strip mall), but this is channelized and should not impact redevelopment efforts. • 2.09.02A, Actively implement action items in the Destination Downtown Plan. Destination Downtown was created by the Meridian Development Corporation for the downtown Urban Renewal District(URD), and adopted by the City. This plan was extremely broad in land use diversity, area, and scope. The project area for the Gateway Plan is included within portions of Destination Downtown area, but this area has been largely excluded from both Urban Renewal Activities, and for private redevelopment. With the original downtown URD set to expire in the coming years, this new district is an opportunity for more renewed and focused efforts, both geographically and in implementation activities. • 2.09.02B, Pursue grants and public-private partnerships to enhance Downtown. A new urban renewal district could both provide grants and make more competitive applications for grants, by utilizing a dedicated funding source such as TIF. • 2.09.02C, Develop programs with local partners to expand art, cultural, and educational facilities in Downtown. There are several references to these activities and facilities throughout the Gateway Plan. Art may be done both as public private partnership, or independent of development, and educational facilities are described in several areas including implementation strategies (letter `o). It should be noted that the Gateway Plan describes the Urban Renewal Districts 6 Item 4. ■ ability to make decisions related to public art independent of the Meridian Arts Commission, and that it may involve the Meridian Arts Commission. The Commission is trained, experienced, are supported by the City's Arts and Culture Specialist, and have invested a great deal of time and energy into artwork in downtown and across the City. Staff recommends that the Arts Commission always be involved in art projects that include any form of public participation. • 2.09.02D, Develop and support regular cultural activities and events Downtown, in partnership with the Downtown Business Association and other organizations. Supporting events is not described within the Gateway Plan directly, but supporting the development of locations for these to occur is. • 2.09.02F, Support a compatible mix of land uses Downtown that activate the area during day and night. Supporting specific uses at discrete times of the day is not described within the Gateway Plan directly, but supporting the development of mixed-use locations,facilities, and supporting infrastructure (e.g. —parking) is. Interim Uses are described in the Plan, but no examples are provided and are assumed to be of longer duration than a normal event. • 2.09.02G, Implement the City of Meridian Design Standards and City of Meridian Architectural Standards Manual to ensure that Downtown remains the historic center for mixed-use tourism,business, retail, residential, and governmental activities. The City has land use authority over the project area and implementation of design and architectural standards must be met. However, these standards while allowing for the full range of uses/attractions described within the Gateway Plan, does not necessarily cater to or encourage them in a context or towards any purpose. The Gateway Plan does not describe historical context as something to preserve or build upon. Additional work is necessary if downtown specific and historical context are desired. The Gateway Plan does speak to the development of potential standards, but these could only be applied through negotiation when public participation was involved. • 2.09.03B, Promote Ten Mile, Downtown, and The Village as centers of activity and growth. The Gateway Plan seeks to redevelop blighted areas and improve underserved areas of the larger Downtown area. The geographic boundaries of this area are not generally envisioned as a center of activity in the Destination Downtown plan, but for neighborhood preservation and as a gateway, into the center of activity (the City Core). There is nothing wrong with encouraging the extension of the core northward, with commensurate service improvements. • 2.09.03E, Develop concept plans of potential destination activities and promote appropriate development, infill, and redevelopment of activity centers. The Gateway Plan does not address this directly, but the intention is to support these types of activities through public private partnerships. • 3.03.01E, Encourage infill development. The unstated purpose of the Gateway Plan, through virtually all of the goals and implementation strategies, is to encourage infill development through redevelopment of blighted lands and development of community serving infrastructure. 7 Item 4. F242] • 3.03.03G, Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. The City has land use authority over the project area and urban infrastructure will be required with all redevelopment. Further, the Gateway Plan calls out specific implementation strategies including road, curb, gutter, streetscape, lighting, stormwater, and others throughout the document (including financial analysis). • 4.04.02A, Identify opportunities for new paths that connect residential neighborhoods and community facilities, such as the library and city hall,parks, schools, athletic facilities, swimming pools, historic districts, the Downtown, as well as other commercial and retail activity centers in Meridian. The City's Pathway Master Plan depicts several key connections through the proposed urban renewal district. The first is the Five Mile Creek Pathway, which exists. The second and third which are gaps, include the 3rd Street pathway alignment and a connection on Washington Ave to the Five Mile Creek Pathway. Neither Meridian Road or Main Street have adequate bike facilities, and the 3Yd Street pathway alignment is the only north-south low level of stress connection with a railroad crossing. The street grid in downtown generally promotes walkability and access. The Gateway Plan references pathways both through goals and implementation items. • 4.05.01E, Assess environmental impact of potential new development, infill, and redevelopment. The Gateway Plan specifically addresses environmental assessment of Brownfield sites, and more generally towards environmental quality and creating standards to maintain environmental quality in coordination with the City (goal letter `h). Outside of floodplain impacts however, the City does not have much in the way of requirements towards this end. • 5.02.01A, Maintain and implement design and building standards for historically significant buildings and resources in Old Town. There is at least one property on the National Register, the Clara Hill House, and a number of historically significant structures (constructed before 1960, having a unique or thematic architectural style, and being in good repair) within the project area. The Gateway Plan does not emphasize consideration for the historic character and quality of the overall Downtown area. If this element is important, then standards are needed to protect and/or enhance the general area character. Currently, the City cannot enforce consideration of historic elements or general thematic qualities with administrative level approvals. • 6.01.01C, Improve ingress and egress opportunities for all modes of transportation in Downtown. The Gateway Plan references improvements to roads, sidewalks,pathways, and a railroad crossing, as projects for implementation. Improvements to East 3Yd Street specifically would greatly enhance bicycle access into downtown, and provide more options for local residents and stakeholders. • 6.01.02D, Consider needed sidewalk, pathway, landscaping, and lighting improvements with all land use decisions. 8 Item 4. ■ The City has land use authority over the project area and redevelopment will be required to provide infrastructure. The Gateway Plan also specifically references all of these elements as projects for implementation. • 6.01.02I, Pursue the extension of Idaho Ave. and/or Broadway Ave. to Commercial Dr. and the extension of East 3rd St. from Fairview Ave. to Pine Ave. in Downtown. Neither Idaho or Broadway Ave are within the proposed Urban Renewal Districts boundaries, but East Third Street is. The extension or some equivalent improvement is specifically referenced as a project. • 6.01.02L, Work with ACHD to implement projects from the 2012 Downtown Meridian Neighborhood Pedestrian and Bicycle Plan. While not directly referencing coordination with ACHD on implementation of the 2012 Neighborhood Plan, improvements to East 3rd Street are directly aligned and much needed for north-south bicycle connectivity through Downtown. Neither Meridian Road or Main Street have dedicated bike facilities, and a safe multi-modal north-south connection is needed between existing pathway connection on Franklin near Storey Park, and on Pine near Five Mile Creek. Referenced Plans The following plans are adopted by reference in the City of Meridian Comprehensive Plan, and are relevant material to the proposed Gateway Plan. • Downtown Meridian Street Cross-section Master Plan Most of the Cross-section Plan is focused on the Downtown Core, but East 2nd Street and East 3rd Street are both highlighted. It is particularly important that East 3rd Street incorporate a pathway element to support connectivity of the City's Pathway Master Plan through downtown. Traffic speeds on Meridian Road are unfriendly to pedestrians, neither Meridian Road or Main Street provide safe bicycle connectivity north-south, and there is no other railroad crossing within the downtown area besides Meridian, Main, and East 3rd Street. • Historic Preservation Plan The Historic Preservation Commission and City adopted this plan in 2014. With less than 2.2%of Meridian's housing stock being older than 1960's construction (2017 Existing Conditions Report), and almost all of it consolidated in the Downtown area, there is very limited opportunity for historic preservation outside of agricultural themes in the larger community. Several goals from this plan are relevant to the Gateway Plan, including: o Goal I Preserve and enhance Meridian's historical, cultural and agricultural heritage. o Goal 3 Heighten public awareness of historic preservation in the community and improve preservation education efforts for various audiences. o Goal 4 Maintain and strengthen support for historic preservation from individuals, commercial property owners, local organizations and neighborhood groups. These goals for the Commission (and City) are not just about preserving, but also enhancing and generating awareness of Meridian's history. Additional objectives for these goals are 9 Item 4. F244] described within the plan. Since areas of this Plan are near to historic structures, awareness and care of both public and private efforts is important. • Meridian Pathways Master Plan For unconstructed improvements, the Pathways Master Plan identifies East 3Yd Street and Washington Ave connections through the project site. This plan works in concert with the Parks and Recreation Master Plan and through many of the policies in the Comprehensive Plan. • Downtown Meridian Transportation Management Plan This plan has resulted in significant roadway expansions within Meridian, including the split corridor phase I and phase 2 improvements. Two of the last projects left in the Downtown Meridian Transportation Management Plan are the East 3rd Street connection north of Carlton Ave and south of Badley Ave, and the extension of either Broadway Ave or Idaho Ave east to Commercial Ave (and ultimately to Locust Grove). These projects/connections are essential in supporting the densities necessary for the larger downtown area to be a thriving center of activity. The Gateway Plan could benefit the East 3rd Street connection, or some equivalent improvement. • Downtown Meridian Neighborhood Pedestrian and Bicycle Plan Developed by ACHD, this plan identified a number of community drive projects to enhance the pedestrian and bicycle connectivity in the area. ACHD has been diligent in programming and constructing these projects, and one of the last significant components is identified sidewalk improvements on East 3rd Street. There are sidewalk gaps throughout the project area, and East 3rd Street is an important north-south connection over the railroad tracks. All of these plans are available on the City's Comprehensive Plan website at: hltps:Hmeridiancit. .or lannin__/g coMpplan/resources. 10 Attachment A: Gateway Plan (Urban Renewal District) Option A Future Land Uses W I LLO W BROOK Medium Density Residential 0 ' High Density Residential CARMEL Commercial W� -Office SA�tiO �.y Civic 0 Old Town Ramm' Mixed Use Neighborh _CAROLood L I Mixed Use Community N a z m ~ WCNERRaY LN E FAIRVIEW AWE x Q a O 1 Z ❑ r � M . n PACKS, a z H GRUBER p�0 7i 0 ELM O o r Q z O �, Fq�eG pJ.APLE o BADLEY y sC Hi 11 MAPLE z � Z G x � CHERRY ❑ a Q z U -- WASHINGTON WAS IN TON 111 lu �u 0 E "q J' LegendCARLTON �— yOORD �� Northern Gateway District EL N ��TTT�TT���I �rWn���� taJ Q Meridian Urban Renewal#i p1W WJ ATIE FEE] } Railroad �� z a® 0 Parcels J�J�LLJ N-W1L 0 250 sov 1,000 rnlz E-PINErA•VE Feef �� f�1 I � u l 11 Option B Future Land Uses IER w ILl I I JI I iiiJ WILLOWBROOK Medium Density Residential 0 - - ®High Density Residential I;ARMEL:y 1 , Commercial W a k�_CAROL OfficeCivicOld Town m Mixed Use Neighborhood �YNN Y Mixed Use Community 0 z M ��CHERR�Y�CN QE FAIRVIEW A�Vf 1. z o N M n,PACK p Z � GRUBER y z CF S Z NrELM a Z . BADLEY _O�. PB � High MAPLE z— Z a 2 x Y ■ CHERRY— o n Q a � , r WINS —WASHINGTON WAS HINGTON Legend N z t:ARLTON— RD -a EL Northern Gateway District a��© �WT�� U C+Meridian Urban Renewal#1 p1W LLLJ �IIJ_1_C� � p� STATE ` z�. RailroadI eFT" Parcels C4 ❑ zea soo 1,000 Z E:F NE. Feet F �n � I I I I I I 1 u I 11 'TMW 12 Attachment B: Related Policies The policies below are from the City of Meridian Comprehensive Plan. For policy type: G= Goal; O= Objective, and A=Action. Goals and Objectives are shown with referenced actions for additional context, along with a referenced section. ID Policy Policy Section .- Support a balance and integration of diverse housing and neighborhood=or Housing types. 2.01.01 O Encourage diverse housing options suitable for various income levels, Housing household sizes,and lifestyle preferences. 2.01.01H A Locate higher density housing near corridors with existing or planned transit, Housing Downtown,and in proximity to employment centers. 2.02.00 G Plan for safe,attractive,and well-maintained neighborhoods that have Housing ample open space,and generous amenities that provide varied lifestyle choices. 2.02.01 O Elevate and enhance the quality and connectivity of residential site and Housing subdivision planning. 2.02.01E A Encourage the development of high quality,dense residential and mixed use Housing areas near in and around Downtown,near employment large shopping centers,public open spaces and parks,and along major transportation corridors,as shown on the Future Land Use Map. 2.02.02 O Maximize public services by prioritizing infill development of vacant and Housing underdeveloped parcels within the City over parcels on the fringe. 2.02.028 A Consider incentives such as density bonuses,reduced open space Housing requirements,and reduced fees for infill development in key areas near existing services. 2.02.02C A Support infill development that does not negatively impact the abutting, Housing existing development.Infill projects in Downtown should develop at higher densities,irrespective of existing development. 2.02.02D A Apply appropriate design and construction standards to infill development in Housing order to reduce adverse impacts to existing development. 2.02F A Ensure that new development within existing residential neighborhoods is Housing IL cohesive and complementary in design and construction. 2.09.00 G Create positive,vibrant,and accessible commercial activity centers within Economic the community. Excellence 2.09.01 O Support redevelopment and infill opportunities Downtown. V Economic Excellence 2.09.018 A Establish incentives to develop gathering spaces and civic facilities within Economic Downtown. Excellence 2.09.01C A Work towards mitigating and removing floodplain issues around Downtown. Economic ALExcellence 2.09.02 O Integrate and maintain quality public spaces throughout Downtown for Economic recreation,social,and civic activities. Excellence 2.09.02A A Actively implement action items in the Destination Downtown Plan. Economic Excellence 2.09.028 A Pursue grants and public-private partnerships to enhance Downtown. Economic Excellence 13 Item 4. F248] ID Policy Policy Section Type 2.09.02C A Develop programs with local partners to expand art,cultural,and Economic educational facilities in Downtown. Excellence 2.09.02D A Develop and support regular cultural activities and events Downtown,in Economic partnership with the Downtown Business Association and other Excellence organizations. 2.09.02F A Support a compatible mix of land uses Downtown that activate the area Economic during day and night. Excellence 2.09.02G A Implement the City of Meridian Design Standards and City of Meridian Economic Architectural Standards Manual to ensure that Downtown remains the Excellence historic center for mixed-use tourism,business,retail,residential,and governmental activities. 2.09.03 O Cultivate unique and diverse destination-type activities within Meridian's Economic centers. Excellence 2.09.03B A Promote Ten Mile,Downtown,and The Village as centers of activity and Economic growth. Excellence 2.09.03E A Develop concept plans of potential destination activities and promote Economic appropriate development,infill,and redevelopment of activity centers. Excellence 3.03.00 G Direct and prioritize development in strategic areas and in accordance with Growth and corridor and special area plans. Population 3.03.01 O Plan for an appropriate land use mix,recreational and civic facilities,and Growth and phased service extension within specific area plans and urban renewal Population districts. 3.03.01E A Encourage infill development. Growth and Population 3.03.03G A Require urban infrastructure be provided for all new developments,including Growth and curb and gutter,sidewalks, water and sewer utilities. Population 4.04.00 G Develop a connected,comfortable,and comprehensive network of multi- Parks and purpose pathways. Pathways 4.04.02 O Link pathways to important pedestrian generators,environmental features, Parks and historic landmarks,public facilities,Town Centers,and business districts. Pathways 4.04.02A A Identify opportunities for new paths that connect residential neighborhoods Parks and and community facilities,such as the library and city hall,parks,schools, Pathways athletic facilities,swimming pools,historic districts, the Downtown,as well as other commercial and retail activity centers in Meridian. 4.05.00 G Preserve,protect,enhance,and wisely use natural resources. Stewardship 4.05.01 O Protect and enhance existing waterways,groundwater,wetlands,wildlife Stewardship habitat,air,soils,and other natural resources. 4.05.01E A Assess environmental impact of potential new development,infill,and Stewardship redevelopment. 5.02.00 G Celebrate Meridian's historical,cultural,and agricultural heritage. Historic Preservation 5.02.01 O Enhance and restore the historical quality of Old Town. Historic Preservation 5.02.01A A Maintain and implement design and building standards for historically Historic significant buildings and resources in Old Town. Preservation 6.01.00 G Facilitate the efficient movement of people and products to and from the Transportation City. and Streets 14 Item 4. F 49 ID Policy Policy Section Type 6.01.01 O Support multi-modal and complete-street transportation improvements. Transportation and Streets 6.01.01C A Improve ingress and egress opportunities for all modes of transportation in Transportation Downtown. and Streets 6.01.02 O Enhance existing transportation systems. Transportation and Streets mr A Consider needed sidewalk,pathway,landscaping,and lighting improvements Transportation with all land use decisions. and Streets 6.01.021 A Pursue the extension of Idaho Ave.and/or Broadway Ave.to Commercial Dr. Transportation and the extension of East 3rd St.from Fairview Ave.to Pine Ave.in and Streets Downtown. 6.01.02E A Work with ACHD to implement projects from the 2012 Downtown Meridian Transportation Neighborhood Pedestrian and Bicycle Plan. and Streets 15 Item 4. F250] Attachment C: Meridian Pathways Master Plan (showing Option B boundaries as there are no pathways in Option A) Meridian PathwayPlan -CRANMER _ WILLOWBROOK -Existing Pathway Micro Path CpRMEL-� � T On Street Route W ......Proposed Pathway W' OS m-� z JOY{ q.. a 1'O m W y` �`� g-CA'R0L� g `..�YNN m 0 A-- T M W CHERRY-LN E FAIRUIEW:A1/i -- Q a m n PACK z E n � E 4 z GRUBER--' "----' y Z o FrELM a Z - CFaq� T MAPLE w Q o BAILEY --O eGPMAPLE z z z CHERRY SON-_ y WINE Z __WASHINGiON ® Legend N CARLTON ■ Q J Z'1�® - m a y ��;Northern Gateway District �� o STATE�StT�f�I� `°KG�` , Railroad W LLil��J_L Wes® Parcels LLWLL11111LLLLLLSii" o sso soo t,oaa Z EpINEr7 Feet 11 �A I u i 16 Attachment D: Downtown Meridian Street Cross-section Master Plan Examples East 2nd Street CORRIDOR: East 2nd Street •• = the TCC,and the limited out-of-network connectivity East 2nd ends on its north extent at Carlton,to the for this roadway provides a unique opportunity to .G4� south at Franklin,and is also interrupted by the Railroad support these activities without creating congestion properties immediately south of Broadway(with no on more through corridors. crossing).Despite the lack of north-south connectivity, enacTo N wr East 2nd is important both for local vehicular traffic ® r and for pedestrian connectivity within the Traditional City Core(TCC.The shorter block lengths enhance r accessibility and visibility for businesses,and provide ` great connectivity for those looking to live inwalkable v�'VEP'v` 01 residential neighborhoods with access to goods and services. Within the planning area,East 2nd primarily serves the TCC,but also supports the Transit Oriented Devel- opment&Cultural district(TOD)to the south of the - railroad tracks.The local connectivity on each segment of the corridor is critical for both of these districts,and r more-so than even Main,provides the opportunity to enhance multi-modal and pedestrian friendly uses P1er;d;an Gommnnay e.�nrerana down me so-eet tro,n eeneraeon,alma the community Cence and activities,which is absolutely essential to critical r\nnsT holds the—h.ea•<<nmernIFII end F2nd.FormeHyapolie dd,ti,eComm tyCe r elements of the Destination Downtown vision plan. rov,provides a�r—I aid convenient mcauon for a var;acy of classes and evsnts.The Mardi!- The support for and provision of vibrant and active common ty i,adjacent w eeneennlal Fark, streets and streetscapes is paramount to the vision of 010 \4. i r"�"�Six •'���t J�r���tf .` _ h' Looking Booth along E 2nd h­ S.,,nd P;nc. Looking so nth along E 2nd.hetw Sta ,,,d Pln - _ d,betv+ecn Carlton and State. `' ' DOWNTOWN MERIDIAN CITY CORE STREET CR055-SECTION MASTER PLAN v STRrrT DLSIGN 17 a F-1 EAST 2ND STREET: Broadway Avenue to Carlton Avenue oukul0ams 9 {liew Facing North} D pPLW Design is based on a>arts fig Prese]D�si'.d of emitting ROW. le Parki F Sidew aFr Pathw q� � 7 Stree is r Parkwy >ass r — '• i le Furnit v t'-v y r I*- Lighti acquir c �� R Q Eaislnp edge of NOW Evicting edge of BOW '`T B'Padestren 21'to Of.of Road '" 21'to CL of Road 19E,_ m I I !"" M Note:See the appendices far alternative cross-section designs While cross-section configurations with increased parking IMPLEMENTATION PROCESS: Broadway Avenue to Carlton Avenue are provided,in most conditions parking servicing local As a segment,the frequent cross-street and alley breaks CONSIDERATIONS: businesses should be consolidated off-street or located allow East 2nd to be developed more piecemeal than many Cross-section Width 80-fast(ROW) 80-feet elsewhere,allowing for a more lively and dynamic pedes- other areas ofthe City Core.However,the curb-less nature East 2nd between Broadway and Carlton consists ofshort trian environment that increases area draw. of the identified cross-sections and resulting grade changes Road Two-way Two-way.curb-less block lengths with frequent cross-street and alley inter- DESCRIPTION OF ULTIMATE CONDITIONS: with new facilities will likely require improvements to be Parking Angled and parallel Angled.parallel and sections.The only through cross-street on this segment made forthe full width ofthe cross-section(both sides of none however is Pine,with all other streets dead-ending within East 2nd is intended to be a charming traditional down- Parking Capacity* 75 57(may vary) the road).It may be possible for redevelopment to occur a mile.This limited connectivity is less conducive to heavy town street that is able to cater to social shopping and in half-block increments,between across-street and alley, Attached,detached. Detached or bollard traffic movements and provides additional opportunities dining experiences through unique design enhancements but there is likely greater term cost-savings Walkways(ea.sida) andmissingsegmants. suparated,widthaaries: for pedestrian supportive focus and enhancement. and comfortable pedestrian spaces.While trees are kept y g g g 5-feat or less 5-feat min. � pP P p P whole block at a time.Storm-water is an important mn- Varies,min 19'where to provide a more pedestrian scaled and comfortable sideration.Improvements should occur as public-private Buffer(ea,side) Varies INTENT` pedestrian environment,they are pulled further from the partnerships to generate and foster greater place-making, exists with walkway This street segment is unique in that the short block lengths buildings to allow for more unobstructed business and Pathway None None and limited traffic allow for multiple cross-sections,which community streetsca a uses,such as outdoor dinin f raise awareness,and be supportive new businesses or Bike Support None None p p ia renovations able to make use of the facilities. while consistent in thematic and alignment,offer a vari- Cross-section options exist for medians or other special "Parking impacts and future values are estimates,do not indicate interim ety of configurations.Priority improvements should be street features such as topiary or artwork.See appendix. conditions,and assume full compliance with cross section.Driveways,fire focused on a wider pedestrian environmentwith emphasis hydrants.and other conditions may alter final count.See Parking section on unique and memorable place-making configurations. under Street Design. DOWNTOWN MF RI DIAN CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN IS Item 4. F 53 East 3rd Street CORRIDOR: East 3rd Street While the preferred cross section within the East 3rd Other than the Meridian Road and Main,East End is Street Extension Alignment Study Report(Six Mile the only other north-south roadway between Linder Engineering,2009)does not provide accommodation and Locust Grove which crosses the railroad tracks.The for the pathway Identified within this plan,the pre- corridor intersects several major east-west arterials, ferred alignment could be modified to support one, including Pine and Franklin,and will be extended north and do so without additional right-of-way impacts not HIP111 -In norto Fairview in the future.A HAWK pedestrian signal considered with the study.The space provided forthe at Franklin provides for safe pedestrian connectivity dedicated bike lanes within the study,which are not to Storey Park and the Ada County public swimmingProvided south ofCarlton,could instead 6e utilized forpool.With the future extension from Carlton to Fair- the pathway.Bikes could then either consistently use Ave view,East 3rd would provide for increased north-south the identified ten-foot pathway,or ride on-street with connectivity,and be a viable alternative to Meridian sharrows for the length of the corridor.The pathway Road and Main for local traffic,especially bicycle and is a critical and required element along the identified pedestrian users. East 3rd corridor,between Fairview and Franklin. A connective multi modal East 3rd corridor is critical With no bicycle lanes and limited sidewalks along r rn to the vision of the Destination Downtown plan,and Meridian Road and Main,East 3rd is the only north- a south opportunity to provide safe dedicated bicycle c Is noted in both the i Comprehensive Plan and facilities forall age groups and users,into and through E the Parks and RecreatLioonn Master Pathway Plan.The downtown. roadway will be important as a defining and sup- Centennial Park:Located an the south-west corner of Idaho and E 2nd,centennial Park has a mhar portive resource for both the Traditional City Core AeA sr nuof romn—tyf—Irtic,In addltlon to those Pm ded by theadia—Nertdrao Co—nrty and Washington and Main districts,and to support Cenwr.The publIc playground at Cen—nial Park is the only one within he C ty Care. greater pedestrian connectivity between the business and residential oriented districts. f � I - i Looking couch along E 3rd,hccwccn Bowcr and Ada. Looking north along E 3rd,bccwccn Ada and Bowcr. Looking south along E 3rd.bccwccn Bowcr and Ada. All DOWNTOWN MERIDIAN CITY C--ORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN 19 Item 4. F 54 EAST 3RD STREI Franklin Road to Broadway Avenue {View Facing North} . D DPLW "•�s...� _ Besignialme deneasternedgeof fig Preservation a .moo E sisingRBW,butnuoussyimcon- _ sistent for continuous segments Parking JJJJJJ fiY Sidewalks - e °O �. cnatTON Avr Is- Pathway Cf 3 Streetsc ape Buffer 'S fsf Parkway Buffer y IF- Furniture PiNe axr El Lighting m LRaqulred.0 Desired y T 1'l" •R � �1 P a Edeiing edge el ROW A—sT 22'Pedeatrian IR'to Eriati CLd Read(r. -2' 14'Pedmo imu INTENT: ample buffers for the detached pathways and sidewalks Franklin Road to Broadway Avenue The primary intent of this cross-section and any varia- are all important safety and aesthetic elements for the CONSIDERATIONS: provide tion is to for safe and convenient north-south long-term health ofthe neighborhoods.Bulbouts should Cross-section Width SO-Not(ROW) 7�ida) pedestrian connectivity between Franklin and downtown. be developed at street corners to further enhance safety East 3rd between Franklin and Broadway is predominately The required ten-foot detached pathway must be on the and provide additional opportunities for landscaping and Road Two-way residential in nature,but is entirelywithin the Transit Ori- west-side of the road,which has fewer driveway conflicts additional district thematic elements. Parking Parallel ented and Cultural district(TOD).Improvements should be and opportunities for further reductions with redevelop- IMPLEMENTATION PROCESS: ParkingCapaclty Varies supportive of higher density and transit supportive uses in ment taking access from alleyways-Walkways must be Walkways(ea.side) Varies,4 to 5-feet. u. uitimate conditions,and all efforts should be made with detached,and residential appropriate lighting provided Though implementation mayoccurwith fragmented parcel fragmented gaps redevelopment to provide for additional enhancements to enhance safety.On-street parking should be provided, specific redevelopment,it isassumed that implementation Buffer(ea. Varian 8-foot landscapehuffer. which capitalize on these future services.Alleyways are but angled and perpendicular configurations are heavily of the pathway will require concerted efforts on behalf another important consideration with the corridor,and discouraged to ensure continuity of the pathway and to of MDC and City.The pathway is critical for accessibility, Pathway No yes,0-fast min.(west must be adequately signed and enforced to ensure pedes- reduce back-out conflicts with through traffic. safety,and quality of life,and should be implemented in side) trian safety along the corridor.While alley use is already blocks and segments-Interim redevelopment enhance- Bike Support No Sharrows predominately one-way forwestbound travel,this should DESCRIPTION OF ULTIMATE CONDITIONS: ments may not require full improvements if MDC and •Parking impacts and future values are estimates,do not indicate interim be verified and coordinated with impacted stakeholders, While East 3rd is not intended to serve as an entryway the City are not able to expand and maintain pathway conditions,and assumefull compliance with cross section.Driveways,fire hy- and considered for access with redevelopment. corridor,it is important for connectivity into the down- components,but redevelopment must make allowances drants,and other conditions may alter final count.Sea Parking section under town area and should be inviting.Tree lined streets with forfuture installation. Street Design. DOWNTOWN MF RI DIAN CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN 20 Item 4. F 55 EAST 3RD STREI Broadway Avenue to Carlton Avenue _ {11iew Facing North} 1103. DPLW "—s Resign ia based an easern edge of Ise• ustingRBw,butmayrarrifcon- fi9 Preservation -. o _ •'� sistent for continuous segments Parking e fiY Sidewalks / - - _ e c2l °O CART—avr Pathway f• 3 ` y 146- Streetscape Buffer .s �Sf Parkway Buffer •� y '8 v •� y .� P Ne AVE F Furniture F0 Lighting m ✓Required,.0esirad v d a Existing edge of ROW '..:.T 22'Pedestrian 11 to Existing IL of Road(Varies) 4' 20'to CL of New Ro 14'Pedeslrim 1��� Lion south of the tracks,and to help improve pedestrian and provide additional opportunities for landscaping and Broadway Avenue to Carlton Avenue connectivity with urban usestothe west.Walkways must additional district thematic elements. be detached by landscape buffers with large canopy trees, CONSIDERATIONS: and residential appropriate lighting must be provided to IMPLEMENTATION PROCESS: Cross-section Width GO-No(ROW) 76-feet Though East 3rd between Broadway and Carlton is pre- enhance safety.On-street parking should be provided, Though implementation may occurwith fragmented parcel Road Two-way Twa-way dominately residential in nature,it is adjacent to three but angled and perpendicular configurations are heavily specific redevelopment,it is assumed that implementa- Parking Parallel Parallel different commercial districts including the Northern discouraged to ensure continuity ofthe pathway and to tion of the pathwaywill require more concerted efforts Parking Capacity" 63 64 Gateway,Washington&Main,and Traditional City Core reduce back-out conflicts with through traffic.All rede- on behalf of MDC and the City.Interim redevelopment Attached 4 to 5-feat, Detached,B-feet min.. districts-While efforts should be made to enhance district velopment must be considerate to and supportive of the enhancements may not require full improvements if the Walkways fragmented gaps (east side) identities,with the proximity to the commercial districts, residential nature of this corridor segment. City is not able to expand and maintain pathway com- B-foot landscape buffer opportunities exist to blend boundaries for uses supportive ponents,but redevelopment must make allowances for Buffer ea.side) Varies min. CONDITIONS: of the overall Destination Downtown vision plan. DESCRIPTION OF ULTIMATEfuture installation. PathwayNo Yes.10-feet min.(west While East 3rd is not intended to serve as an entryway side) INTENT: corridor,it is importantfor connectivity into the downtown Bike Support No 'harrows The primary intent ofthis cross-section and anyvariation is area and should be inviting.The tree lined streets with "Parking impacts and future values are estimates.do not indicate interim to provide for a safe and convenient north-south pathway ample buffers for the detached pathways and sidewalks conditions,and assume full compliance with or—section.Drirewayys.firehy- connection between Carlton and Broadway.The required are all important safety and aesthetic elements for the drants,and other conditions may alter final count.Sea Parking section under ten-foot detached pathway must be onthe west-side ofthe long-term health ofthe neighborhoods.Bulb-outs should Street Design. road to maintain alignment with the pathway configure- be developed at street corners to further enhance safety DOWNTOWN MF RI DIAN CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN 21 Item 4. F256] (Option B) URBAN RENEWAL PLAN FOR THE NORTHERN GATEWAY DISTRICT URBAN RENEWAL PROJECT MERIDIAN URBAN RENEWAL AGENCY (also known as Meridian Development Corporation) CITY OF MERIDIAN, IDAHO Ordinance No. Adopted Effective Item 4. F257] TABLE OF CONTENTS Page 100 INTRODUCTION.............................................................................................................. I 101 General Procedures of the Agency .........................................................................4 102 Procedures Necessary to Meet State and Local Requirements: Conformance with Idaho Code Sections 50-2008 and 50-2906............................................................ 5 103 History and Current Conditions of the Area........................................................... 6 104 Purpose of Activities............................................................................................... 7 105 Open Land Criteria ................................................................................................. 8 200 DESCRIPTION OF PROJECT AREA............................................................................... 9 300 PROPOSED REDEVELOPMENT ACTIONS................................................................ 10 301 General.................................................................................................................. 10 302 Urban Renewal Plan Objectives ........................................................................... 13 303 Participation Opportunities and Agreements........................................................ 14 303.1 Participation Agreements.......................................................................... 14 304 Cooperation with Public Bodies ........................................................................... 16 305 Property Acquisition............................................................................................. 17 305.1 Real Property ............................................................................................ 17 305.2 Personal Property...................................................................................... 18 306 Property Management.......................................................................................... 19 307 Relocation of Persons (Including Individuals and Families), Business Concerns, and Others Displaced by the Project..................................................................... 19 308 Demolition, Clearance and Site Preparation......................................................... 19 309 Property Disposition and Development................................................................ 20 309.1 Disposition by the Agency........................................................................ 20 309.2 Disposition and Development Agreements .............................................. 20 309.3 Development by the Agency..................................................................... 22 310 Development Plans ............................................................................................... 22 311 Personal Property Disposition.............................................................................. 22 312 [Reserved]............................................................................................................ 22 313 Participation with Others ...................................................................................... 23 314 Conforming Owners.............................................................................................. 23 315 Arts and Cultural Funding .................................................................................... 23 400 USES PERMITTED IN THE PROJECT AREA.............................................................. 24 401 Designated Land Uses........................................................................................... 24 402 [Reserved]............................................................................................................. 24 403 Public Rights-of-Way........................................................................................... 24 404 Other Public, Semi-Public, Institutional, and Nonprofit Uses.............................. 25 i Item 4. F258] 405 Interim Uses.......................................................................................................... 25 406 Development in the Project Area Subject to the Plan........................................... 25 407 Construction Shall Comply with Applicable Federal, State, and Local Laws and Ordinances and Agency Development Standards................................................. 26 408 Minor Variations................................................................................................... 26 409 Nonconforming Uses............................................................................................ 27 410 Design Guidelines for Development under a Disposition and Development Agreement or Owner Participation Agreement.................................................... 27 500 METHODS OF FINANCING THE PROJECT ............................................................... 28 501 General Description of the Proposed Financing Method...................................... 28 502 Revenue Allocation Financing Provisions............................................................ 28 502.1 Economic Feasibility Study...................................................................... 30 502.2 Assumptions and Conditions/Economic Feasibility Statement................ 30 502.3 Ten Percent Limitation ............................................................................. 32 502.4 Financial Limitation.................................................................................. 32 502.5 [Reserved]................................................................................................ 34 502.6 Participation with Local Improvement Districts and/or Business Improvement Districts .............................................................................. 34 502.7 Issuance of Debt and Debt Limitation...................................................... 34 502.8 Impact on Other Taxing Districts and Levy Rate..................................... 35 503 Phasing and Other Fund Sources.......................................................................... 37 504 Lease Revenue, Parking Revenue, and Bonds...................................................... 37 505 Membership Dues and Support of Community Economic Development ............ 38 600 ACTIONS BY THE CITY AND OTHER PUBLIC ENTITIES...................................... 38 601 Maintenance of Public Improvements.................................................................. 39 700 ENFORCEMENT............................................................................................................. 39 800 DURATION OF THIS PLAN, TERMINATION, AND ASSET REVIEW.................... 40 900 PROCEDURE FOR AMENDMENT OR MODIFICATION.......................................... 41 1000 SEVERABILITY.............................................................................................................. 41 1100 ANNUAL REPORT AND OTHER REPORTING REQUIREMENTS.......................... 42 1200 APPENDICES, ATTACHMENTS, EXHIBITS, TABLES............................................. 42 ii Item 4. F259] Attachments Attachment 1 Boundary Map of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area Attachment 2 Legal Description of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area Attachment 3 Private Properties Which May be Acquired by the Agency Attachment 4 Map Depicting Expected Land Use and Current Zoning Map of the Project Area Attachment 5 Economic Feasibility Study iii Item 4. F260] 100 INTRODUCTION This is the Urban Renewal Plan (the "Plan") for the Northern Gateway District Urban Renewal Project(the"Project") in the city of Meridian(the "City"), county of Ada, state of Idaho. Attachments 1 through 5 attached hereto (collectively, the "Plan Attachments") are incorporated herein and shall be considered a part of this Plan. The term"Project" is used herein to describe the overall activities defined in this Plan and conforms to the statutory definition of an urban renewal project. Reference is specifically made to Idaho Code Sections 50-2018(10) and 50-2903(13) for the various activities contemplated by the term"Project." Such activities include both private and public development of property within the urban renewal area. The Northern Gateway District Project Area is also referred to as the "Project Area" or the "Revenue Allocation Area." This Plan was prepared by the Board of Commissioners (the "Agency Board") of the Meridian Urban Renewal Agency, also known as Meridian Development Corporation(the "Agency" or"MDC"), its consultants, and staff, and reviewed and recommended by the Agency pursuant to the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended(the "Law"), the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended(the "Act"), and all applicable local laws and ordinances. Idaho Code Section 50-2905 identifies what information the Plan must include with specificity as follows: (1) A statement describing the total assessed valuation of the base assessment roll of the revenue allocation area and the total assessed valuation of all taxable property within the municipality; (2) A statement listing the kind, number, and location of all proposed public works or improvements within the revenue allocation area; (3) An economic feasibility study; (4) A detailed list of estimated project costs; (5) A fiscal impact statement showing the impact of the revenue allocation area, both until and after the bonds are repaid, upon all taxing districts levying taxes upon property on the revenue allocation area; (6) A description of the methods of financing all estimated project costs and the time when related costs or monetary obligations are to be incurred; (7) A termination date for the plan and the revenue allocation area as provided for in Section 50-2903(20), Idaho Code. In determining the termination date, the plan shall recognize that the agency shall receive allocation of revenues in the calendar 1 Item 4. F261] year following the last year of the revenue allocation provision described in the urban renewal plan; and (8) A description of the disposition or retention of any assets of the agency upon the termination date. Provided however, nothing herein shall prevent the agency from retaining assets or revenues generated from such assets as long as the agency shall have resources other than revenue allocation funds to operate and manage such assets. This Plan includes the above information with specificity. The proposed development and redevelopment of the Project Area as described in this Plan conforms to the City of Meridian Comprehensive Plan (the "Comprehensive Plan"), adopted by the Meridian City Council (the "City Council") on December 17, 2019, by Resolution No. 19-2179. The Agency intends to rely heavily on any applicable City zoning and design standards. This Plan also conforms to the goals set forth in Destination: Downtown, which is a vision plan for the long-term future of the downtown area of the City, which seeks to establish downtown as a premier destination and home to local business. This Plan is subject to the Plan modification limitations and reporting requirements set forth in Idaho Code Section 50-2903A. Subject to limited exceptions as set forth in Idaho Code Section 50-2903A,if this Plan is modified by City Council ordinance, then the base value for the year immediately following the year in which modification occurs shall include the current year's equalized assessed value of the taxable property in the revenue allocation area, effectively eliminating the Agency's revenue stream. A modification shall not be deemed to occur when "[t]here is a plan amendment to make technical or ministerial changes to a plan that does not involve an increase in the use of revenues allocated to the agency." Idaho Code § 50-2903A(1)(a)(i). Annual adjustments as more specifically set forth in the Agency's annual budget will be required to account for more/less estimated revenue and project timing, including prioritization of projects. Any adjustments for these stated purposes are technical and ministerial and are not modifications under Idaho Code Section 50-2903A. This Plan provides the Agency with powers, duties, and obligations to implement and further the program generally formulated in this Plan for the development, redevelopment, rehabilitation, and revitalization of the area within the boundaries of the Project Area. The Agency retains all powers allowed by the Law and Act. This Plan presents a process and a basic framework within which plan implementation, including contracts, agreements and ancillary documents will be presented and by which tools are provided to the Agency to fashion, develop, and proceed with plan implementation. The Plan has balanced the need for flexibility over the twenty (20)-year timeframe of the Plan to implement the improvements identified in Attachment 5, with the need for specificity as required by Idaho Code Section 50-2905. The Plan narrative addresses the required elements of a plan set forth in Idaho Code Section 50-2905(1), (2), (5), (7) and(8). Attachment 5, together with the Plan narrative, meet the specificity requirement for the required plan elements set forth in Idaho Code Section 50-2905(2)-(6), recognizing that actual 2 Item 4. F262] Agency expenditures are prioritized each fiscal year during the required annual budgeting process. Allowed projects are those activities which comply with the Law and the Act and meet the overall objectives of this Plan. The public-private relationship is crucial in the successful development and redevelopment of the Project Area. Typically, the public will fund enhanced public improvements like utilities, streets, and sidewalks which, in turn, create an attractive setting for adjacent private investment for a mix of uses including residential (including but not limited to increased density, and mixed income projects such as affordable and/or workforce housing), light industrial, commercial facilities, including office and retail, recreational, or other community facilities. The purpose of the Law and Act will be attained through the implementation of the Plan. The priorities of this Plan are: a. The installation and construction of public improvements, including new local, collector and arterial streets; improvements to existing roadways and intersections, including the installation of traffic signals; installation of curbs, gutters and streetscapes, which for purposes of this Plan, the term"streetscapes" includes sidewalks, lighting, landscaping, benches, bike racks,public art, signage, way-finding, and similar amenities between the curb and right-of-way line, and other public improvements; installation and/or improvements to fiber optic facilities; improvements to public utilities including water and sewer improvements, and fire protection systems; removal, burying, or relocation of overhead utilities; extension of electrical distribution lines and transformers; improvement of irrigation and drainage ditches and laterals; installation and construction of pathways; and improvement of storm drainage facilities; b. The planning, design, construction and reconstruction of local roads and pathways to support access management, connectivity, and pedestrian mobility; C. The replanning, redesign, and development of undeveloped or underdeveloped areas which are stagnant or improperly utilized because of limited traffic access, underserved utilities, and other site conditions; d. The strengthening of the economic base of the Project Area and the community by the installation of needed public improvements to stimulate new private development providing greater housing density and diversity of housing stock, increased employment opportunities and economic growth; e. The provision of adequate land for open space, street rights-of-way and pedestrian rights-of-way, including pathways along East Fairview Avenue, future 3rd Street, and Washington Avenue; f. The reconstruction and improvement of street corridors to allow traffic flows to move through the Project Area, along with the accompanying utility connections; 3 Item 4. F 63 g. The provision of public service utilities, which are necessary to the development of the Project Area, such as water system improvements, sewer system improvements, and improvements to the storm drainage facilities; h. In conjunction with the City, the establishment and implementation of performance criteria to assure high site design standards and environmental quality and other design elements which provide unity and integrity to the entire Project Area, including commitment of funds for planning studies, achieving high standards of development, and leveraging such development to achieve public objectives and efficient use of scarce resources; i. The strengthening of the tax base by encouraging private development, thus increasing the assessed valuation of properties within the Project Area as a whole and benefiting the various taxing districts in which the urban renewal area is located; j. The acquisition of real property to support development and/or redevelopment initiatives consistent with the Law and Act; and k. The funding of necessary public infrastructure to accommodate both public and private development. 101 General Procedures of the Agency The Agency is a public body, corporate and politic, as defined and described under the Law and the Act. The Agency is also governed by its bylaws as authorized by the Law and adopted by the Agency. Under the Law, the Agency is governed by the Idaho open meeting law; the Public Records Act; the Ethics in Government Act of 2015, Chapters 1, 2 and 4 of Title 74, Idaho Code; reporting requirements pursuant to Idaho Code Sections 67-45013, 67-10761, 50- 2903A and 50-2913; and the competitive bidding requirements under Chapter 28, Title 67, Idaho Code, as well as other procurement or other public improvement delivery methods. Subject to limited exceptions, the Agency shall conduct all meetings in open session and allow meaningful public input as mandated by the issue considered or by any statutory or regulatory provision. The Agency may adopt separate policy statements. Any modification to any policy statement is a technical or ministerial adjustment and is not a modification to this Plan under Idaho Code Section 50-2903A. 1 Pursuant to House Bill 73,passed during the 2021 Legislative Session,significantly effective as of January 1, 2021,with the remaining sections in full force and effect on and after January 1,2022,Idaho Code Section 67-450E is superseded by Idaho Code Section 67-1076. 4 Item 4. F264] 102 Procedures Necessary to Meet State and Local Requirements: Conformance with Idaho Code Sections 50-2008 and 50-2906 Idaho law requires that the City Council, by resolution, must determine a geographic area be a deteriorated area or a deteriorating area, or a combination thereof, and designate such area as appropriate for an urban renewal project prior to preparation of an urban renewal plan. A consultant was retained to study a proposed project area(the "Study Area") and prepare an eligibility report. The Northern Gateway Urban Renewal District(Proposed) Eligibility Report (the "Report")was submitted to the Agency. The Agency accepted the Report by Agency Resolution No. 21-026 on June 9, 2021, and thereafter submitted the Report to the City Council for its consideration. The Study Area was deemed by the City Council to be a deteriorating area and/or a deteriorated area and therefore eligible for an urban renewal project by adoption of Resolution No. 21-2273 on July 6, 2021. With the adoption of Resolution No. 21-2273, the City Council declared the Study Area described in the Report to be a deteriorated area and/or a deteriorating area as defined by the Law and Act, and further directed the Agency to commence preparation of an urban renewal plan. The Project Area is smaller than the Study Area as an underdeveloped seventeen(17) acre parce13 located in the northwest corner of the Study Area and generally bounded by Meridian Road on the east and Cherry Lane on the south was not timely annexed into the City prior to City Council consideration of this Plan. The Plan was prepared and submitted to the Agency for its review and approval. The Agency approved the Plan by the adoption of Agency Resolution No. , on , and submitted the Plan to the City Council with its recommendation for adoption. In accordance with the Law, this Plan was submitted to the Planning and Zoning Commission of the City. After consideration of the Plan, the Commission reported to the City Council that this Plan is in conformity with the City's Comprehensive Plan. Pursuant to the Law and Act, the City Council having published due notice thereof, a public hearing was held on this Plan. Notice of the hearing was duly published in the Idaho Press, a newspaper having general circulation in the City. The City Council adopted this Plan on by Ordinance No. z Following adoption of Agency Resolution No.21-026,technical minor edits were made to the Report. 3 This parcel had been used as an"agricultural operation"requiring property owner consent to be included in the Project Area. In accordance with the Law and Act,the necessary consent was obtained from the parcel owner; however,the parcel was located in unincorporated Ada County. As the parcel was not timely annexed into the City, it could not be included within the Project Area unless Ada County 1)entered into an agreement with the City on administration of a revenue allocation provision extending beyond the municipal boundary of the City,and 2) adopted a transfer of powers ordinance. See,50-2018(18)and 50-2906. 5 Item 4. F265] 103 History and Current Conditions of the Area As more specifically described in the Report, this Project Area is generally located in central Meridian, northeast of the City's downtown core. The Project Area contains approximately 108 acres, inclusive of rights-of-way, and is generally east of Meridian Road and south of Fairview Avenue. A portion of the Project Area fronts the north side of Fairview Avenue east of Meridian Road. The Project Area includes mixed zoning for primarily commercial and residential uses. Current uses may not be wholly consistent with zoning and/or the City's vision set forth in the Comprehensive Plan and/or Destination: Downtown, wherein the vision for this area contemplates four(4)main goals promoting livability, mobility, prosperity, and sustainability. The use of the urban renewal tool to support these goals is critical to the success of the vision. Current conditions reflect aged residences converted to commercial uses over time with approximately nineteen (19)vacant parcels. More than half of the Project Area is devoted to commercial uses and/or vacant parcels zoned for commercial use, with residential uses being the next most significant land use category. In its totality the Project Area is reflective of the shifting urban geography of the City. The Report cites a number of deteriorating conditions existing within the Project Area, including a substantial number of deteriorating or deteriorated structures, deterioration of site, age or obsolescence, the predominance of defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility or usefulness, obsolete platting, insanitary and unsafe conditions, and diversity of ownership. Together with deteriorating infrastructure, diversity of ownership represents a significant impediment to development: approximately 88 parcel acres in the Project Area are owned by approximately one hundred and forty-nine (149) entities, which can create issues with necessary property assemblage to support economic development and/or housing opportunities. The foregoing conditions have arrested or impaired growth in the Project Area. The Plan proposes installation and improvements to rights-of-way (arterials, collectors, and local roads),pathways, sidewalks, curbs, gutters, and other streetscape improvements; transit infrastructure; public parking facilities; public infrastructure, including improvements to sewer and water infrastructure, power and fiber installation and/or upgrades; property acquisition to support economic development and housing opportunities and other publicly owned assets throughout the Project Area, as more specifically set forth in Attachment 5, creating the opportunity to revitalize the Project Area and to support transportation infrastructure, as well as mixed-use residential and commercial development consistent with the City's Comprehensive Plan and Destination: Downtown. Other identified improvements include fagade improvements; historic lighting; wayfinding/signage; installation and/or improvements to public plazas, parks, and open space; environmental remediation; and related planning studies to best implement the proposed public infrastructure improvements. The approximately nineteen(19)vacant parcels are underdeveloped and are not being used to their highest and best use. A goal of this Plan is to support development opportunities of this site that will ultimately contribute significantly to the tax base. 6 Item 4. F266] The preparation and approval of an urban renewal plan, including a revenue allocation financing provision, gives the City additional resources to solve the transit, public infrastructure, and development impediment issues in this area. Revenue allocation financing should help to improve the situation. In effect, property taxes generated by new developments within the Project Area may be used by the Agency to finance a variety of needed public improvements and facilities. Finally, some of the new developments may also generate new jobs in the community that would, in turn, benefit area residents long-term. Additionally, the proposed infrastructure improvements could support a variety of housing opportunities with diverse rental and income ranges, which supports and adds to the fabric of the Project Area. It is unlikely individual developers or public partners will take on the prohibitive costs of constructing the necessary infrastructure in the Project Area without the ability of revenue allocation to help offset at least some of these costs. But for urban renewal and revenue allocation financing, the proposed public improvements to support revitalization of the Project Area would not occur. 104 Purpose of Activities Attachment 5 includes the public improvements lists identifying with specificity the proposed public improvements and projects contemplated in the Project Area. The description of activities, public improvements, and the estimated costs of those items are intended to create an outside limit of the Agency's activity. Due to the inherent difficulty in projecting future levy rates, future taxable value, and the future costs of construction, the Agency reserves the right to: a. Change funding amounts from one Project to another. b. Re-prioritize the Projects described in this Plan and the Plan Attachments. C. Retain flexibility in funding the various activities in order to best meet the Plan and the needs of the Project Area. d. Retain flexibility in determining whether to use the Agency's funds or funds generated by other sources. e. Alter the location of proposed improvements set forth in Attachment 5 to support development when it occurs. The information included in Attachment 5 describes a realistic development scenario recognizing it is difficult to project with any certainty where the improvements will be sited until any future projects submit plans to the City for design review and permitting. The Agency intends to discuss and negotiate with any owner or developer of the parcels within the Project Area seeking Agency assistance during the duration of the Plan and Project Area. During such negotiation, the Agency will determine the eligibility of the activities sought for Agency funding, the amount the Agency may fund by way of percentage or other criteria including the need for such assistance. The Agency will also take into account the amount of revenue allocation proceeds estimated to be generated from the developer's activities. 7 Item 4. F267] The Agency also reserves the right to establish,by way of policy, its funding percentage or participation, which would apply to all developers and owners and may prioritize certain projects or types of projects. Throughout this Plan, there are references to Agency activities, Agency funding, and the acquisition, development, and contribution of public improvements. Such references do not necessarily constitute a full, final, and formal commitment by the Agency but, rather, grant to the Agency the discretion to participate as stated subject to achieving the objectives of this Plan and provided such activity is deemed eligible under the Law and the Act. The activities listed in Attachment 5 will be determined or prioritized as the overall Project Area develops and through the annual budget setting process. The activities listed in Attachment 5 are not prioritized but are anticipated to be completed as determined by available funds. As required by the Law and Act, the Agency will adopt more specific budgets annually. The projected timing of funding is primarily a function of the availability of market conditions and financial resources but is also strategic, considering the timing of private development partnership opportunities and the ability of certain strategic activities to stimulate development at given points in time within the planned 20-year period of the urban renewal district and revenue allocation area. The Study(Attachment 5)has described a list of public improvements and other related activities with an estimated cost in 2021 dollars of approximately $24,775,000. This amount does not take into account inflationary factors, such as increasing construction costs, which would increase that figure depending on when the owner, developer and/or Agency is able to develop, construct or initiate those activities. The Study has concluded the capacity of revenue allocation funds through the term of the Plan based on the assumed development projects and assessed value increases will likely generate an estimated $25,924,600. The Agency reserves the discretion and flexibility to use revenue allocation proceeds in excess of the amounts predicted in the event higher increases in assessed values occur during the term of the Plan for the improvements and activities identified. Additionally, the Agency reserves the discretion and flexibility to use other sources of funds unrelated to revenue allocation to assist in the funding of the improvements and activities identified. 105 Open Land Criteria This Plan contemplates Agency acquisition of property within the Project Area, in part, to support economic development/demonstration projects and housing. The Project Area is not predominantly open, and it does not include any agricultural zoning districts; however, the Project Area includes parcels that are vacant that could meet the undefined"open land"requiring the area meet the conditions set forth in Idaho Code Section 50-2008(d). These conditions include defective or unusual conditions of title, diversity of ownership, tax delinquency, improper subdivisions, outmoded street patterns, deterioration of site, and faulty lot layout, all of which are included in one form or another in the definitions of deteriorated area or deteriorating area set forth in Idaho Code Sections 50-2018(8), (9) and 50-2903(8). The issues listed only in Idaho Code Section 50-2008(d)(4)(2) (the open land section) include economic disuse, unsuitable topography, and"the need for the correlation of the area with other areas of a 8 Item 4. F268] municipality by streets and modern traffic requirements, or any combination of such factors or other conditions which retard development of the area." Open land areas qualify for Agency acquisition and development for residential uses if the City Council determines there is a shortage of housing of sound standards and design which is decent, safe and sanitary in the City, that the need for housing will be increased as a result of the clearance of deteriorated areas, that the conditions of blight in the area and the shortage of decent, safe and sanitary housing contributes to an increase in the spread of disease and crime and constitutes and menace to the public health, safety, morals, or welfare, and that the acquisition of the area for residential uses is an integral part of and essential to the program of the City. Due to the City's expected growth, the need for housing, including affordable and/or workforce housing, is significant and integral to a successful mixed-use Project Area. Further, the existing zoning designations in the Project Area allow for mixed-density residential, and the future land use map shows areas of projected increased residential density, including surrounding potential commercial projects. Open land areas qualify for Agency acquisition and development for primarily nonresidential uses if acquisition is necessary and appropriate to facilitate the proper growth and development of the community in accordance with sound planning standards and local community objectives if any of the deteriorating area conditions set forth in Idaho Code Sections 50-2018(8), (9) and 50-2903(8) apply. But such areas also qualify if any of the issues listed only in Idaho Code Section 50-2008(d)(4)(2) apply. The substantial number of deteriorating structures, a predominance of defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility or usefulness, insanitary or unsafe conditions, deterioration of site or other improvements, diversity of ownership, and economic disuse, are all conditions which delay or impair development of the open land areas and satisfy the open land conditions as more fully supported by the Report, which was prepared by Kushlan I Associates. This Plan does anticipate Agency acquisition of property within the Project Area; however, the acquisition of specific parcels is unknown at this time. Should the Agency determine the need to acquire property as further set forth in Attachment 3, then the open land areas qualify for Agency acquisition and development. 200 DESCRIPTION OF PROJECT AREA The boundaries of the Project Area and the Revenue Allocation Area are shown on the Boundary Map of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area, attached hereto as Attachment 1, and incorporated herein by reference, and are described in the Legal Description of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area, attached hereto as Attachment 2, and incorporated herein by reference. For purposes of boundary descriptions and use of proceeds for payment of improvements, the boundary shall be deemed to extend to the outer boundary of rights-of-way or other natural boundary unless otherwise stated. 9 Item 4. F269] 300 PROPOSED REDEVELOPMENT ACTIONS 301 General The Agency proposes to eliminate and prevent the spread of deteriorating conditions and deterioration in the Project Area by employing a strategy to improve and develop public and private lands, to increase connectivity and transit options, and to grow the economy in the Project Area. Implementation of the strategy includes, but is not limited to the following actions: a. The engineering, design, installation, construction, and/or reconstruction of streets and streetscapes, including but not limited to improvements and upgrades to portions of Northeast 2nd Street,Northeast 2 1/2 Street,Northeast 3rd Street, Carlton Avenue, Washington Avenue, Main Street,Northeast 4th Street, Badley Avenue, Gruber Avenue, State Avenue, Pine Avenue, and Fairview Avenue frontage and related pedestrian facilities, curb and gutter, intersection and rail crossing improvements, and traffic signals; b. The engineering, design, installation, construction, and/or reconstruction of storm water management infrastructure to support compliance with federal, state, and local regulations for storm water discharge and to support private development; C. The provision for participation by property owners and developers within the Project Area to achieve the objectives of this Plan; d. The engineering, design, installation, construction and/or reconstruction of sidewalks and related pedestrian facilities, curb and gutter and streetscapes, including but not limited to improvements to portions of Northeast 2nd Street, Northeast 2 1/2 Street,Northeast 3rd Street, Carlton Avenue, Washington Avenue, Main Street,Northeast 4th Street, Badley Avenue, Gruber Avenue, State Avenue, Pine Avenue and Fairview Avenue frontage; e. The engineering, design, installation, construction, and/or reconstruction of utilities including but not limited to improvements and upgrades to the water distribution system, including extension of the water distribution system, water capacity improvements, water storage upgrades, sewer system improvements and upgrades, including extension of the sewer collection system, lift station, and improvements, and upgrades to power, gas, fiber optics, communications, and other such facilities; f. Removal, burying, or relocation of overhead utilities; removal or relocation of underground utilities; extension of electrical distribution lines and transformers; improvement of irrigation and drainage ditches and laterals; undergrounding or piping of laterals; addition of fiber optic lines or other communication systems; public parking facilities, and other public improvements, including but not limited to fire protection systems, floodway and flood zone mitigation; and other public improvements that may be deemed appropriate by the Board; 10 Item 4. F270] g. The engineering, design, installation, and/or construction of a public parking structure or structures and/or public surface parking lots and related public improvements; h. The acquisition of real property for public right-of-way and streetscape improvements, utility undergrounding, extension, upgrades, public parks and trails,pedestrian facilities,pathways and trails, recreational access points and to encourage and enhance housing affordability and housing diversity, enhance transit options and connectivity, decrease underutilized parcels, create development opportunities consistent with the Plan, including but not limited to future disposition to qualified developers for qualified developments; i. The disposition of real property through a competitive process in accordance with this Plan, Idaho law, including Idaho Code Section 50-2011, and any disposition policies adopted by the Agency; j. The demolition or removal of certain buildings and/or improvements for public rights-of-way and streetscape improvements, pedestrian facilities, utility undergrounding extension and upgrades, public facilities, and to encourage and enhance housing affordability and housing diversity, enhance mobility options and connectivity, decrease underutilized parcels and surface parking lots, eliminate unhealthful, unsanitary, or unsafe conditions, eliminate obsolete or other uses detrimental to the public welfare or otherwise to remove or to prevent the spread of deteriorating or deteriorated conditions; k. The management of any property acquired by and under the ownership and control of the Agency; 1. The development or redevelopment of land by private enterprise or public agencies for uses in accordance with this Plan; M. The construction and financial support of infrastructure necessary for the provision of improved transit and alternative transportation; n. The engineering, design, installation, construction, and/or reconstruction of below ground infrastructure to support the construction of certain municipal buildings pursuant to Idaho Code Section 50-2905A; o. The provision of financial and other assistance to encourage and attract business enterprise, including but not limited to start-ups and microbusinesses, mid-sized companies, and large-scale corporations; p. The provision of financial and other assistance to encourage greater density and a diverse mix of rental rates and housing options; 11 Item 4. F271] q. The rehabilitation of structures and improvements by present owners, their successors, and the Agency; r. The preparation and assembly of adequate sites for the development and construction of facilities for mixed-use residential (including affordable and/or workforce housing when and if determined to be a public benefit), commercial, office, retail areas, medical facilities, and educational facilities; S. The environmental assessment and remediation of brownfield sites, or sites where environmental conditions detrimental to redevelopment exist; t. In collaboration with property owners and other stakeholders, working with the City to amend zoning regulations (if necessary) and standards and guidelines for the design of streetscape, plazas multi-use pathways,parks, and open space and other like public spaces applicable to the Project Area as needed to support implementation of this Plan; U. In conjunction with the City, the establishment and implementation of performance criteria to assure high site design standards and environmental quality and other design elements which provide unity and integrity to the entire Project Area, including commitment of funds for planning studies, achieving high standards of development, and leveraging such development to achieve public objectives and efficient use of scarce resources; V. To the extent allowed by law, lend or invest federal funds to facilitate development and/or redevelopment; W. The provision for relocation assistance to displaced Project Area occupants, as required by law, or within the discretion of the Agency Board for displaced businesses; X. Agency and/or owner-developer construction,participation in the construction and/or management of public parking facilities and/or surface lots that support a desired level and form of development to enhance the vitality of the Project Area; Y. Other related improvements to those set forth above as further set forth in Attachment 5. In the accomplishment of these purposes and activities and in the implementation and furtherance of this Plan, the Agency is authorized to use all the powers provided in this Plan and all the powers now or hereafter permitted by Law and Act. 12 Item 4. F272] 302 Urban Renewal Plan Objectives Urban renewal activity is necessary in the Project Area to combat problems of physical deterioration or deteriorating conditions. As set forth in greater detail in Section 103, the Project Area has a history of stagnant growth and development compared to other areas of the City based on deteriorated or deteriorating conditions that have arrested or impaired growth in the Project Area primarily attributed to: a substantial number of deteriorating or deteriorated structures, widespread deterioration of site, underdeveloped properties; inadequate connectivity; lack of multi-use paths; the predominance of defective or inadequate street layout, faulty lot layout, insanitary and unsafe conditions, and diversity of ownership. The Plan for the Project Area is a proposal to work in partnership with public and private entities to improve, develop, and grow the economy within the Project Area by the implementation of a strategy and program set forth in Section 301 and in Attachment 5. The provisions of this Plan are applicable to all public and private property in the Project Area. The provisions of the Plan shall be interpreted and applied as objectives and goals, recognizing the need for flexibility in interpretation and implementation, while at the same time not in any way abdicating the rights and privileges of the property owners which are vested in the present and future zoning classifications of the properties. All development under an owner participation agreement shall conform to those standards specified in Section 303.1 of this Plan. It is recognized that the Ada County Highway District has exclusive jurisdiction over all public street rights-of-way within the Project Area, except for state highways. Nothing in this Plan shall be construed to alter the powers of the Ada County Highway District pursuant to Title 40, Idaho Code. This Plan must be practical in order to succeed. Particular attention has been paid to how it can be implemented, given the changing nature of market conditions. Transforming the Project Area into a vital, thriving part of the community requires an assertive strategy. The following list represents the key elements of that effort: a. Initiate simultaneous projects designed to revitalize the Project Area. From street and utility improvements to significant new public or private development, the Agency plays a key role in creating the necessary momentum to get and keep things going. b. Develop new mixed-use residential,retail, office and commercial areas including opportunities for community, cultural, educational, medical, and recreational facilities, as well as encourage economic development opportunities. C. Secure and improve certain public open space in critical areas. d. Initiate projects designed to increase affordable and workforce housing options and increased transportation and connectivity options. 13 Item 4. F273] Without direct public intervention, much of the Project Area could conceivably remain unchanged and in a deteriorated and/or deteriorating condition for the next twenty(20)years. The Plan creates the necessary flexible framework for the Project Area to support the City's economic development while complying with the "specificity"requirement set forth in Idaho Code Section 50-2905. Land use in the Project Area will be modified to the extent that underutilized, underdeveloped, deteriorated, deteriorating and vacant land and land now devoted to uses inconsistent with the future land uses of the area will be converted to mixed-use, retail residential (including affordable and/or workforce housing) and commercial areas, cultural centers, food halls, transit oriented development, educational facilities, other public facilities and improvements, including but not limited to streets, streetscapes, water and sewer improvements, environmental and floodplain remediations/site preparation,public parking, community facilities, fagade improvements, parks, plazas and pedestrian/bike pathways. In implementing the activities described in this Plan, the Agency shall give due consideration to the provision of adequate open space, park and recreational areas and facilities that may be desirable for neighborhood improvement, with special consideration for the health, safety, and welfare of residents in the general vicinity of the Project Area covered by the Plan. 303 Participation Opportunities and Agreements 303.1 Participation Agreements The Agency may enter into various development participation agreements with any existing or future owner of property in the Project Area, in the event the property owner seeks and/or receives assistance from the Agency in the development and/or redevelopment of the property. The terms "owner participation agreement," "participation agreement," or "development agreement" are intended to include all participation agreements with a property owner, including reimbursement agreements, grant agreements or other forms of participation agreements. In that event, the Agency may allow for an existing or future owner of property to remove the property and/or structure from future Agency acquisition subject to entering into an owner participation agreement. The Agency may also enter into owner participation agreements with other future owners and developers within the Project Area throughout the duration of the Plan in order to implement the infrastructure improvements set forth in this Plan. Each structure and building in the Project Area to be rehabilitated or to be constructed as a condition of the owner participation agreement between the Agency and the owner pursuant to this Plan will be considered to be satisfactorily rehabilitated and constructed pursuant to the requirements of the Law and Act, and the Agency will so certify, if the rehabilitated or new structure meets the standards set forth in an executed owner participation agreement and complies with the applicable provisions of this Plan, local codes and ordinances and the Idaho Code. Additional conditions described below: • Any such property within the Project Area shall be required to conform to applicable provisions, requirements, and regulations of this Plan. The owner participation agreement may require as a condition of financial participation by 14 Item 4. F274] the Agency a commitment by the property owner to meet the greater objectives of the land use elements identified in the Comprehensive Plan, Destination: Downtown and applicable zoning ordinances and other requirements deemed appropriate and necessary by the Agency. Upon completion of any rehabilitation each structure must be safe and sound in all physical respects and be refurbished and altered to bring the property to an upgraded marketable condition that will continue throughout an estimated useful life for a minimum of twenty (20)years. • All such buildings or portions of buildings which are to remain within the Project Area shall be rehabilitated or constructed in conformity with all applicable codes and ordinances of the City. • Any new construction shall also conform to all applicable provisions, requirements, and regulations of this Plan, as well as all applicable codes and ordinances of the City. All owner participation agreements will address development timing, iustification and eligibility of project costs, and achievement of the objectives of the Plan. The Agency shall retain its discretion in the funding level of its participation. Obligations under owner participation agreements shall terminate no later than the termination date of this Plan, December 31, 2041. The Agency shall retain its discretion to negotiate an earlier date to accomplish all obligations under the owner participation agreement. In all owner participation agreements,participants who retain real property shall be required to join in the recordation of such documents as may be necessary to make the provisions of this Plan applicable to their properties. Whether or not a participant enters into an owner participation agreement with the Agency, the provisions of this Plan are applicable to all public and private property in the Project Area. In the event a participant under an owner participation agreement fails or refuses to rehabilitate, develop,use, and maintain its real property pursuant to this Plan and an owner participation agreement, the real property or any interest therein may be acquired by the Agency in accordance with Section 305.1 of this Plan and sold or leased for rehabilitation or development in accordance with this Plan. Owner participation agreements may be used to implement the following objectives: a. Encouraging property owners to revitalize and/or remediate deteriorated areas or deteriorating areas of their parcels to accelerate development in the Project Area. b. Subject to the limitations of the Law and the Act, providing incentives to property owners to encourage utilization and expansion of existing permitted uses during the transition period to prevent a decline in the employment base and a proliferation of vacant and deteriorated parcels in the Project Area during the extended redevelopment of the Project Area. 15 Item 4. F275] C. To accommodate improvements and expansions allowed by City regulations and generally consistent with this Plan for the Project Area. d. Subject to the limitations of the Law and Act,providing incentives to improve nonconforming properties so they implement the design guidelines contained in this Plan to the extent possible and to encourage an orderly transition from nonconforming to conforming uses through the term of the Plan. e. Provide for advance funding by the developer/owner participant of those certain public improvements related to or needed for the private development and related to the construction of certain public improvements. In that event, the Agency will agree as set out in the participation agreement to reimburse a portion of, or all of, the costs of public improvements identified in the participation agreement from the revenue allocation generated by the private development. Though no specific advance funding by a developer/owner participant is shown in the cash analysis attachments, this Plan specifically allows for such an advance. 304 Cooperation with Public Bodies Certain public bodies are authorized by state law to aid and cooperate, with or without consideration, in the planning, undertaking, construction, or operation of this Project. The Agency shall seek the aid and cooperation of such public bodies and shall attempt to coordinate this Plan with the activities of such public bodies in order to accomplish the purposes of redevelopment and the highest public good. The Agency, by law, is not authorized to acquire real property owned by public bodies without the consent of such public bodies. The Agency will seek the cooperation of all public bodies which own or intend to acquire property in the Project Area. All plans for development of property in the Project Area by a public body shall be subject to Agency approval, in the event the Agency is providing any financial assistance. Subject to applicable authority, the Agency may impose on all public bodies the planning and design controls contained in this Plan to ensure that present uses and any future development by public bodies will conform to the requirements of this Plan; provided, however, the Ada County Highway District has exclusive jurisdiction over Ada County Highway District streets. The Agency is authorized to financially(and otherwise) assist any public entity in the cost of public land, buildings, facilities, structures, or other improvements of the Project Area as allowed by the Law and Act. The Agency intends to cooperate to the extent allowable with the City and the Ada County Highway District (or the Idaho Transportation Department), as the case may be, for the engineering, design, installation, construction, and/or reconstruction of public infrastructure improvements, including, but not limited to those improvements set forth in Section 301 and in Attachment 5. The Agency shall also cooperate with the City and the Ada County Highway District(or the Idaho Transportation Department) on various relocation, screening, or undergrounding projects and the providing of fiber optic capability. To the extent any public 16 Item 4. F276] entity, including the City and/or the Ada County Highway District, has funded certain improvements, the Agency may reimburse those entities for those expenses. The Agency also intends to cooperate and seek available assistance from state, federal and other sources for economic development. In the event the Agency is participating in the public development by way of financial incentive or otherwise, the public body shall enter into a participation agreement with the Agency and then shall be bound by the Plan and other land use elements and shall conform to those standards specified in Section 303.1 of this Plan. This Plan does not financially bind or obligate the City, Agency and/or any other public entity to any project or property acquisition; rather, for purposes of determining the economic feasibility of the Plan certain projects and expenditures have been estimated and included in the analysis. Agency revenue and the ability to fund reimbursement of eligible Project Costs is more specifically detailed in any participation agreement and in the annual budget adopted by the Agency Board. 305 Property Acquisition 305.1 Real Property Only as specifically authorized herein, the Agency may acquire, through the voluntary measures described below, but is not required to acquire, any real property located in the Project Area where it is determined that the property is needed for construction of public improvements, required to eliminate or mitigate the deteriorated or deteriorating conditions, to facilitate economic development, including acquisition of real property intended for disposition to qualified developers through a competitive process, and as otherwise allowed by law. The acquisition shall be by any means authorized by law, including,but not limited to, the Law, the Act, and the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended, but shall not include the right to invoke eminent domain authority except as authorized by Idaho law and provided herein. The Agency is authorized to acquire either the entire fee or any other interest in real property less than a fee, including structures and fixtures upon the real property, without acquiring the land upon which those structures and fixtures are located. The Agency intends to acquire any real property through voluntary or consensual gift, devise, exchange, or purchase. Such acquisition of property may be for the development of the public improvements identified in this Plan. Acquisition of property may be for the assembly of properties for redevelopment to achieve Plan goals including public benefits such as affordable and/or workforce housing. Such properties may include properties owned by private parties or public entities. This Plan anticipates the Agency's use of its resources for property acquisition. In the event the Agency identifies certain property which should be acquired to develop certain public improvements intended to be constructed under the provisions of this Plan, the Agency shall coordinate such property acquisition with any other public entity(e.g., without limitation, the City, the state of Idaho, or any of its authorized agencies), including the assistance 17 Item 4. F277] of Agency funds to acquire said property either through a voluntary acquisition or the public entity's invoking of its eminent domain authority as limited by Idaho Code Section 7-701A. The Agency is authorized by this Plan to acquire the properties for the uses identified in Attachment 3 hereto, including but not limited to property to be acquired for the extension or expansion of certain rights-of-way. The Agency is authorized by this Plan and Idaho Code Sections 50-2010 and 50- 2018(12) to acquire the properties identified in Attachment 3 hereto for the purposes set forth in this Plan. The Agency has identified its intent to acquire and/or participate in the development of certain public improvements, including, but not limited to those identified in Section 301 of the Plan and/or Attachment 5 hereto. Further, the Agency intends to acquire real property to facilitate commercial and/or economic development projects and/or high-density residential development by assembling and disposing of developable parcels. The Agency's property acquisition will result in remediating deteriorating conditions in the Project Area by facilitating the development of mixed-use, residential (including affordable and/or workforce housing), commercial and retail areas. The public improvements are intended to be dedicated to the City and/or other appropriate public entity, as the case may be, upon completion. The Agency reserves the right to determine which properties identified, if any, should be acquired. The open land areas qualify for Agency acquisition as further set forth in Section 105 of this Plan. It is in the public interest and may be necessary, in order to eliminate the conditions requiring redevelopment and in order to execute this Plan, for the power of eminent domain to be employed by the Agency, or by the City with the Agency acting in an advisory capacity4, to acquire real property in the Project Area for the public improvements identified in this Plan, which cannot be acquired by gift, devise, exchange, purchase, or any other lawful method. Under the provisions of the Act, the urban renewal plan"shall be sufficiently complete to indicate such land acquisition, demolition, and removal of structures, redevelopment, improvements, and rehabilitation as may be proposed to be carried out in the urban renewal area." Idaho Code Section 50-2018(12). The Agency has generally described those properties by use as set out in Attachment 3 for acquisition for the construction of public improvements. The Agency may also acquire property for the purpose of developing streetscape and public utilities, as well as to pursue disposition to third parties pursuant to a competitive process as set forth in Section 309. The Agency reserves the right to determine which properties, if any, should be acquired. 305.2 Personal Property Generally,personal property shall not be acquired. However,where necessary in the execution of this Plan, the Agency is authorized to acquire personal property in the Project Area by any lawful means, including eminent domain as limited by Idaho Code Section 7-701A for the purpose of developing the public improvements described in Section 305.1. a House Bill 1044,adopted by the Idaho Legislature during the 2021 Legislative Session,limited the Agency's ability to exercise eminent domain. 18 Item 4. F278] 306 Property Management During the time real property, if any, in the Project Area is owned by the Agency, such property shall be under the management and control of the Agency. Such property may be rented or leased by the Agency pending its disposition for development and/or redevelopment, and such rental or lease shall be pursuant to such policies as the Agency may adopt. 307 Relocation of Persons (Including Individuals and Families), Business Concerns, and Others Displaced by the Project If the Agency receives federal funds for real estate acquisition and relocation,the Agency shall comply with 24 C.F.R. Part 42, implementing the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended. The Agency reserves the right to extend benefits for relocation to those not otherwise entitled to relocation benefits as a matter of state law under the Act or the Law. The Agency may determine to use as a reference the relocation benefits and guidelines promulgated by the federal government, the state government, or local government, including the State Department of Transportation and the Ada County Highway District. The intent of this section is to allow the Agency sufficient flexibility to award relocation benefits on some rational basis, or by payment of some lump-sum per case basis. The Agency may also consider the analysis of replacement value for the compensation awarded to either owner occupants or businesses displaced by the Agency to achieve the objectives of this Plan. The Agency may adopt relocation guidelines which would define the extent of relocation assistance in non-federally assisted projects and which relocation assistance to the greatest extent feasible would be uniform. The Agency shall also coordinate with the various local, state, or federal agencies concerning relocation assistance as may be warranted. In the event the Agency's activities result in displacement of families, the Agency shall comply with, at a minimum, the standards set forth in the Law. The Agency shall also comply with all applicable state laws concerning relocation benefits and shall also coordinate with the various local, state, or federal agencies concerning relocation assistance. 308 Demolition, Clearance and Site Preparation The Agency is authorized(but not required)to demolish and clear buildings, structures, and other improvements from any real property in the Project Area as necessary to carry out the purposes of this Plan. Further, the Agency is authorized (but not required) to prepare, or cause to be prepared, as building sites any real property in the Project Area owned by the Agency including site preparation and/or environmental remediation. In connection therewith, the Agency may cause, provide for, or undertake the installation or construction of streets, utilities,parks,pedestrian walkways, public parking facilities, drainage facilities, and other public improvements necessary to carry out this Plan. 19 Item 4. F279] 309 Property Disposition and Development 309.1 Disposition by the Agency For the purposes of this Plan, the Agency is authorized to sell, lease, lease/purchase, exchange, subdivide, transfer, assign, pledge, encumber by mortgage or deed of trust, or otherwise dispose of any interest in real property under the reuse provisions set forth in Idaho law, including Idaho Code Section 50-2011 and pursuant to any disposition policies adopted by the Agency. To the extent permitted by law, the Agency is authorized to dispose of real property by negotiated lease, sale, or transfer without public bidding. Real property acquired by the Agency may be conveyed by the Agency and, where beneficial to the Project Area, without charge to any public body as allowed by law. All real property acquired by the Agency in the Project Area shall be sold or leased to public or private persons or entities for development for the uses permitted in this Plan. Air rights and subterranean rights may be disposed of for any permitted use within the Project Area boundaries. 309.2 Disposition and Development Agreements To provide adequate safeguards to ensure that the provisions of this Plan will be carried out and to prevent the recurrence of deteriorating conditions, all real property sold, leased, or conveyed by the Agency is subject to the provisions of this Plan. The Agency shall reserve such powers and controls in the disposition and development documents as the Agency deems may be necessary to prevent transfer,retention, or use of property for speculative purposes and to ensure that development is carried out pursuant to this Plan. Leases, lease/purchases, deeds, contracts, agreements, and declarations of restrictions of the Agency may contain restrictions, covenants, covenants running with the land, rights of reverter, conditions subsequent, equitable servitudes, or any other provisions necessary to carry out this Plan. Where appropriate, as determined by the Agency, such documents, or portions thereof, shall be recorded in the office of the Recorder of Ada County, Idaho. All property in the Project Area is hereby subject to the restriction that there shall be no discrimination or segregation based upon race, color, creed, religion, sex, age, national origin, or ancestry in the sale, lease, sublease, transfer,use, occupancy, disability/handicap, tenure, or enjoyment of property in the Project Area. All property sold, leased, conveyed, or subject to a disposition and development agreement shall be expressly subject by appropriate documents to the restriction that all deeds, leases, or contracts for the sale, lease, sublease, or other transfer of land in the Project Area shall contain such nondiscrimination and nonsegregation clauses as required by law. 20 Item 4. F280] As required by law or as determined in the Agency's discretion to be in the best interest of the Agency and the public, the following requirements and obligations shall be included in the disposition and development agreement. That the developers, their successors, and assigns agree: a. That a detailed scope and schedule for the proposed development shall be submitted to and agreed upon by the Agency. b. That the purchase or lease of the land and/or subterranean rights and/or air rights is for the purpose of redevelopment and not for speculation. C. That the building of improvements will be commenced and completed as jointly scheduled and determined by the Agency and the developer(s). d. That the site and construction plans will be submitted to the Agency for review as to conformity with the provisions and purposes of this Plan. e. All new construction shall have a minimum estimated life of no less than twenty (20)years. f. That rehabilitation of any existing structure must assure that the structure is safe and sound in all physical respects and be refurbished and altered to bring the property to an upgraded marketable condition which will continue throughout an estimated useful life for a minimum of twenty(20)years. g. That the Agency receives adequate assurance acceptable to the Agency to ensure performance under the contract for sale. h. All such buildings or portions of the buildings which are to remain within the Project Area shall be reconstructed in conformity with all applicable codes and ordinances of the City. i. All disposition and development documents shall be governed by the provisions of Section 410 of this Plan. j. All other requirements and obligations as may be set forth in any participation policy established and/or amended by the Agency. 21 Item 4. F281] The Agency also reserves the right to determine the extent of its participation based upon the achievements of the objectives of this Plan. Obligations under any disposition and development agreement and deed covenants, except for covenants which run with the land beyond the termination date of this Plan, shall terminate no later than December 31, 2041. The Agency shall retain its discretion to negotiate an earlier date to accomplish all obligations under any disposition and development agreement. 309.3 Development by the Agency To the extent now or hereafter permitted by law, the Agency is authorized to pay for, develop, or construct public improvements within the Project Area for itself or for any public body or entity, which public improvements are or would be of benefit to the Project Area. Specifically, the Agency may pay for, install, or construct the public improvements authorized under Idaho Code Sections 50-2007, 50-2018(10) and(13), and 50-2903(9), (13), and(14), and as otherwise identified in Attachment 5, attached hereto, and incorporated herein by reference, and this Plan, and may acquire or pay for the land required, therefore. Any public facility ultimately owned by the Agency shall be operated and managed in such a manner to preserve the public purpose nature of the facility. Any lease agreement with a private entity or management contract agreement shall include all necessary provisions sufficient to protect the public interest and public purpose. The Agency may enter into contracts, leases, and agreements with the City, the Ada County Highway District or other public body or private entity pursuant to this section, and the obligation of the Agency under such contract, lease, or agreement shall constitute an indebtedness of the Agency as described in Idaho Code Section 50-2909 which may be made payable out of the taxes levied in the Project Area and allocated to the Agency under Idaho Code Section 50-2908(2)(b) and Section 500 of this Plan or out of any other available funds. 310 Development Plans All development plans (whether public or private)prepared pursuant to disposition and development agreements or participation agreements shall be submitted to the Agency Board for approval and architectural review. All development in the Project Area must conform to those standards specified in Section 410. Additionally, development must be consistent with all City ordinances. 311 Personal Property Disposition For purposes of this Plan, the Agency is authorized to lease, sell, exchange, transfer, assign,pledge, encumber, or otherwise dispose of personal property which is acquired by the Agency. 312 [Reserved] 22 Item 4. F282] 313 Participation with Others Under the Law, the Agency has the authority to lend or invest funds obtained from the federal government for the purposes of the Law if allowable under federal laws or regulations. The federal funds that may be available to the Agency are governed by regulations promulgated by the Department of Housing and Urban Development for the Community Development Block Grant Program("CDBG"), the Economic Development Administration, the Small Business Administration, or other federal agencies. In order to enhance such grants, the Agency's use of revenue allocation funds is critical. Under those regulations the Agency may participate with the private sector in the development and financing of those private projects that will attain certain federal objectives including the creation or redevelopment of affordable and/or workforce housing or transit improvements. The Agency may, therefore, use the federal funds for the provision of assistance to private for-profit business, including, but not limited to, grants, loans, loan guarantees, interest supplements, technical assistance, and other forms to support, for any other activity necessary or appropriate to carry out an economic development project. As allowed by law, the Agency may also use funds from any other sources or participate with the private or public sector with regard to any programs administered by the Idaho Department of Commerce, or other State or federal agencies, for any purpose set forth under the Law or Act. The Agency may enter into contracts, leases, and agreements with the City, ACHD, or other public body or private entity, pursuant to this section, and the obligation of the Agency under such contract, lease, or agreement shall constitute an indebtedness of the Agency as described in Idaho Code Section 50-2909 which may be made payable out of the taxes levied in the Project Area and allocated to the Agency under Idaho Code Section 50-2908(2)(b) and Section 500 of this Plan or out of any other available funds. 314 Conforming Owners The Agency may, at the Agency's sole and absolute discretion, determine that certain real property within the Project Area presently meets the requirements of this Plan, and the owner of such property will be permitted to remain as a conforming owner without an owner participation agreement with the Agency, provided such owner continues to operate, use, and maintain the real property within the requirements of this Plan. 315 Arts and Cultural Funding The Agency may dedicate resources for the construction or purchase of facilities for the placement and maintenance of public art and arts projects may be selected and provided by the Agency, separately from any construction costs of developers. Though not required, the Agency 23 Item 4. F283] Board generally makes selections of the works of art with assistance from the City and the Meridian Arts Commission and may include review and approval of the City Council. When possible, any Agency arts funding will be used to leverage additional contributions from developers, other private sources, and public or quasi-public entities for purposes of including public art within the streetscape projects identified in this Plan. 400 USES PERMITTED IN THE PROJECT AREA 401 Designated Land Uses The Agency intends to rely upon the overall land use designations and zoning classifications of the City, as may be amended, and as depicted on Attachment 4 and as set forth in the City's Comprehensive Plan and within the Meridian zoning ordinance and requirements, including the future land use map and zoning classifications, as may be amended. For the most part, the Project Area includes a mix of uses including mixed-use residential (mixed density and income), commercial, retail and office development, as well as public open spaces, and public structured parking and/or surface lots. Such improvements are consistent with the current zoning designations. Provided, however, nothing herein within this Plan shall be deemed to be granting any particular right to zoning classification or use. 402 [Reserved] 403 Public Rights-of-Way The Project Area contains existing maintained public rights-of-way included within the boundaries, as set forth on Attachments 1. Any new roadways, including new collectors and/or local roads to be engineered, designed, installed, and constructed in the Project Area, will be constructed in conjunction with any applicable policies and design standards of the City or Ada County Highway District (and State and Federal standards, as the case may be)regarding dedicated rights-of-way. Additional public streets, alleys, and easements may be created in the Project Area as needed for proper development, and other potential roadways generally described in this Plan and in Attachment 5. Additional improvements to existing streets, alleys and easements may be created, improved, or extended in the Project Area as needed for development. Existing dirt roadways, streets, easements, and irrigation or drainage laterals or ditches may be abandoned, closed, or modified as necessary for proper development of the Project Area, in accordance with any applicable policies and standards of the Idaho Transportation Department, the City or Ada County Highway District regarding changes to dedicated rights-of-way, and appropriate irrigation or drainage districts regarding changes to laterals or ditches. Any development, maintenance and future changes in the existing interior or exterior street layout shall be in accordance with the objectives of this Plan and the standards of the City, the Ada County Highway District, or the Idaho Department of Transportation as may be 24 Item 4. F284] applicable; shall be effectuated in the manner prescribed by State and local law; and shall be guided by the following criteria: a. A balancing of the needs of proposed and potential new developments for adequate pedestrian and vehicular access (including cars, trucks, bicycles, etc.), vehicular parking, and delivery loading docks with the similar needs of any existing developments permitted to remain. Such balancing shall take into consideration the rights of existing owners and tenants under the rules for owner and tenant participation adopted by the Agency for the Project and any participation agreements executed thereunder; b. The requirements imposed by such factors as topography, traffic safety, and aesthetics; and C. The potential need to serve not only the Project Area and new or existing developments, but to also serve areas outside the Project Area by providing convenient and efficient vehicular access and movement. The public rights-of-way may be used for vehicular and/or pedestrian traffic, as well as for public improvements, public and private utilities, and activities typically found in public rights-of-way. 404 Other Public, Semi-Public, Institutional, and Nonprofit Uses The Agency is also authorized to permit the maintenance, establishment, or enlargement of public, semi-public, institutional, or nonprofit uses, including park and recreational facilities; educational, fraternal, and employee facilities; philanthropic and charitable institutions; utilities; governmental facilities; railroad rights-of-way and equipment; and facilities of other similar associations or organizations. All such uses shall, to the extent possible, conform to the provisions of this Plan applicable to the uses in the specific area involved. The Agency may impose such other reasonable requirements and/or restrictions as may be necessary to protect the development and use of the Project Area. 405 Interim Uses Pending the ultimate development of land by developers and participants, the Agency is authorized to use or permit the use of any land in the Project Area for interim uses that are not in conformity with the uses permitted in this Plan. However, any interim use must comply with applicable City Code. 406 Development in the Project Area Subject to the Plan All real property in the Project Area, under the provisions of either a disposition and development agreement or participation agreement, is made subject to the controls and requirements of this Plan. No such real property shall be developed, redeveloped, rehabilitated, 25 Item 4. F285] or otherwise changed after the date of the adoption of this Plan, except in conformance with the provisions of this Plan. 407 Construction Shall Comply with Applicable Federal, State, and Local Laws and Ordinances and Agency Development Standards All construction in the Project Area shall comply with all applicable state laws, the Meridian City Code, as may be amended from time to time, and any applicable City Council ordinances pending codification, including but not limited to, regulations concerning the type, size, density and height of buildings; open space, landscaping, light, air, and privacy; the undergrounding of utilities; limitation or prohibition of development that is incompatible with the surrounding area by reason of appearance, traffic, smoke, glare, noise, odor, or similar factors; parcel subdivision; off-street loading and off-street parking requirements. In addition to applicable codes, ordinances, or other requirements governing development in the Project Area, additional specific performance and development standards may be adopted by the Agency to control and direct redevelopment activities in the Project Area in the event of a disposition and development agreement or participation agreement. 408 Minor Variations Under exceptional circumstances, the Agency is authorized to allow a variation from the limits, restrictions, and controls established by this Plan. In order to allow such variation, the Agency must determine that: a. The application of certain provisions of this Plan would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this Plan; b. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property which do not apply generally to other properties having the same standards, restrictions, and controls; C. Allowing a variation will not be materially detrimental to the public welfare or injurious to property or improvements in the area; and d. Allowing a variation will not be contrary to the objectives of this Plan. No variation shall be granted which changes a basic land use or which permits other than a minor departure from the provisions of this Plan. In allowing any such variation, the Agency shall impose such conditions as are necessary to protect the public peace, health, safety, or welfare and to assure compliance with the purposes of the Plan. Any variation allowed by the Agency hereunder shall not supersede any other approval required under City codes and ordinances and shall not be considered a modification to the Plan. 26 Item 4. F286] 409 Nonconforming Uses This Section applies to property owners seeking assistance from the Agency regarding their property. The Agency may permit an existing use to remain in an existing building and site usage in good condition, which use does not conform to the provisions of this Plan,provided that such use is generally compatible with existing and proposed developments and uses in the Project Area. The owner of such a property must be willing to enter into a participation agreement and agree to the imposition of such reasonable restrictions as may be necessary to protect the development and use within the Project Area. The Agency may authorize additions, alterations, repairs, or other improvements in the Project Area for uses which do not conform to the provisions of this Plan where such improvements are within a portion of the Project Area where, in the determination of the Agency, such improvements would be compatible with surrounding Project uses and development. All nonconforming uses shall also comply with the City codes and ordinances. 410 Design Guidelines for Development under a Disposition and Development Agreement or Owner Participation Agreement Within the limits, restrictions, and controls established in this Plan, the Agency is authorized to establish heights of buildings, density, land coverage, setback requirements, design criteria, traffic circulation, traffic access, and other development and design controls necessary for proper development of both private and public areas within the Project Area. Any development must also comply with the City's zoning ordinance regarding heights, setbacks, density, and other like standards. In the case of property which is the subject of a disposition and development agreement or owner participation agreement with the Agency, no new improvement shall be constructed, and no existing improvement shall be substantially modified, altered, repaired, or rehabilitated, except in accordance with this Plan. Under a disposition and development agreement or owner participation agreement, the design guidelines and land use elements of the Plan shall be achieved to the greatest extent feasible, though the Agency retains the authority to grant minor variations under this Plan and subject to a negotiated agreement between the Agency and the developer or property owner. Under those agreements, the architectural, landscape, and site plans shall be submitted to the Agency and approved in writing by the Agency. In such agreements, the Agency may impose additional design controls. One of the objectives of this Plan is to create an attractive pedestrian environment in the Project Area. Therefore, such plans shall give consideration to good design and amenities to enhance the aesthetic quality of the Project Area. The Agency shall find that any approved plans do comply with this Plan. The Agency reserves the right to impose such design standards on an ad hoc basis through the approval process of the disposition and development agreement or owner participation agreement. Any change to such approved 27 Item 4. F287] design must be consented to by the Agency and such consent may be conditioned upon reduction of Agency's financial participation towards the Project. In the event the Agency adopts design standards or controls, those provisions will thereafter apply to each site or portion thereof in the Project Area. These additional design standards or controls will be implemented through the provisions of any disposition and development agreement or owner participation agreement. These controls are in addition to any standards and provisions of any applicable City building or zoning ordinances; provided, however, each and every development shall comply with all applicable City zoning and building ordinances. 500 METHODS OF FINANCING THE PROJECT 501 General Description of the Proposed Financing Method The Agency is authorized to finance this Project with revenue allocation funds, financial assistance from the City(loans, grants, other financial assistance), the state of Idaho, the federal government or other public entities, interest income, developer advanced funds, donations, loans from private financial institutions (bonds, notes, line of credit), the lease or sale of Agency- owned property,public parking revenue, or any other available source, public or private, including assistance from any taxing district or any public entity. The Agency is also authorized to obtain advances, lines of credit, borrow funds, and create indebtedness in carrying out this Plan. The Agency may also consider an inter-fund transfer from other urban renewal project areas. The principal and interest on such advances, funds, and indebtedness may be paid from any funds available to the Agency. The City, as it is able, may also supply additional assistance through City loans and grants for various public improvements and facilities. The City, or any other public agency, as properly budgeted, may expend money to assist the Agency in carrying out this Project. As allowed by law and subject to restrictions as are imposed by law, the Agency is authorized to issue notes or bonds from time to time, if it deems appropriate to do so, in order to finance all or any part of the Project. Neither the members of the Agency nor any persons executing the bonds are liable personally on the bonds by reason of their issuance. 502 Revenue Allocation Financing Provisions The Agency hereby adopts revenue allocation financing provisions as authorized by the Act, effective retroactively to January 1, 2021. These revenue allocation provisions shall apply to all taxing districts which are located in or overlap the Revenue Allocation Area shown and described on Attachments 1 and 2 to this Plan. The Agency shall take all actions necessary or convenient to implement these revenue allocation financing provisions. The Agency specifically finds that the equalized assessed valuation of property within the Revenue Allocation Area is likely to increase as a result of the initiation of the Project. 28 Item 4. F288] The Agency, acting by one or more resolutions adopted by its Board, is hereby authorized to apply all or any portion of the revenues allocated to the Agency pursuant to the Act to pay as costs are incurred(pay-as-you-go) or to pledge all or any portion of such revenues to the repayment of any moneys advance-funded by developers or property owners,borrowed, indebtedness incurred, or notes or bonds issued by the Agency to finance or to refinance the Project Costs (as defined in Idaho Code Section 50-2903(14)) of one or more urban renewal projects. The Agency may consider a note or line of credit issued by a bank or lending institution premised upon revenue allocation funds generated by a substantial private development contemplated by the Study, as defined in Section 502.1,which would allow the Agency to more quickly fund the public improvements contemplated by this Plan. Likewise, a developer/owner advanced funding of certain eligible public infrastructure improvements to be reimbursed pursuant to an owner participation agreement could achieve the same purpose. Upon enactment of a City Council ordinance finally adopting these revenue allocation financing provisions and defining the Revenue Allocation Area described herein as part of the Plan, there shall hereby be created a special fund of the Agency into which the County Treasurer shall deposit allocated revenues as provided in Idaho Code Section 50-2908. The Agency shall use such funds solely in accordance with Idaho Code Section 50-2909 and solely for the purpose of providing funds to pay the Project Costs, including any incidental costs, of such urban renewal projects as the Agency may determine by resolution or resolutions of its Board. A statement listing proposed public improvements and facilities, a schedule of improvements, an economic feasibility study, estimated project costs, fiscal impact upon other taxing districts, and methods of financing project costs required by Idaho Code Section 50-2905 is included in this Plan and in Attachment 5 to this Plan. This statement necessarily incorporates estimates and projections based on the Agency's and consultants' present knowledge and expectations. The Agency is hereby authorized to adjust the presently anticipated urban renewal projects and use of revenue allocation financing of the related Project Costs to effectuate the general objectives of the Plan in order to account for revenue inconsistencies, market adjustments, future priorities, developers/owners seeking Agency assistance pursuant to an owner participation agreement, and unknown future costs. Agency revenue and the ability to fund reimbursement of eligible Project Costs is more specifically detailed in the annual budget. The Agency may appropriate funds consisting of revenue allocation proceeds on an annual basis without the issuance of notes or bonds. The Agency may also obtain advances or loans from the City or Agency, or private entity and financial institutions in order to immediately commence construction of certain of the public improvements. Developer advanced funding of public improvements could also achieve the same purpose. The revenue allocation proceeds are hereby irrevocably pledged for the payment of the principal and interest on the advance of monies or making of loans or the incurring of any indebtedness such as bonds, notes, and other obligations (whether funded, refunded, assumed, or otherwise)by the Agency to finance or refinance the Project in whole or in part, including reimbursement to developers for the cost of eligible public improvements. 29 Item 4. F289] Revenues will continue to be allocated to the Agency until termination of the revenue allocation area as set forth in Section 800. Attachment 5 incorporates estimates and projections based on the Agency's and its consultants' present knowledge and expectations concerning the length of time to complete the improvements and estimated future revenues. The activity may take longer depending on the significance and timeliness of development. Alternatively, the activity may be completed earlier if revenue allocation proceeds are greater, or the Agency obtains additional funds from another source. The revenue allocation proceeds are hereby irrevocably pledged for the payment of the principal and interest on the advance of monies or making of loans or the incurring of any indebtedness such as bonds, notes, and other obligations (whether funded, refunded, assumed, or otherwise)by the Agency to finance or refinance the Project in whole or in part, including reimbursement to any owner/developer for the cost of eligible public improvements pursuant to an owner participation agreement. The Agency is authorized to make such pledges as to specific advances, loans, and indebtedness as appropriate in carrying out the Project. The Agency reserves the right to either pay for Project Costs from available revenue (pay-as-you-go basis) or borrow funds by incurring debt through notes or other obligations. Revenue allocation proceeds are deemed to be only a part of the proposed funding sources for the payment of public improvements and other project improvements. Additionally, project funding is proposed to be phased for the improvements, allowing various sources of funds to be accumulated for use. 502.1 Economic Feasibility Study Attachment 5 constitutes the Economic Feasibility Study(the "Study"),prepared by Kushlan I Associates. The Study constitutes the financial analysis required by the Act and is based upon existing information from property owners, developers, the Agency, the City, and others. 502.2 Assumptions and Conditions/Economic Feasibility Statement The information contained in Attachment 5 assumes certain completed and projected actions. All debt is projected to be repaid no later than the duration period of the Plan. The total amount of bonded indebtedness (and all other loans or indebtedness), developer reimbursement and the amount of revenue generated by revenue allocation are dependent upon the extent and timing of private development. Should all of the proposed development take place as projected, the project indebtedness could be extinguished earlier, dependent upon the bond sale documents or other legal obligations. Should private development take longer to materialize, or should the private development be substantially less than projected, then the amount of revenue generated will be substantially reduced and debt may continue for its full term. 30 Item 4. F290] The Plan and the Plan Attachments incorporate estimates and projections based on the Agency's and consultants' present knowledge and expectations. The Plan proposes certain public improvements as set forth in this Plan and in Attachment 5, which will facilitate mixed- use commercial, residential, office and retail development in the Revenue Allocation Area. The assumptions set forth in the Study are based upon the best information available to the Agency and its consultants through public sources or discussions with property owners, developers, the City, and others. The information has been analyzed by the Agency and its consultants in order to provide an analysis that meets the requirements set forth under the Law and Act. At the point in time when the Agency may seek a loan from lenders or others, a more detailed and then-current financial pro forma will be presented to those lenders or underwriters for analysis to determine the borrowing capacity of the Agency. As set forth herein, the Agency reserves the right to fund the Project on a"pay-as-you-go"basis. The Agency Board will prioritize the activities set forth in this Plan and determine what funds are available and what activities can be funded. The Agency will establish those priorities through its mandated annual budgetary process. The list of public improvements, or activities within Attachment 5 are prioritized by way of feasibility based on estimated revenues to be received, amounts funded, and by year of funding. The projected timing of funding is primarily a function of the availability of financial resources and market conditions but is also strategic, considering the timing of anticipated or projected private development partnership opportunities and the ability of certain strategic activities to stimulate development at a given point in time within the duration of the Plan and Project Area. The assumptions concerning revenue allocation proceeds are based upon certain anticipated or projected new developments, assessed value increases, and assumed tax levy rates as more specifically set forth in Attachment 5. Further, the financial analysis set forth in Attachment 5 has taken into account and excluded levies that do not flow to the Agency consistent with Idaho Code § 50-2908. In projecting new construction, the Study considered parcels identified as expected to develop over the life of the Project Area, communications with potential developers and City staff, and historical market absorption rates for commercial, office, retail, and residential improvements. The types of new construction expected in the Project Area are mixed-use residential (including affordable and workforce housing), commercial, office and retail projects, and related public improvements, including streetscapes, installation and/or improvements to public open spaces and plazas. The Project Area has potential for a significant increase in mixed-use, high- density residential, commercial, office and retail growth due to the location of the Project Area. However, without a method to construct the identified public improvements such as main water and sewer lines, street infrastructure, and pedestrian amenities, development is unlikely to occur in much of the Project Area. It is understood that application of certain exemptions, including the homeowner's exemption and Idaho Code Section 63-602K, which provides for personal property tax 31 Item 4. F291] exemption to businesses may have the effect of reducing the increment value,which in turn reduces revenue. 502.3 Ten Percent Limitation Under the Act, the base assessed valuation for all revenue allocation areas cannot exceed gross/net ten percent(10%) of the current assessed taxable value for the entire City. According to the Ada County Assessor, the assessed taxable value for the City as of January 1, 202,5 less homeowners' exemptions, is $10,375,837,804. Therefore, the 10% limit is $1,037,583,780. The adjusted base assessed value of each of the existing revenue allocation areas as of January 1, 2020, is as follows: Downtown District6 $146,334,050 Ten Mile District $39,539,125 Union District $2,144,360 Proposed Northern Gateway District $68,805,474 Proposed Linder District $11,978,500 Proposed Union District Addition $3,414,100 The adjusted base values for the combined existing and proposed revenue allocation areas and the estimated base value for the proposed Project Area, less homeowners' exemptions, is $272,215,609, which is less than 10% of the City's 2020 taxable value. 502.4 Financial Limitation The Study identifies a number of capital improvement projects. Use of any particular funding source for any particular purpose is not assured or identified. Use of the funding source shall be conditioned on any limitations set forth in the Law, the Act, by contract, or by other federal regulations. If revenue allocation funds are unavailable, then the Agency will need to use a different funding source for that improvement. The amount of funds available to the Agency from revenue allocation financing is directly related to the assessed value of new improvements within the Revenue Allocation Area. Under the Act, the Agency is allowed the revenue allocation generated from inflationary increases and new development value. Increases have been assumed based upon the projected value of new development as that development occurs along with possible land reassessment based on a construction start. 5 Due to the timing of the assessment process and creation of this Plan,the 2020 certified values have been used to establish compliance with the 10%limitation.Using the 2020 values,the total adjusted base value of the existing and proposed revenue allocation areas combined with the value of this Project Area are less than 2.62%of the total taxable value of the City. Even assuming an increase in values for 2021,the combined adjusted base values of the revenue allocation areas would not exceed 10%of the current assessed taxable value for the entire City. 6 Less area deannexed by the First Amendment to the Meridian Revitalization Plan Urban Renewal Project,and the Second Amendment to the Meridian Revitalization Plan Urban Renewal Project. May not be established until calendar year 2022. 32 Item 4. F292] The Study, with the various estimates and projections, constitutes an economic feasibility study. Costs and revenues are analyzed, and the analysis shows the need for public capital funds during the project. Multiple financing sources maybe utilized including annual revenue allocations, developer contributions, city contributions, interfund loan, federal funding, grants, property disposition and other financing sources as permitted by law. This Study identifies the kind, number, and location of all proposed public works or improvements, a detailed list of estimated project costs, a description of the methods of financing illustrating project costs, and the time when related costs or monetary obligations are to be incurred.$ Based on these funding sources, the conclusion is that the Project is feasible. The Agency reserves the discretion and flexibility to use revenue allocation proceeds in excess of the amounts projected in the Study for the purpose of funding the additional identified projects and improvements. The projections in the Study are based on reasonable assumptions and existing market conditions. However, should the Project Area result in greater than anticipated revenues, the Agency specifically reserves the ability to fund the additional activities and projects identified in this Plan. Further, the Agency reserves the discretion and flexibility to use other sources of funds unrelated to revenue allocation to assist in the funding of the improvements and activities identified, including but not limited to disposition and development agreements and owner participation agreements. The Agency may also re-prioritize projects pursuant to market conditions,project timing, funding availability, and other considerations as more specifically detailed in the annual budget. The proposed timing for the public improvements may have to be adjusted depending upon the availability of some of the funds and the Agency's ability to finance any portion of the Project. Any adjustment to Project timing or funding is technical or ministerial in nature and shall not be considered a modification of the Plan pursuant to Idaho Code Section 50- 2903A. Attachment 5 lists those public improvements the Agency intends to construct or fund through the term of the Plan. The costs of improvements are estimates only as it is impossible to know with any certainty what the costs of improvements will be in future years. There is general recognition that construction costs fluctuate and are impacted by future unknowns, such as, the cost of materials and laborers. Final costs will be determined by way of construction contract public bidding or by an agreement between the developer/owner and Agency. The listing of public improvements does not commit the Agency, City, or other public entity, to any particular level of funding; rather, identification of the activity in the Plan allows the Agency to negotiate the terms of any reimbursement with the developer and/or the public entities. This Plan does not financially bind or obligate the Agency, City or other public entity to any project or property acquisition; rather, for purposes of determining the economic feasibility of the Plan certain projects and expenditures have been estimated and included in the analysis. The City has not committed to fund any public infrastructure improvements within the Project Area. Such decisions concerning capital improvement projects and/or other expenditures are made by the City annually pursuant to its budget and appropriations process. Agency revenue and the ability to fund reimbursement of eligible Project Costs is more specifically detailed in any participation agreement and in the annual budget adopted by the Agency Board. The proposed location and 'See Idaho Code§ 50-2905. 33 Item 4. F293] siting of the proposed public infrastructure and other improvement projects in the Project Area are generally described in Attachment 5 recognizing that the specific location of the projects will depend on the type and timing of development. The change in the location of the improvements shown in Attachment 5 does not constitute a modification to the Plan. The Agency reserves its discretion and flexibility in deciding which improvements are more critical for development or redevelopment, and the Agency intends to coordinate its public improvements with associated development by private developers/owners. Where applicable, the Agency also intends to coordinate its participation in the public improvements with the receipt of certain grants or loans which may require the Agency's participation in some combination with the grant and loan funding. Generally, the Agency expects to develop those improvements identified in Attachment 5 first, in conjunction with private development within the Project Area generating the increment as identified in Attachment 5. The Plan has shown that the equalized valuation of the Revenue Allocation Area as defined in the Plan is likely to increase as a result of the initiation and completion of urban renewal projects pursuant to the Plan. 502.5 [Reserved] 502.6 Participation with Local Improvement Districts and/or Business Improvement Districts Under the Idaho Local Improvement District ("LID") Code, Chapter 17, Title 50, Idaho Code, the City has the authority to establish local improvement districts for various public facilities, including, but not limited to, streets, curbs, gutters, sidewalks, storm drains, landscaping, and other like facilities. To the extent allowed by the Law and the Act, the Agency reserves the authority, but not the obligation, to participate in the funding of local improvement district facilities. This participation may include either direct funding to reduce the overall cost of the LID or to participate as an assessed entity to finance the LID project. Similarly, to the extent allowed by the Law and the Act, the Agency reserves the authority, but not the obligation, to participate in the funding of the purposes specified under the Business Improvement Districts Code, Chapter 26, Title 50, Idaho Code. 502.7 Issuance of Debt and Debt Limitation Any debt incurred by the Agency as allowed by the Law and Act shall be secured by revenues identified in the debt resolution or revenue allocation funds as allowed by the Act. All such debt shall be repaid within the duration of this Plan, except as may be authorized by law. 34 Item 4. F294] 502.8 Impact on Other Taxing Districts and Levy Rate An estimate of the overall impact of the revenue allocation project on each taxing district is shown in the Study through the new development projections set forth in Attachment 5. The assessed value for each property in a revenue allocation area consists of a base value and an increment value. The base value is the assessed value as of January 1 of the year in which a revenue allocation area is approved by a municipality, with periodic adjustments allowed by Idaho law. The increment value is the difference between the adjusted base assessed value and current assessed taxable value in any given year while the property is in a revenue allocation area. Under Idaho Code Section 63-802, taxing entities are constrained in establishing levy rates by the amount each budget of each taxing district can increase on an annual basis9. Taxing entities submit proposed budgets to the County Board of Commissioners, which budgets are required to comply with the limitations set forth in Idaho Code Section 63-802. Therefore, the impact of revenue allocation on the taxing entities is more of a product of the imposition of Idaho Code Section 63-802,then the effect of urban renewal. The County Board of Commissioners calculates the levy rate required to produce the proposed budget amount for each taxing entity using the assessed values which are subject to each taxing entity's levy rate. Assessed values in urban renewal districts which are subject to revenue allocation(incremental values) are not included in this calculation. The combined levy rate for the taxing entities is applied to the incremental property values in a revenue allocation area to determine the amount of property tax revenue which is allocated to an urban renewal agency. The property taxes generated by the base values in the urban renewal districts and by properties outside revenue allocation areas are distributed to the other taxing entities. Properties in revenue allocation areas are subject to the same levy rate as they would be outside a revenue allocation area. The difference is how the revenue is distributed. If the overall levy rate is less than assumed, the Agency will receive fewer funds from revenue allocation. In addition, without the Revenue Allocation Area and its ability to pay for public improvements and public facilities, fewer substantial improvements within the Revenue Allocation Area would be expected during the term of the Plan; hence, there would be lower increases in assessed valuation to be used by the other taxing entities. The Study's analysis is premised upon the fact the proposed development would not occur but for the ability to use revenue allocation funds to fund certain significant public infrastructure improvements. One result of new construction occurring outside the revenue allocation area(see Idaho Code §§ 63-802 and 63-301A) is the likely reduction of the levy rate as assessed values increase for property within each taxing entity's jurisdiction10. From and after December 31, 2006, Idaho Code Section 63-301A prohibits taxing entities from including, as part of the new construction 9 House Bill 389 passed during the 2021 Legislative Session,effective in significant part as of January 1,2021, further limits a taxing entity's ability to increase the property tax portion of its budget. The Study has considered the impact of House Bill 389 on the Project's overall feasibility. "House Bill 389 amended Idaho Code Sections 63-802 and 63-301A limiting the value placed on the new construction roll and available to a taxing district for a budget capacity increase. This could result in lower levy rates over time. 35 Item 4. F295] roll, the increased value related to new construction within a revenue allocation area until the revenue allocation authority is terminated. Any new construction within the Project Area is not available for inclusion by the taxing entities to increase their budgets. Upon termination of this Plan and Project Area or deannexation of area, the taxing entities will be able to include a percentage11 of the accumulated new construction roll value in setting the following year's budget and revenue pursuant to Idaho Code Sections 63-802 and 63-301A. As the 2021 certified levy rates are not determined until late September or October 2021, the 2020 certified levy rates have been used in the Study for purposes of the analysis.12 Those taxing districts and their 2020 certified levy rates are as follows:13 Taxing Districts: Lew Rates: The City of Meridian .002230856 The West Ada School District(School District No. 2) .000014472 Ada County .002149935 Emergency Medical District/Ada County Ambulance .000118422 Mosquito Abatement District .000021106 The Ada County Highway District .000701539 Meridian Library District .000430489 Meridian Cemetery District .000048343 Western Ada Recreation District .000037736 College of Western Idaho .000124266 TOTAL14 .005877164 House Bill 587, as amended in the Senate, effective July 1, 2020, amends Idaho Code Section 50-2908 altering the allocation of revenue allocation funds to the Agency from the Ada County Highway District levy 15. This amendment will apply to this Project Area and provides: "[i]n the case of a revenue allocation area first formed or expanded to include the property on or after July 1, 2020, all taxes levied by any highway district,unless the local governing body that created the revenue allocation area has responsibility for the maintenance of roads or highways" will be allocated to the applicable highway district, which in this case is the Ada County Highway District. However, amended Idaho Code Section 50-2908 further provides the highway district and Agency may enter into an agreement for a different allocation. A copy of any agreement is ii Pursuant to House Bill 389,80%of the total eligible increment value is added to the new construction roll. 12 Due to the timing of the taxing districts'budget and levy setting process,certification of the 2021 levy rates did not occur until this Plan had been prepared. In order to provide a basis to analyze the impact on the taxing entities, the 2020 levy rates are used. Use of the 2020 levy rates provides a more accurate base than estimating the 2021 levy rates. 13 It is unclear how the personal property tax exemption set forth in Idaho Code Section 63-602KK,and as amended by House Bill 389,effective January 1,2022,may impact the levy rate. is Net of voter approved bonds and levies. is Senate Bill 1107,as amended in the Senate,effective July 1,2021,made a corresponding amendment to Idaho Code Section 40-1415(3)to address the responsibility for funding certain urban renewal projects. 36 Item 4. F296] required to be submitted to the Idaho State Tax Commission and to the Ada County Clerk by the Ada County Highway District as soon as practicable after the parties have entered into the agreement and by no later than September 1 of the year in which the agreement takes effect. The Plan includes significant transportation elements, and the Agency intends to work with the Ada County Highway District to enter into an agreement allowing the Agency to retain the revenues from the highway district levies. The Study has made certain assumptions concerning the levy rate. The levy rate is estimated to be 10% lower than the combined 2020 certified levy rate to adjust for the impact of House Bill 389, as well as considering the rapidly increasing property values. The levy rate is anticipated to remain level for the life of the Project Area. As the actual impact of the property value fluctuations on the levy rate is unknown, the Study has assumed a combined conservative levy rate of.0053. Land values are estimated to inflate at 8%/year for five (5)years and then inflate at a rate of 4%/year for the remaining duration of the Project Area. Improvement values are estimated to inflate at a rate of 10%/year for five (5)years, and thereafter are estimated to inflate at a rate of 5%/year for the duration of the Project Area. Estimated new development is anticipated to be fully on the tax rolls in years 2025, 2027, 2028, 2029, 2030, 2032, 2033 and 2035. It is further estimated the properties in the district will generate $500,000 in taxable value annually. If the overall levy rate is less than projected, or if expected development fails to occur as estimated, the Agency shall receive fewer funds from revenue allocation. Pursuant to Idaho Code Section 50-2908, the Agency is not entitled to revenue allocation proceeds from certain levy increases which are allowed by either specific statutory authorization or approved by an election of the qualified electors of the particular taxing district. Therefore, for any levy election, the Agency will not receive revenue allocation funds which would have been generated by imposing that levy on the assessed valuation within the Project Area. The Study has taken this statute into account. 503 Phasing and Other Fund Sources The Agency anticipates funding only a portion of the entire cost of the public improvements shown on Attachment 5. Other sources of funds may include City, other public entity partners, and developer participation. It is important to note this Plan does not financially bind or obligate the City, Agency and/or any other public entity to any project or property acquisition. Agency and/or other public entity participation in any project shall be determined by the amount of revenue allocation funds generated and pursuant to the annual budgeting process. 504 Lease Revenue, Parking Revenue, and Bonds Under the Law(see Idaho Code § 50-2012), the Agency is authorized to issue revenue bonds to finance certain public improvements identified in the Plan. Under that type of financing, the public entity would pay the Agency a lease payment annually which provides certain funds to the Agency to retire the bond debt. Another variation of this type of financing is sometimes referred to as conduit financing,which provides a mechanism where the Agency uses its bonding authority for the Project, with the end user making payments to the Agency to retire the bond debt. These sources of revenues are not related to revenue allocation funds and are not 37 Item 4. F297] particularly noted in the Study, because of the "pass through" aspects of the financing. Under the Act, the economic feasibility study focuses on the revenue allocation aspects of the Agency's financial model. These financing models typically are for a longer period of time than the 20-year period set forth in the Act. However, these financing models do not involve revenue allocation funds, but rather funds from the end users which provide a funding source for the Agency to continue to own and operate the facility beyond the term of the Plan as allowed by Idaho Code Section 50- 2905(8) as those resources involve funds not related to revenue allocation funds. 505 Membership Dues and Support of Community Economic Development The Act is premised upon economic development being a valid public purpose. To the extent allowed by the Law and the Act, the Agency reserves the authority to use revenue allocation funds to contract with non-profit and charitable organizations established for the purpose of supporting economic development and job creation. Additionally, the Agency reserves the authority to expend revenue allocation funds to join, participate and support non- profit organizations established to support Agency best practices and administration. The District Operating Expenses identified in the Study shall be deemed to include expenditures for the purposes described in this section as may be deemed appropriate during the annual budgetary process. 600 ACTIONS BY THE CITY AND OTHER PUBLIC ENTITIES The City shall aid and cooperate with the Agency in carrying out this Plan and shall take all actions necessary to ensure the continued fulfillment of the purposes of this Plan and to prevent the recurrence or spread in the area of conditions causing deterioration. Actions by the City may include, but not be limited to, the following: a. Institution and completion of proceedings necessary for changes and improvements in private and publicly owned public utilities within or affecting the Project Area. b. Revision of zoning (if necessary)within the Project Area to permit the land uses and development authorized by this Plan. C. Imposition, wherever necessary, of appropriate controls within the limits of this Plan upon parcels in the Project Area to ensure their proper development and use. d. Provision for administrative enforcement of this Plan by the City after development. The City and the Agency may develop and provide for enforcement of a program for continued maintenance by owners of all real property,both public and private,within the Project Area throughout the duration of this Plan. e. Building Code enforcement. 38 Item 4. F298] f. Performance of the above actions and of all other functions and services relating to public peace, health, safety, and physical development normally rendered in accordance with a schedule which will permit the development and/or redevelopment of the Project Area to be commenced and carried to completion without unnecessary delays. g. The undertaking and completing of any other proceedings necessary to carry out the Project. h. Administration of Community Development Block Grant funds that may be made available for this Project. i. Appropriate agreements with the Agency for administration, supporting services, funding sources, and the like. j. Joint funding of certain public improvements, including but not limited to those identified in this Plan and Attachment 5 to the Plan. k. Use of public entity labor, services, and materials for construction of the public improvements listed in this Plan. 1. Assist with coordinating and implementing the public improvements in the Project Area identified in the Study. The foregoing actions, if taken by the City and/or the Ada County Highway District, do not constitute any commitment for financial outlays by the City. In addition to the above, other public entities shall aid and cooperate with the Agency in carrying out this Plan and shall take all actions necessary to ensure the continued fulfillment of the purposes of this Plan. 601 Maintenance of Public Improvements The Agency has not identified any commitment or obligation for long-term maintenance of the public improvements identified. The Agency will need to address this issue with the appropriate entity,public or private, who has benefited from or is involved in the ongoing preservation of the public improvement. The Agency expects to dedicate public improvements to the City. 700 ENFORCEMENT The administration and enforcement of this Plan, including the preparation and execution of any documents implementing this Plan, shall be performed by the Agency and/or the City. 39 Item 4. F299] 800 DURATION OF THIS PLAN, TERMINATION,AND ASSET REVIEW Except for the nondiscrimination and nonsegregation provisions which shall run in perpetuity, the provisions of this Plan shall be effective, and the provisions of other documents formulated pursuant to this Plan, shall be effective for twenty (20) years from the effective date of the Plan subject to extensions set forth in Idaho Code Section 50-2904. The revenue allocation authority will expire on December 31, 2041, except for any revenue allocation proceeds received in calendar year 2042, as contemplated by Idaho Code Section 50-2905(7). The Agency may use proceeds in 2042 to complete the projects set forth herein. As stated in the Plan, any disposition and development agreement or owner participation agreement obligations will cease as of December 31, 2041. Idaho Code Section 50-2903(5)provides the Agency shall adopt a resolution of intent to terminate the revenue allocation area by September 1. In order to provide sufficient notice of termination to the affected taxing districts to allow them to benefit from the increased budget capacity, the Agency will use its best efforts to provide notice of its intent to terminate this Plan and its revenue allocation authority by May 1, 2042, or if the Agency determines an earlier terminate date, then by May 1 of the early termination year: a. When the Revenue Allocation Area plan budget estimates that all financial obligations have been provided for, the principal of and interest on such moneys, indebtedness, and bonds have been paid in full or when deposits in the special fund or funds created under this chapter are sufficient to pay such principal and interest as they come due, and to fund reserves, if any, or any other obligations of the Agency funded through revenue allocation proceeds shall be satisfied and the Agency has determined no additional project costs need be funded through revenue allocation financing, the allocation of revenues under Idaho Code Section 50-2908 shall thereupon cease; any moneys in such fund or funds in excess of the amount necessary to pay such principal and interest shall be distributed to the affected taxing districts in which the Revenue Allocation Area is located in the same manner and proportion as the most recent distribution to the affected taxing districts of the taxes on the taxable property located within the Revenue Allocation Area; and the powers granted to the urban renewal agency under Idaho Code Section 50-2909 shall thereupon terminate. b. In determining the termination date, the Plan shall recognize that the Agency shall receive allocation of revenues in the calendar year following the last year of the revenue allocation provision described in the Plan. C. For the fiscal year that immediately predates the termination date, the Agency shall adopt and publish a budget specifically for the projected revenues and expenses of the Plan and make a determination as to whether the Revenue Allocation Area can be terminated before January 1 of the termination year pursuant to the terms of Idaho Code Section 50-2909(4). In the event that the Agency determines that current tax year revenues are sufficient to cover all estimated expenses for the current year and all future years,by May 1, but in any 40 Item 4. F300] event, no later than September 1, the Agency shall adopt a resolution advising and notifying the local governing body, the county auditor, and the State Tax Commission, recommending the adoption of an ordinance for termination of the Revenue Allocation Area by December 31 of the current year, and declaring a surplus to be distributed as described in Idaho Code Section 50-2909 should a surplus be determined to exist. The Agency shall cause the ordinance to be filed with the office of the county recorder and the Idaho State Tax Commission as provided in Idaho Code Section 63-215. Upon termination of the revenue allocation authority of the Plan to the extent the Agency owns or possesses any assets, subject to the following paragraph, the Agency intends to dispose of any remaining assets by granting or conveying or dedicating such assets to the City, unless based on the nature of the asset, disposition to another public entity is more appropriate. As allowed by Idaho Code Section 50-2905(8), the Agency may retain assets or revenues generated from such assets as long as the Agency shall have resources other than revenue allocation funds to operate and manage such assets. Similarly, facilities which provide a lease income stream to the Agency for full retirement of the facility debt will allow the Agency to meet debt services obligations and provide for the continued operation and management of the facility. For those assets which do not provide such resources or revenues, the Agency will likely convey such assets to the City, depending on the nature of the asset. 900 PROCEDURE FOR AMENDMENT OR MODIFICATION To the extent there are any outstanding loans or obligations, this Plan should not be modified pursuant to the provisions set forth in Idaho Code Section 50-2903A. Modification of this Plan results in a reset of the base value for the year immediately following the year in which the modification occurred to include the current year's equalized assessed value of the taxable property in the revenue allocation area, effectively eliminating the Agency's revenue stream as more fully set forth in Idaho Code Section 50-2903A subject to certain limited exceptions contained therein. As more specifically identified above, the Agency's projections are based on estimated values, estimated levy rates, estimated future development, and estimated costs of future construction/improvements. Annual adjustments, as more specifically set forth in the Agency's annual budget, will be required to account for more/less estimated revenue and prioritization of projects. Any adjustments for these stated purposes are technical and ministerial and are not deemed a modification under Idaho Code Section 50-2903A(l)(a)(i). 1000 SEVERABILITY If any one or more of the provisions contained in this Plan to be performed on the part of the Agency shall be declared by any court of competent jurisdiction to be contrary to law, then such provision or provisions shall be null and void and shall be deemed separable from the remaining provisions in this Plan and shall in no way affect the validity of the other provisions of this Plan. 41 Item 4. F301] 1100 ANNUAL REPORT AND OTHER REPORTING REQUIREMENTS Under the Law, the Agency is required to file with the City, on or before March 31 of each year, a report of the Agency's activities for the preceding calendar year,which report shall include the financial data and audit reports required under sections 67-1075 and 67-1076, Idaho Code. This annual report shall be considered at a public meeting to report these findings and take comments from the public. Additionally, the Agency must comply with certain other reporting requirements as set forth in Idaho Code Section 67-107616, the tax commission plan repository,see Idaho Code § 50- 2913, and the tax commission's plan modification annual attestation,see Idaho Code § 50- 2903A. Failure to report the information requested under any of these statutes results in significant penalties, including loss of increment revenue, and the imposition of other compliance measures by the Ada County Board of County Commissioners. 1200 APPENDICES,ATTACHMENTS, EXHIBITS, TABLES All attachments and tables referenced in this Plan are attached and incorporated herein by their reference. All other documents referenced in this Plan but not attached are incorporated by their reference as if set forth fully. 16 House Bill 73,passed during the 2021 Legislative Session,significantly effective as of January 1,2021,with the remaining sections in full force and effect on and after January 1,2022,establishes a uniform accounting system for local governmental entities,including urban renewal agencies,which is to be administered by the State Controller. Going forward,Idaho Code Section 67-450E is superseded by Idaho Code Section 67-1076. 42 Item 4. F302] Attachment 1 Boundary Map of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area EXHIBI T B SKETCH TO ACCOMPANY URBAN RENEWAL DISTRICT DESCRIPTION FOR MERIDIAN DEVELOPMENT CORPORATION LOCATED IN THE NE 114 OF THE NE 114 OF SEC TION 12, TO WNSHIP 3 NOR TH, RANGE 1 WEST, ALSO BEING IN THE S 112 OF THE SW 114 OF SECTION 6, AND IN THE NW 114 OF SECTION 7, AND IN THE N 112 OF THE SW 114 OF SECTION 7, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO 1/4 N LEGEND ah " URD BOUNDARY O 2 N S V16 CS 1/16 URD AREA W N 89'08 51" E ^2404.26' SEE SHEET 2 OF 4 Z f 9AS15 QF BEARING, _ 1/4 1 6 8' S'J7/" W 2 04.7 ' 1/4 S 89 26 54" E 2655,27' 12 X71 A U W CHERRY LANE SEE SHEET 3 OF 4 N O SE SE OF � NI IN N Z o 0 4�A LA s = S SHEET 4 OF 4 Z E '{ 114 ILC 1/4 18780 N 89:3.5 22 E 2394.97' z -p P¢ E PINE AVENUE �^ £ 0 f \a 4. A . KO CIVIL SURVEY CONSULTANTS, INC. 2893 SOUTH MERIDIAN ROAD SCALE.• 7 1000' MERIDIAN, IDAHO 83642 (208)888-4312 SHEET > OF 4 EXHIBIT B (CONTINUED) SEE 12 1 N 0'18 09" E 1324 40' DETAIL 8 S V 16 7 ERID N ROA 176'9"E 43.51 W 19779' L-12 L-10 N _ C-1 L- N n0 l L-11 N 0118D9"E L-12 f 28.88' I N , N 126'19" E 197.79' v DETAIL B NO SCALE / CS V16 1 SCALE 1'=300' oNNL LAN S � L-5 �\r, H 5 o G LEGEND �o ry 187 87 0 URD BOUNDARY T� of �O� � URD AREA aA ' K°off CIVIL SURVEY CONSULTANTS, INC. 2893 SOUTH MERIDIAN ROAD SEE MERIDIAN, IDAHO 83642 DETAIL A (208)888-4312 L-4 62. 19' L-1 707' LINE DATA POINT OF L—2 L-3 6.32' �3 LINE BEARING DISTANCE y, BEGINNING [_2 L-1 S 88'35'17" W 35.08" E 8ARb.4RA L-2 N 1'2443" W 54.39' DRIW L-3 N 27'07 54" W 75.58' v L-4 N 51'10'43" W 78.50' L-5 N 02939" E 5.24' DETAIL A L-6 S 88'51'10" W 100.81, NO SCALE L-7 N 6455'11" W 91.10' 1�4 - N O'18'19" E L-8 S 38'1239" W 48.77' Irl 1300.92' L-9 N 89'4229"' W 183.94' CS V16 L-10 N 65'44109" W 8.70' L-1 1 N 89'37'07" W 4.50' L-12 N 0'18'09" E 90.62' CURVE DATA SHEET 2 OF 4 CURVE DELTA F RADIUS ARC I TANGENT I CHORD I CHORD BRNG. C-1 52'04 52" 1 J5.00 31.81 L 17.10 1 30.73 1 .S 64'15'05" W EXHIBIT B (CONTINUED) v- J ' h L-14 j N 1 T 57REET L-15 �^ SCALE: 1"=300' L-16 N N L-1 N MERIDIAN ROAD L-19 L-20 N 0723 29" E 2652. L-21 2 1 S .4 LEGEND 0' 3' 9" 101 6 j� 46.00' ry L-25 f URD BOUNDARY 23J DO L-24 2 29"W URD AREA N IN ti ti LA s N V. 18780 OF F A . f{o �� W w `� NE 2ND 1 2 STREET LINE DATA LINE BEARING DISTANCE L—13 S O33'06" W 57.00' Lu C L-14 S 62'43'15" E 12.62' O �'1 L—15 S 86'48 50" E 60.07' L—16 N 6624'13" E ! 12.07' E 3R L—17 S 89'26 54" E 182.01' L—18 S 4534'48" E 4 7.81' 41 L-191 S 325'19" E 87.40' L—20 S 0'23 29"" W 719.26' L—21 S 89'36 31" E 57.50' N EET L-22 N 02329"" E 9.32' , L—� L-23 N 893658" E 240.02' L—24 S 89'36 58" W 50.01' 9.7B' - N O' 'V0'V 714,62 L—25 S 0'23 29" W 106.39' 652.57' Z L-26 S 89'36'05" W 750.01' - 62.05' L-40 N 45'3447" E 27.80' o L-41 S 882346" E 1 62.38' I Cn 49. N 0736 25" E 310.05' CIVIL SURVEY CONSULTANTS, INC. 2893 SOUTH MERIDIAN ROAD POINT OF MERIDIAN, IDAHO 83642 BEGINNING (208)888-4312 114 SHEET 3 OF 4 N o 34 47" E 2694.28' EXHIBIT B (CONTINUED) N MERIDIAN ROAD SCALE: 1''=300' 714 N 0 23 29" E 2652. 11' `ii S �Sr� Y,N W". LEGEND j9 � URD BOUNDARY = Q URD ARE4 Z W � W L W 25 4' N MAIN STREET 80.00' ^•� NA LAN E N 5 a 340.01' � �`"� L-31 S OW24"W L-29 N Z� 18780 25 0 001' 25 99' 60 0 2j0.7 N `rr 2 31'57" 59 .02' Ile A . K00 1 o NE 21VD I STRE j � z a '� W 80.04 0 J7�3 591.98 25 . 3' 60.01' 25 93' L-32 I rr o�i `* 0,3 447 ,n+I N W 3/ 78' -39 W � f N NE 4TH S7REE7 a; z �— L-37 401.48' 12, L-.38 60.01' L -34 E 4 STREET ZIP ` L-33 o W 1 NE 5TH STREET �f E' 5TH S REET 2 LINE DATA LINE BEARING DISTANCE I Q Q i L-28 S 23'44 59"" E 9.44" W L-29 N 89 26 36" W . 7.00' L-30 N 89'3547" E 87.19' W 11 L-31 S O'32 o8" W 80.01' C 114 N O'34'47" E 2694,28' L-32 N 0'58 55" E 80.02' L-33 N O'34'47" E 60.01' L-34 S 89'3547" W 71.98' CIVIL SURVEY CONSULTANTS, INC. L-35 N O'35'03" E 120.38' 2893 SOUTH MERIDIAN ROAD L-36 N 89'3547" E 11.00' MERIDIAN, IDAHO 83642 L-37 N O'35"00" E 120.38' (208)888-4312 L-38 N 89'3547" E 10.60' SHEET 4 OF 4 L-39 I S 89'36'17" W 10.00' Item 4. F307] Attachment 2 Legal Description of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area Item 4. F308] EXHIBIT A URBAN RENEWAL DISTRICT BOUNDARY DESCRIPTION FOR MERIDIAN DEVELOPMENT CORPORATION NORTHERN GATEWAY A description for Urban Renewal District purposes located in the NE 1/4 of the NE 1/4 of Section 12, Township 3 North, Range 1 West, also being in the S 1/2 of the SW 1/4 of Section 6, and in the NW 1/4 of Section 7, and in the N 1/2 of the SW 1/4 of Section 7, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at a brass cap monument marking the southeasterly corner of said S 1/2 of the SW 1/4 of Section 6, from which a brass cap monument marking the southwesterly corner of said Section 6 bears S 88'35'17" W a distance of 2404.78 feet; Thence S 88035'17" W along the southerly boundary of said Section 6 a distance of 389.74 feet to the POINT OF BEGINNING; Thence continuing S 88°35'17" W a distance of 35.08 feet to a point; Thence leaving said southerly boundary N 1'24'43" W a distance of 54.39 feet to a point marking the southwesterly corner of that PARCEL as shown on Record of Survey No. 2969, Instrument No. 94082169, found in the office of the Recorder, Ada County, Idaho; Thence N 27'07'54" W along the southwesterly boundary of said PARCEL a distance of 75.58 feet to a point marking the westerly corner of said PARCEL, said point being the southerly corner of PARCEL A as described in Warranty Deed Instrument No. 96048180 as found in said office of the Recorder; Thence leaving said southwesterly boundary of said PARCEL and along the southwesterly boundary of said PARCEL A the following described courses: Thence N 51'10'43" W a distance of 78.50 feet to a point; Thence N 71'30'43" W a distance of 684.82 feet to a point; Thence N O'29'39" E a distance of 5.24 feet to a point marking the southeasterly corner of LA PLAYA MANOR ESTATES SUBDIVISION as found in Book 70 of plats at Pages 7187— 7188 in said office of the Recorder; Page 1 of 8 Item 4. F309] Thence leaving said southwesterly boundary of said PARCEL A and along the southwesterly boundary of said LA PLAYA MANOR ESTATES SUBDIVISION the following described courses: Thence S 88°51'10" W a distance of 100.83 feet to a point; Thence N 64*55'11" W a distance of 91.10 feet to a point; Thence N 52'28'52" W a distance of 886.26 feet to a point on the southerly right-of-way of E Carmel Drive; Thence continuing N 52028'52" W a distance of 60.00 feet to a point on the northerly right-of-way of E Carmel Drive; Thence leaving said southwesterly boundary of LA PLAYA MANOR ESTATES SUBDIVISION and along said northerly right-of-way the following described courses: Thence S 38012'39" W a distance of 48.77 feet to a point; Thence a distance of 31.81 feet along the arc of a 35.00 foot radius curve right, said curve having a central angle of 52`04'52" and a long chord bearing S 64°15'05" W a distance of 30.73 feet to a point; Thence N 89'42'29" W a distance of 183.94 feet to a point; Thence N 65`44'09" W a distance of 8.70 feet to a point on the easterly right-of-way of N Meridian Road; Thence leaving said northerly right-of-way and along said easterly right-of-way the following described courses: Thence N 1026'19" E a distance of 197.79 feet to a point; Thence N 0°18'09" E a distance of 28.88 feet to a point; Thence N 89'37'07" W a distance of 4.50 feet to a point; Thence N 0'18'09" E a distance of 90.62 feet to a point on the northerly boundary of said S 1/2 of the SW 1/4 of Section 6; Page 2 of 8 Item 4. F310] Thence leaving said easterly right-of-way S 89'08'51" W along said northerly boundary a distance of 43.51 feet to a point marking the northwesterly corner of said S 1/2 of the SW 1/4 of Section 6; Thence S 0*18'09" W along the westerly boundary of said S 1/2 of the SW 1/4 a distance of 1324.40 feet to a point marking the southwesterly corner of said S 1/2 of the SW 1/4, said point being the northeasterly corner of said Section 12; Thence N 89'26'54" W along the northerly boundary of said Section 12 a distance of 357.11 feet to a point; Thence leaving said northerly boundary S 0033'06" W a distance of 57.00 feet to a point on the southerly right-of-way of W Cherry Lane; Thence along said southerly right-of-way the following described courses: Thence S 62'43'15" E a distance of 12.62 feet to a point on the westerly right-of-way of NW 2nd Street; Thence leaving said westerly right-of-way S 86'48'50" E a distance of 60.07 feet to a point on the easterly right-of-way of NW 2nd Street; Thence leaving said easterly right-of-way N 66°24'13" E a distance of 12.07 feet to a point; Thence S 89*26'54" E a distance of 182.01 feet to a point; Thence S 45034'48" E a distance of 41.81 feet to a point on the westerly right-of-way of N Meridian Road; Thence leaving said southerly right-of-way and along said westerly right-of-way the following described courses: Thence S 3'25'19" E a distance of 81.40 feet to a point; Thence S 0°23'29" W a distance of 119.26 feet to a point; Thence leaving said westerly right-of-way S 89°36'31" E a distance of 57.50 feet to a point on the westerly boundary of said NW 1/4 of Section 7; Page 3 of 8 Item 4. F311] Thence N 0°23'29" E along said westerly boundary a distance of 9.32 feet to a point on the extension of the northerly boundary of PARCEL A as shown on Record of Survey No. 10448, Instrument No. 2016-028560, found in said office of the Recorder; Thence N 89'36'58" E along said extension a distance of 46.00 feet to a point marking the northwesterly corner of said PARCEL A; Thence continuing N 89`36'58" E along the northerly boundary of said PARCEL A a distance of 194.02 feet to a point marking the northeasterly corner of said PARCEL A; Thence S 0°23'29" W along the easterly boundaries of said PARCEL A and of PARCEL 8 of said Record of Survey No. 10448 a distance of 233.00 feet to a point marking the southeasterly corner of said PARCEL 8; Thence S 89'36'58" W along the southerly boundary of said PARCEL 8 a distance of 50.01 feet to a point; Thence leaving said southerly boundary S 0°23'29" W a distance of 106.39 feet to a point; Thence S 89°36'05" W a distance of 150.01 feet to a point on the easterly right-of-way of N Meridian Road; Thence along said right-of-way the following described courses: Thence S 0°23'29" W a distance of 1015.39 feet to a point; Thence S 23°44'59" E a distance of 9.44 feet to a point on the northerly right-of-way of E Washington Street; Thence leaving said easterly right-of-way N 89°36'04" E along said northerly right-of-way a distance of 440.45 feet to a point on the westerly right-of-way of N Main Street; Thence leaving said northerly right-of-way N 0'33'24" E along said westerly right-of-way a distance of 256.24 feet to a point on the extension of the northerly boundary of that PARCEL as shown on Record of Survey No. 1171, Instrument No. 8761859, found in said office of the Recorder; Thence leaving said westerly right-of-way N 89°58'13" E along said extension a distance of 80.00 feet to a point marking the northwesterly corner of said PARCEL; Page 4 of 8 Item 4. F312] Thence continuing N 89*58'13" E along the northerly boundary of said PARCEL a distance of 249.98 feet to a point marking the northeasterly corner of said PARCEL, said point being the northwesterly corner of SCHOOL PLAZA SUBDIVISION NO. 1 as found in Book 64 of plats at Pages 6501—6502 in said office of the Recorder; Thence along the easterly boundary of said PARCEL and the westerly boundary of said SCHOOL PLAZA SUBDIVISION NO. 1 the following described courses: Thence S 0*33'24" W a distance of 290.72 feet to a point; Thence N 89'26'36" W a distance of 37.00 feet to a point; Thence S 0*33'24" W a distance of 280.00 feet to a point marking the southeasterly corner of said PARCEL and marking the southwesterly corner of said SCHOOL PLAZA SUBDIVISION NO. 1; Thence leaving said boundaries and continuing S 0*33'24" W along an extension of said boundaries a distance of 60.01 feet to a point on the northerly boundary of Block 5 of FA NOURSES SECOND ADDITION as found in Book 2 of plats at Page 64 in said office of the Recorder; Thence leaving said extension N 89*35'47" E along said northerly boundary a distance of 87.19 feet to a point marking the northeasterly corner of said Block 5; Thence S 0°31'57" W along the easterly boundary of said Block 5 a distance of 255.99 feet to a point marking the southeasterly corner of said Block 5; Thence continuing S 0'31'57" W a distance of 80.01 feet to a point marking the northeasterly corner of Block 2 of said F A NOURSES SECOND ADDITION; Thence continuing S 0°31'57" W along the easterly boundary of said Block 2 a distance of 256.02 feet to a point marking the southeasterly corner of said Block 2; Thence S 0'32'08" W a distance of 80.01 feet to a point on the southerly right-of-way of E Pine Avenue as shown on Record of Survey No. 11653, Instrument No. 2018-119154, found in said office of the Recorder; Page 5 of 8 Item 4. F313] Thence along said southerly right-of-way the following described courses: Thence N 89°35'22" E a distance of 80.01 feet to a point marking the northwesterly corner of that right-of-way vacated to adjoining owners, as described in Instrument No. 98218, of Block 7 of the amended plat of the TOWNSITE OF MERIDIAN as found in Book 1 of plats at Page 30 in said office of the Recorder; Thence continuing N 89`35'22" E a distance of 308.78 feet to a point marking the northeasterly corner of said vacated right-of-way of Block 1 of the amended plat of ROWAN ADDITION as found in Book 2 of plats at Page 52 in said office of the Recorder; Thence continuing N 89'35'22" E a distance of 80.04 feet to a point marking the northwesterly corner of said vacated right-of-way of Bock 6 of said amended plat of ROWAN ADDITION; Thence leaving said southerly right-of-way N 0°58'55" E a distance of 80.02 feet to a point marking the southwesterly corner of Block 3 of COTTAGE HOME ADDITION as found in Book 1 of plats at Page 42 in said office of the Recorder; Thence N 0037'13" E along the westerly boundary of said Block 3 a distance of 256.03 feet to a point marking the northwesterly corner of said Block 3; Thence continuing N 0037'13" E a distance of 80.01 feet to a point marking the southwesterly corner of Block 6 of said COTTAGE HOME ADDITION; Thence continuing N 0*37'13" E along the westerly boundary of said Block 6 a distance of 255.93 feet to a point marking the northwesterly corner of said Block 6; Thence N 89°35'47" E along the northerly boundary of said Block 6 a distance of 299.64 feet to a point marking the northeasterly corner of said Block 6; Thence continuing N 89035'47" E a distance of 99.67 feet to a point the northwesterly corner of Lot 1 of Block 1 of EASTSIDE PARK SUBDIVISION as found in Book 20 of plats at Pages 1312— 1313 in said office of the Recorder; Thence continuing N 89`35'47" E along the northerly boundary of said Lot 1 a distance of 12.32 feet to a point on an extension of the easterly boundary of Lot 1 of Block 3 of said EASTSIDE PARK SUBDIVISION; Thence leaving said northerly boundary N 0°34'47" E a distance of 60.01 feet to the southeasterly corner of said Lot 1 of Block 3; Page 6 of 8 Item 4. F 14 Thence S 89035'47" W along the southerly boundary of said Lot 1 a distance of 71.98 feet to the southwesterly corner of said Lot 1; Thence N 0035'03" E along the westerly boundary of said Lot 1 a distance of 120.38 feet to the northwesterly corner of said Lot 1; Thence N 89'35'47" E along the northerly boundary of said Lot 1 a distance of 11.00 feet to a point; Thence leaving said northerly boundary N 0*35'00" E a distance of 120.38 feet to a point on the northerly boundary of said Block 3; Thence N 89035'47" E along said northerly boundary a distance of 10.60 feet to a point on the extension of the easterly right-of-way of NE 4th Street; Thence leaving said northerly boundary N 0*34'47" E along said extension a distance of 60.01 feet to a point on said easterly right-of-way; Thence continuing N 0'34'47" E along said easterly right-of-way a distance of 301.48 feet to a point on the southerly boundary of FORTY THREE NORTH SUBDIVISION as found in Book 116 of plats at Pages 17417— 17419 in said office of the Recorder; Thence S 89'36'17" W along said southerly boundary a distance of 10.00 feet to a point marking the southwesterly corner of said FORTY THREE NORTH SUBDIVISION; Thence along the westerly boundary of said FORTY THREE NORTH SUBDIVISION the following described courses: Thence N 0'34'47" E a distance of 349.78 feet to a point; Thence N 45°34'47" E a distance of 27.80 feet to a point marking the northwesterly corner of said FORTY THREE NORTH SUBDIVISION; Thence leaving said westerly boundary S 88'23'46" E along the northerly boundary of said FORTY THREE NORTH SUBDIVISION a distance of 62.38 feet to a point on the extension of the easterly boundary of that PARCEL as shown on Record of Survey No. 10184, Instrument No. 2015-067809, found in said office of the Recorder; Thence N 0*35'00" E along said extension a distance of 62.05 feet to a point marking the southeasterly corner of said PARCEL; Page 7 of 8 Item 4. F 15 Thence continuing N 0'35'00" E along the easterly boundary of said PARCEL a distance of 652.57 feet to a point marking the southwesterly corner of that PARCEL as shown on Record of Survey No. 2532, Instrument No. 9353397,found in said office of the Recorder; Thence leaving said easterly boundary N 89`10'54" E along the southerly boundary of said PARCEL as shown on Record of Survey No. 2532 a distance of 240.25 feet to a point marking the southeasterly corner of said PARCEL as shown on Record of Survey No. 2532; Thence N 0`36'25" E along the easterly boundary of said PARCEL as shown on Record of Survey No. 2532 a distance of 260.06 feet to a point on the southerly right-of-way of E Fairview Avenue; Thence leaving said easterly boundary and continuing N 0°36'25" E along and extension of said easterly boundary a distance of 49.99 feet to the POINT OF BEGINNING. This parcel contains approximately 105.802 acres. NOTE: This description was prepared using record information including Record of Surveys, Subdivision Plats and Deeds acquired from the Ada County Recorder's office. No field survey has been performed. Prepared by: Kyle A. Koomler, PLS 1a LA Civil Survey Consultants, Incorporated Ng oSG September 28, 2021 4 187 0 0 0 re of kov F A. K Page 8 of 8 Item 4. F316] Attachment 3 Private Properties Which May Be Acquired by the Agency 1. The Agency has not identified any particular parcel for the construction of public improvements or for private redevelopment. Properties which may be subject to acquisition include parcels to: a) assemble with adjacent parcels to facilitate development and/or redevelopment; b) assemble with adjacent rights-of-way to improve configuration and enlarge parcels for development and/or redevelopment; c) reconfigure sites for development and possible extension of streets or pathways; d) assemble for future transfer to qualified developers to facilitate the development of mixed-use, residential (including affordable and/or workforce housing), commercial, office and retail areas; or e) assemble for the construction of certain public improvements, including but not limited to streets, streetscapes, water and sewer improvements, environmental and floodplain remediation/site preparation, public parking, community facilities, parks,pedestrian/bike paths and trails, recreation access points, and other public facilities. 2. The Agency reserves the right to acquire any additional right-of-way or access routes near or around existing or planned rights-of-way. 3. The Agency reserves the right to acquire property needed to provide adequately sized sites for high priority projects for the development of public improvements (the exact location of which has not been determined). 4. Other parcels may be acquired for the purpose of facilitating catalyst or demonstration projects, constructing public parking, constructing new streets or pathways, enhancing public spaces, or to implement other elements of the urban renewal plan strategy and/or any master plan for the Project Area, including support for affordable and/or workforce housing projects. Item 4. F317] Attachment 4 Map Depicting Expected Land Uses and Current Zoning Map of the Project Area • Me De MU-T%T /, dium nsity -• - •- •- ■rt ,Office , Residential ■■� ".y oil Density ■ ° • ,�,! Residential �•� �•■ • - : �i ���// ',I�f ' ■ Mom, .C� �� am am _ _ • • Commer cial//oo �// 1 • • ol 0000 s/ Z/Z/// -7 � . /ice � / ■� i�� i. �-Hi-:�h��■ ■■ � . � �ilVled� m ■ ��rfl Density�� �� � � �� ' �D♦ensit�i !Residential a Residential .�� ■►I������r�� ■ Civic • - • - • . — ��iii�■ ■ slip ■■� ■� ■� ■ -• - 1■ ■■ ■� 1■1■11 :11�� ■IIII �Ilf: 111111 `i►�I���� �� ter...•- •-r. r - — — oil 0 ■� IIIIIIIJ, R-15 1INO • � .' R-8 R 40 R-8 RUT ' �! ■ ■ l`N'� i - . I��N� ■ lid IN pi m son NINO � / rC►�G ■� :. ;' ■ _ ■ I - . . .. -- - o ■J■� ■T _ ■111 �IIII 1■■ ■■1+� ■ '• - � ■� ■11�� 1■III Jllfi 111111 ■11 °-T `��lR�51 Item 4. F320] Attachment 5 Economic Feasibility Study 4846-7444-2234,v.2 Item 4. F321] ATTACHMENT 5.1 (Option B) Public Improvements within the Revenue Allocation Area This attachment includes a projected list of proposed public works or improvements within the Northern Gateway District Project Area (the "Project Area"). The proposed improvements within the Project Area include improvements to streets, utilities, and other public rights-of-way amenities as well as improvements to parks and open space, transit improvements, fagade improvements, historic lighting, wayfinding, environmental remediation, planning studies and public parking. Property acquisition to support development goals is also contemplated. The Northern Gateway District Improvement List set forth below identifies needed investments to support private investment in capital facilities. Capital facilities generally have long useful lives and significant costs. The overall project and the infrastructure to support it are all consistent with the vision articulated in the City of Meridian Comprehensive Plan, Destination: Downtown Plan, the future land use map and as required in City development regulations. The cost estimates provided by the City are based upon prices for similar construction in the area. Estimated costs expected to be incurred in implementing the urban renewal plan are as follows: Northern Gateway District Improvement List Redevelopment Project Area Costs Street Improvements $9,500,000 Other Streetscapes $750,000 Utilities $5,200,000 Transit improvements $1,400,000 Fagade Improvements $750,000 Historic Lighting $500,000 Property Acquisition $2,500,000 Wayfinding/Signage $150,000 Public Parking $1,250,000 Public Plazas, Parks & Open Space $1,500,000 Environmental Remediation $1,100,000 Planning Studies $175,000 Total Redevelopment Area Costs $24,775,000 Item 4. F322] The projects and estimated costs have been derived from the City of Meridian, the Meridian Development Corporation (MDC) and Vitruvian Planning, the transportation consultant, in part based upon similar works being carried out in the broader community. The costs are estimated in 2021 dollars and are not inflated. Costs will likely vary from the costs detailed here, as they will be subject to inflation and further project refinement and timing. The cost estimates used in this analysis are considered estimates for the purpose of financial planning. The Project Area is estimated to generate $25,924,600 in tax increment revenue between 2022 and 2041 in addition to the initial $75,000 loan from MDC to activate the program.' The total from both sources is estimated to be $25,999,600. There are presently $24,775,000 of project costs identified in the Northern Gateway District Improvement List. It is generally understood that projects will occur on a pay-as-you-go basis recognizing there may be an opportunity for owner/developer advanced funding of projects, which eligible costs would then be reimbursed through an Owner Participation Agreement (OPA), or other similar agreement, from resources derived from the Project Area. Administrative costs over the 20-year life of the district are estimated at $975,000 or approximately 3.8% of total estimated revenue. The initial inter-district loan to support startup costs is assumed to be repaid at 5% interest for a total obligation of$112,500. The total estimated expenditures equal $25,862,500, leaving a $137,099 positive program balance at the end of the 20-year term. See attached cash flow analyses for detailed estimates. The Urban Renewal Plan for the Northern Gateway District Project (the "Plan") provides for the Plan and Project Area to extend through its maximum term of 20 years. Protect Funding Secure funding includes revenue allocation funds and is money MDC is highly likely to receive. The funds may not be in MDC's possession at the beginning of the Plan period, but it is virtually certain that MDC will receive the funds. MDC may need to take specific actions to generate the funding, but those actions are within its powers. Despite the high probability of secure funding, no project can proceed until a specific, enforceable funding plan is in place. 'As the Idaho property tax system provides for taxes being paid in arears, revenue allocation proceeds will be received in FY 2042. However, the final year of income has not been considered in determining the economic feasibility of the District. Item 4. F323] Potential funding is money that might be received by MDC. In every case MDC is eligible for the funding, and the source of funding exists under current law. However, each potential funding source requires one or more additional steps or decisions before MDC can obtain the resources, and the ultimate decision is outside of MDC's independent control. The City's capital contributions or Community Development Block Grant funding are examples of potential funding. Thus, potential funding is not assumed in determining financial feasibility. Unfunded projects, or portions of projects lack secure or potential funding. At this time, all projects are anticipated to be funded. The amount of tax increment contributed to the project may vary depending upon the actual cost of infrastructure. The Plan proposes certain public improvements that will facilitate development in the Project Area. The overall investment package will be funded from a variety of financing methods and sources. The primary method of financing MDC's obligation will be through the use of tax increment revenue (i.e., incremental property taxes from the revenue allocation area). This Plan anticipates that at least a portion of the tax increment revenue will be used to reimburse an owner/developer through a negotiated agreement for some or all of the eligible improvement costs. The issuance of bonds is not anticipated in this analysis of financial feasibility. Other sources of funding for project may include, but are not limited to: • Local Improvement District (LID) • Business Improvement District (BID) • Development Impact Fees • Franchise Fees • Grants from federal, state, local, regional agencies and/or private entities • Other bonds, notes and/or loans • Improvements and/or payments by developers The total project costs and the amount of tax increment are estimates. The estimated project costs and revenues are based on the MDC's present knowledge and expectations supported by detailed information from the property owners, City and MDC staff and MDC's consultants based in part upon current construction projects in the broader community. Item 4. F324] Map of Proposed Meridian Northern Gateway Urban Renewal District LONGFORD CRANAAER WILLOWBROOK GAR EL_ JOY a # - y¢weoL �YkN m 0 n WCHERRYOLN E•FAA WAVE 3% `a eq n:lACK o x ELM/� L'f N/ C MAPLE 0 MAPLE 0 oBADLEY. J O m Y W � ✓/ r e eL �.y CHERRY z v M �v?CN V W1N,� z WASHINGipN OIy Legend a a� �106 ac CARLTGN_ 4�4 m w Sid Northern Gateway District N Q G X_Z,� Meridian City Limits p STATE _. "FV 0 Meridian Urban Renewal Y 1 n p 0 Parcels °9 0 250 SW t,aoo x /E.PINE:A•YE Feet Summary of Protects Based on the Northern Gateway District Improvement List set forth above, the estimated total costs for the public improvements are $24,775,000. Cost of Operations and Improvements by Year (2021-2042) Year Secure Funding Potential District Capital and Program Total Project (TIF Funding Operating Expenses Liabilities & Expenses And MDC Loan) Repay Inter-district Loan 2021 $75,000 $0 $0 $0 $0 2022 $38,014 $0 $25,000 $0 $25,000 2023 $79,660 $0 $50,000 $0 $100,000 2024 $125,118 $0 $50,000 $75,000 $175,000 2025 $174,742 $0 $50,000 $100,000 $162,500 2026 $308,424 $0 $50,000 $250,000 $300,000 2027 $343,202 $0 $50,000 $275,000 $325,000 2028 $644,634 $0 $50,000 $600,000 $650,000 2029 $934,548 $0 $50,000 $800,000 1 $850,000 2030 $1,053,365 $0 $50,000 $975,000 6h, $1,025,000 Item 4. F 25 2031 $1,284,025 $0 $50,000 $1,300,000 $1,350,000 2032 $1,367,118 $0 $50,000 $1,300,000 $1,350,000 2033 $1,533,761 $0 $50,000 $1,500,000 $1,550,000 2034 $1,735,128 $0 $50,000 $1,650,000 $1,700,000 2035 $1,840,449 $0 $50,000 $1,800,000 $1,850,000 2036 $2,083,419 $0 $50,000 $2,050,000 $2,100,000 2037 $2,205,915 $0 $50,000 $2,100,000 $2,150,000 2038 $2,334,408 $0 $50,000 $2,300,000 $2,350,000 2039 $2,469,194 $0 $50,000 $2,400,000 $2,450,000 2040 $2,610,581 $0 $50,000 $2,600,000 $2,650,000 2041 $2,758,894 $0 $50,000 $2,700,000 $2,750,000 2042 $0 $0 0 $0 Total $25,999,599 $0 $975,000 $24,775,000 $25,862,500 Note: This analysis anticipates a positive fund balance of$137,099 the end of the project. Item 4. F326] ATTACHMENT 5.2 Economic Feasibility Study (Option B) The Plan, as currently envisioned, is economically feasible because the proposed development is sufficient to fully cover the anticipated cost of the redevelopment program. The economic feasibility of the Plan is based on the following factors: • The amount of development anticipated in the Project Area • The timing of the proposed taxable development • The nature of the proposed development • The amount of tax revenue to be generated by the proposed development • The cost of public improvement projects • If revenue equals or exceeds project costs, the Plan is economically feasible. The following is a summary of the analysis and estimates of the factors used to determine the economic feasibility of the Plan. The Economic Feasibility Analysis Summary: Over the course of the Plan and the Northern Gateway District, $25,924,600 of Tax Increment Revenue will be generated using the development scenarios proposed by the City and MDC, in consultation with its consultants and property owners within the Northern Gateway District. The Economic Feasibility Study assumes a minimum of 10% of annual revenue allocation area proceeds, or TIF revenue, will be used for administration of the Northern Gateway District with that amount capped at $50,000 per year, for a total of$975,000 for administration costs over the 20-year lifespan of the District. The attached spreadsheets entitled "Northern Gateway District Revenue Model" and "Northern Gateway District Cash Flow Analysis" gives a more detailed outlook on the revenues and expenses of the development scenario. The following assumptions were made in the formulation of the Financial Feasibility Analysis: o Land Value Increase @ 8%/Year for 5 years, then 4%/year for the balance of the term. o Improvement Value Increase @ 10%/Year for 5 years, then 5%/year for the balance of the term. Item 4. F327] o Tax Rate is reduced 10% and held constant through the life of the Plan o Total Cost of Improvements over the life of the project: $24,775,000 (City and consultants' estimates) o Tax rate does not include levies excluded pursuant to Idaho Code 50- 2908, such as voter approved bonds/levies after 2007,judgment levies or the School District Plant or supplemental levies excluded by law. The Economic Feasibility Analysis shows that the project will generate adequate funds within the Project Area to fund the necessary capital improvements. 4819-3401-2667,v. 1 Item 4. F328] Street Improvements-More Detailed Description Total Construction Estimate Street Section Length(LF) Construction Design Contingency (Rounded) &1/2 St,Carlton to Fairview 2,000 $ 3,050,000 S 460,000 S 620,000 $ 4,100,000 3rd Street,Carlton to Pine 700 $ 475,OOD S 70.000 $ 100,000 $ 600,000 3rd Street,Fairview to Carlton 2,000 $ 1,770,000 $ 270,000 $ 350,000 $ 2,400,000 Carlton,w/o 2nd to e/o 4th 900 $ 1,260,500 S 190,000 $ 250,000 $ 1,700,000 Washington,2&2/2 to 4th 600 $ 371,000 $ 60,000 $ 70,000 $ 500,000 Fairview Ave frontage,W 2od is 6 lit 2,700 $ 1,294,000 $ - $ 260,000 $ 1,6W,000 Main St frontage,Fairview to Washington 1,700 $ 2,100,000 $ 320.000 $ 420,000 $ 2,8W,000 4th,Washington Badley 400 $ 218,000 $ 30.000 $ 40,000 $ 300,000 Badley,2&1/2 to 4th 600 S 371,000 $ 60,000 $ 70,000 $ 500,000 Gruber,2&1/2 to 4th 600 $ 239,000 $ 40,000 $ 50,000 $ 300,000 State Ave,w/o 2nd to e/o 3rd 400 $ 134,000 $ 20,000 $ 30,000 $ 200,000 2nd,Pine to Carlton 60D $ 183,000 $ 30,000 $ 40,000 $ So0,000 Pine frontage,w/0 2nd to e/o 3rd 400 $ $ - $ - $ Noter. • Assumes no right of way acquisition • Design estimated at 15%of construction.rounded • Contingency of 25%applied to construction costs.rounded • Water nutin and Wastewater Main estimates supplied by City of Meridian Public Works • Local/Collector Street coats adjusted down when major Water/WV Main planned due to road work incorporated into those costs Item 4. F329] Estimated Location of Utility Upgrades 171 Red—Water and Wastewater Main Lines In Need of Expansion or Replacement Blue—Water Main Lines Planned for Replacement Green—Wastewater Lines item a. Northern Gateway District Revenue Model 330 Land Value Initial Imprv. Cum.New Cumulative Funding for Annual New Const Value+ Increment Levy Rate Admin (+8%annually Value(+10% Total Assessed Cum total Homeowne Tax Increment Capital Year Taxable Value rs'Const.Value Inflation @ Taxable Value Value (H- (-10%) Costs for 5 years Annually for 5 Value on tax roll 10%for 5 Base Value) then flat Yield (10%) Projects/ then 4%) years then 5%) Exemption Debt Service years then 5%) 2021 $ 27,613,600 $ 46,297,100 $ 73,910,700 $ - $ - $ 73,910,700 $ 2,775,726 $ 71,134,974 $ - 0.0053 2022 $ 29,822,688 $ 50,926,810 $ 80,749,498 $ 500,000 $ 500,000 $ 81,249,498 $ 2,914,512 $ 78,334,986 $ 7,172,512 0.0053 $ 38,014 $ 3,801 $ 34,213 2023 $ 32,208,503 $ 56,019,491 $ 88,227,994 $ 500,000 $ 1,025,000 $ 89,252,994 $ 3,060,238 $ 86,192,756 $ 15,030,282 0.0053 $ 79,660 $ 7,966 $ 71,694 2024 $ 34,785,183 $ 61,621,440 $ 96,406,623 $ 500,000 $ 1,576,250 $ 97,982,873 $ 3,213,250 $ 94,769,624 $ 23,607,150 0.0053 $ 125,118 $ 12,512 $ 112,606 2025 $ 37,567,998 $ 67,783,584 $ 105,351,582 $ 500,000 $ 2,155,063 $ 107,506,645 $ 3,373,912 $ 104,132,732 $ 32,970,258 0.0053 $ 174,742 $ 17,474 $ 157,268 2026 $ 40,573,438 $ 74,561,943 $ 115,135,380 $ 15,500,000 $ 17,762,816 $ 132,898,196 $ 3,542,608 $ 129,355,588 $ 58,193,114 0.0053 $ 308,424 $ 30,842 $ 277,581 2027 $ 42,196,375 $ 78,290,040 $ 120,486,415 $ 500,000 $ 19,150,956 $ 139,637,371 $ 3,719,738 $ 135,917,633 $ 64,755,159 0.0053 $ 343,202 $ 34,320 $ 308,882 2028 $ 43,884,230 $ 82,204,542 $ 126,088,772 $ 50,500,000 $ 70,608,504 $ 196,697,276 $ 3,905,725 $ 192,791,551 $ 121,629,077 0.0053 $ 644,634 $ 50,000 $ 594,634 2029 $ 45,639,600 $ 86,314,769 $ 131,954,368 $ 45,500,000 $ 119,638,929 $ 251,593,298 $ 4,101,011 $ 247,492,286 $ 176,329,812 0.0053 $ 934,548 $ 50,000 $ 884,548 2030 $ 47,465,183 $ 90,630,507 $ 138,095,691 $ 10,500,000 $ 136,120,876 $ 274,216,567 $ 4,306,062 $ 269,910,504 $ 198,748,030 0.0053 $ 1,053,365 $ 50,000 $ 1,003,365 2031 $ 49,363,791 $ 95,162,033 $ 144,525,823 $ 30,500,000 $ 173,426,920 $ 317,952,743 $ 4,521,365 $ 313,431,378 $ 242,268,904 0.0053 $ 1,284,025 $ 50,000 $ 1,234,025 2032 $ 51,338,342 $ 99,920,134 $ 151,258,477 $ 500,000 $ 182,598,266 $ 333,856,742 $ 4,747,433 $ 329,109,309 $ 257,946,835 0.0053 $ 1,367,118 $ 50,000 $ 1,317,118 2033 $ 53,391,876 $ 104,916,141 $ 158,308,017 $ 15,500,000 $ 207,228,179 $ 365,536,196 $ 4,984,805 $ 360,551,391 $ 289,388,917 0.0053 $ 1,533,761 $ 50,000 $ 1,483,761 2034 $ 55,527,551 $ 110,161,948 $ 165,689,499 $ 20,500,000 $ 238,089,588 $ 403,779,087 $ 5,234,045 $ 398,545,042 $ 327,382,568 0.0053 $ 1,735,128 $ 50,000 $ 1,685,128 2035 $ 57,748,653 $ 115,670,045 $ 173,418,699 $ 500,000 $ 250,494,067 $ 423,912,766 $ 5,495,748 $ 418,417,018 $ 347,254,544 0.0053 $ 1,840,449 $ 50,000 $ 1,790,449 2036 $ 60,058,599 $ 121,453,548 $ 181,512,147 $ 25,500,000 $ 288,518,771 $ 470,030,918 $ 5,770,535 $ 464,260,383 $ 393,097,909 0.0053 $ 2,083,419 $ 50,000 $ 2,033,419 2037 $ 62,460,943 $ 127,526,225 $ 189,987,168 $ 500,000 $ 303,444,709 $ 493,431,878 $ 6,059,062 $ 487,372,816 $ 416,210,342 0.0053 $ 2,205,915 $ 50,000 $ 2,155,915 2038 $ 64,959,381 $ 133,902,536 $ 198,861,917 $ 500,000 $ 319,116,945 $ 517,978,862 $ 6,362,015 $ 511,616,847 $ 440,454,373 0.0053 $ 2,334,408 $ 50,000 $ 2,284,408 2039 $ 67,557,756 $ 140,597,663 $ 208,155,419 $ 500,000 $ 335,572,792 $ 543,728,211 $ 6,680,116 $ 537,048,096 $ 465,885,622 0.0053 $ 2,469,194 $ 50,000 $ 2,419,194 2040 $ 70,260,067 $ 147,627,546 $ 217,887,613 $ 500,000 $ 352,851,432 $ 570,739,044 $ 7,014,121 $ 563,724,923 $ 492,562,449 0.0053 $ 2,610,581 $ 50,000 $ 2,560,581 2041 $ 73,070,469 $ 155,008,923 $ 228,079,393 $ 500,000 $ 370,994,003 $ 599,073,396 $ 7,364,827 $ 591,708,568 $ 520,546,094 0.0053 $ 2,758,894 $ 50,000 $ 2,708,894 $ 220,000,000 $ 25,924,600 $ 806,916 $ 25,117,684 item4. Northern Gateway District Revenue Model 331 Assumptions Land Values inflate at 8%per year for 5 years(consistent with recent assessed value history)then at 4%for remainder of the Plan term Improvement Values inflate at 10%per year for 5 years(consistent with recent assessed value history)then at 5%for remainder of the Plan term Tax rate reduced by 10%from 2020 certified rate then held constant for the remainder of the Plan term Homeowners' Property Tax Exemption increases at 5% per year Revenue Allocation proceeds flow to the District in the year after Certificate of Occupancy(C.O.) Potential Development Projects within District based upon staff discussions with Developers(Total Taxable Investment @ $210,000,000) Value estimates based upon 2021 projects in Meridian Project A-Phase 1: C.O. in 2025^ $15,000,000 Project A- Phase 2: C.O. in 2027^'$30,000,000 Project B:C.O. in 2027—$20,000,000 Project C- Phase 1: C.O. in 2028—$15,000,000 Project C- Phase 2: C.O. in 2030—$30,000,000 Project D-Phase 1: C.O. in 2028—$30,000,000 Project D-Phase 2: C.O. in 2029—10,000,000 Project D-Phase 3: C.O. in 2033—$20,000,000 Project E: C.O. in 2032" $15,000,000 Project F: C.O. in 2035" 25,000,000 Other properties within District will generate $500,000 in taxable investment annually ($220,000,000 total) Estimated at least 10%of annual revenue allocation yield will be paid to the Meridian Development Corporation for administrative costs,capped at$50,000 Balance of Revenue Allocation yield will be available for capital investment and program expenses item 4. Northern Gateway District Cash Flow Analysis F332] 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 Beainnina Balance $ - $ 75,000 $ 88,014 $ 67,674 $ 17,792 $ 30,034 $ 38,458 $ 56,660 $ 51,294 $ 135,842 $ 164,207 Source of Funds Total Revenue Allocation $ $ 38,014 $ 79,660 $ 125,118 $ 174,742 $ 308,424 $ 343,202 $ 644,634 $ 934,548 $ 1,053,365 $ 1,284,025 MDC Inter-District Loan* $ 75,000 $ - $ - $ - $ - $ - $ - $ - $ - $ - Total Funds Available $ 75,000 $ 113,014 $ 167,674 $ 192,792 $ 192,534 $ 338,458 $ 381,660 $ 701,294 $ 985,842 $ 1,189,207 $ 1,448,232 Use of Funds District Operating Expenses $ - $ 25,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 Repay Inter-District Loan @ 5% $ $ - $ 50,000 $ 50,000 $ 12,500 $ - $ - $ - $ - $ - $ - Capital&Program Expenses $ - $ - $ 75,000 $ 100,000 $ 250,000 $ 275,000 $ 600,000 $ 800,000 $ 975,000 $ 1,300,000 Total Use of Funds $ $ 25,000 $ 100,000 $ 175,000 $ 162,500 $ 300,000 $ 325,000 $ 650,000 $ 850,000 $ 1,025,000 $ 1,350,000 Ending Balance $ 75,000 $ 88,014 $ 67,674 $ 17,792 $ 30,034 $ 38,458 $ 56,660 $ 51,294 $ 135,842 $ 164,207 $ 98,232 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 Total Beainnina Balance $ 98,232 $ 115,350 $ 99,111 $ 134,239 $ 124,688 $ 108,107 $ 164,022 $ 148,430 $ 167,624 $ 128,205 Source of Funds Total Revenue Allocation $ 1,367,118 $ 1,533,761 $ 1,735,128 $ 1,840,449 $ 2,083,419 $ 2,205,915 $ 2,334,408 $ 2,469,194 $ 2,610,581 $ 2,758,894 $ 25,924,599 MDC Inter-District Loan $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 75,000 Total Funds Available $ 1,465,350 $ 1,649,111 $ 1,834,239 $ 1,974,688 $ 2,208,107 $ 2,314,022 $ 2,498,430 $ 2,617,624 $ 2,778,205 $ 2,887,099 $ 25,999,599 Use of Funds District Operating Expenses $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 975,000 Repay Inter-district Loan @ 5% $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 112,500 Capital&Program Expenses $ 1,300,000 $ 1,500,000 $ 1,650,000 $ 1,800,000 $ 2,050,000 $ 2,100,000 $ 2,300,000 $ 2,400,000 $ 2,600,000 $ 2,700,000 $ 24,775,000 Total Use of Funds $ 1,350,000 $ 1,550,000 $ 1,700,000 $ 1,850,000 $ 2,100,000 $ 2,150,000 $ 2,350,000 $ 2,450,000 $ 2,650,000 $ 2,750,000 $ 25,862,500 Ending Balance $ 115,350 $ 99,111 $ 134,239 $ 124,688 1 $ 108,107 $ 164,022 $ 148,430 $ 167,624 $ 128,205 $ 137,099 Assumptions Initial District Start-up costs supported by MDC Inter-district Loan of$75,000 to be repaid at 5%Interest 10%of annual TIF yield dedicated to Meridian Development Corporation for District operating Expenses,capped at$50,000,Yr. Land Values will increase at an average of 8%annually for 5 years then at 4010 over the remaining life of the District Improvement Values will increase at a rate of 10%for 5 years then at 501b over the remaining life of the District W IDIAN� AGENDA ITEM ITEM TOPIC: Resolution No. PZ-21-06: A Resolution of the Planning and Zoning Commission for the City of Meridian, Idaho, Validating Conformity of the First Amendment to the Urban Renewal Plan for the Union District Urban Renewal Project with the City of Meridian's Comprehensive Plan Mayor Robert E. Simison E IDIA N� Treg BeCity Council Members: rnt Brad Hoaglun Joe Borton Jessica Perreault H O Luke Cavener Liz Strader TRANSMITTAL MEMO FOR PZ-04, PZ-05, PZ-06 TO: Meridian Planning & Zoning Commission DATE: October 7, 2021 FROM: Ted Baird, Deputy City Attorney Kurt Starman, Deputy City Attorney RE: Resolutions for October 7, 2021 Agenda On your agenda there are three resolutions for your consideration. The task before the commission is to consider whether the proposed Urban Renewal Projects are consistent with Meridian's Comprehensive Plan. AGENDA Items 3 & 4: The first two Resolutions (PZ-21-04 and PZ-21-05)both relate to the Northern Gateway District Urban Renewal Project. The only difference is that Option A includes a large 17-acre parcel north and west of the corner of Meridian Road and Cherry Lane (the "McFadden Property"). Option B does not include the McFadden Property. The analysis is similar for both Options A & B—in fact the Memorandum attached as Exhibit A to each of these two Resolutions is identical, and the differences between the Options A &B are discussed in the Memorandum. By the time this matter gets to the City Council for consideration, one of the options will become the clear choice for moving forward, but in order to comply with Idaho Code Section 50-2008(b) and to move this matter forward, the Planning and Zoning Commission will review both Option A and Option B for conformity with the Comprehensive Plan tonight. Staff is recommending that the Commission move to approve the Resolutions associated with BOTH Options A and B, identifying the proposed Gateway Plans as conforming to the City of Meridian's Comprehensive Plan. AGENDA item#5 Resolution PZ-21-06 pertains to the proposed annexation of 1.46 acres to the existing Union District Urban Renewal Project. Staff recommends that the Commission move to approve the associated Resolution identifying the proposed First Amendment to the Union District Urban Renewal Project as conforming to the City of Meridian's Comprehensive Plan. For additional information and analysis,please refer to the September 30, 2021 Planning Division Memoranda, which are identified as exhibits to the Resolutions. City of Meridian . 33 E. Broadway Avenue . Meridian, ID 83642 Phone 208-888-4433 . www.meridiancity.org PZ-21-06 CITY OF MERIDIAN BY THE PLANNING AND ZONING COMMISSION A RESOLUTION OF THE PLANNING AND ZONING COMMISSION FOR THE CITY OF MERIDIAN, IDAHO,VALIDATING CONFORMITY OF THE FIRST AMENDMENT TO THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT WITH THE CITY OF MERIDIAN'S COMPREHENSIVE PLAN WHEREAS, the Urban Renewal Agency of the City of Meridian(the "City"), Idaho, also known as Meridian Development Corporation (hereinafter"MDC"), the duly constituted and authorized urban renewal agency of the City, has submitted the proposed First Amendment to the Urban Renewal Plan for the Union District Urban Renewal Project(the"First Amendment") to the City; and WHEREAS, the Mayor and Meridian City Council referred the First Amendment to the City Planning and Zoning Commission for review and recommendations concerning the conformity of said First Amendment with the City's Comprehensive Plan, as amended(the "Comprehensive Plan"); and WHEREAS, on October 7, 2021, the City Planning and Zoning Commission met to consider whether the First Amendment conforms with the Comprehensive Plan as required by Idaho Code § 50-2008(b); and WHEREAS, the City Planning and Zoning Commission has reviewed said First Amendment in view of the Comprehensive Plan; and WHEREAS, the City Planning and Zoning Commission has determined that the First Amendment is in all respects in conformity with the Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION FOR THE CITY OF MERIDIAN, IDAHO: Section 1. That the First Amendment, submitted by MDC and referred to this Commission by the Mayor and City Council for review, is in all respects in conformity with the City's Comprehensive Plan. Section 2. That Exhibit A, the memorandum from Brian McClure, Comprehensive Associate Planner dated September 30, 2021, outlining the analysis supporting the determination that the First Amendment is in conformity with the City's Comprehensive Plan, is hereby adopted and incorporated as part of this Resolution. Section 3. That the City Clerk is hereby authorized and directed to provide the Mayor and Meridian City Council with a signed copy of this Resolution relating to said First Amendment. PZ-21-06 Section 4. That this Resolution shall be in full force and effect immediately upon its adoption and approval. ADOPTED by the Planning and Zoning Commission of the City of Meridian, Idaho, this 7th day of October 2021. APPROVED: ATTEST: Chair, Planning and Zoning Commission City Clerk Chris Johnson 10-07-2021 4810-4341-8296,v. 1 Item 5. Mayor Robert E. SimisonEl E IDIANT City Council Members: ram/ Treg Bernt Brad Hoaglun Joe Borton Jessica Perreauit I A H O Luke Cavener Liz Strader EXHIBIT A TO PZ-21-06 (1st Amendment to Union District) September 30, 2021 MEMORANDUM TO: Mayor Robert Simison Meridian City Council Meridian Planning & Zoning Commission CC: David Miles, Chief of Staff Cameron Arial, Community Development Director Victoria Cleary, Economic Development Administrator Caleb Hood, Planning Division Manager FROM: Brian McClure, Comprehensive Associate Planner RE: First Amendment to the Urban Renewal Plan for the Union District Urban Renewal Project This memo is intended to confirm consistency of the City's Comprehensive Plan with the proposed amendment to the Union District Urban Renewal Plan. The proposed Union District plan amendment(Plan Amendment) is to annex an additional 1.46 acres into the existing Union District boundary. The amendment language indicates that there are no substantive changes to the Union District(District), other than to generally update facts and figures based on or derived from the new total District physical area. This memo assumes that Comprehensive Plan analysis in 2020, for the original District, is still applicable and current for the following reasons: • no vertical construction has occurred within the Union District(District); • no appreciable changes to taxable revenue as a result of development have occurred; Community Development Department . 33 E. Broadway Avenue, Suite 102, Meridian, ID 83642 Phone 208-884-5533 - Fax 208-888-6854 . www.meridiancity.org Item 5. F338] • no new projects types outside of the original District plan are proposed in the Plan Amendment; • the originally described activities and projects are still valid and may support efforts to reach the desired vision of the Comprehensive Plan; and • no amendments to the Comprehensive Plan have been approved which influence land use decisions or development review. Additionally, the proposed annexation is relatively small at 1.46 acres. The Plan Amendment area includes 11 parcels, two of which are extraordinarily narrow strips (totaling 0.005 acres or 217 square-feet), and three of which are vacant(0.250 acres). Additionally, 0.407 acres are public right-of-way which include a portion of Idaho Ave and the east-west mid-block alley. Of the 11 parcels (9 functional), there are 5 primary owners. There are 4 primary owners of existing buildings, some of which are divided into smaller tenant spaces. Recommendation Based on the activities in the original Union District and limited scope of the annexation, Staff believes establishing this annexation may be an effective tool in implementing the City of Meridian Comprehensive Plan. Accordingly, Staff recommends that the Commission move to approve the associated Resolution identifying the proposed First Amendment to the Urban Renewal Plan for the Union District Urban Renewal Project, as conforming to the City of Meridian's Comprehensive Plan. General Comprehensive Plan Analysis While the Union District annexation is limited in scope, the following text describes general applicable policies that should be considered with future activities and development. This analysis is in consideration of future needs, concerns, and activities, and how the annexed area of the Union District may fit within a broader context, but not of the proposed amendment and annexation itself. The following analysis is narrowed to the amendment only, and not the broader Union District. For context, the Union District amended description of principles states, The First Amendment embraces the principles set forth in the Plan and proposes improvements to public infrastructure and other publicly owned assets throughout the expansion area, creating the framework for the development of mixed-use, residential, commercial, and retail areas, improvements to other public facilities, including, but not limited to, streets, streetscapes, water and sewer improvements, environmental remediation/site preparation,public parking, community facilities, and pedestrian/bike amenities. The expansion area is underdeveloped and is not being used to its highest and best use due to age and obsolescence, as well as faulty lot layout and diversity of ownership. The Plan Amendment includes other updates to text and attachments of the original Plan. Where the original Union District was clearly intended to make use of tax increment financing (TIF) to address new and well-defined opportunities, such as development of the former Union Pacific property, this annexation is less clear. The stated amendment principles are admirable, but it is not clear why the original downtown Urban Renewal District did not previously address the 2 Item 5. F339] same identified short-comings prior to de-annexation. Further, it is unclear what circumstances have changed in the context of the described issues, or what specific public participation may be necessary to address identified short-comings in the context of new opportunities. While the area proposed for inclusion in the Union District is small in geographic area, the purpose for inclusion is not evident. Regardless, no specific development is proposed and the general list of principles and activities are generally desired by the Comprehensive Plan. This annexation into the Union District is a new opportunity to correct historical deficiencies within a defining block of Downtown. Plan Text The Evolving Community section(Chapter 3) of the Comprehensive Plan, defines future land use typologies. The only land use designation in this area is Old Town: 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. The City has developed specific architectural standards for Old Town and other traditional neighborhood areas. Pedestrian amenities are emphasized in Old Town via streetscape standards. Additional public and quasi public amenities and outdoor gathering area are encouraged. Future planning in Old Town will be reviewed in accordance with Destination Downtown, a visioning document for redevelopment in Downtown Meridian. Please see Chapter 2 Premier Community for more information on Destination Downtown. Sample zoning include O-T. The Old Town future land use is the most diverse designation in the City's land use portfolio. It has the greatest combined range of residential and non-residential uses and no caps on density or intensity of developed uses. Further, the City's complimentary zoning, also named Old Town(O- T), has zero setbacks for structures, reduced parking requirements, and reduced landscape setbacks aside from pedestrian streetscape infrastructure. All parcels in the proposed amendment boundary are already zoned O-T. Plan Policies The following text reference policies that are applicable to the proposed Plan Amendment text. The first number of a policy ID references the Chapter. • 2.02.02C, Support infill development that does not negatively impact the abutting, existing development. Infill projects in Downtown should develop at higher densities, irrespective of existing development. Neither the original District plan or this Plan Amendment are clear in how redevelopment may be respectful of existing development. Public participation may however be able to 3 Item 5. ■ greatly mitigate private development impacts. The Plan Amendment describes a thorough list of public improvements that may help to offset costly redevelopment, and both the Plan Amendment and the original District plan indicate opportunities for the Meridian Development Corporation to negotiate additional standards along with public participation. • 2.09.01B, Establish incentives to develop gathering spaces and civic facilities within Downtown. The Plan Amendment lists a number of public improvements that could improve public spaces, including community facilities and streetscape enhancements. These types of improvements would likely require public private projects due to the cost, size, and location within public right-of-way and given the limited size of the Plan Amendment area. • 2.09.02A, Actively implement action items in the Destination Downtown Plan. Destination Downtown was created by the Meridian Development Corporation for the original downtown Urban Renewal District (URD), and adopted by the City. This plan was extremely broad in land use diversity, area, and scope. Within Destination Downtown, the relevant area in the Plan Amendment is entirely within the Traditional City Core area. This area is focused on traditional architecture themes, construction between 2 and 4 stories, continuous urban edge, vertical integration, and diversity of uses. With the existing downtown URD set to expire in the coming years, the Plan amendment is an opportunity for more renewed and focused efforts, both geographically and in implementation activities. • 2.09.02B, Pursue grants and public-private partnerships to enhance Downtown. Continuation of TIF funding could both provide grants and make more competitive applications for grants, by utilizing a dedicated funding source. • 2.09.02G, Implement the City of Meridian Design Standards and City of Meridian Architectural Standards Manual to ensure that Downtown remains the historic center for mixed-use tourism,business, retail, residential, and governmental activities. This policy is not directly related to the Plan Amendment, but warrants re-review due to recent decisions and concerns elsewhere in the Union District and larger Downtown area. The City has land use authority over the project area and implementation of design and architectural standards must be met. However, these standards while allowing for the full range of uses described within the original District plan, does not necessarily cater to or encourage them in a context or towards any purpose. Neither the original District plan or the Plan Amendment describe historical context as something to preserve or build upon, but it is central to the Destination Downtown plan, and more specifically the Traditional City Core. Additional work is necessary if downtown specific and historical context are desired. • 3.03.01E, Encourage infill development. The unstated purpose of both the original District plan and the Plan Amendment, through virtually all of the goals,principles, and implementation strategies, is to encourage infill and greater density through redevelopment. • 3.03.03G, Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. The City has land use authority over the project area and urban infrastructure will be required with all redevelopment. Further, the Plan Amendment calls out specific 4 Item 5. E implementation strategies including road, curb, gutter, streetscape, lighting, stormwater, and others. • 5.02.01A, Maintain and implement design and building standards for historically significant buildings and resources in Old Town. As noted in policy 2.09.02G, the Plan Amendment does not emphasize consideration for the historic character and quality of the overall Downtown area. If this element is important, then standards are needed to protect and/or enhance the general area character. Currently, the City cannot enforce consideration of historic elements or general thematic qualities with administrative level approvals. In Old-Town, this includes multi family permits and multi-story buildings. Referenced Plans The following plans are adopted by reference in the City of Meridian Comprehensive Plan, and are relevant material to the proposed Plan Amendment. • Downtown Meridian Street Cross-section Master Plan The Cross-section most specific for the Plan Amendment is Idaho Ave, where half of the street is included in the annexation area. Other bordering streets including Main, 2-112, and Broadway, and are either already in the Union District, or excluded. The applicable cross- sections are included as Attachment B. Because the Plan Amendment area does not take in the entire right-of-way of Idaho Ave, it is likely that a public public partnership will be required to make improvements. Alternatively, improvements could wait until after the road is resurfaced by ACHD (reducing the crown and correcting drainage), or to constrain improvements to behind the existing curb. A significant number of stakeholders have changed since the original cross-section was adopted. Regardless of the final cross-section, an innovative design may be desired to increase placemaking opportunities and awareness of the block. • Historic Preservation Plan The Historic Preservation Commission and City adopted the Historic Preservation Plan in 2014. Several goals from the plan are relevant to the Union District Plan, including: o Goal I Preserve and enhance Meridian's historical, cultural and agricultural heritage. o Goal 3 Heighten public awareness of historic preservation in the community and improve preservation education efforts for various audiences. o Goal 4 Maintain and strengthen support for historic preservation from individuals, commercial property owners, local organizations and neighborhood groups. These goals for the Commission (and City) are not just about preserving, but also enhancing and generating awareness ofMeridian's history. Additional objectives for these goals are described within the plan. Since areas of the Plan Amendment are near to historic structures and sites, awareness and care of both public and private efforts is important. These plans are available on the City's Comprehensive Plan website at: hltps:Hmeridiancit. .or lannin /g coMpplan/resources. 5 Item 5. F 42 Attachment A: Union District (Urban Renewal District) Future Land Use Civic Old Town E PINE A'VE I o I z N z y IL]— = Q - - - — ■ - ■uau I W4M E IDAHO AVE W z z � y a I 4 � I r, - — E BROADWAY-AVE z :7 � F I Z I zLegend in I MIL Annexation Area N z Q Union District rn 0 Parcels A ld �o o -■— Railroad z 0 y z N h 0 200 40Feet 6 Item 5. F 43 Attachment B: Downtown Meridian Street Cross-section Master Plan Examples Idaho Avenue CORRIDOR: Idaho Avenue •• = and families interested in more urban and pedestrian Idaho is an iconic downtown corridor in Meridian, friendly environment. providing connectivity to Generations Plaza,Certain- Idaho due to its location within downtown,the con- nial Park,and the Meridian Community Center.This nectivity of the local roadway network,and its prox- street also provides primary access for a number of unit to several key community resources,provides a ° - Y Y Y P ="LTON Avg popular shops and services between Main and East framework for the corridor to act as a centerpiece of 2nd.Similarly to Broadway,Idaho is important foreast- vibrancy and activity.Moving forward it should con- west connectivity,and with the exception of Pine,is tinue to host events,activities,and provide exciting _ significantly longerthan every other east-west corridor opportunities for a variety of businesses and uses. A E In downtown.Currently,Idaho extends between West The proposed cross-sections for]daho establish this 6th and approximately East6th.Inthefuture,Idahomay framework. be extended further east to Locust,though Broadway _ Is the preferred alignment extension. Idaho currently serves the Traditional City Core(TCC) district and both of the Neighborhood Preservation — G Areas(NPA)within the urban renewal area.The TCC N ° h district supports greater densities of mixed usedevel- a 1LJEwdr fY opment,iconic to traditional downtowns.The NPA are £ £ intended to preserve historic housing,promote resi- D-we, seavein, onboms id-ofinestreet,heavy...face parking,nastyinfra. dentialinfill,andprovidealocalbaseofresidentsto AnAsr andgovernmento Mpmperglnnits—Wy,—p.,.fidzhobe,--Merfdr—Road participate in events,frequent restaurants and shops, and Main.With the exception of sunrise cafeand the Hanage Building,there are limited-kiang andto provide residential opportunities for individuals usesnnthis segmeneofl&hov.rd,d.il,- munaydr i—thedownwwnarea. � s SIDEWALK CLOSED Looking west along Idaho,kt—Meddlen and Mala- f,I �'" zwuun E 3rd and E d. - DOWNTOWN MERIDIAN CITY CORE STREET CRO 55-5 ECTI ON MASTER PLAN v STREET DESIGN 7 Item 5. F 44 IDAHO AVENUE: Main Street to East 2nd Street E {4iZ oo racing East} EResign is has,R auto to Preserrau,n a m { o', of eclsting RRV1. _ S v r Parking fir Sidewalks r PathwuP Strestsnape Ruffar 1 m r Ping Perkwap Ratter z r Furniture v �' = nv, r u9rr,9 2 Nop rad,.i ' - z F F W Existing edge of ROIV &isting edge of RRW Qon s7 piol l,n Wtrvista CLnfgnadfrnrien) -9' Wb CI Pedeanian — and aesthetic enhancements such a5 street furnishings,way IMPLEMENTATION PROCESS: Main Street to 1 a f 2rod Street finding,and banners.Parking is important,but considered Because a rebuild of this street is a total re-configuration secondary to unique place-making opportunities which that calls for removal of curbs,relocation of all trees,and CON segment ofI allowfor both safe pedestrian facilities and business uses. Cross-section fY dtk 80-foetfRCW1 go hot P changes to finished grade,this street segment should This segment of Idaho between Main and East end is be reconstructed all at once.Curbs may be included,but Nag to-wa i,c-wap DESCRIPTION OF ULTIMATE CONDITIONS: Y the definitively classic downtown street.Businesses are Parking Parallel Thoth sldeel Perpeodlralar fine-eldel reduce emphasis on the pedestrian.Full closure is likely a traditional downtown mix of restaurants,shops,and Due to the central location and importance ofldahothis unnecessary aselements maystill be phased.This mot l- Parking CnPoaay' IR 21 services,the buildings are older,and the street is spatially street uses a unique cross-section to address parking con- opment project is envisioned to occur as a public-private Waikwioa lea.rldrl 4tr 5-fart IN to 14-feet constrained.The streetscape is important for pedestrian siderations while maximizing the pedestrian environment. or public-public partnerships.In the interim,maintenance Ruffer(ea.aida) Varieu Varies connectivity;sharing a special connection with Main Street Parallel parking which currentlyexists can both sides ofthe should continue to occurand efforts madeto ensure safe Pathway Nano Nan. and Generations Plaza,and connecting to both the Merid- street has been relocated and converted to perpendicular conditions of existing walkways and other improvements. Rikn Sn t Rano N ian Community Center and Centennial Park. parking on the north side.Existing curb cuts for a park- Pear ann The unique design of this street will require further con- «parkin Im acts and future values ere estimate s.do not iodlcate interior ing lot on the south side of the street,currently serving g o INTENT[ Aerations,additional refinement,and coordination with Front,lrns.andassum a tulle naplaloe,with cross Setlon.Rrlc,w,7a.fin hy er a bank,greatly reduces the effectiveness of on-street ACHD. drante.and other naoaitlaua map altar Final nuant.See Parklog a„tlao under This cross-section is intended to enhance the streetscape parallel parking configurations and parking availability Street0esign. and provide greater opportunities for pedestrian and busi- for other businesses.Without dedicated turn lanes at ness use.The priority improvements with this cross section intersections and because the street corridor does not are pedestrian safety,creating greater opportunities for serve as throughway,drive speeds are envisioned to be businesses streetscape presence(such as outdoor dining), slower with limited impacts to safety by back out parking. DOWNTOWN MERIDIAN CITY CORE STREET CROSS-5ECTION MASTER PLAN STREET DESIGN 8 Item 5. F 45 FIRST AMENDMENT TO THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT MERIDIAN URBAN RENEWAL AGENCY (also known as Meridian Development Corporation) CITY OF MERIDIAN, IDAHO Ordinance No. 20-1882 Adopted June 9, 2020 Effective June 19, 2020,publication First Amendment to the Union District Plan Ordinance No. Adopted Effective 2021, publication FIRST AMENDMENT TO THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 1 Item 5. F346] BACKGROUND This First Amendment ("First Amendment") to the Urban Renewal Plan for the Union District Urban Renewal Project (the "Plan") amends the Plan for the following purpose: to add approximately 1.46 acres (including rights-of-way) of land contiguous to the northwestern boundary of the Union District Project Area and generally bounded by E. Idaho Avenue on the north, NE 2nd Street on the east, a portion of Broadway Avenue on the south, and E. Main Street on the west, an area referred to as the"Idaho Block." The scope of this First Amendment is limited to addressing the addition of the Idaho Block to the Union District Project Area. It is important to note this First Amendment to the Plan does not extend the Plan's duration. The Plan terminates on December 31, 2040; however, revenue allocation proceeds will be received in 2041 pursuant to Idaho Code Section 50-2905(7). This First Amendment to the Plan, seeking to add the Idaho Block to the Union District Project Area pursuant to Idaho Code Section 50-2033, is not deemed to be a modification under Idaho Code Section 50-2903A. "Modification shall not be deemed to have occurred when: . . . (ii) There is a plan amendment to accommodate an increase in the revenue allocation area boundary as permitted in section 50-2033, Idaho Code..." Idaho Code Section 50-2903A(1)(a)(ii). Idaho Code Section 50-2033 permits an urban renewal agency, after July 1, 2011, to add area to an existing revenue allocation area one (1)time"so long as the total area to be added is not greater than ten percent (10%) of the existing revenue allocation area and the area to be added is contiguous to the existing revenue allocation area . . . ."Idaho Code § 50-2033. Contiguity cannot be established solely by a shoestring or public railroad right-of-way. See Idaho Code § 50-2033. The geographic area to be added to the Union District Project Area is contiguous to the existing Union District Project Area and is less than ten percent (10%) of the existing revenue allocation area, which is 15.86 acres. A separate base assessment value will be established for the area to be added to the Union District Project Area, effective retroactive to January 1, 2021. The Agency will receive an allocation of revenues from the added area from any increases in value above the base value through the remaining years of the Plan. The base values for the original Union District Project Area will continue to be retroactive to January 1, 2020. The area to be added to the Union District Project Area was deemed to be a deteriorated area and/or a deteriorating area under the Law and Act and, therefore, eligible for inclusion into the existing revenue allocation area pursuant to the Idaho Block Annexation to Union District (Proposed) Eligibility Report,prepared by Kushlan I Associates, dated June 2021 (the "Eligibility Report"). The Eligibility Report was submitted to the Agency, which by adoption of Resolution No. 21-027 on June 9, 2021, found the additional area to be eligible and authorized the transmission of the Eligibility Report and Resolution to the Meridian City Council, together with the Agency's recommendation that the area be designated as appropriate for an urban renewal project, and seeking direction from the City Council to proceed with urban renewal plan amendment. The Meridian City Council, by adoption of Resolution No. 21-2274 on July 6, 2021, found the area under consideration to be a deteriorating area or a deteriorated area in the City, as defined by the Law and the Act, and authorized preparation of a plan amendment. FIRST AMENDMENT TO THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 2 Item 5. F347] AMENDMENTS TO THE PLAN 1. Definitions. Capitalized terms not otherwise defined herein shall have the respective meanings ascribed to such terms in the Plan. 2. The following defined terms are amended throughout the Plan as follows: a. Delete "Project Area" and replace with"Amended Project Area" except where specifically referenced in this First Amendment. b. Delete references to "Attachment 1" and replace with"Attachment 1, as supplemented by Attachment IA" except where specifically referenced in this First Amendment. C. Delete references to "Attachment 2" and replace with"Attachment 2, as supplemented by Attachment 2A" except where specifically referenced in this First Amendment. d. Delete references to "Attachment 4" and replace with "Attachment 4, as supplemented by Attachment 4A" except where specifically referenced in this First Amendment e. Delete references to "Attachment 5" and replace with"Attachment 5, as supplemented by Attachment 5A" except where specifically referenced in this First Amendment. 3. Amendment to List of Attachments. The List of Attachments on page iii of the Plan is amended by deleting the list of attachments and replacing it as follows: Attachment 1 Boundary Map of Union District Urban Renewal Project Area and Revenue Allocation Area Attachment 1A Boundary Map of the Additional Area Attachment 2 Legal Description of Union District Urban Renewal Project Area and Revenue Allocation Area Attachment 2A Legal Description of the Boundary of the Additional Area Attachment 3 Properties Which May be Acquired by the Agency Attachment 4 Map Depicting Expected Land Uses and Current Zoning Map of the Project Area Attachment 4A Map Depicting Expected Land Uses and Current Zoning Within the Area Added by the First Amendment Attachment 5 Economic Feasibility Study Attachment 5A Supplement to the Economic Feasibility Study: Financial Analysis Related to the 2021 Annexation FIRST AMENDMENT TO THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 3 Item 5. F348] 4. Amendment to Section 100 of the Plan. Section 100 is amended by deleting the last sentence of the first paragraph and replacing it as follows: Attachments 1 through 5, as supplemented by Attachments IA, 2A, 4A and 5A, attached hereto (collectively, the "Plan Attachments, as supplemented") are incorporated herein and shall be considered a part of this Plan. 5. Amendment to Section 102 of the Plan. Section 102 entitled"Procedures Necessary to Meet State and Local Requirements: Conformance with Idaho Code Sections 50-2008 and 50- 2906" is amended by adding new paragraphs to the end of the existing language as follows: Subsequent to the adoption of this Plan in 2020,in 2021,the Agency retained a third-party consultant to review approximately 1.46 acres of land adjacent and contiguous to the Project Area for an eligibility determination for an urban renewal project. The area reviewed included land contiguous to the northwestern boundary of the Union District Project Area and generally bounded by E. Idaho Avenue on the north, NE 2nd Street on the east, a portion of Broadway Avenue on the south, and E. Main Street on the west(the "Idaho Block"). The Idaho Block was reviewed and determined to be a deteriorated area and/or a deteriorating area under the Law and the Act and, therefore, eligible for inclusion into the existing revenue allocation area pursuant to the Idaho Block Annexation to Union District Eligibility Report(proposed), prepared by Kushlan I Associates, dated June 2021 (the "Eligibility Report"). The Eligibility Report was submitted to the Agency, which by adoption of Resolution No. 21-027 on June 9, 2021, found the additional area to be eligible and authorized the transmission of the Eligibility Report and Resolution to the City Council, together with the Agency's recommendation that the area be designated as appropriate for an urban renewal plan amendment. The City Council by adoption of Resolution No. 21-2274 on July 6, 2021, found the area under consideration to be a deteriorating area or a deteriorated area in the City, as defined by the Law and the Act, and authorized preparation of a plan amendment. The 1.46 acres being added to the Project Area hereby creates the "Amended Project Area" as further described and shown in Attachments 1, 1A, 2, and 2A. This First Amendment to the Plan (the "First Amendment") adds certain parcels that were deannexed from the Downtown District Plan and Project Area in 2021 pursuant to the Second Amendment to the Meridian Revitalization Plan. This First Amendment was prepared and submitted to the Agency for its review and approval. The Agency approved the First Amendment by the adoption of Resolution No. on , 2021 and FIRST AMENDMENT TO THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT-4 Item 5. F349] submitted the First Amendment to the City Council with its recommendation for adoption. In accordance with the Law,this First Amendment was submitted to the Planning and Zoning Commission of the City. After consideration of the First Amendment, the Commission filed Resolution dated , 2021, with the City Council stating that the First Amendment is in conformity with the City's Comprehensive Plan. Pursuant to the Law and Act,the City Council,having published due notice thereof,held a public hearing on the First Amendment. Notice of the hearing was duly published in the Idaho Press, a newspaper having general circulation in the City. The City Council adopted the First Amendment on 2021, pursuant to Ordinance No. 6. Amendment to Section 103 of the Plan. In Section 103, the term "Project Area" is now replaced with the term"Amended Project Area." 7. Amendment to Section 103 of the Plan. Section 103 of the Plan is amended by the addition of new Section 103.1 entitled"History and Current Conditions of the Expansion Area" as follows: During 2021, the City, Agency, and other interested parties began to examine the need to expand the Project Area to include additional area adjacent and contiguous to the Project Area that continued to be underdeveloped. The approximately 1.46 acres to be added to the Project Area includes eleven(11)tax parcels with an Old Town(OT)zoning designation and are located within the older developed area within the community. None of the parcels appear to be owner-occupied residences. Only the south half of Idaho Avenue between Main Street and NE 2nd Street is included. The area reviewed exhibited deteriorated conditions due to the age or obsolescence of the structures. The area is transitioning to a modern commercial center and the configuration of small lots does not accommodate modern commercial development rendering redevelopment economically infeasible. Similarly, the eleven (11) parcels range in size with the majority of lots under 5,000 square feet, which is an insufficient size to accommodate economical economic development. Diversity of ownership is also present, which makes land assemblage challenging. These above conditions result in economic underdevelopment of the area and are conditions that substantially impair and arrest the sound growth of the City. The First Amendment embraces the principles set forth in the Plan and proposes improvements to public infrastructure and other publicly owned assets throughout the expansion area, creating the framework for the development of mixed-use, retail, office, commercial, and residential, FIRST AMENDMENT TO THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 5 Item 5. F350] projects, as well as, fagade improvements,planning studies and installation and improvements to other public facilities, including, but not limited to, streets, streetscapes, water and sewer improvements, environmental and floodplain remediation/site preparation, public parking, other community facilities, parks, plazas, open space, and pedestrian/bike amenities. The expansion area is underdeveloped and is not being used to its highest and best use due to age and obsolescence, as well as faulty lot layout in relation to size, adequacy, accessibility or usefulness, obsolete platting, and diversity of ownership. The foregoing conditions have resulted in economic underdevelopment of the expansion area and has arrested or impaired growth in the expansion area. The preparation and approval of an urban renewal plan amendment including a revenue allocation financing provision,gives the City additional resources to solve the public infrastructure problems in this area. Revenue allocation financing should help to improve the situation. In effect,property taxes generated by new developments within the Amended Project Area may be used by the Agency to finance a variety of needed public improvements and facilities. Finally, some of the new developments may also generate new jobs in the community that would, in turn, benefit area residents. It is unlikely individual developers will take on the prohibitive costs of constructing the necessary infrastructure in the expansion area without the ability of revenue allocation to help offset at least some of these costs. But for urban renewal and revenue allocation financing, the proposed commercial, office, residential and related public improvements would not occur. 8. Amendment to Section 200 of the Plan. a. Section 200 entitled "DESCRIPTION OF THE PROJECT AREA" is deleted and replaced as follows: DESCRIPTION OF THE AMENDED PROJECT AREA The boundaries of the Project Area and of the Revenue Allocation Area are shown on Attachment 1, Boundary Map of Union District Urban Renewal Project Area and Revenue Allocation Area, and are described in Attachment 2, Legal Description of Union District Urban Renewal Project Area and Revenue Allocation Area. The boundaries of the area added to the Project Area,pursuant to the First Amendment, are shown on Attachment IA, Boundary Map of the Additional Area, and are described in Attachment 2A, Legal Description of the Boundary of the Additional Area. Collectively, the Project Area, as amended, may be referred to as the "Amended Project Area." FIRST AMENDMENT TO THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 6 Item 5. F351] For purposes of boundary descriptions and use of proceeds for payment of improvements, the boundary shall be deemed to extend to the outer boundary of rights-of-way or other natural boundary unless otherwise specified. The attachments referenced above are attached hereto and are incorporated herein by reference. 9. Amendment to Section 301 of the Plan. Section 301 is amended as follows: a. Section 301 is amended by deleting subsection (t) and replacing it as follows: t. The construction and financial support of cultural facilities and the enhancement,installation and/or construction of parks,open spaces, plazas, and public recreational facilities; b. Section 301 is amended by adding a new subsection (x) as follows: X. The provision of financial and other assistance to encourage and support the Agency's fagade improvement program C. Section 301 is amended by adding a new subsection(y) as follows: Y. The funding in whole, or in part,any planning studies within the Amended Project Area. 10. Amendment to Section 302 of the Plan. Section 302 is amended by deleting the first paragraph and replacing it as follows: Urban renewal activity is necessary in the Amended Project Area to combat problems of physical deterioration or deteriorating conditions. As set forth in greater detail in Sections 103 and 103.1, the Amended Project Area has a history of stagnant growth and development compared to the greater downtown area of the City based on deteriorated or deteriorating conditions that have arrested or impaired growth in the Amended Project Area primarily attributed to: underdeveloped properties; inadequate pedestrian and bicycle connectivity and mobility; the presence of a substantial number of deteriorating structures; deterioration of site; age and obsolescence; a predominance of defective or inadequate street layout; faulty lot layout in relation to size, adequacy, accessibility or usefulness; unsanitary or unsafe conditions; diversity of ownership; and defective or very unusual conditions of title. The Plan for the Amended Project Area is a proposal to work in partnership with public and private entities to improve, develop, and grow the economy within the Amended Project Area by the implementation of a strategy and program set forth in Section 301, as amended. FIRST AMENDMENT TO THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 7 Item 5. F352] 11. Amendment to Section 502 of the Plan. a. Section 502 is amended by deleting the first sentence of the first paragraph and replacing it as follows: The Agency hereby adopts revenue allocation financing provisions as authorized by the Act, effective retroactively to January 1, 2020, for the original Project Area and effective retroactively to January 1, 2021, for the area added to the Project Area by the First Amendment. b. Section 502 is amended by deleting the first and second sentences of the fifth paragraph and replacing them as follows: A statement listing proposed public improvements and facilities, an economic feasibility study, estimated project costs, fiscal impact upon other taxing districts, and methods of financing project costs required by Idaho Code Section 50-2905 is included in Attachment 5 for the Project Area, and as supplemented in Attachment 5A for the area added by the First Amendment. The information contained in Attachment 5 incorporated estimates and projections based on the Agency's and the consultants' knowledge and expectations at that time. The information contained in Attachment 5A necessarily incorporates estimates and projections based on the Agency's present knowledge and expectations and includes analysis and assessment based on the additional 1.461 acres added to the Project Area.' 12. Amendment to Section 502.1 of the Plan. Section 502.1 is amended by deleting Section 502.1 and replacing it as follows: Attachment 5 consists of the Economic Feasibility Study for the Union District Urban Renewal Area prepared by Kushlan I Associates and SMR Development, LLC for the original Project Area. Attachment 5A consists of the Economic Feasibility Study for the area added to the Project Area by the First Amendment prepared by Kushlan I Associates. Portions of the data from Attachment 5 are restated in Attachment 5A to the extent additional information was available related to the timing of projects impacting revenue generation and project funding in the expansion area (collectively, Attachments 5 and 5A are referred to as the "Study"). The Study constitutes the financial analysis required by the Act. 13. Amendment to Section 502.3 of the Plan. Section 502.3 of the Plan is amended by the addition of new Section 502.3.1 entitled "Updated Ten Percent Value Limitation and the Ten Percent Geographic Limitation" as follows: Under the Act,the base assessed valuation for all revenue allocation areas cannot exceed gross/net ten percent (10%) of the current assessed taxable value for the entire City. According to the Ada County Assessor, the assessed taxable value for the City as of January 1, 20202 less ' See also Section 301 to the Plan,as amended. 2 Due to the timing of the assessment process and creation of this Plan,the 2020 values have been used to establish compliance with the 10%limitation.Using the 2020 values,the total adjusted base value of the existing and proposed revenue allocation areas combined with the value of this annexation into the Project Area are less than 2.62%of FIRST AMENDMENT TO THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 8 Item 5. F353] homeowners' exemption is $10,375,837,804. Therefore, the 10% limit is $1,037,583,780. The adjusted base assessed value of each of the existing revenue allocation areas, plus the expansion area and the proposed revenue allocation areas, as of January 1, 2020, is as follows: Downtown District3 $146,334,050 Ten Mile District $39,539,125 Union District $2,144,360 Proposed Union District Project Area Amendment $3,414,100 Proposed Northern Gateway District $68,832,974 Proposed Linder District4 $11,978,500 TOTAL: $272,243,109 The adjusted base values for the combined revenue allocation areas total$272,243,109,which is less than 10%of the City's 2020 taxable value. Further, Idaho Code Section 50-2033 provides that after July 1, 2011: "[a]n urban renewal plan that includes a revenue allocation area may be extended only one (1) time to extend the boundary of the revenue allocation area so long as the total are to be added is not greater than ten percent (10%) of the existing revenue allocation area and the area to be added is contiguous to the existing revenue allocation area but such contiguity cannot be established solely by a shoestring or strip of land which comprises a railroad or public right-of-way." The Project Area consists of approximately 15.86 acres; therefore, the 10% geographic limit is approximately 1.59 acres. The area to be added to the Project Area, which is adjacent and contiguous to the Project Area, consists of approximately 1.461 acres, which is less than 10% of the acreage included in the Project Area. 14. Amendment to Section 502.7 of the Plan. a. Section 502.7 is amended by adding a new sentence at the end of the second sentence of the second paragraph as follows: The addition of the geographic area to the Project Area pursuant to the First Amendment does not reset the bases; however, for the area added, the base value is the assessed value as of January 1 of the year in which the municipality approved the expansion or, in this instance, January 1, 2021. the total taxable value of the City. Even assuming an increase in values for 2022,the combined adjusted base values of the revenue allocation areas would not exceed 10%of the current assessed taxable value for the entire City. 3 Less area deannexed by the First Amendment to the Meridian Revitalization Plan Urban Renewal Project,and the Second Amendment to the Meridian Revitalization Plan Urban Renewal Project. a May not be established until calendar year 2022. s See Idaho Code Sections 50-2903A(l)(a)(ii)and 50-2033. FIRST AMENDMENT TO THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 9 Item 5. F354] b. Section 502.7 is amended by adding a new footnote following the fourth sentence of the second paragraph as follows: House Bill 389 passed during the 2021 Legislative Session, effective in significant part as of January 1, 2021, further limits a taxing entity's ability to increase the property tax portion of its budget. The Supplement to the Economic Feasibility Study: Financial Analysis Related to the 2021 Annexation, included as Attachment 5A, has considered the impact of House Bill 389 on the Project's overall feasibility. C. Section 502.7 is amended by adding a new footnote following the first sentence of the fifth paragraph as follows: House Bill 389 amended Idaho Code Sections 63-802 and 63-301A limiting the value placed on the new construction roll and available to a taxing district for a budget capacity increase. This could result in lower levy rates over time. d. Section 502.7 is amended by deleting the last sentence of the fifth paragraph and replacing it as follows: Upon termination of this Plan, as amended by the First Amendment, and the Amended Project Area, the taxing entities will be able to include a percentage of the accumulated new construction roll value in setting the following year's budget (subject to any applicable cap)pursuant to Idaho Code Sections 63-802 and 63-301A. e. Section 502.7 is amended by adding new paragraphs following the end of the seventh paragraph as follows: Pursuant to the First Amendment and Attachment 5A concerning the expansion, as 2021 certified levy rates are not determined until late September 2021,the 2020 certified levy rates have been used in Attachment 5A for purposes of the analysis.7 Those taxing districts and rates are as follows: Taxing Districts: Lew Rates: The City of Meridian .002230856 The West Ada School District(School District No. 2) .000014472 Ada County .002149935 Emergency Medical District/Ada County Ambulance .000118422 Mosquito Abatement District .000021106 The Ada County Highway District .000701539 Meridian Library District .000430489 Meridian Cemetery District .000048343 Western Ada Recreation District .000037736 College of Western Idaho .000124266 TOTAL' .005877164 6 Pursuant to House Bill 389,80%of the total eligible increment value is added to the new construction roll. 7 Due to the timing of the taxing districts'budget and levy setting process,certification of the 2021 levy rates did not occur until this First Amendment had been prepared and considered by the Agency.In order to provide a basis to analyze the impact on the taxing entities,the 2020 levy rates are used.Use of the 2020 levy rates provides a more accurate base than estimating the 2021 levy rates. 8 Net of voter approved bonds and levies. FIRST AMENDMENT TO THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 10 Item 5. F355] House Bill 587, as amended in the Senate, effective July 1, 2020, amends Idaho Code Section 50-2908 altering the allocation of revenue allocation funds to the Agency from the Ada County Highway District levy9.This amendment will apply to the expansion area10 added by this First Amendment and provides: "[i]n the case of a revenue allocation area first formed or expanded to include the property on or after July 1,2020,all taxes levied by any highway district,unless the local governing body that created the revenue allocation area has responsibility for the maintenance of roads or highways" will be allocated to the applicable highway district, which in this case is the Ada County Highway District. However, amended Idaho Code Section 50-2908 further provides the highway district and Agency may enter into an agreement for a different allocation.A copy of any agreement is required to be submitted to the Idaho State Tax Commission and to the Ada County Clerk by the Ada County Highway District as soon as practicable after the parties have entered into the agreement and by no later than September 1 of the year in which the agreement takes effect. The Agency intends to work with the Ada County Highway District to enter into an agreement allowing the Agency to retain the revenues from the highway district levies for the expansion area. No agreement is required for the original Project Area. The Study has made certain assumptions concerning the levy rate. The levy rate is estimated to be 10%lower than the combined 2020 certified levy rate to adjust for the impact of House Bill 389, as well as considering the rapidly increasing property values. The levy rate is anticipated to remain level for the life of the Project Area. As the actual impact of the property value fluctuations on the levy rate is unknown, the Study has assumed a combined conservative levy rate of .0053. Land values are estimated to inflate at 8%/year for five (5)years and then inflate at a rate of 4%/year for the remaining duration of the Project Area. Improvement values are estimated to inflate at a rate of 10%/year for five (5) years, and thereafter are estimated to inflate at a rate of 5%/year for the duration of the Project Area. Estimated new development is anticipated occur annually and be fully on the tax rolls from year 2025 through 2029. If the overall levy rate is less than projected,or if expected development fails to occur as estimated, the Agency shall receive fewer funds from revenue allocation. The Study has also considered the timing of the original projects identified in the Plan and pushed back the completion timeline where necessary to account for current market conditions. 9 Senate Bill 1107,as amended in the Senate,effective July 1,2021,made a corresponding amendment to Idaho Code Section 40-1415(3)to address the responsibility for funding certain urban renewal projects. 10 The amendment to Idaho Code Section 50-2908 does not apply to the original Project Area. FIRST AMENDMENT TO THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 11 Item 5. F356] 15. Amendment to Section 800 of the Plan. Section 800 is amended by adding a new sentence at the end of the first paragraph as follows: The addition of parcels to the original Project Area pursuant to this First Amendment has no impact on the duration of this Plan. 16. Amendment to Plan to add new Attachment IA. The Plan is amended to add new Attachment 1A entitled"Boundary Map of the Additional Area," attached hereto. 17. Amendment to Plan to add new Attachment 2A. The Plan is amended to add new Attachment 2A entitled "Legal Description of the Boundary of the Additional Area," attached hereto. 18. Amendment to Plan to add new Attachment 4A. The Plan is amended to add new Attachment 4A entitled"Map Depicting Expected Land Uses and Current Zoning Within the Areas Added by the First Amendment," attached hereto. 19. Amendment to Plan to add new Attachment 5A. The Plan is amended to add new Attachment 5A entitled "Supplement to the Economic Feasibility Study: Financial Analysis Related to the 2021 Annexation," attached hereto. 20. Union District Plan Remains in Effect. Except as expressly modified in this First Amendment, the Plan and the Attachments thereto remain in full force and effect. FIRST AMENDMENT TO THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 12 Item 5. F357] Attachment IA Boundary Map of the Additional Area Item 5. F35 EXHISI 7- Q SKETCH TO ACCOMPANY URBAN RENEWAL DISTRICT DESCRIPTION T FOR MERIDIAN DEVELOPMENT CORPORATION LOCATED IN THE NW 114 OF THE SW 114 OF SECTION 7, TOWNSHIP J NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO POINT OF E IDAHO AVENUE BEGINNING BAS15 OF BEARING 5 88'43`59" E 380.05' 4D.40' 0 E J001.014 40.00' D q h I a 0 0 ZN 3k "' W sp.42' 30-01' 120.05' o ry W � ry 0' �\ 40, a.02' 40.o ' 20.01' N 88'44 00" W 9Q 05' a . _ S 88'44 00" E 380. 18' E BRa4DWAY AVENUE LEGEND URD 90UNDARY A L A N URD AREA a 187 0 CIVIL SURVEY CONSULTANTS, INC. 2893 SOUTH MERIDfAN ROAD MERIDIAN, IDAHO 83542 � 'A K013 (208)888-4312 SCALE' 1"=B0' Item 5. F359] Attachment 2A Legal Description of the Boundary of the Additional Area Item 5. F360] EXHIBIT A URBAN RENEWAL DISTRICT BOUNDARY DESCRIPTION FOR MERIDIAN DEVELOPMENT CORPORATION IDAHO BLOCK A description for Urban Renewal District purposes located in the NW 1/4 of the SW 1/4 of Section 7,Township 3 North, Range 1 East, Boise Meridian, and being a part of Block 4 of the amended plat of the TOWNSITF OF MERIDIAN as found in Book 1 of plats at Page 30 in the office of the Recorder, Ada County, Idaho, more particularly described as follows: Commencing at a 5/8 inch diameter iron pin marking the intersection of N Main Street and E Idaho Avenue, from which a brass cap monument marking the intersection of NE 2nd Street and E Idaho Avenue gears S 88'43'S9" E a distance of 380.05 feet; Thence S 88'43'59" E along the centerline of said E Idaho Avenue a distance of 40.00 feet to the POINT OF BEGINNING; Thence continuing S 88043'59" E a distance of 300.04 feet to a point on an extension of the easterly boundary of said Block 4; Thence leaving said centerline S 0'31`47" W a distance of 40.00 feet to a point marking the northeasterly corner of said Block 4; Thence continuing S 0'31'47" W along said easterly boundary a distance of 256.13 feet to a point marking the southeasterly corner of said Block 4; Thence N 88°44'00" W along the southerly boundary of said Block 4 a distance of 90.05 feet to a point marking the southwesterly corner of Lot 8 of said Block 4; Thence leaving said southerly boundary N 0'32'12" E along the westerly boundary of said Lot 8 a distance of 120.07 feet to a point marking the northwesterly corner of said Lot 8; Thence N 88°4359" W along the northerly boundary of Lots 1 —7 of said Block 4 a distance of 210.08 feet to a point on the westerly boundary of said Block 4, said point being the northwesterly corner of Lot 1 of said Block 4; Thence N 0'33'09" E along said westerly boundary a distance of 136.07 feet to a point marking the northwesterly corner of said Block 4; Page 1 of 2 Item 5. F361] Thence continuing N 0'33'09" E on are extension of said westerly boundary a distance of 40.00 feet to the POINT OF BEGINNING. This parcel contains.approximately 1.461 acres. NOTE: This description was prepared using record information including Record of Surveys, Subdivision Plats and Deeds acquired from the Ada County Recorder's office. No field survey has been performed. Prepared by: Kyle A. Koornler, PLS rI QNpL Aly � Civil survey Consultants, Incorporated ' C NSIS G� May 26, 2021 1078 0 � .4 TE OF vloW. A. KO� Page 2 of 2 Item 5. F362] Attachment 4A Map Depicting Expected Land Uses and Current Zoning Within the Areas Added by the First Amendment Item 5. Future Land Uses 363 Civic L� Old Town E-PINE AVE z N W z LU N 2 H �� - - -- 4■a■J■4■It1■1�1-■ ■ E IDAHO;AVE z - - G _Q N 404-0 _0 M - E --- - E BROADWAY AVE Z —! f- N Z Q z Legend .P'E N �■ Annexation Area z Q Union District m 0 Parcels Railroad Z z N h 0 200 40Feet Item 5. Zoning 364 I-L o-T E PINE AVE R-8 R-15 H Z N W Z H t/! H � � i""""""■'■ E IDAHO AVE - z i ■ I i o M z f- N _z Q z Legend ; Annexation Area or z 0 Union District � 0 Parcels �o 0 } Railroad y W Z � 0 200 400 Z Z N v> Feet Item 5. F365] Attachment 5A Supplement to the Economic Feasibility Study: Financial Analysis Related to the 2021 Annexation 4835-4848-9712,v.7 Item 5. F366] ATTACHMENT 5.1A Public Improvements within the Revenue Allocation Area This attachment includes a projected list of proposed public works or improvements within the Union District Project Area, as amended by the First Amendment to the Urban Renewal Plan for the Union District Urban Renewal Project (the "First Amendment"),which added approximately 1.46 acres to the Union District Project Area pursuant to Idaho Code Sections 50-2903A(1)(a)(ii) and 50-2033 (the "Amended Project Area"). This Attachment 5A,the Supplement to the Economic Feasibility Study: Financial Analysis Related to the 2021 Annexation, is intended to address the scope of projects related to the expansion area; however, portions of the Economic Feasibility Study may be restated if additional information is available related to the timing of projects impacting revenue generation and project funding in the expansion area. The proposed improvements within the Amended Project Area include improvements to streets, utilities, and other public rights-of-way amenities as well as construction and/or improvements to parks, plazas and open space, a community center, facade improvements, public parking (structured and surface parking), property acquisition to support development and/or redevelopment goals, and brownfield and/or environmental clean-up. The Union District Improvement List set forth below identifies needed investments to support private investment in capital facilities. Capital facilities generally have long useful lives and significant costs. The overall project and the infrastructure to support it are all consistent with the vision articulated in the City of Meridian Comprehensive Plan, Destination: Downtown Plan,the future land use map and as required in City development regulations. The cost estimates provided by owner/developers and the City are based upon prices for similar construction in the area. Estimated costs expected to be incurred in implementing the Urban Renewal Plan for the Union District Urban Renewal Project (the "Plan") as amended by the First Amendment are as follows: Union District Improvement List Community Center Construction $6,450,000 Net District Cost Construction $6,450,000 Community Center Site Improvements $1,615,000 Structured Public Parking $4,250,000 Sub-Total $5,865,000 Total Community Center Cost $12,315,000 Item 5. F367] Proposed Public Infrastructure, including Engineering, Design, Installation, Construction, and/or Reconstruction of: Improvements to 3rd Street Improvements to Broadway Avenue Intersection Improvements and Rail Crossing Safety Enhancements Pedestrian improvements Streetscape Improvements Sewer Infrastructure Improvements Water Infrastructure Improvements Electrical Distribution Improvements Right-of-Way Landscaping Improvements Utility Relocations Lateral Relocation and Improvements Irrigation and Drainage Improvements Public Improvements Sub-total $1,215,000 Additional Public Parking $3,810,000 Other Eligible Public Infrastructure Improvements Facade Improvements $750,000 Property Acquisition $3,500,000 Public Plazas, Parks &Open Space $3,000,000 Environmental Remediation $2,250,000 Idaho Avenue Improvements $1,000,000 Planning Studies $259,000 Grand Total $28,099,000 The projects and estimated costs have been derived from Galena Opportunity Fund and updated by the City and the Meridian Development Corporation (MDC) based upon similar works being carried out in the broader community and existing market conditions. The costs related to the expansion area improvements are estimated in 2021 dollars and are not inflated. Costs will likely vary from the costs detailed here, as they will be subject to inflation and further project refinement and timing. The cost estimates used in this analysis are considered estimates for the purpose of financial planning. The Amended Project Area is estimated to generate $25,389,904 in tax increment revenue between 2020 and 20401 in addition to the initial $100,000 loan from the MDC to activate the program.Additional potential sources of funding for the identified projects may include funding in the amount of$3,800,000 from the City to support the Community Center project recognizing the City is not committing funds to this Project and any commitment As the Idaho property tax system provides for taxes being paid in arears, Revenue Allocation funds will be received in FY2041. However, the final year of income has not been considered in determining the economic feasibility of the Union District, as amended. Item 5. F368] would occur through the City's appropriations/budget process. Further funding may be available through grants. The total from all sources is estimated to be $29,289,904. There are presently$28,099,000 of project costs identified in the Union District Improvement List provided by developers, property owners and the City. The fiscal analysis generally assumes projects will be implemented by developers as part of certain private developments within the Union District Project Area, as amended, specifically related to the Meridian Station Project and the Civic Block Project as contemplated in the original Plan, and the Idaho Block project in the expansion area. It is assumed that the developers will be reimbursed through Owner Participation Agreements (OPA) from resources derived from the Amended Revenue Allocation Area established by the Union District Project Area, as amended by the First Amendment. Projects are also anticipated to occur on a pay-as-you-go basis, in addition to funding from other public entities, if available, and any available grant funding. Administrative costs over the 20-year life of the district are estimated at$920,000 or approximately 3.16% of total estimated revenue. The initial inter-district loan to support startup costs is assumed to be repaid at 5% simple interest for a total obligation of $115,0002. The total estimated expenditures equal $29,134,000, leaving a $155,903 positive program balance of at the end of the 20-year term. See attached cash flow analysis for detailed estimates. The Plan, as amended by the First Amendment, provides for the Plan and Amended Project Area to extend through its maximum term of 20 years. This First Amendment will constitute the one-time annexation to the Union District Project Area as permitted in Idaho Code 50-2033. Secure funding includes revenue allocation funds and is money MDC is highly likely to receive. The funds may not be in MDC's possession at the beginning of the Plan period, but it is virtually certain that MDC will receive the funds. MDC may need to take specific actions to generate the funding,but those actions are within its powers. Despite the high probability of secure funding, no project can proceed until a specific, enforceable funding plan is in place. Potential funding is money that might be received by MDC. In every case MDC is eligible for the funding, and the source of funding exists under current law. However, each potential funding source requires one or more additional steps or decisions before MDC can obtain the resources, and the ultimate decision is outside of MDC's independent control. The City's potential capital contribution and grant funds are an example of potential funding. Thus, potential funding is not assumed in determining financial feasibility. z The amount of revenue allocation proceeds dedicated to the administration of the Union District, as amended [$80Z183 shown in Forecast]is supplemented by the Inter-district loan to produce the full amount over the life of the District. Item 5. F369] Unfunded projects, or portions of projects lack secure or potential funding. At this time, all projects are anticipated to be funded. The amount of tax increment contributed to the project will vary depending upon the actual cost of infrastructure. The Plan, as amended by the First Amendment, proposes certain public improvements that will facilitate development in the Amended Project Area. The overall investment package could be funded from a variety of financing methods and sources. The primary method of financing MDC's obligation will be through the use of tax increment revenue (i.e., incremental property taxes from the revenue allocation area). This Plan, as amended by the First Amendment, anticipates that at least a portion of the tax increment revenue will be used to reimburse an owner/developer through a negotiated agreement for some or all of the eligible improvement costs or through direct investment by MDC. Other sources of funding for project may include, but are not limited to: • Local Improvement District (LID) • Business Improvement District (BID) • Development Impact Fees • Franchise Fees • Grants from federal, state, local, regional agencies and/or private entities • Other bonds, notes and/or loans • Improvements and/or payments by developers The total project costs and the amount of tax increment are estimates. The estimated project costs and revenues are based on MDC's present knowledge and expectations supported by detailed information from property owners, developers, City and MDC staff and MDC's consultants based in part upon current construction projects in the broader community. Summary of Projects Based on the Union District Improvement List, as amended by the First Amendment, set forth above,the estimated total costs for the public improvements are $28,099,000. Item 5. F370] Cost of Operations and Improvements by Year 2020-2041 Year Secure Potential District MDC Funds for Total Funding Funding Operating Loan Program, Project (TIF Expenses Debt Capital, and Liabilities & Service Debt Service MDC Loan) Expenses 2020 $75,000 $0 $25,000 $0 $25,000 2021 $25,000 $0 $25,000 $0 $25,000 2022 $3,430 $0 $25,000 $0 $25,000 2023 $7,167 $0 $25,000 $0 $0 $25,000 2024 $11,237 $0 $20,000 $0 $0 $20.000 2025 $390,630 *$3,800,000 $50,000 $0 $4,100,000 $4,150,000 2026 $676,794 $0 $50,000 $115,000 $475,000 $640,000 2027 $1,003,700 $0 $50,000 $0 $900,000 $950,000 2028 $1,187,991 $0 $50,000 $0 $1,100,000 $1,150,000 2029 $1,381,483 $0 $50,000 $0 $1,350,000 $1,400,000 2030 $1,452,136 $0 $50,000 $0 $1,400,000 $1,450,000 2031 $1,526,307 $0 $50,000 $0 $1,500,000 $1 ,550,000 2032 $1,604,171 $0 $50,000 $0 $1,550,000 $1,600,000 2033 $1,685,912 $0 $50,000 $0 $1,550,000 $1,600,000 2034 $1,771,724 $0 $50,000 $0 $1,800,000 $1,850,000 2035 $1,861,809 $0 $50,000 $0 $1,800,000 $1,850.000 2036 $1,956,381 $0 $50,000 $0 $1,900,000 $1,950,000 2037 $2,055,662 $0 $50,000 $0 $2,000,000 $2,050,000 2038 $2,159,889 $0 $50,000 $0 $2,100,000 $2,150,000 2039 $2,269,306 $0 $50,000 $0 $2,250,000 $2,300,000 2040 $2,384,174 $0 $50,000 $0 $2,324,000 $2,374,000 2041 $0 $0 $0 $0 $0 Total $25,489 903 $3,800,000 $920,000 $115,000 $28,099,000 $29,134,000 Note: This analysis anticipates a positive fund balance of$155,903 the end of the project. *Potential City contribution to the Community Center Project. Not a binding commitment. Any City funding would be subject to annual appropriations/budgeting considerations. Item 5. F371] ATTACHMENT 5.2A Economic Feasibility Study The Plan, as amended by the First Amendment, is economically feasible because the proposed development is sufficient to fully cover the anticipated cost of the redevelopment program. The economic feasibility of the Plan, as amended by the First Amendment, is based on the following factors: • The amount of development anticipated in the Amended Project Area • The timing of the proposed taxable development • The nature of the proposed development • The amount of tax revenue to be generated by the proposed development • The cost of public improvement projects. • If revenue equals or exceeds project costs, the Plan is economically feasible. The following is a summary of the analysis and estimates of the factors used to determine the economic feasibility of the Plan, as amended by the First Amendment. The Economic Feasibility Analysis Summary: Over the course of the Plan and the Union District Project Area, as amended by the First Amendment, $25,389,904 of Tax Increment Revenue is estimated to be generated using the development scenarios proposed by property owners/developers within the Union District Project Area, as amended by the First Amendment, the City and MDC, in consultation with its consultants. The Economic Feasibility Study assumes 10% of annual revenue allocation area proceeds, or TIF revenue, will be used for administration of the Union District Project Area, as amended by the First Amendment,with that amount capped at$50,000 per year, for a total of$920,000 for administration costs over the 20-year lifespan of the District. The attached spreadsheets entitled "Union District Revenue Model, as amended by the First Amendment" and "Union District, as amended by the First Amendment, Cash Flow Analysis" gives a more detailed outlook on the revenues and expenses of the development scenario. The following assumptions were made in the formulation of the Financial Feasibility Analysis: o Land Value Increase @ 8%/Year for 5 years then 4%/year through the remainder of the term o Improvement Value Increase @ 10%/Year then 5%/year through the remainder of the term, Item 5. F372] o Tax Rate reduced by 10% and then held constant through the life of the Plan o Total Cost of Improvements over the life of the project: $28,099,000 o Tax rate does not include levies excluded pursuant to Idaho Code 50-2908, such as voter approved bonds/levies after 2007,judgment levies or the School District Plant or supplemental levies excluded by law. The Economic Feasibility Analysis shows that the project will generate adequate funds within the Amended Project Area to fund the necessary capital improvements. 4831-7174-6294, v. 6 Item 5. F373] Land Value Impr.Value Cum.New Total Annual New Cumulative Increment Tax Funding for (+8%annually (+10%for 5 Const Value+ Levy Rate Admin Year Assessed Const.Value Homeowners' Taxable Value Value (H- Increment Capital Projects for 5 years years then Inflation @ (-10%) Costs(10%) Value on tax roll Exemption Base Value) Yield /Debt Service then 4%) 5%) 10%and 5% 2020 $ 4,033,200 $ - $ 4,033,200 $ $ - $ $ 4,033,200 $ 0.0053 2021 $ 4,355,856 $ 2,987,700 $ 7,343,556 $ $ $ $ 7,343,556 $ - 0.0053 $ - $ - $ - 2022 $ 4,704,324 $ 3,286,470 $ 7,990,794 $ $ $ $ 7,990,794 $ 647,238 0.0053 $ 3,430 $ 343 $ 3,087 2023 $ 5,080,670 $ 3,615,117 $ 8,695,787 $ $ $ $ 8,695,787 $ 1,352,231 0.0053 $ 7,167 $ 717 $ 6,450 2024 $ 5,487,124 $ 3,976,629 $ 9,463,753 $ $ $ $ 9,463,753 $ 2,120,197 0.0053 $ 11,237 $ 1,124 $ 10,113 2025 $ 5,926,094 $ 4,374,292 $ 10,300,386 $ 70,747,000 $ 70,747,000 $ $ 81,047,386 $ 73,703,830 0.0053 $ 390,630 $ 50,000 $ 340,630 2026 $ 6,163,138 $ 4,593,006 $ 10,756,144 $ 50,000,000 $ 124,284,350 $ $ 135,040,494 $ 127,696,938 0.0053 $ 676,794 $ 50,000 $ 626,794 2027 $ 6,409,663 $ 4,822,656 $ 11,232,320 $ 54,990,000 $ 185,488,568 $ $ 196,720,887 $ 189,377,331 0.0053 $ 1,003,700 $ 50,000 $ 953,700 2028 $ 6,666,050 $ 5,063,789 $ 11,729,839 $ 25,000,000 $ 219,762,996 $ $ 231,492,835 $ 224,149,279 0.0053 $ 1,187,991 $ 50,000 $ 1,137,991 2029 $ 6,932,692 $ 5,316,979 $ 12,249,671 $ 25,000,000 $ 255,751,146 $ $ 268,000,816 $ 260,657,260 0.0053 $ 1,381,483 $ 50,000 $ 1,331,483 2030 $ 7,209,999 $ 5,582,828 $ 12,792,827 $ - $ 268,538,703 $ $ 281,331,530 $ 273,987,974 0.0053 $ 1,452,136 $ 50,000 $ 1,402,136 2031 $ 7,498,399 $ 5,861,969 $ 13,360,369 $ $ 281,965,638 $ $ 295,326,007 $ 287,982,451 0.0053 $ 1,526,307 $ 50,000 $ 1,476,307 2032 $ 7,798,335 $ 6,155,068 $ 13,953,403 $ $ 296,063,920 $ $ 310,017,323 $ 302,673,767 0.0053 $ 1,604,171 $ 50,000 $ 1,554,171 2033 $ 8,110,269 $ 6,462,821 $ 14,573,090 $ $ 310,867,116 $ $ 325,440,206 $ 318,096,650 0.0053 $ 1,685,912 $ 50,000 $ 1,635,912 2034 $ 8,434,680 $ 6,785,962 $ 15,220,642 $ $ 326,410,472 $ $ 341,631,113 $ 334,287,557 0.0053 $ 1,771,724 $ 50,000 $ 1,721,724 2035 $ 8,772,067 $ 7,125,260 $ 15,897,327 $ $ 342,730,995 $ $ 358,628,322 $ 351,284,766 0.0053 $ 1,861,809 $ 50,000 $ 1,811,809 2036 $ 9,122,949 $ 7,481,523 $ 16,604,472 $ $ 359,867,545 $ $ 376,472,018 $ 369,128,462 0.0053 $ 1,956,381 $ 50,000 $ 1,906,381 2037 $ 9,487,867 $ 7,855,599 $ 17,343,467 $ $ 377,860,922 $ $ 395,204,389 $ 387,860,833 0.0053 $ 2,055,662 $ 50,000 $ 2,005,662 2038 $ 9,867,382 $ 8,248,379 $ 18,115,761 $ $ 396,753,969 $ $ 414,869,730 $ 407,526,174 0.0053 $ 2,159,889 $ 50,000 $ 2,109,889 2039 $ 10,262,077 $ 8,660,798 $ 18,922,876 $ $ 416,591,667 $ $ 435,514,542 $ 428,170,986 0.0053 $ 2,269,306 $ 50,000 $ 2,219,306 2040 $ 10,672,561 $ 9,093,838 $ 19,766,399 $ $ 437,421,250 $ $ 457,187,649 $ 449,844,093 0.0053 $ 2,384,174 $ 50,000 $ 2,334,174 ELM AM $ 225,737,000 $ 25,389,904 $ 802,183 $ 24,587,721 Item 5. 374 ssumptions: Values based on Ada County Assessor 2019 Data for original District properties(latest available)then 2020 values for Idaho Block expansion area Land values inflate at 8%per year for 5 years,then 4%for the remainder of the Plan term Improvement values inflate at 10%per year for 5 years then 5%for the remainder of the term Tax Rate reduced by 10%in consideration of impacts of HB389;anticipation of potential further modifications to the property tax system;and the further termination oft Idaho Block Annexed to original Union District in 2021 New construction values based upon developer's estimates Earliest C.O for private development projects will be in 2024 Residential units will not be owner occupied and thus not subject to the Homeowners Property Tax Exemption Residential units will all be market rate rental units 10%of annual Revenue Allocation yield will be paid to Meridian Development Corporation for administration-Capped at$50,000/year Balance of Revenue Allocation Yield will be available for capital investment and/or program expenses City of Meridian,subject to available funds pursuant to annual appropriations and budgeting,may provide$3,800,000 in 2025 to support development of a Community Center within the District. This does not represent a commitment by the City; rather is included to assess potentially available funds to support projects. item s. Union District, as amended by the First Amendment, F375] Cash Flow Analysis 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 Beginning Balance $ $ 50,000 $ 50,000 $ 28,430 $ 10,597 $ 1,834 $ 42,464 $ 79,258 $ 132,958 $ 170,949 $ 152,432 Source of Funds Total Revenue Allocation $ $ - $ 3,430 $ 7,167 $ 11,237 $ 390,630 $ 676,794 $1,003,700 $1,187,991 $ 1,381,483 $ 1,452,136 MDC Inter-District Loan* $ 75,000 $ 25,000 $ - $ - $ - $ - $ - $ - $ - $ - $ - City Community Center Contribution $3,800,000 Total annual Funds Available $ 75,000 $ 75,000 $ 53,430 $ 35,597 $ 21,834 $4,192,464 $ 719,258 $1,082,958 $1,320,949 $ 1,552,432 $ 1,604,568 Use of Funds District Operating Expenses $ 25,000 $ 25,000 $ 25,000 $ 25,000 $ 20,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 Repay Inter-District Loan @ 5% $ - $ - $ - $ - $ - $ - $ 115,000 $ - $ - $ - $ - Program,Capital and Debt Service Expenses $ - $ - $ - $ - $4,100,000 $ 475,000 $ 900,000 $1,100,000 $ 1,350,000 $ 1,400,000 Total Use of Funds $ 25,000 $ 25,000 $ 25,000 $ 25,000 $ 20,000 $4,150,000 $ 640,000 $ 950,000 $1,150,000 $ 1,400,000 $ 1,450,000 Ending Balance $ 50,000 $ 50,000 $ 28,430 $ 10,597 $ 1,834 $ 42,464 $ 79,258 $ 132,958 $ 170,949 $ 152,432 $ 154,568 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 Total Beginning Balance $ 154,568 $ 130,875 $ 135,046 $ 220,958 $ 142,682 $ 154,491 $ 160,872 $ 166,534 $ 176,423 $ 145,729 Source of Funds Total Revenue Allocation $ 1,526,307 $ 1,604,171 $ 1,685,912 $ 1,771,724 $1,861,809 $1,956,381 $2,055,662 $2,159,889 $2,269,306 $ 2,384,174 $25,389,903 MDC Inter-District Loan $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 100,000 City Community Center Contribution $ 3,800,000 Total Funds Available $ 1,680,875 $ 1,735,046 $ 1,820,958 $ 1,992,682 $2,004,491 $2,110,872 $2,216,534 $2,326,423 $2,445,729 $ 2,529,903 $29,289,903 Use of Funds District Operating Expenses $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 920,000 Repay Inter-district Loan @ 5% $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 115,000 Program,Capital and Debt Service Expenses $ 1,500,000 $ 1,550,000 $ 1,550,000 $ 1,800,000 $1,800,000 $1,900,000 $2,000,000 $2,100,000 $2,250,000 $ 2,324,000 $28,099,000 Total Use of Funds $ 1,550,000 $ 1,600,000 $ 1,600,000 $ 1,850,000 $1,850,000 $1,950,000 $2,050,000 $2,150,000 $2,300,000 $ 2,374,000 $29,134,000 Ending Balance $ 130,875 $ 135,046 $ 220,958 $ 142,682 $ 154,491 $ 160,872 $ 166,534 $ 176,423 $ 145,729 $ 155,903 Item 5. Union District, as amended by the First Amendment, F376] Cash Flow Analysis Assumigtions Initial District Start-up costs supported by MDC Inter-district Loan of$100,000 to be repaid at 5%Interest 10%of annual TIF yield dedicated to Meridian Development Corporation for District operating Expenses,capped at$50,000,Yr. Land Values will increase at an average of 8%annually for 5 years then at 4010 over the remaining life of the District Improvement Values will increase at an average of 10%annually for 5 years then at 5%over the remaining life of the District $28,124,000 available for District Program Expenses, Capital Investment and Debt Service* *Includes$3,800,000 City of Meridian contribution to Community Center;not a binding commitment E K IDIAN:--- iuAn Planning and Zoning Presentations and outline Changes to Agenda: Item #6, Pera Place Subdivision, requires continuance to a future Commission date due to improper site st posting. The Applicant is requesting the October 21 Commission date. Item #7: Burger King Drive-through (H-2021-0051) Application(s):  Conditional Use Permit Size of property, existing zoning, and location: This site consists of 0.88 acres of land, zoned C-G, located at 6211 N. Ten Mile (Lot 11, Block 1 of the Lost Rapids Sub.). Adjacent Land Use & Zoning:  North – C-G; Costco employee parking lot  East – Ten Mile Road; R-8 and residential.  South – C-G; approved credit union  West – C-G; Costco History: H-2018-0004 (DA #2018-079970, Lost Rapids - GFI Meridian Investments II, LLC); FP-2019-0056 Comprehensive Plan FLUM Designation: Commercial Summary of Request: The proposed use is for a restaurant with a dual-ordering drive-through that is within 300-feet of a financial institution drive-through to the south that has received Commission approval (Mountain America Credit Union, H-2021-0019); therefore, the project requires Conditional Use Permit approval (CUP) per the specific use standards outlined in UDC 11-4-3-11.  Specific use standards require compliance with specific standards for proposed use—Staff deems the proposed drive-through in compliance with the specific use standards.  The proposed drive-through has two ordering menu boards with stacking for approximately three (3) vehicles per lane, according to the submitted site plan. Each stacking lane is approximately 60’ deep from the edge of the 30’ wide drive aisle that is proposed as the main access to the future building and the drive-through exit in the north end of the site. The proposed 30’ drive aisle is 5’ wider than required by code which allows some relief if stacking backs up into the drive aisle while ordering. In total, the stacking length is approximately 128’ from the edge of the drive aisle to the pick-up window along the south side of the building; this allows at least 7 vehicles to stack according to the submitted site plan.  The stacking lane exceeds 100’ in length from the drive aisle to the pick-up window. Therefore, the Applicant has proposed an escape lane adjacent to the drive through lane along the southern boundary. This escape lane configuration meets this standard.  Staff is recommending a revision to the landscape plan to remove some of the proposed landscaping that would obstruct the line of site from the street to the pick-up window as currently proposed.  Proposed 2,910 square foot building requires a minimum of 12 parking spaces (rounded up from 11.64). The submitted site plan shows 37 parking spaces (3x minimum amount).  CZC and Design Review will be required following any CUP approval; Staff will analyze elevations in more detail with those applications. Written Testimony: None Staff Recommendation: Staff recommends approval of subject CUP. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2021-0051, as presented in the staff report for the hearing date of October 7, 2021, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2021-0051, as presented during the hearing on October 7, 2021, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2021-0051 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #8: Elderberry Estates Subdivision (H-2021-0044, H-2021-0005) Application(s):  Rezone to O-T and Short Plat for four lots. Size of property, existing zoning, and location: This site consists of 0.66 acres of land, zoned C-C, located at 1332 N. Meridian Rd. (east side of N. Meridian, south of E. Fairview Ave) Adjacent Land Use & Zoning:  North – O-T; Single family and office  East – OT; Single family, multifamily, office  South – O-T; Salons, single family, office  West – O-T; Single family, office History: Platted in 1920 Comprehensive Plan FLUM Designation: Old Town Summary of Request: This is a request to rezone from C-C to O-T and a Short Plat for three lots to allow three duplexes (at the time of the staff report, four lots and four duplexes were proposed).  Property is a “flag lot” with access from N. Meridian Rd, surrounded by office, residential, salons and multifamily.  FLUM recommends the property for Old Town. This includes a variety of residential uses.  Applicant proposes three duplexes on this property (originally proposed four duplexes). Single family attached is an allowed use in the O-T zone district.  There are two existing access easements from N. Meridian Rd. These will be retained.  The southernmost driveway connection to N. Meridian Rd also provides access to the parking lot for the salon to the south of the property. The northernmost driveway connection to N. Meridian Rd is shared with the lot west of the property. The applicant additionally proposes a common access easement for a northern stub to the property to the north (1422. N. Meridian Rd). ACHD and Fire have reviewed the proposed access configuration and have not expressed comments or concerns.  The UDC requires a minimum width of 5 ft. for sidewalks. As a condition of approval, the applicant should be required to construct a 5 ft. wide sidewalk along the northern side of the southern driveway access (which is on the subject property). Also, staff recommends the applicant work with the adjacent property owners to improve and widen all sidewalks entering the property to meet the required 5 ft. width.  Also, to provide a better pedestrian connection from N. Meridian Rd to the duplexes, Staff recommends as a condition of approval that sidewalk extensions be provided across the private drives that distinguish a pedestrian connection from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or brick.  As this development is a “flag lot” and is less than 5 acres, there is no arterial buffer or landscaping required.  The site plan indicates the applicant intends to relinquish an Idaho Power Easement along the front of the duplexes. The applicant will be required to provide proof of this relinquishment prior to signature of the City Engineer on the short plat.  While writing the staff report, staff mentioned to the applicant that although the plans as submitted met the parking requirements, there was no additional parking provided for guests, and because of the access easements and fire lane restrictions there could be no additional parking along the drive aisles either. Staff noted this could be an issue that could be raised at Planning Commission.  In response, the applicant noted that he had thought about this, discussed with neighbors, and has reduced the proposal to three lots and three duplexes to provide additional parking. Although staff has received a concept plan showing the new arrangement and how parking could be distributed, and updated short plat has not been submitted yet.  The updated concept plan shows 12 parking spaces above the required minimum for three-bedroom duplexes.  The Planning Commission should discuss whether they support the original plan of four lots, or the updated plan as submitted. Written Testimony: None Staff Recommendation: Staff recommends approval. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Numbers H- 2021-0044 and H-2021-0005, as presented in the staff report for the hearing date of October 7, 2021, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers H-2021- 0044 and H-2021-0005, as presented during the hearing on October 7, 2021, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Numbers H-2021-0044 and H-2021-0005 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #9: Intermountain Wood Products Expansion (H-2021-0042) Application(s):  Annexation of .31 acres with I-L zoning district, DA modification, and two FLUM amendments. Size of property, existing zoning, and location: This proposal includes 6 properties, and located near the E. Franklin Rd / S. Locust Grove Intersection. Two of the properties are zoned I-L, two properties are currently in the County, and two properties are zoned C-C (but the C-C zoned properties are only proposed for a map amendment, they are not part of this development). Adjacent Land Use & Zoning:  North – RUT; Rural agricultural  East – R-15 and C-N (Single family attached and detached and religious facility)  South – C-C, most recently approved for a child care facility (Learning Tree)  West – I-L, Industrial and business park. History: The three lots containing the existing business were annexed in 1996 and platted as the Medimont Subdivision No. 2. A conditional use was approved for a wholesale building materials building in 2001 the CZC was approved in 2003. The two parcels proposed to be annexed and zoned to I-L to allow for expansion of the existing business are presently un-platted. The two additional lots proposed for a Comprehensive Plan Map Amendment (385 and 381 S. Locust Grove Rd) were annexed in 1999, and CZCs were issued for or the existing daycare in 2012 and 2017. Although these lots are being included as part of the Comprehensive Plan Map Amendment with this application, they are otherwise not part of the development. Comprehensive Plan FLUM Designation: Mixed Use Community Summary of Request: 1. Annex two properties into the City with I-L zoning to construct 59,300 sq. ft. warehouse. 2. Remove a DA requirement for permanent 20-foot-wide landscaped planning strip along the east boundary. 3. Two FLUM Amendments. a. The first amendment is to change the designation of the properties to be annexed from mixed use community to industrial to allow zoning to I-L for the warehouse. b. The second map amendment involves the two properties to the south at 381 and 385 S. Locust Grove Rd (not part of the development) being designated from mixed use community to commercial to make them more consistent with the FLUM designations of surrounding properties to the south and west. c. Other than the map amendment changes, the two southern properties are otherwise not part of this development. Analysis Land Use  The area is presently designated for mixed use community under the future land use map (FLUM).  To the east of the subject property across S. Locust Grove Rd is single family attached (Bellabrook Subdivision) and a religious institution. There are commercial and office uses to the south, and directly adjacent to the west is a 27-acre industrial park. Adjacent to the north are two existing single-family residences, and north of those is a 2.4-acre property zoned R-40 with an existing development agreement for up to 95 multifamily units.  Given the existing development in the vicinity, the size of the remaining undeveloped properties, and that the UDC requires site circulation to occur from a local street, staff does not believe the subject properties have the accessibility and are viable for the integrated, walkable, synergistic development that is anticipated by the Plan for mixed use community.  Staff does believe a plan amendment is appropriate to allow a change to industrial designation for the subject properties and commercial designation for the properties to the south.  However, staff does have reservations with how the proposed development will interact with the remaining properties to the north which would still be designated for Mixed Use Community. DA Modification  The existing business is within the Medimont Development Agreement.  DA requires a permanent 20-foot-wide landscaped planning strip along the east boundary.  This was required to provide a screen for the adjacent residential properties, two of which are now proposed for the warehouse expansion.  This proposal would create a new development agreement for the subject properties and would remove this requirement.  This buffer was in a common lot owned by the Stonebridge Owner’s Association.  In February of 2021 the portions of the common lot between the existing business and the parcels to be annexed were deeded to the applicant. This was done improperly and a short plat will be required to legitimize the lot split.  Also, when staff went out on a site visit during the initial pre-app, they noted all the trees along the subject property had been cut down.  Staff requested the applicant account for all trees that had removed, and the applicant responded 11 trees had been removed in this area ranging in diameter from 11.5 in. to 20 in. to a total of 169 inches.  Staff recommends this number of trees be replaced as a condition of approval. Site Plan  In the staff report, staff noted although we supported the use and FLUM amendments, there were still issues to be worked out with the concept plan and elevations and did not recommend the concept plan be approved.  Concept plan issues included: o Access, including access for trucks, from S. Locust Grove. o Residential buffer that did not meet requirements. o Loading bay that was not at least 300’ from residential properties. o Cross access was not provided to the north and south. o All of the parking was located between the building and S. Locust Grove Rd. o Building did not appear to meet modulation requirements.  In response to the staff report, today the applicant resubmitted a concept plan that appears to address all the issues except there is still not cross access to the north, a primary access is still occurring to S. Locust Grove and a 5’ drive aisle strip is required at the south.  The Planning Commission should discuss whether they recommend the Council waive requirements for access to be allowed to S. Locust Grove and whether cross access to the north is required. Elevations  Original issues included:  Nearly the entirety of the building materials being metal siding  Lack of accents of at least 30% along the base of the building  Façade sections longer than 50 ft. without modulation  Rooflines longer than 50 ft. without roofline or parapet variations,  Possibly not meeting the 30% fenestration requirement or fenestration alternatives. In response to the staff report, today the applicant resubmitted elevations that are a significant improvement, but given they were submitted today, staff could not assess the elevations. Staff recommends the applicant continue to work with staff to provide elevations to the City Council that comply with the ASM requirements. Written Testimony: None Staff Recommendation: Staff recommends approval with the conditions as listed in the staff report, with the following changes:  Recommend approval of the site plan with the following changes: o The PC should discuss whether primary access should be allowed at S. Locust Grove o The PC should discuss whether cross access should occur to the north.  Staff and the applicant continue to work together on the elevations, with the revisions being presented to the Council. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2021-0042, as presented in the staff report for the hearing date of October 7, 2021, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers H-2021- 0042, as presented during the hearing on October 7, 2021, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Numbers H-2021-0044 and H-2021-0005 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #10: Southridge Apartments Phase 3 (H-2021-0055) Application(s):  Conditional Use Permit Size of property, existing zoning, and location: This site consists of 9.07 acres of land, zoned R-15, located south of W. Overland Rd. & east of S. Ten Mile Rd. History: There is an existing DA that governs future development of this site; the proposed development is consistent with the concept plan & use approved with the DA for this site. Comprehensive Plan FLUM Designation: HDR Summary of Request: A CUP is requested for a multi-family development consisting of 164 apartment units with a clubhouse containing a fitness facility on 9.07 acres of land in the R-15 zoning district. A mix of 1-, 2- and 3-bedroom units are proposed. The rd proposed use and density of 18.08 units/acre is consistent with the existing DA & HDR FLUM designation. This is the 3 and last phase of the Southridge Apartments development. Access is proposed via S. Grand Fork Way, a local public street along the east boundary of the site. Parking, common open space and site amenities are proposed in excess of UDC standards for the overall development. Based on the number of bedrooms per unit, a minimum of 289 off-street parking spaces are required; a total of 338 spaces are proposed. A clubhouse with a fitness facility is proposed as an amenity with this phase; all amenities will be shared for the overall development. A minimum of 1.94 acre of common open space is required in this phase; 2.08-acres is proposed. Conceptual building elevations were submitted for the proposed MFR & clubhouse structures. The MFR elevations are consistent with those in the previous 2 phases; one (1) 2-story 8-unit building & (13) 3-story 12-unit buildings are proposed. Written Testimony: None Staff Recommendation: Approval w/conditions Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2021-0055, as presented in the staff report for the hearing date of October 7, 2021, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2021-0055, as presented during the hearing on October 7, 2021, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2021-0055 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #11: TM Creek Storage (H-2021-0054) Application(s):  Conditional Use Permit Size of property, existing zoning, and location: This site consists of 7.8 acres of land, zoned C-G, located south of W. Franklin Rd., midway between S. Linder Rd. & S. Ten Mile Rd. History: There is an existing DA that governs future development of this property. Comprehensive Plan FLUM Designation: Mixed Use – Commercial (MU-COM) in the TMISAP Summary of Request: The Applicant requests approval of a CUP for a self-service storage facility consisting of 448 storage units in climate controlled & non-climate-controlled structures with ancillary covered & uncovered RV storage. The proposed development is generally consistent with the conceptual development plan included in the DA which depicts flex/light industrial/storage uses on this site, and complies with the conditions governing development of the subject property in the agreement. Access is proposed via S. Benchmark Ave., a collector street, and a driveway from W. Franklin Rd. Off-street parking is proposed in excess of UDC standards (1 required, 8 provided). Conceptual building elevations & perspectives were submitted for the proposed structures; building materials consist of EIFS in four (4) different colors, brick, metal standing seam roof and metal awnings. Final design is required to comply with the Ten Mile Crossing Design Guidelines. Written Testimony: None Staff Recommendation: Approval w/conditions Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2021-0054, as presented in the staff report for the hearing date of October 7, 2021, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2021-0054, as presented during the hearing on October 7, 2021, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2021-0054 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) WE IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Pera Place Subdivision (H-2021-0056) by Leavitt & Associates Engineers, Located at 4600 W. Daphne St., 4546 W. Daphne St., and Parcel 50427325702, Near the Northeast Corner of N. Black Cat Rd. and W. McMillan Rd. Application Requires Continuance A. Request: Annexation and Zoning of 10 acres of land with a request for the R-8 zoning district. B. Request: Rezone of 6.84 acres of land from the R-4 zoning district to the R-8 zoning district. C. Request: Preliminary Plat consisting of 65 single-family detached building lots and 7 common lots on 16.63 acres of land. Item 6. F 78 (:�N-WE IDIAN:-- IDAHO PUBLIC HEARING INFORMATION Staff Contact:Joseph Dodson Meeting Date: October 7, 2021 Topic: Public Hearing for Pera Place Subdivision (H-2021-0056) by Leavitt&Associates Engineers, Located at 4600 W. Daphne St., 4546 W. Daphne St., and Parcel SO427325702, Near the Northeast Corner of N. Black Cat Rd. and W. McMillan Rd. A. Request: Annexation and Zoning of 10 acres of land with a request for the R-8 zoning district. B. Request: Rezone of 6.84 acres of land from the R-4 zoning district to the R-8 zoning district. C. Request: Preliminary Plat consisting of 65 single-family detached building lots and 7 common lots on 16.63 acres of land. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the Planning and Zoning Commission Public Hearing WE IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing Continued from September 16, 2021 for Burger King Drive- Through (H-2021-0051) by Legend Engineering, Located at 6211 N. Ten Mile Rd. A. Request: Conditional Use Permit for a dual-ordering drive-through establishment within 300 feet of another approved drive-through establishment and within 300 feet of a residential district for a 2,910 square-foot Burger King with 37 parking spaces on 0.877 acres of land in the C-G zoning district. Item 7. F 80 (:�N-WE IDIAN IDAHO PUBLIC HEARING INFORMATION Staff Contact:Joseph Dodson Meeting Date: October 7, 2021 Topic: Public Hearing Continued from September 16, 2021 for Burger King Drive-Through (H-2021-0051) by Legend Engineering, Located at 6211 N. Ten Mile Rd. A. Request: Conditional Use Permit for a dual-ordering drive-through establishment within 300 feet of another approved drive-through establishment and within 300 feet of a residential district for a 2,910 square- foot Burger King with 37 parking spaces on 0.877 acres of land in the C-G zoning district. Click Here for Application Materials Click Here to Sign Up to Testify at the Planning and Zoning Commission Public Hearing Item 7. ■ E STAFF REPORT REPORT a H o COMMUNITY DEVELOPMENT DEPARTMENT HEARING 10/7/2021 Legend DATE: Project Location TO: Planning&Zoning Commission FROM: Joseph Dodson,Associate Planner 208-884-5533 SUBJECT: H-2021-0051 ® � 6 Burger King Drive-Through—CUP LOCATION: The site is located at 6211 N. Ten Mile Jun Road, on the west side of N. Ten Mile Road,approximately 500 feet south of Chinden Boulevard(Lot 11,Block 1, HT Lost Rapids Subdivision),in the NE 1/4 of ® �� the NE 1/4 of Section 27,Township 4N., /' j' HE� Range 1 W. I. PROJECT DESCRIPTION Conditional Use Permit request for a dual-ordering drive-through establishment within 300-feet of another approved drive-through establishment for a 2,910 square foot Burger King with 37 parking spaces on 0.877 acres of land in the C-G zoning district,by Legend Engineering. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 0.877 acres Future Land Use Designation Commercial Existing Land Use 1 Vacant/undeveloped Proposed Land Use(s) Restaurant with dual drive-throughs Current Zoning W lip' General Retail and Service Commercial District(C-G) Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date;#of June 22,2021;six(6)attendees attendees: History(previous approvals) H-2018-0004(DA#2018-079970,Lost Rapids-GFI Meridian Investments II,LLC);FP-2019-0056 Page 1 1 1 1 '- e Em ° mum 111 Illii 11111I1111 � _ s 14.7Mmw._ J � - IIIIIIII111111 ��nnnrlunnrl � r n 'rrin�� � II Illr... W■rlrll■ rrrrlr �� r1 rrrrrL_ ��:- rnn a 1_ ��r■uu nrlll . ._ e■urP�. � - .. ■ .....MINIM in ... 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NOTICING Planning& Zoning Posting Date Newspaper Notification 8/27/2021 Radius notification mailed to 8/25/2021 properties within 500 feet Site Posting Date 9/23/2021 Next Door posting 8/26/2021 V. STAFF ANALYSIS The proposed use is for a restaurant with a dual-ordering drive-through that is within 300-feet of a financial institution drive-through to the south that has recently received Commission approval (Mountain America Credit Union,H-2021-0019),which requires Conditional Use Permit approval (CUP)per UDC Table 11-213-2. There is also residential zoning to the east across N. Ten Mile Rd. but because the uses are separated by an arterial street, this is not a factor in the CUP requirement, per UDC 11-4-3-IIA. Specific Use Standards: The proposed drive-through establishment is subject to the specific use standards listed in UDC 11-4-3-11,Drive-Through Establishment. A site plan is required to be submitted that demonstrates safe pedestrian and vehicular access and circulation on the site and between adjacent properties.At a minimum,the plan is required to demonstrate compliance with the following standards: Staffs analysis is in italics. 1) Stacking lanes have sufficient capacity to prevent obstruction of driveways,drive aisles and the public right-of-way by patrons; The proposed drive-through has two ordering menu boards with stacking for approximately three (3) vehicles per lane, according to the submitted site plan. Each stacking lane is approximately 60'deep from the edge of the 30'wide drive aisle that is proposed as the main access to the future building and the drive-through exit in the north end of the site. The proposed 30'drive aisle is 5'wider than required by code which allows some relief if stacking backs up into the drive aisle while ordering. The total stacking length is approximately 128'from the edge of the drive aisle to the pick-up window along the south side of the building; this allows at lest 7 vehicles to stack according to the submitted site plan. Staff believes the stacking lanes have sufficient capacity to serve the use without obstructing driveways and drive aisles by patrons because the inclusion of two menu boards allows double the stacking than the singular distance of 60'. 2)The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designed employee parking. Per the submitted site plan, the stacking lanes are off of the northernmost drive aisle and provide at least 120'of stacking with each menu board location and approximately 128'in total to the pick-up window before any vehicle would impede this drive aisle. No parking is impeded by the proposed stacking lanes and nor would any be should stacking exceed the proposed depth because of the site design. 3)The stacking lane shall not be located within ten(10) feet of any residential district or existing Page 3 Item 7. F384] residence; The stacking lane is not located within 10'of any residential district or residence. 4)Any stacking lane greater than one hundred(100) feet in length shall provide for an escape lane; and The stacking lane exceeds 100'in length from the drive aisle to the pick-up window. Therefore, the Applicant has proposed an escape lane adjacent to the drive through lane along the southern boundary. This escape lane configuration meets this standard. 5)The site should be designed so that the drive-through is visible from a public street for surveillance purposes. The drive-through is not directly adjacent to the nearest public street(N. Ten Mile Road) along the east boundary of the site but the south boundary of the site and the pick-up window is still visible from Ten Mile. To help meet this standard, Staff is recommending revisions to the landscape plan to remove some of the proposed landscaping that would obstruct the line of site from the street to the pick-up window as currently proposed. If this cannot occur or would incur undue costs because the street landscaping is already in place, there is ample surveillance opportunity from within the commercial subdivision and internal drive aisles. Based on the above analysis, Staff deems the proposed drive-through in compliance with the specific use standards as required,especially with Staffs recommended revisions to the landscaping along Ten Mile. The proposed use of a restaurant is also subject to a specific use standard(UDC 11-4-3-49)which dictates the minimum parking ratio shall be 1 space for every 250 square feet of gross floor area. The proposed site plan appears to show compliance with this standard. Access: Two (2)driveway accesses are proposed to the site from the internal drive aisles of the Lost Rapids commercial development: one dedicated access at the north end of the site and one via a shared access at the southwest corner of the site. This access will be shared with the adjacent financial institution discussed above. There are multiple access points to the overall development from the adjacent public roads, Chinden Boulevard and Ten Mile Road. A reciprocal cross-access easement exists for lots in this subdivision as noted on the Lost Rapids subdivision plat(note#12) and in the Declaration of Easements,Covenants, Conditions and Restrictions(Inst. 2020-071547). Parking: A minimum of one (1)parking space is required to be provided for every 250 square feet of gross floor area for the proposed restaurant use per the specific use standards,UDC 11-4-3-49. The Burger King is proposed as a 2,910 square foot building which requires a minimum of 12 parking spaces (rounded up from 11.64). The submitted site plan shows 37 parking spaces exceeding UDC minimums by 300%. The recorded Declaration of Easements, Covenants, Conditions and Restrictions for this development establish cross-parking easements for lots in certain groups within the development(Inst. 2020- 071547,Amended Inst. #2020-171404). This lot(Lot 11) is grouped with Lot 12 directly to the south and shares a perpetual,non-exclusive cross-parking easement with that lot. A minimum one(1)bicycle parking space is required to be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. Two (2)bicycle parking facilities are shown on the submitted plans in compliance with code. Pedestrian Walkways:No pedestrian walkway is depicted on the site plan from the arterial/perimeter sidewalk along N. Ten Mile Road to the main building entrance.UDC 11-3A- 19B.4a requires this connection for all nonresidential uses. Therefore, Staff is recommending a Page 4 Item 7. ■ condition of approval to add a pedestrian connection near the drive-through exit that connects the arterial sidewalk to the patio area of the pad site. Landscaping: Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-8C. Landscaping is depicted on the landscape plan in Section VII.B in planter islands within the parking area as required. A minimum 5-foot wide landscape buffer is required to be provided along the perimeter of the parking or other vehicular use areas as set forth in UDC 11-3B-8C.1. The submitted landscape plan shows the required perimeter buffers with the correct number of trees and other vegetative ground cover. Street buffer landscaping, including a sidewalk, along N. Ten Mile Rd. was installed with development of the overall subdivision. The submitted landscape plans show a majority of this buffer remaining as it currently exists but Staff is recommending that the southern portion of the site have some of the trees removed to increase visibility from Ten Mile to the pick-up window. If the trees can be relocated to other areas of the site, Staff supports this. Mechanical Equipment: All mechanical equipment for the building and any outdoor service areas and equipment should be incorporated into the overall design of the building and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. If mechanical equipment is proposed to be roof-mount, all equipment should be screened and out of view from the furthest edge of right-of-way. Building Elevations: The Applicant submitted conceptual building elevations for the future Burger King restaurant. The building elevations were submitted as shown in Section VII.0 and appear to incorporate two main field materials, fiber cement siding and stucco with horizontal reveals. The siding and stucco are two contrasting colors(wood colored and a coal-like color,respectively)which adds to the overall rustic-modern design of the building. On the northeast corner of the building,the main entrance is enhanced by full-length storefront windows and glazing facing north and the patio along the east side of the building. The conceptual elevations combined with the site plan appear to also show adequate wall modulation along each building fagade. Staff will verify compliance with the Architectural Standards Manual with the future Design Review submittal. No elevations were submitted for the proposed trash enclosure;this should be submitted with the future CZC submittal and the material and color should match those of the proposed building materials. Certificate of Zoning Compliance &Design Review: A Certificate of Zoning Compliance application and Administrative Design Review is required to be submitted for the proposed building and use prior to submittal of a building permit application to ensure consistency with the conditions in Section VIII and UDC standards. VI. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions included in Section VIII per the Findings in Section IX. The Director has approved the administrative design review request. Page 5 Item 7. 386 VII. EXHIBITS A. Proposed Site Plan(dated: 9/03/2021) I I I `S59-17'01 ACMD JF'EERMANENT EASEMENT 11 STALLS PER-INIT 10NO2019-106797 LANDSCAPE25.00 30.00 BUFFER PERR3,00 R5.00 R3.00 71.35 Q I� LOST RAPONR4.00 RZ50 9•� R3.0 5UBOIVISIONO R3.00 12.00 5 10 STALLS 1POE0 J I5. 12-00 122.38y L 4 1 I I• 3 I o z as W 24.00 25.00 FR 3 5 SETRACK Ir- '•�.',i '�' ' 14.00 CANAL _ r EASEMENT PER V `-s` . .`L INST,NO. R2.00 _ / ••��• .Y. 114008299 R4.00 .4 .� 51): 24.00 2&47 .282.319 I � I — I Page 6 Item 7. F387] B. Proposed Landscape Plan(dated: 7/08/2021) r 0 LAVM i uwk ` 51,%t Triangle I + LaWN J�q v A I a I L IR � F ■ AWN IR I + I .00 LJ Sigh{Triangle (2O�a1 O') bb —— —— —— — V Tree Calculations t9 ,e STREET FRONTAGE(Ten Mile Rood) 144 L.F. Tree:Required 4 (1 Per 35 LF.Frontage) sm.n r..e:;/;:•_;•-:• Trees Provided 4 TREE SPECIES(28 Total Tree:Provided) Tree Speclee Required 3 Tree Species Provided 5 Page 7 Item 7. F388] C. Conceptual Building Elevations(dated: 6/07/2021) u� 'Y_ — _ KING e. BURGER KING -MERIDIAN Page 8 Item 7. F 89 •� f e VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING 1. Future development of this site shall comply with the existing Development Agreement(Inst. #2018-079970, Lost Rapids-GFI Meridian Investments II,LLC) and associated conditions of approval(H-2018-0004; FP-2019-0056). 2. The site plan submitted with the future Certificate of Zoning Compliance application shall be revised as follows: a. Depict a pedestrian walkway from the sidewalk along N. Ten Mile Road to the building entrance near the drive-through exit. Construct the pedestrian crossing of the drive- through, or any other pedestrian facility that crosses a vehicular use area,with a different material—stamped or colored concrete,brick pavers,or similar are acceptable forms of meeting this requirement per UDC 11-3A-19B.4b. Page 9 Item 7. F390] 3. The landscape plan submitted with the future Certificate of Zoning Compliance application shall be revised as follows: a. Depict the required pedestrian walkway as noted above,per UDC 11-3A-1913.4a and UDC 11-3A-19B.4b. b. Revise the layout or reduce the number of trees shown in the southeast corner of the arterial street buffer to increase visibility from N. Ten Mile Road to the pick-up window and drive-through lane. 4. Submit elevations of the trash enclosure that matches the proposed building color. 5. Comply with the standards listed in UDC 11-4-3-11 —Drive-Through Establishment. 6. Comply with the standards listed in UDC 11-4-3-49—Restaurant. 7. Hours of operation shall be limited from 6:00 a.m. to 11:00 p.m. becuase the property abuts a residential district to the east,per UDC 11-2B-3B. 8. A Certificate of Zoning Compliance application shall be submitted and approved for the proposed use prior to submittal of a building permit application. 9. An Administrative Design Review application shall be submitted and approved for the proposed building prior to submittal of a building permit application. 10. Prior to receiving Certificate of Occupancy,the required 35-foot landscape buffer along Ten Mile Road shall be vegetated and completed in accord with previous approvals and UDC I I- 3B-7. 11. The conditional use permit is valid for a maximum period of two (2)years unless otherwise approved by the City. 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 as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. IX. FINDINGS Conditional Use(UDC 11-5B-6) Findings: 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. Staff finds the site is large enough to accommodate the proposed development and meet all dimensional and development regulations of the C-G zoning district. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Staff ,finds the proposed restaurant with a dual-ordering drive-through will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section VIII of this report. 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. Page 10 Item 7. F391] Staff finds the design, construction, operation and maintenance of the proposed use will be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Staff f nds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section VIII of this report. 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. Staff finds the proposed use will be served by essential public facilities and services as required. 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. Staff finds the proposed use will not create 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. Staff f nds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 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) Staff finds the proposed use will not result in the destruction, loss or damage of any such features. Page 11 WE IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Elderberry Estates Subdivision (H-2021-0044 and H-2021- 0005) by Angie Cuellar of Mason and Associates, Located at 1332 N. Meridian Rd. A. Request: Rezone of 0.66 acres of land with the 0-T zoning district. B. Request: Short Plat consisting of 4 buildable lots. Item 8. F 93 (:�N-WE IDIAN:-- IDAHO PUBLIC HEARING INFORMATION Staff Contact:Alan Tiefenbach Meeting Date: October 7, 2021 Topic: Public Hearing for Elderberry Estates Subdivision (H-2021-0044 and H-2021- 0005) by Angie Cuellar of Mason and Associates, Located at 1332 N. Meridian Rd. A. Request: Rezone of 0.66 acres of land with the 0-T zoning district. B. Request: Short Plat consisting of 4 buildable lots. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the Planning and Zoning Commission Public Hearing Item 8. ■ STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 10/7/2021 Legend DATE: d r TO: Planning&Zoning Commission Project LocafK:n , FROM: Alan Tiefenbach,Associate Planner 208-884-5533 / SUBJECT: H-2021-0044,H-2021-0005 / Elderberry Estates Subdivision W EL1h, LOCATION: 1332 N. Meridian Rd LLIJ Tn - LLH I. PROJECT DESCRIPTION This is a request to rezone from C-C to O-T and a Short Plat of four lots to allow four duplexes. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 0.66 acres Future Land Use Designation Old Town(O-T) Existing Land Use(s) Vacant Proposed Land Use(s) Four(4)duplexes Lots(#and type;bldg./common) Four residential lots Phasing Plan(#of phases) 1 phase Number of Residential Units(type 8 of units) Density 12 du/ac Open Space(acres,total None required [%]/buffer/qualified) Amenities NA Physical Features(waterways, No unique physical features hazards,flood plain,hillside) Neighborhood meeting date;#of April 14,2021 —4 attendees attendees: History(previous approvals) F.A Nourses Third Addition Subdivision,platted in 1920 Page 1 Item 8. ■ B. Community Metrics Description Details Page Ada County Highway District No traffic impact study required • Staff report(yes/no) No • Requires ACHD Commission No Action es/no Access(Arterial/Collectors/State Access will occur from two private driveways off of N. Hwy/Local)(Existing and Proposed) Meridian Rd. Stub Street/Interconnectivity/Cross There is a northern stub to the property at 1422 N. Access Meridian Rd Existing Road Network N.Meridian Rd(arterial) Existing Arterial Sidewalks/ No buffers proposed or required Buffers Proposed Road Improvements No road improvements required,access will occur from private drives. Distance to nearest City Park(+ Approx. 'h mile to Centennial Park size Fire Service No comments Police Service No comments Wastewater • Distance to Sewer Services N/A • Sewer Shed Five Mile Trunkshed • Estimated Project Sewer See Application ERU's • WRRF Declining Balance 14.18 • Project Consistent with WW Yes Master Plan/Facility Plan • Comments • Applicant is proposing an access gate at the southeast corner of property to access City manhole from the southern property.Before public works can approve this a turn radius analysis must be submitted for review to ensure our equipment can gain access to the manhole. • Additionally,the property owner to the south must provide an accesses agreement understanding that some parking spaces will be lost and all area required for City access must be left open at all times. • Ensure no permanent structures(trees,bushes, buildings,carports,trash receptacle walls,fences, infiltration trenches,light poles,etc.)are built within the utility easement. • Ensure that infiltration trenches are located so that sewer services do no pass through them. • Additional 631 gpd committed to model. Water Water will be provided from N. Meridian Rd Page 2 Item 8. ■ C. Project Area Maps Future Land Use Map Aerial Map Legend s Legend _ s � Prc}ec#Locaion i ILI ieum E—A WfwA1+ E-F`A I RSV _[M1 Re�side�ntia I s1 Old TM � z I I I I — i } Hig Drrs „a .E ident' EFTFF-1 El Zoning Map Planned Development Map Legend '' Legend ff 0 ff /rr, Prc}ec#Laca-fior ( Project Loco Sun {S f} City Ljny Il V F-W V.� —ill 1. — PI©nred Porce-a -Cs— ELM ' a-14 FM - i L-O III. APPLICANT INFORMATION A. Applicant: Angie Cuellar,Mason and Associates-924 3'St South, Ste B,Nampa, ID 83651 B. Owner: Chad Joy, 6504 E. Driver Ct,Nampa,ID 83687 Page 3 Item 8. F397] IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 9/17/2021 Radius notification mailed to properties within 300 feet 9/15/2021 Sign Posting 9/27/2021 Nextdoor posting 9/16/2021 V. STAFF ANALYSIS The subject property is currently a vacant .66 acre"flag lot" and is zoned C-C. There are two existing cross access easements from N. Meridian Rd. The applicant proposes to rezone the property to O-T, subdivide the property into four lots, and construct a duplex on each lot. A. Rezoning The applicant proposes to rezone from C-C to O-T to allow four duplex units. Duplexes are a principally-permitted use in the O-T zoning district and the zoning would be in conformance with the FLUM as described below. The City may require a development agreement(DA) in conjunction with a rezoning pursuant to Idaho Code section 67-6511A. As this property is already within the City,the infrastructure surrounding the property has already been installed,and all other requirements have been addressed through pertinent regulations, conditions of approval, and the design review required for the duplexes, staff is not recommending a development agreement with this rezoning. B. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan) The FLUM recommends the property for Old Town. This designation includes the historic downtown and the true community center. 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. The purpose of the O-T district is to accommodate and encourage further intensification of the historical city center in accord with the Meridian Comprehensive Plan. The intent of the O-T district is to delineate a centralized activity center and to encourage its renewal,revitalization and growth as the public,quasi-public, cultural, financial and recreational center of the city. Public and quasi-public uses integrated with general business, and medium high to high density residential is encouraged to provide the appropriate mix and intensity of activities necessary to establish a truly urban city center. The applicant proposes four duplexes at a total density of approximately 12 du/ac.Although the Plan does specifically mention multi-family residential over ground floor retail or office uses,the property is surrounded on three sides by existing residential and all commercial uses in the immediate vicinity are directly fronting N. Meridian Rd.As the lot is a flag lot and is behind the existing businesses(and residences) fronting N.Meridian Rd and has limited visibility, staff finds requiring retail uses impractical.Although office uses in this location are a possibility,the existing access for commercial uses is not ideal, and the FLUM does speak to a mix of uses including higher density residential. Staff finds the proposed residential uses in this area appropriate. Page 4 Item 8. F398] C. Comprehensive Plan Policies(https://www.meridiancity.or /g compplan): • Encourage diverse housing options suitable for various income levels,household sizes,and lifestyle preferences. (2.01.01) This application is for a rezoning from C-C to O-T to allow four duplexes on an infill site. This would allow for more diversity in housing. • Maintain a range of residential land use designations that allow diverse lot sizes,housing types, and densities. (2.01.01 C) Four duplexes would increase the diversity in lot sizes, housing types and densities. • Encourage the development of high quality, dense residential and mixed-use areas near in and around Downtown,near employment, large shopping centers,public open spaces and parks, and along major transportation corridors,as shown on the Future Land Use Map. (2.02.01E) The subject property is an infill site near the downtown core, within a large area which is designated for Old Town zoning by the Comprehensive Plan, along a principal arterial, and is within walking distance of a large amount of goods, services and jobs. • Encourage infill development. (3.03.01E.) The property is a vacant "landlocked"flag lot, surrounded by existing commercial and residential development on all sides. This is an infill development. • Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. (3.03.03A) This project can be serviced by City of Meridian water and sewer, and all infrastructure will be designed in conformance with City standards. D. Existing Structures/Site Improvements: The property is presently vacant. E. Proposed Use Analysis: The applicant proposes to rezone from C-C to O-T to construct 4 duplex buildings.A duplex is a principally-permitted use in the O-T zoning district subject to applicable standards for development in the traditional neighborhood districts. F. Dimensional Standards(UDC 11-2): UDC 11-213-4 requires a minimum height of 35 feet and all buildings should be a minimum of 2- stories. There are no minimum setbacks in the O-T zoning district. The proposed elevations reflect buildings that are 2-stories. G. Access(UDC 11-3A-3, 11-3H-4): The subject property is a flag lot which would take access from N. Meridian Rd.via two shared driveways within common access easements. The southernmost driveway connection to N. Meridian Rd also provides access to the parking lot for the office to the south of the property. The northernmost driveway connection to N. Meridian Rd is shared with the lot west of the property. The applicant additionally proposes a common access easement for a northern stub to the property to the north(1422.N. Meridian Rd). ACHD and Fire have reviewed the proposed access configuration and have not expressed comments or concerns. Per UDC 11-3C-5,drive aisles adjacent to parking stalls(the parking in front of the duplexes)must be 25' in width. Page 5 Item 8. F399] H. Parking(UDC 11-3C): The applicant proposes eight(8)three-bedroom duplex units. UDC 11-3C-6 requires 4 parking spaces per dwelling unit for 3-4 bedroom units; at least 2 in an enclosed garage, other spaces may be enclosed or a minimum 10-foot by 20-foot parking pad. The concept site plan reflects two-garages and two 20 ft.x 20 ft.parking pads in front of each duplex, equaling 4 parking spaces per unit. The parking provided meets the minimum requirements of 11-3C.As required per UDC 11-3C-5, all off street parking areas and driveways into and through a parking area shall be improved with a compacted gravel base,not less than four(4)inches thick, surfaced with asphaltic pavement. I. Sidewalks(UDC 11-3A-17): The subject property is an internal flag lot,with the only street frontage being the driveway access. There is existing 7 ft. wide sidewalk along N. Meridian Rd. which provides pedestrian access to the property. There are existing 4 ft.wide sidewalks on both side of the northernmost driveway into the property(not on the subject property). There is a 4 ft. sidewalk on the south side of the southern driveway. The landscape plan reflects 4 ft.wide walkways along the front and back of the duplexes, as well as between all four buildings. UDC 11-3A-17 requires a minimum width of 5 ft. for sidewalks.As a condition of approval,the applicant should be required to construct a 5 ft.wide sidewalk along the northern side of the southern driveway access(which is on the subject property).Also,staff recommends the applicant work with the adjacent property owners at 1324, 1404 and 1414 N.Meridian Rd to improve and widen all sidewalks entering the property to meet the required 5 ft.width. Also,to provide a better pedestrian connection from N.Meridian Rd to the duplexes, Staff recommends as a condition of approval that sidewalk extensions be provided across the private drives that distinguish a pedestrian connection from the vehicular driving surfaces through the use of pavers,colored or scored concrete,or bricks as required by UDC 11-3A- 19-B-4. J. Landscaping(UDC 11-3B): The subject property is an interior flag lot with the only portion of the subject property adjacent to N. Meridian Rd being the 15 ft. southern driveway access. Therefore,there would be no requirement for additional landscape buffer along N.Meridian Rd associated with the current application. There are no common lots required or proposed with this short plat, although the landscape plan indicates numerous shrubs along the east-west internal walkways between each duplex building, and at the east sides(rear) of the duplexes. There is an existing 15 ft.wide City of Meridian sewer easement along the eastern perimeter of the property. There are existing trees within this sewer easement. The landscape plan indicates the applicant will work with the City Arborist to determine if any of these trees should be removed due to disease.A formal landscape plan is not required for this submittal. The UDC does not regulate landscaping on residential lots. K. Qualified Open Space (UDC 11-3G): The development is less than 5 acres in size. Thus,the requirements for common open space and amenities does not apply. L. Qualified Site Amenities (UDC 11-3G): The development is less than 5 acres in size and is not considered multifamily. Thus,the requirements for common open space and amenities does not apply. Page 6 Item 8. F400] M. Fencing(UDC 11-3A-6, 11-3A-7): The landscape plan indicates existing fencing being relocated or replaced along the property lines. Any new or relocated fencing should comply with fencing regulations per UDC 11-3A-7. N. Utilities (UDC 11-3A-21): There is a 15' sewer easement running north-south at the east perimeter of the property. The submitted utilities plan indicates the sewer line within this easement presently serves the existing properties adjacent to the west at 1402 and 1414 N. Meridian Rd. However,the water and sewer service for the new duplexes will be provided via service lines running west to mains in N. Meridian Rd. The site plan indicates the applicant intends to relinquish an Idaho Power Easement along the front of the duplexes. The applicant will be required to provide proof of this relinquishment prior to signature of the City Engineer on the short plat. O. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual elevations were provided with this application. The elevations indicate duplexes with pitched roofs, fishscale accents, shuttered windows with lintels and windowed garaged doors. As is required by the O-T zoning district,the duplexes are at least two-stories, although the elevations do not indicate whether the minimum required 35' height is met. This project is near the downtown core and is being proposed for Old-Town zoning. Due to the visibility of these two story-buildings, design is critical to this project. The ASM for residential requires visually heavier and more massive elements or materials, such as stone or masonry, primarily at the base of buildings, and lighter elements and materials such as siding.Also,the ASM states primary building entries must be clearly defined using any unique combination of architectural elements,materials,or fagade modulation meeting other architectural standards in the Manual. At the time of design review,the elevations should provide front porches over the front doors, overhangs matching the rooflines or porches over the garage doors, and a heavier accent material around the base of the buildings. VI. DECISION A. Staff: Staff recommends approval of the proposed rezoning from C-C to O-T and short plat with the conditions noted in Section VII of this report. Page 7 Item 8. F401] VII. EXHIBITS A. Short Plat(date: 6/23/2021) A POR'n� OF BLOCKS J ANO 4, FA_ M"-'WS NORD A770K, Eli A PAR7 OF THE NW �14. SEC770H 7, T J N- R- I L. SM.M- WERVAN, ADA MONTY. IOAHO Yana_4.�auw 2021 RWf J;7 1p M Fr k - --------—--------- ---------—-------- ---- --------------- -------- lffli;'1,P ------------------------------------- 4'j —.r".�Mf% 4' ------------- ---AW—------------------ II I L----------------------- -------———------- --------------- j 4, ----------- --------------------———---------------- k Page 8 Item 8. ■ B. Landscape Plan(date: 6/21/2021) I Mae I r. '.' m11S YIIW�! --------------------/ I 15] I.: asp sK�il�amor Sr Jl} 7 - M I I 1 • � �— I V: 1 1 HW FMELAW IV/1 /y LMYEIe ASK �r r gz I 1 FVZ A . I r � I I iJ, I cwaeerc � o-rr a ue>Ra.ar �I r, z This sidewalk is on the subject property and should be widened to 5 ft.The applicant should work 1>1> with the adjacent property owners to widen the other drive aisle r sidewalks to 5 ft.if possible. --— : 1 I Ig$ I Pt�JA' I I dole v. I I __ S�t3Q'�Q�!' �� I 'e mre�R •I '� I 'gel ----- - -- ------��-- ;�-----I-1 Lr. I 6 i rl rl rndurr ue.IN S I 1 f! PTW4Gr r!]KE I Page 9 Item 8. 403] C. Building Elevations(date: 7/20/2021) FYI 4HM'.M* r. U 7 FRONT ELEVATION -m4M I '4iWT -W"414MI, ic El 01 M El 0 0 01313 c U— Ad 4rLG4 FRONT CLEVA7 I ON V 41 4M -x 1�T Page 10 Item 8. 404 D. Rezoning Legal Description(date: 5/19/2021) Professional Ernglneers, Land Surveyors and Planners cam] �r 924 V 8t_Sa. Nampa, I $.3651 1 a -tc-5 Ph (208)454.0256 Fax( M 467-4130 e-mail:dholZhCVQ-�g sw=da39ociatc5.us FOR: Long&Joy JOB NO.: MRO 121 DATE: May 19,2021 REZONE A parcel of land being a portion of Blocks 3 and 4 of the Amended Flat of F.A.Nourse's Third Addition at filed in the officx of the Ada County Recorder,Boise,Idaho, in Book 7 of Plats at Page 299 lying in the NW 114 of Section 7,Township 3 North,Range 1 Eas4 Boise Meridian,Ada County Idaho,more particularly described as follows: Commencing at northwest corner of Section 7; Thence S 00' 24' 03"W a distance of 1105.86 feet along the west boundary of the NW 114 to the POINT OF BEGINNING; Thence N 89' 36'49"E a distance of 135,38 feet parailcl with the north boundary of Block 3; Thence N 00' 24' 03"E a distarlee of 193.99 feet paral lel with the wuza boundary Blocks 3&.4; Thence N 991 36' 49" F.a distance of 127.73 feet parallel with the north boundary of Block 3 to a point on the east boundary of the west half of Block 4; Thence S 0(f 28' 40" W a distance of 209.00 feet along the east boundary of the west half of Blocks 3 4; Then(�c S 89D 36*49"W a distance of 262.83 feet parallel with the north boundary of Block 3 to a point on the west boundary of the NWIA; Thence N 00'24' 03"2 a distance of 15.00 feet along the west boundary of the N 114 to the POINT OF BEGINNING. Page 11 Item 8. F405] This parcel contains 0.658 acres,more or less. SUBJECT TO:All existing rights of way and easements of record or implied appearing on the abow- described parcel of land. L 4r;str 93 D# OF;v* "otr a so 106 200 Scats i°=7 00' "5 N$9"36'#A"E 0 � 127.73' sy ww PARCEL 0.659rd a T .M CA-- ?4 rq S89'J6'49'Yr NO'2+'03"E 135.3B' 15490' 589-56'49'W 262 A;S 0 /J LA r 015 OP H Page 12 Item 8. F 06 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING Site Specific Conditions: 1. Administrative design review is required prior to building permit for all new attached residential structures containing two(2) or more dwelling units.Elevations should include at least two field materials, accent materials,a heavier accent material around the base of the buildings, covered porches, and overhangs matching the rooflines or porches over the garage doors. 2. The applicant has two years to obtain City Engineer's signature on the short plat or apply for a time extension in accord with UDC 11-6B-7. 3. All off street parking areas and driveways into and through a parking area shall be improved with a compacted gravel base,not less than four(4)inches thick, surfaced with asphaltic pavement, as required per UDC 11-3C-5. All drive aisles shall be a minimum of 25 ft. in width. 4. The sidewalk along the north side of the southern driveway shall widened to 5 ft. in width. The applicant should work with adjacent property owners to widen the other sidewalks on both sides of the southern and northern driveways to 5 ft. in width. 5. Pedestrian connections between the walkways along the front of the duplexes and drive aisle sidewalks shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks. 6. The short plat prepared by Mason and Associated, dated 6/23/21, shall be revised as following: a) Prior to City Engineer's signature on the plat,the applicant shall provide proof of the relinquishment the Idaho Power Easement. b) Add cross access easement Instr.No 2020-148053 to Note 4. 7. Prior to signature of the final plat by the City Engineer,the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster, Sue Prescott, at 887-1620 for more information. 8. Staff s failure to cite specific ordinance provisions does not relieve the applicant of responsibility for compliance. 9. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable. 10. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to driveways, easements,blocks, street buffers, and mailbox placement. 11. The development shall comply with all provisions of the O-T zoning district as set forth in UDC 11-2D-1. B. PUBLIC WORKS CONDITIONS: Site Specific Conditions 1. Applicant is proposing an access gate at the southeast corner of the property to access the manhole at the southern boundary. Before Public Works can approve this, a turn radius analysis must be submitted for review to verify equipment can adequately gain access to this manhole. Analysis Page 13 Item 8. F407] must be complete prior to approval of the construction plans. 2. The property owner to the south must provide an access agreement with the understanding that some parking will be lost and that the access must remain open at all times. To achieve this additional signage, striping, etc. may be required. Access agreement must be in place prior to signature of the plat. 3. Ensure that sewer service lines do not pass through infiltration trenches. 4. A geotechnical report is required to be submitted and reviewed prior to signature of the final plat. General Conditions 1. Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Water service to this site is available via extension of existing mains adjacent to the development. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 3. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-313-14A. 5. A letter of credit or cash surety in the amount of 110%will be required for all incomplete fencing, landscaping, amenities,pressurized irrigation,prior to signature on the final plat. 6. The City of Meridian requires that the owner post with the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior to final plat signature.This surety will be verified by a line item cost estimate provided by the owner to the City. The applicant shall be required to enter into a Development Surety Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, and water infrastructure for a duration of two years.This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health improvements,prior to City Engineer signature on the final plat and/or prior to occupancy,a surety agreement may be approved as set forth in UDC 11-5C-3C. Page 14 Item 8. F408] 9. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 10. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 11. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 12. Developer shall coordinate mailbox locations with the Meridian Post Office. 13. All grading of the site shall be performed in conformance with MCC 11-14B. 14. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 15. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 16. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans.This certification will be required before a certificate of occupancy is issued for any structures within the project. 17. At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 18. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 19. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed,and approved prior to signature of the final plat by the City Engineer. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 21. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in Page 15 Item 8. F409] the development, and if so, how they will continue to be used, or provide record of their abandonment. 22. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment procedures and inspections. 23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 9-1-28.C.1). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to development plan approval. 24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. IX. FINDINGS A. Rezoning Required 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 and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the proposed zoning map amendment to rezone the property from the C-C zoning district to the O-T zoning district is consistent with the Comprehensive Plan, if all conditions of approval are met. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Staff finds the proposed zoning map amendment and the request for the development complies with the regulations outlined in the requested O-T zoning district and is consistent with the purpose statement of the requested traditional neighborhood zoning districts in general. 3. The map amendment shall not be materially detrimental to the public health,safety, and welfare; As this is an infill site surrounded by existing commercial and residential development, Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 4. 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 Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Subject site is already annexed so Staff finds this finding nonapplicable. Page 16 Item 8. F410] B. Short Plat In consideration of a short plat,the decision-making body shall make the following findings: A. The plat is in conformance with the Comprehensive Plan and is consistent with the Unified Development Code; The Comprehensive Plan designates the future land use of this property as Old Town. This application proposes rezoning from C-C to O-T. The proposed short plat complies with the Comprehensive Plan and is developed in accord with UDC standards. B. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services are adequate to serve the site. C. The plat is in conformance with scheduled public improvements in accord with the City's capital improvements program; Staff finds that the development will not require the expenditure of capital improvement funds. All required utilities are beingprovided with the development of the property at the developer's expense. D. There is public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. The developer and/or future lot owner(s)will finance improvements for sewer, water, utilities and pressurized irrigation to serve the project. E. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed short plat will not be detrimental to the public health, safety or general welfare. F. The development preserves significant natural, scenic or historic features. Staff is not aware of any significant natural, scenic or historic features associated with the development of this site. Page 17 E IDIAN;--- Applicant Presentation Requestor: Jonathan Long, 2080.645 acres1332 N Meridian RoadProperty:idaho4you@gmail.com7170-697- Subject PropertyIngress/EgressTwo Points of 1332 N Meridian Subject PropertyIngress/EgressTwo Points of 1332 N Meridian Large rectangular portion of lot is Ignore (moved)0.645 acresor 2 Total area is 28,105 ft 2 approximately 15’ x 98’ = 1,470 ftEntrance rectangle is 2 approximately 128’ x 208’ = 26,624 ft 2008 Easement2020 Easement Kimberlee Lane Easement (24’ wide) Idaho Power Transformerfor decommissioning at unknown dateslated –wide) (16’ Sewer Easement 2,912 SFeasement”parking, utilities \[…\] no parking in “ingress and egress for travel, cross 2,727 SFSouth Driveway Easement (24’ wide)3,826 SFeasement”and “perpetual ingress/egress access” -access and through-for “cross Requestor plans to have Simplicity by Hayden Homes duplex/-homes.com/model/king-https://www.simplicity bedrooms.upgraded paint and trim, and enlarged garages and heating, upgraded flooring, upgraded cabinets, number of windows, granite countertops, dual zone upgrades, including turnkey option, maximum build four duplexes with the maximum possible Adjustments to Current Floorplan(measured on exterior)Meridian Code Requires 2 car garage at least 20’ x 20’ Proposed Edited Floor Plans0” -0” x 20’-20’New Garage6”-0” x 21’-20’New GarageExpand Garages•Main Level Proposed Edited Floor PlansUpdated FloorplanOriginal Floorplanexpand Bedroom 3 (smallest bedroom)sink, add 2 pocket doors to bath, nd& Jill, add 2Expand Bath between Bedroom 2 and 3 to a Jack •Upper Level N for Sewer AccessApprox. 14’ Wide Proposed Property LinesMovable Picnic TablesRedesigned Garages (20’x20’)PavementExt. Property FencingDrivewayGrass/LandscapingSidewalks/Pathways/EntranceWrought Iron Fenced YardsRock WE IDIAN�� AGENDA ITEM ITEM TOPIC: Public Hearing for Intermountain Wood Products Expansion (H-2021-0042) by Kent Brown Planning Services, Located at 255, 335, 381, and 385 S. Locust Grove Rd. and 300 and 330 S. Adkins Way A. Request: To expand existing wood products business located at 220, 300 and 330 S. Adkins Way by a. Annexing 255 and 335 S. Locust Grove Rd. with the I-L zoning district. b. Modification of the Medimont Development Agreement for the purpose of creating a new development agreement for the subject properties and removing the requirement for an internal landscape buffer. c. A Future Land Use Map Amendment to designate 355 and 255 S. Locust Grove from Mixed- Use Community to Industrial, and 385 and 381 S. Locust Grove from Mixed-Use Community to Commercial Item 9. F 12 (:�WE IDIAN:--- IDAHO PUBLIC HEARING INFORMATION Staff Contact:Alan Tiefenbach Meeting Date: October 7, 2021 Topic: Public Hearing for Intermountain Wood Products Expansion (H-2021-0042) by Kent Brown Planning Services, Located at 255, 335, 381, and 385 S. Locust Grove Rd. and 300 and 330 S.Adkins Way A. Request: To expand existing wood products business located at 220, 300 and 330 S. Adkins Way by a. Annexing 255 and 335 S. Locust Grove Rd.with the I-L zoning district. b. Modification of the Medimont Development Agreement for the purpose of creating a new development agreement for the subject properties and removing the requirement for an internal landscape buffer. c. A Future Land Use Map Amendment to designate 355 and 255 S. Locust Grove from Mixed-Use Community to Industrial, and 385 and 381 S. Locust Grove from Mixed-Use Community to Commercial Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the Planning and Zoning Commission Public Hearing Item 9. ■ STAFF REPORTC�WE IDIANn-=- COMMUNITY DEVELOPMENT DEPARTMENT A H O HEARING October 7,2021 Legend DATE: Pro;e c Lcca ion TO: Planning&Zoning Commission FROM: Alan Tiefenbach,Associate Planner E`FRANKL'IN`RQ - 208-884-5533 Bruce Freckleton,Development `t Services Manager W - 208-887-2211 r __ SUBJECT: H-2021-0042 Intermountain Wood Products - -- - -- - - - Expansion IJ LOCATION: The properties are located at 255, 335, 381,and 385 S. Locust Grove Rd, and 1 1 L 220, 300 and 330 S. Adkins Way, in the NE 1/4 of the NE 1/4 of Section 18, Township 3N,Range 1E. I. PROJECT DESCRIPTION This is a request to expand an existing wood products business by annexing 3.1 acres of property with the I-L zoning district, and modifying the Medimont Development Agreement to create a new development agreement to remove a requirement for an internal landscape buffer. This application includes requests for two Comprehensive Plan Map Amendments. The first amendment is to change the designation of the properties to be annexed from mixed use community to industrial to allow zoning to I-L for the warehouse. The second map amendment involves the two properties to the south at 381 and 385 S. Locust Grove Rd(not part of the development)being designated from mixed use community to commercial to make them more consistent with the FLUM designations of surrounding properties to the south and west. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 3.1 acres Future Land Use Designation Mixed Use Community Existing Land Use(s) Vacant Proposed Land Use(s) Industrial(distribution and warehousing for wood products) Lots(#and type;bldg./common) 6 existing lots Phasing Plan(#of phases) N/A Page 1 Item 9. 414 Description Details Page Number of Residential Units(type N/A of units) Density(gross&net) N/A Physical Features(waterways, No known unique physical features. hazards,flood plain,hillside) Neighborhood meeting date;#of June 3,2021,3 attendees attendees: History(previous approvals) The three lots containing the existing business were annexed in 1996(DA Inst.#97072405)and platted as the Medimont Subdivision No.2. (FP 99-010).A conditional use was approved for a wholesale building materials building in 2001 (CUP 01-035)and the CZC was approved in 2003 (CZC 03-007).The two parcels proposed to be annexed and zoned to I-L to allow for expansion of the existing business(255 and 335 S.Locust Grove Rd)are presently un-platted. The two additional lots proposed for a Comprehensive Plan Map Amendment(385 and 381 S.Locust Grove Rd)were annexed in 1999,and CZCs were issued for or the existing daycare in 2012 and 2017(CZC 12-064,CZC A-2017- 0191,MDA 09-002).Although these lots are being included as part of the Comprehensive Plan Map Amendment with this application,they are otherwise not part of the development. B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action es/no Access(Arterial/Collectors/State Access presently occurs from S.Locust Grove Rd(arterial) Hwy/Local)(Existing and Proposed) and S.Adkins Way(Local) Traffic Level of Service Better than"E" Stub Street/Interconnectivity/Cross Site plan only shows internal access to the west. Access Existing Road Network S.Locust Grove Rd and S.Adkins Way Existing Arterial Sidewalks/ 7' sidewalk already exists along S.,Locust Grove Rd. Buffers Proposed Road Improvements No improvements required Fire Service No comments submitted Police Service No comments submitted Wastewater • Distance to Sewer NA Services • Sewer Shed Five Mile Trunkshed • Estimated Project Sewer See Application ERU's • WRRF Declining Balance 14.18 Page 2 Item 9. F415] Description Details Page • Project Consistent with Yes WW Master Plan/Facility Plan W-6 • Comments • Flow is committed • Sewer is available from Locust Grove • Ensure no permanent structures(trees,bushes, buildings,carports,trash receptacle walls,fences, infiltration trenches,light poles,etc.)are built within the utility easement. • Ensure no sewer services pass through infiltration trenches. • If existing sewer main into the site is not used it must be abandoned at the manhole. Water • Distance to Water Services 0 • Pressure Zone 3 • Estimated Project Water See application ERU's • Water Quality No concerns • Project Consistent with Yes Water Master Plan • Impacts/Concerns • Any changes to public infrastructure must be approved by Public Works. • If the existing water main stub is not used it needs to be abandoned at the main in Locust Grove. • Water main will require a 20'utility easement. • Ensure no permanent structures(trees,bushes, buildings,carports,trash receptacle walls,fences, infiltration trenches,light poles,etc.)are built within the utility easement. • Any well that will no longer be used must be abandoned according to IDWR requirements. Page 3 Item 9. F 16 C. Project Area Maps Future Land Use Map Aerial Map Legend Legend - �Projeo}Lflcafior ��Proje�t Lacafian � I UIss (p] 1- + E FRANKLIN RD EX NKL'IN'RD W v LU KALISPEiL , L7 ST S7 ' me teal - - J J i E r- Zoning Map Planned Development Map Legend 0 Legend 0 Prn ect Lcca�lan 10E-cject Lflcaicrs I. 1=L *_i City L rnr!E E'FRANKL`IN_RD 01— _ N�IF#`RD - 5i I - 1 RUT RUT S C-N 1 [-71 RUT E:= R1 P. C-G EWATEF90WERSTW&- - ---- - — O -------------- -- RU i C C III. APPLICANT INFORMATION A. Applicant/Representative: Kent Brown Planning Services-3161 E. Springwood Dr,Meridian,ID 83642 B. Owner: Banks Group, LC-PO Box 65970, Salt Lake City,UT, 84165 Page 4 Item 9. F417] IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 9/17/2021 Radius notification mailed to properties within 300 feet 9/15/2021 Sign Posting 9/17/2021 Nextdoor posting 9/16/2021 V. STAFF ANALYSIS Background The applicant proposes to annex 3.1 acres of property(the subject property)at 255 and 335 S. Locust Grove Rd. in order to construct a 59,300 sq. ft. +/-warehouse for their existing wood wholesale distribution business. The existing business is to the west of the subject properties at 300 and 330 S. Adkins Way. This request also includes a request for a development agreement modification and comprehensive plan map amendments. The existing wholesale and distribution business was constructed in 2003 and is within the Medimont Subdivision(annexed in 1996). The Medimont DA has a requirement for a 20' planting strip along the eastern boundary of the plat area(intended as a residential buffer). This puts the required planting strip between the existing business and the properties intended for annexation and expansion. Accordingly,the applicant proposes a DA modification to remove the requirement for the planting strip in this area. This application also includes a request for two comprehensive plan map amendments. The first amendment is to change the designation of the 3.1 acres of property to be annexed from mixed use community to industrial to allow zoning to I-L for the warehouse. The second map amendment involves the two properties to the south(1.32 acres total)at 381 and 385 S. Locust Grove Rd(already zoned C-C but not part of the existing business or expansion). Until recently this was the location of the Tree House Learning Center daycare. These properties are also designated for mixed use community but are directly adjacent to industrial designation to the west and commercial designation to the south along W. Watertower St. and S. Locust Grove Rd. At the pre-application meeting, staff informed the applicant that it was not preferable to pursue a land use map amendment that would leave a small enclave of mixed-use community designation and encouraged the applicant to work with the adjacent property owners to amend the map to commercial with the same application. There will still be approximately 7.2 acres of property remaining along this side of S. Locust Grove Rd designated for MU-C, staff is unsure how viable the remainder of this property will be for mixed use community development,particularly the two residential properties directly north of the subject property. Annexation The proposed annexation area is contiguous to City annexed property and is within the Area of City Impact Boundary. To ensure the site develops as proposed by the applicant, staff is recommending a new development agreement as part of the annexation approval. The applicant has provided a new legal description of the property boundary subject to the new DA(see Exhibit VIII below). Page 5 Item 9. F418] A. Future Land Use Map Designation(https://www.meridiancity.org/compplan) Comprehensive Plan Map Amendments The area is presently designated for mixed use community under the future land use map (FLUM). The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses,including residential, and to avoid mainly single-use and strip commercial type buildings. Non-residential buildings in these areas have a tendency to be larger than in Mixed Use Neighborhood(MU-N)areas,but not as large as in Mixed Use Regional(MU-R)areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to,but also walk or bike to(up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. To the east of the subject property across S. Locust Grove Rd is single family attached (Bellabrook Subdivision)and a religious institution. There are commercial and office uses to the south,and directly adjacent to the west is a 27-acre industrial park. Adjacent to the north are two existing single-family residences, and north of those is a 2.4-acre property zoned R-40 with an existing development agreement for up to 95 multifamily units (Cobblestone Village AZ 99-005). Given the existing development in the vicinity,the size of the remaining undeveloped properties, and that UDC 11-3A-3 requires site circulation to occur from a local street(S.Adkins Way) rather than an arterial(S. Locust Grove), staff does not believe the subject properties have the accessibility and are viable for the integrated,walkable, synergistic development oriented around open space that is anticipated by the Plan for mixed use community. Staff does believe a plan amendment is appropriate to allow a change to industrial designation for the subject properties and commercial designation for the properties to the south. However, staff does have reservations with how the proposed development will interact with the remaining properties to the north which would still be designated for Mixed Use Community. The two properties directly north of the subject property are still in the County,the two properties north of those are within the City and zoned R-15. Staff has concerns with whether the proposed warehouse will limit future redevelopment in this area. Staff has not received any correspondence from the owners of either of those properties. B. Development Agreement Modification The existing Intermountain Wood Products buildings are within the Medimont Development Agreement,which was approved in 1997 (Inst. 97072405). Provision 4d requires a permanent 20- foot-wide landscaped planning strip along the east boundary landscaped with 6-8-foot-high scotch pines at a maximum distance of 15 ft. each. This was required to provide a screen for the adjacent residential properties,two of which are now proposed for the warehouse expansion. This proposal would create a new development agreement for the subject properties and would remove this requirement. At the time the Medimont No. 2 Final Plat was approved a common lot(Lot 2 Block 2)was platted along the eastern perimeter of the subdivision for the purpose of this landscape screen. This common lot was owned and maintained by the Stonebridge Owners Association. In February of 2021 the portions of the common lot between the existing business and the parcels to be annexed were deeded to the applicant. As the intent of the landscape strip was to buffer the adjacent residential properties from the industrial development, and the properties to be annexed are no longer proposed for residential, staff supports elimination of the DA requirement in this area. However,Lot 2,Block 2 (the common lot)was split improperly. This results in two common lots—a common lot strip north of Page 6 Item 9. F419] the subject properties, and a common lot strip south of the subject properties. Also, an unbuildable common lot is now being converted to a buildable lot for a warehouse. This makes the applicant ineligible for a parcel boundary adjustment and a short plat is necessary to legitimize the subdivision. This will require cooperation with the Stonebridge Owners Association that owns the remainder of the common lot. All the trees that were within this portion of the buffer have been removed,which should be addressed. This is discussed in the landscaping section. C. Comprehensive Plan Policies(https://www.meridiancity.or /g compplan): • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval,and in accord with any adopted levels of service for public facilities and services." (3.03.03F) The subject property is surrounded by the City limits to the south, east and west. City water and sewer service is available and can be extended by the developer of the property proposed to be annexed with development in accord with UDC 11-3A-21. • "Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities,and other best site design practices." (3.07.01A) The proposed industrial use will be required to provide a landscaped buffer along property lines adjacent to residential uses (i.e. to the north)with development per UDC Table 11-2C- 3. No outdoor storage is proposed with this development. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) Staff does have concerns regarding the present concept plan as will be discussed in the dimensional standards section below. Staff has red-marked on the concept plan that this plan should not be approved and future development should comply with all pertinent regulations and the Architectural Standards Manual. In regard to the proposed use, with appropriate design the proposed warehouse should be compatible with the existing industrial uses to the west and the commercial uses to the south. The required buffer to residential land uses to the north should minimize conflicts between land uses. However, staff does have concerns regarding how industrial development on the subject property could affect future development potential for the properties to the north, which will still have the Plan designation of mixed-use community. • "Support infill development that does not negatively impact the abutting, existing development. Infill projects in downtown should develop at higher densities,irrespective of existing development."(2.02.02C) The proposed infill industrial development should not negatively impact abutting uses as other industrial uses exist to the west, commercial to the south, and a landscaped buffer is required along the north property boundaries to residential uses which should minimize conflicts.As noted in the Architecture Section below, the building architecture as submitted should not be approved and the warehouse should meet all standards of the ASM at time of Certificate of Zoning Compliance (CZC). • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development." Page 7 Item 9. F420] (3.03.03A) The proposed development will be required to connect to City water and sewer systems with development. • "Require urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Curb, gutter and sidewalk has already been constructed along S. Locust Grove Rd and S. Adkins Wy, and in their staff report dated September 13, 2021 ACHD noted no additional road improvements were necessary. Hook-up to City water and sewer service is required with development. • Reduce the number of existing access points onto arterial streets by using methods such as cross access agreements,access management, and frontage/backage roads, and promoting local and collector street connectivity. (6.01.02B) The concept plan indicates primary access, including for trucks, occurring directly from S. Locust Grove, an arterial.Also, staff has recommended to the applicant that cross access be provided to the properties to the north and south, although the concept plan does not reflect this. Staff has addressed this in the conditions of approval. Existing Structures/Site Improvements: D. Proposed Use Analysis: The applicant requests to annex and zone to I-L to allow a warehouse. This is an allowed use per UDC 11-2C-2. E. Specific Use Standards(UDC 11-4-3): There are specific use standards for a warehouse use per UDC 11-4-3-42. This includes a limitation on square footage of office and retail, and outdoor activity areas not being located within 300 feet of an adjacent residence or residential district. The 4,800 sq. ft. office area is well under the 25%limitation on office uses,but the concept plan reflects an outdoor loading area as close as 100 feet from the adjacent residential property to the north.At the time of the certificate of zoning compliance(CZC),the applicant will need to either move the loading bay to conform to the regulation or fully enclose the loading bay. F. Dimensional Standards(UDC 11-2): The I-L zoning district requires a 35 ft. street setback.A 25 ft. wide landscape buffer is required along S. Locust Grove Rd.,which is the same width required for landscape buffers on any side bordered by residential. Building height is limited to 50 ft. The site plan as submitted does suggest the landscape buffer along S. Locust Grove Rd. is met,but the width of the residential buffer to the north does not meet UDC standards. The site and design standards of UDC 11-3A-19 state that for properties greater than two(2) acres in size,no more than fifty(50)percent of the total off street parking area for the site shall be located between building facades and abutting streets. The concept site plan as submitted shows the entirety of the parking between the building and S. Locust Grove Rd. UDC 11-3A-19 also requires an applicant to extend or improve streets,drive aisles, cross access easements or similar vehicular and pedestrian connections provided from adjacent properties. The concept plan as submitted does not provide access to the properties to the north and the south. As a condition of approval of the development agreement, staff is recommending cross access to these adjacent properties. Page 8 Item 9. F421] Staff does have concerns with the concept site plan as submitted because of the comments listed above. Staff has additional concerns regarding the size and visibility of the proposed warehouse as would be viewed from S. Locust Grove Rd.,and is unsure the building as shown would meet all the requirements of the Architectural Standards Manual(ASM).Although staff is overall supportive of annexation of the property for the purpose of the expansion, staff believes additional revisions need to be made to the site plan in order to be consistent with the regulations. Staff is not supportive of the concept plan as submitted. G. Access(UDC 11-3A-3, 11-3H-4): The existing business presently takes access from two driveways off of S. Adkins Way, a local commercial street. The two properties to be annexed are currently both rural residential, each with a driveway access from S. Locust Grove Rd. S. Locust Grove Road is classified as an arterial roadway and is improved with 5-travel lanes, bike lanes,vertical curb,gutter, and 7-foot wide sidewalk abutting the site. The concept plan as submitted shows access for this site occurring via a 40 ft. driveway directly from S. Locust Grove Rd. The applicant has mentioned employee,customer and truck access could occur at this driveway.ACHD has noted this proposal complies with all ACHD requirements. The Council can grant a waiver to allow the access,but staff prefers the applicant develop the site plan with internal circulation and send trucks through S. Adkins Way as previously discussed at the pre- application meetings. Staff has concerns with access occurring from S. Locust Grove Rd. UDC 11-3A-3 states where access to a local street is available,the applicant shall reconfigure the site circulation plan to take access from such local street.Also,where access to a local street is not available,the property owner shall be required to grant cross-access/ingress-egress and extend or improve streets,drive aisles, cross access easements or similar vehicular and pedestrian connections provided to adjacent properties. During the March 2021 Pre-Application meeting, it was mentioned to the applicant that the site plan as submitted should be revised to remove primary access from S. Locust Grove, access should be provided to the properties to the north and south, and it would be preferable for truck access to occur via the existing driveway from S.Adkins Way. The concept plan as submitted does not reflect any of these access points. As a condition of approval, staff recommends the access from S. Locust Grove Rd be closed, and the site plan be revised to indicate access from the north, south and west. H. Parking(UDC 11-3C): UDC 11-3C-6 requires one space for every 2,000 sq. ft. of gross floor area for industrial uses (warehouse). Based on a 53,350 sq. ft. warehouse and 4,800 sq. ft. of office space this amounts to 27 parking spaces required whereas 44 are provided. However, as mentioned above in the dimensional standards section above,the parking configuration as shown on the site plan does not comply with UDC 11-3A-19 in that all parking area is located between building facades and abutting streets. 11-3C-5 requires all off street parking areas to be provided with a substantial wheel restraint to prevent cars from encroaching upon abutting private and public property or overhanging beyond the designated parking stall dimensions.When a bumper overhangs onto a sidewalk or landscape area,the parking stall dimensions may be reduced two(2)feet in length if two(2)feet is added to the width of the sidewalk or landscaped area planted in ground cover. The concept plan does not appear to meet either of these requirements. Page 9 Item 9. F422] I. Sidewalks(UDC 11-3A-17): 8 ft. wide sidewalk exists along S. Locust Grove Rd. and sidewalk of at least 5 ft. exists along S. Adkins Way. ACHD has submitted a staff report and does not request any additional sidewalk improvements. J. Landscaping(UDC 11-3B): UDC Table 11-2C-3 requires a 25 ft. wide landscape buffer along arterial roads(S. Locust Grove Rd), 10 ft. wide buffer along local road(S. Adkins Way), and 25 ft. wide landscape buffers when sharing a property line with a residential use. There are also landscaping requirements(UDC 1I- 3B-8C) for parking lots,including not more than 12 parking spaces in a row without at least a 50 sq. ft.planter islands and a 5 ft.wide perimeter buffer adjacent to parking,loading or other vehicular use areas. A landscape buffers meeting the minimum dimensions will be required along S. Locust Grove Rd. There is an existing landscape buffer along S. Adkins Way and the parking lot appears to meet minimum requirements. The residential landscape buffer to the north of the site does not appear to meet the minimum width of at least 25 ft. The properties to the south(381 and 385 S. Locust Grove Rd) are not part of the current development and are subject to a separate development agreement. As mentioned in the DA modification section above,the existing Medimont Development Agreement has a requirement for a permanent 20 ft.wide planting strip along the eastern boundary of the subdivision,planted with 6-8 ft. high pines at no less than 15 ft. apart. When staff initially did the site visit for the pre-application meeting, staff discovered all trees that had been in this required planting strip between the existing business and the properties to be annexed had been cut down. Staff mentioned to the applicant these trees were a requirement of the final plat and DA and could not be removed without a DA modification. Staff requested the applicant account for all trees that had removed, and the applicant responded 11 trees had been removed in this area ranging in diameter from 11.5 in. to 20 in.to a total of 169 inches. As these trees were a requirement of the DA, staff recommends a condition that the applicant shall coordinate with the City Arborist to ensure an additional 169 caliper inches of trees meeting the minimum 6-foot height requirement be planted on the property in excess of other minimum landscaping requirements. K. Waterways(UDC 11-3A-ft There are no waterways known to traverse the property. There is an ACHD detention pond on another property approximately 500 feet to the north. L. Fencing(UDC 11-3A-6, 11-3A-7): The existing business has chain link fencing along the sides and rear of the facility. The properties to be annexed currently have, 3-strand wire,chain link and open split rail fencing. The concept site plan does indicate some of the existing fencing along the side property lines will remain. At time of CZC,the applicant will be required to submit a landscape plan that reflects all fencing meets the provisions of UDC 11-3A-7. This includes screening of any outdoor storage as required by UDC 11-3A-14. M. Utilities (UDC 11-3A-21): Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. See Section VI below for Public Works comments/conditions. Page 10 Item 9. F423] N. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual elevations have been provided with this submittal. The elevations do not meet the minimum requirements of the ASM. This includes nearly the entirety of the building materials being metal siding,lack of accents of at least 30%along the base of the building, fagade sections longer than 50 ft.without modulation,rooflines longer than 50 ft.without roofline or parapet variations, and possibly not meeting the 30%fenestration requirement or fenestration alternatives. Staff recommends the conceptual elevations not be approved. Also,due to visibility of this property from S. Locust Grove Rd and that it is surrounded on three sides by commercial and residential development, staff recommends a DA provision that requires architecture comply with the commercial,not industrial standards. VI. DECISION A. Staff: Staff recommends approval of the proposed amendment to the Future Land Use Map,DA modification and Annexation with the requirement of a Development Agreement per the provisions in Section IX in accord with the Findings in Section X. Page 11 Item 9. F 24 VII. EXHIBITS A. Future Land Use Map—Adopted&Proposed Land Uses Dace: 3129l2021 Adopted Lana Uses 500 1 000 Feet Nigh Density Residential General Industrial MN-C Legend `TMISAP Boundary 1im � Low Density Residerrbal Medium density Residential ' Med+iigh density Residential ' High Density Regiderlial Commercial office Commercial ® IndUStiai warertpw — ® civic Proposed Land Uses Old Town F—] Mixed Use Neighborhooc 0 Mixed Use Corrm unity �] Mixed Use Regional ® Mixed Use Nor�-Residemial I ® Mixed Use-Interchange ® Low Demity Employment high Density Employment Mixed Employment I J M U-Res metal tutu-C mu-corn dustrial i Lifestyle Center Civic - - - - - � Medium Commercial �DensaF Y Residential Item 9. F 25 B. Annexation Exhibit(date: June 8,2021) ANNEXATION DESCRIPTION A parcel of land described as Parcel 1 in Warranty Deed,Ins(. No. 2020-012834, and all that certain Parcel described in Warranty Deed,Inst.No. 2019-121778, located in the Northeast 114 of the Northeast 114 of Section 18, Township 3 North, Range 1 East, Hoise Meridian, City of Meridian, Ada County, 11), more particularly described a..s follows, CO1V MENCIN C at the Northeast Corner of said Section 18- from which the Eagt 1/4 Confer common to said Section 1 B and Sect]on 17,bears, South 00°00'39"'West, (which is the basis of bearing for this description),for a distance of 2658.72 feet; thence stung the common line of said Sections 16 and 17, South 00'-00'00" East, for a distance of 828.49 feet,from which the North 1116sh corner common to Sections 18 and 17 hears South 00°00'00"East, for a distance of 501.09 feet;thence North 84°11'30"EasL for a distance of 48-01 teet to the westerly right-of- way line of South Locust Grave Road as shown on Record of Survey No. 7075,Ada County Records, the POINT OF BEGINNING; Thence South 00'00'00" Fast along said westerly right-of-way line of South Locust Grove Road, for a distance of 352.i 1 feet to the northerly boundary line❑f that certain Parcel shown on Record of Survey No, 10859,Ada County Records; Thence along said northerly boundary line, South 89°08'55" West(formerly South 89°11'3Q" West),for a distance of 387.80 feet to the easterly boundary line of IVleditnont Subdivision, as recorded in Hook 75,at Page 7794, Ada County Records; thence along said easterly boundary line,North 00'54'14" East(formerly North 00155" East), for a distance of 352.53 feet: Thence North 89°11'30"East, for a distance of 382.24 feet to the POINT OF HEGMNING, The above-dt scribed Parcel contains 3.113 acres, more or less_ -r- - S object to easements of record and not of record. Page 13 Item 9. F426] ANNEXATION EXHIDT MAP FOR INTERMOUNTAIN WOOD PRODUCTS LOCATED IN THE NE 1 4 OF THE NE 1/4 OF 5EMON 18, T_ 3 N-, R. 1 E„ H,M_, Y OF MERIDIAN, ADA COUNTY, IDAHO � _ Toi vp + E. FRANKLIN P(D. 718 0, + _ V ill A� N89-11'313"E #3❑-25' 46.LbCF� F�20�E .� PARCEL 1 TON INARRANTr DrED INST NO. 2020-012834 0 58911'.34"w 431 83' -- 0 (S89'1) I/2'IY 4SZ,3') Az u r'7 INARRAN TY DEED a -< a fNST 40- 2019-12MB �►� +�t`; °° ;- W rS ; 4 Iti uA� FAILCEL A W, 4 0 It o T� 3.t+3� ACRES m a o F}�z p C3. rY bicu ` U a iEl Y; S RI!}fs'5511 w OC 0 a SB�r�B'5�"14 d35.81' r RECCeD OF SURVEYNO. MR59 I;.+ � Z 55 sa9aassw Ui' M1B 41 1/16 QORNEIR Se9bj' °W ti90.15' � l8 17 SCALE, 1"-100' t � r a ° 18 l7 .�i1 �Aa.�ci BID.: F- fSGRE� ' INTERMOUNTAIN DOD PRODUCTS 220158 o�.SQ�+waLc.;. c SmEf ir P40 r 7-1, iy4lZmvr.Quo Ffeu,• -u8rec ANNEXATION EXHIBIT � OF 1 Page 14 Item 9. F427] C. DA Modification Legal Description and Exhibit(date:August 5,2021) TOTAL BOUNDARY DESCRIPTION A portion of I t 2, Block 2 of Medimonl Subdivision N-D,1, as rc;eordcd in 13mk 75,at Pic: 7794,Ada County R ords, all of Lots 7, 8,and 9, Block 2-of AMcdimonl Subdivision No.2,w; recorded in R(Nok 79,at Page 8453, Ada County Records,a portion ofthat certain parcel described w%Pmcl 1 in Warranty Deed, lnSt, No, 020-012834, Md a portion of that air1 Parcel described in Warranty Deed, Inst.No.2019-121778,all of which i;s located in the Northeast 1/4 of the Northeast 14 of Scelion 18,'Township 3 North, Range 1 L'ast, Boise Meridian.,Ada County, ID,more particularly described as follows,, COMMENCINO at the Northeast Corner of Suction 18;thence along the common line of Sections 18 and 17,which is coincident with the centertine of South Locust Grave road, South 00°30'17"West, for a distance of829.00 feet,from which a 5(8"rebar with a plastic cap, starnpod"CSC PLS 5082,"marking the North 1I1 P corner common to Sections 18 and 17 bears, South 00130'17" West, for ad issance of 500.62 feet; 'I'hence, South 89146'00" Vest,fora distance of48.00 feet to the westerly right of way line of South Locust Gwvo Road,as depicted on Record of Survey No. 7075,the POINT OF BEGINNING: Thence, along said right of way Iine.South 00'30'17" West, for a-distance of 351.68 feet Ic its intersection with the northerly boundary line of that certain Parcel shown otti Record of Survcy No. 10959,Ada County Records; Thence along said northerly boundary line South 89139'34"Vest(formerly Soutb 99"1 F 0-Vest), for a distance of 388.00 feet to the easterly boundary line of Lot 2, Rlu,:k 2 of Mcdimont Subdivision,as recorded in Book 75,at Page 7794, rich County Records, which bears North 01'25'43"l:;ast, for a disumce of 1.00 Net from a found 519"ruNr with a plastic car,starnpod"I Ski PLS 7724,"mf=ncc monument; Thence along said easterly boundary line, South 01°25'43"Vest,for a distance of0.44 feet to its intersection with the costerly prnilungation of the uthcrly boundary line of IAA 9. Block 2,of Medimont SubdivisionNo_2,which bears North 01'25'43" Fos[, for adistanvu uf0.56 feet from the afommentioned reference monument; Thence North 89*01'17" West, along the southerly boundary line of said Lot 9, Block 2 and the easterly prolongation thereof, for a distance of 302.23 fcct to a found 112" rehar with a plastic cap, stamped ",GA LF.E, PLS 3260," marking the southwest corner of Lot 9, block 2, which is coincident with the easterly right of way line of South Adkins Way,, Continued an Paige 2 Page 15 Item 9. F 28 Total Boundary Description Page 2 Thence along the wcstcrly boundary line of Lots 9 through 7, the following courses and distances: North DD 58'43" FALL. For a distancc of I1 _98 feet to a found If2" rebar with a plastic cap, stamped,"GA LEE, PLS 3260,''marking thy:beginning of tangent curve to the la, 124.55 feet along the arc of said curve, having a radius of 329,00 feet, a central angle of 21°'41'29", and a chord, which bears, Nonh 09152'01" West, for a distance of 123,81 feet to a found V2" rebar with a plastic cap.. stamped 'GA I.EE, PLS 3260," marking the beginning of a reverse curve; 102.60 feet along the are of said curve, having a 271.00 fool radius, a central a sle of 21°41'29", and a chard which bears, forth 09'32'01" West, for a distance of 101.99 feet to a found 112" rebar with no cap; North 00-58'43" East, for a distance of 106.36 feet to a found 1/2" rebar with a plastic cusp, stamped"GA LEE,PLS 3260,"marking the northwest corner of said rot 7, Block Z Thence„ leaving said westerly boundary line, South 89401'17" East, for a distance 320.13 feet along thu northerly boundary 1 ino of said Lot 7 and the easterly prolongation thereof to s set 5/8" rebw with a plastic cap, "PLS 12720," on the easterly boundary line of Lot 2, Block 2. of Medirnont Subdivision, Them South I googr 17" Fast,a distance or 79.97 feet along said easterly boundary line of Lot 2, Block 2, which hears,'forth 01"25'43" East, for a distance of 5.00 feet from a found 1 " rebar with a plastic.cap, -starnpud-GA LEE, PLS 3260,witness Corner; Thence South 01°25'43" Nest,for a distance of 18.96 feet to die northwest corner of that Parcel described in Warty L?eed, Inst.No, 2020-012834; Thence North 99146'00" East,a distan"of 2.31 feet along the northerly boundary line of said Parcel to the POINT OF BEGINNING. Containing 6.416 acres, more or less. _ Subject to valid casements or reservations_ � EIS OF DESCRIPTION. 8F 1t�` � Al"� Page 16 Item 9. 429 rs � zLL �ONRAW O 12, L `6 L O�OOAD S��a 3A010 1Sf1Ol 'S y ,OU 6z" .L6 004 € SL . d'$. l 99,1S£ M.LL,O�.Ob9 SC PLS 52a2 PLS 5282 - z as h o irm-- 0 00 006 F— W N n6 a CL D W - ; Igi � - � OD , ~_ I � 4SG 00 o - LS 7l m � W _ (LOT 2 hENT SUB,LLJ CV Z ~ z LLP 00 i ci # 9 z L CA to In (LOT 9) (LOT 9) M-OT 10) CL w� r KO- o A LEE 00 PL526 PLS 3Z4 CA PLS 326 LS 3260 PLS 32d - 5 ti F w ; d 47 O h'1 r [y r N I� W w it h'7 O cN O z J ,LOW"W tE� aVWM-mm PM swM Sarre arse -ON MEN Page 17 Item 9. F430] D. Site Plan(date: 1/12/2021)NOT APPROVED ---------------------------------- I I I I I i I "a'sffla'un°°r' I I I l --- -------------- ------ _ ' I i0116WFA6ALR0 PAFi3 STOf� ��wo xF�'1=:� --.•.�_ I ARGHITECTURAL SITE PLAN Page 18 s E:. i _� a� -E I III �� r0 ii•�� .: � Page 19 t � _ Page 20 Item 9. F433] VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, 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. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development on the site shall comply with the non-residential design standards for commercial districts in the Architectural Standards Manual and the design standards listed in UDC 11-3A-19 b. The S. Locust Grove Rd. access shall be used for emergency access only,unless waived by City Council in accord with UDC 11-3A-3. c. Cross-access easements shall be granted to the abutting property to the north(Parcel# S1118110071)and south(Parcels#R0879824125 and R0879824130); a copy of the recorded easement shall be submitted to the Planning Division with the Certificate of Zoning Compliance application for this site. d. The applicant shall coordinate with the City Arborist on a mitigation plan to ensure an additional 169 caliper inches of trees removed from the property meet the standards set forth in UDC 11-313-10. e. Prior to Certificate of Occupancy,the applicant shall complete a short plat to merge Parcel# S 1118110105 and# S 1118110130 as well as the portion of Lot 2, Block of the Medimont Subdivision that was deeded to the applicant. £ The applicant shall comply with the warehouse specific use standards set forth in UDC 11-4-3-42. The proposed outdoor loading area shall not be located closer than 300 feet from the adjacent residential property to the north or fully enclosed. g. A 25-foot wide landscape buffer shall be constructed on the northern boundary to residential land use as required per UDC Table 11-2C-3, landscaped per the standards listed in UDC 1 I-3B-9C,unless otherwise reduced by City Council. B. PUBLIC WORKS CONDITIONS SITE SPECIFIC CONDITIONS: 1. Ensure sewer services do not cross infiltration trenches. 2. Ensure no permanent structures(trees,bushes,fences,buildings, car ports,trash enclosures, infiltration trenches, light poles,etc.)are built within a City utility easement. 3. Unused water or sewer service stubs or mains must be abandoned in accordance with current City standards. GENERAL CONDITIONS: 1. Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall Page 21 Item 9. F 34 be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 3. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x 11"map with bearings and distances(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 9-1-28.C). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 5. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 6. All irrigation ditches, canals,laterals, or drains,exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. 8. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 9. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 10. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 11. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. Page 22 Item 9. F435] 12. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 13. Developer shall coordinate mailbox locations with the Meridian Post Office. 14. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 15. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. 16. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 17. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 18. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancioy.or"l ublic_works.aspx?id=272. 19. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond.Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. IDAHO TRANSPORTATION DISTRICT (ITD) https://weblink.meridiancily.org/WebLinkIDocView.aspx?id=234988&dbid=0&repo=MeridianC ky D. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridianciU.orglWebLink/Doc View.aspx?id=237340&dbid=0&repo=MeridianC hty E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridiancily.or /WebLinkIDocView.aspx?id=237150&dbid=0&repo=MeridianC ky Page 23 Item 9. F436] IX. FINDINGS A. Comprehensive Plan Map Amendment 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: 1. The proposed amendment is consistent with the other elements of the Comprehensive Plan. Staff finds the proposed amendment from Mixed-Use Community to 3.1 acres of Industrialfor 225 and 335 S. Locust Grove Rd. and 1.32 acres of Commercial for 381 and 385 S. Locust Grove Rd. is compatible with adjacent industrial uses in the area and is consistent with the goals and policies in the Comprehensive Plan as noted in Section V. 2. The proposed amendment provides an improved guide to future growth and development of the city. As the adjacent development pattern is industrial to the west and commercial to the south, Staff finds that the proposal to change the FL UM designation from Mixed Use—Community to Industrial and Commercial will provide an improved guide to future growth and development in this area and will be compatible with adjacent industrial uses. 3. The proposed amendment is internally consistent with the Goals,Objectives and Policies of the Comprehensive Plan. Staff finds that the proposed amendment is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan as noted in Section V. 4. The proposed amendment is consistent with the Unified Development Code. Staff finds that the proposed amendment is consistent with the Unified Development Code. 5. The amendment will be compatible with existing and planned surrounding land uses. If staffs recommendation are followed regarding design and compliance with UDC standards, staff finds the proposed amendments to Industrial and Commercial will be compatible with other existing industrial and commercial uses in the area. 6. The proposed amendment will not burden existing and planned service capabilities. Staff finds that the proposed amendment will not burden existing and planned service capabilities in this portion of the city. Sewer and water services are available to be extended to this site. 7. 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. Staff finds the proposed map amendment provides a logical juxtaposition of uses and sufficient area to mitigate any development impacts to adjacent properties. 8. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Section V and the subject findings above, Staff finds that the proposed amendment is in the best interest of the City. Page 24 Item 9. ■ B. Annexation and/or Rezone(UDC 11-513-3E) Required 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 and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Applicant is proposing to annex the subjectproperty with I-L zoning and develop industrial uses on the property. Although the FLUM presently designates the areas for mixed use community,for the reasons listed in the Comprehensive Plan Map Amendment section above stafffinds industrial use is appropriate in this area and supports a plan map amendment. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment to I-L generally complies with the purpose statement of the I-L district in that it will encourage industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated entirely or almost entirely within enclosed structures and is accessible to an arterial street(i.e. S. Locust Grove Rd.). 3. The map amendment shall not be materially detrimental to the public health,safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed industrial use should be conducted entirely within a structure. 4. 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 Stafffinds City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City, if the applicant enters into a new development agreement and adheres to the DA provisions above. Page 25 E IDIAN;--- Applicant Presentation "` INTERMOUNTAIN WOODS IandproaATA SITE MAP i tVL f � r d pill I R 9PAw f NIL = F '� 43035'58.46'' N 116022'09.84" W ■ . . emir - - - - May 13, 2021 IandproDATA.com The materials available at this website are for informational Scale: 1 inch approx 300 feet purposes only and do not constitute a legal document. . I PLAT SHOWNG BEL VEAL SUBDIVISION LOCATED IN THE NE 1 4 OF NE 1 /4 OF SECTION 18, T.3N., RAE., B.M. MERIDIAN, ADA COUNTY, IDAH 2019 E. FRANKUN RD. S.7 S. S.18 .S.17 CP&F #107088111 Jv - g1 J FIC 1/2` IRON PIN W.C. PLS 7612 ro w PER RECORD OF SURVEY , IJNPLATTED l ® REPLACE WITH 5/8" I 7729 1.D' W►.C. SOUTH ®39'17"E 387 ° N89 .84' _ ................ . 202.84' 4&01' ----------- -------- - -------------- -- ---------------------_-4-1 A� a - 1 ° —�! 25.0' 21.84 �— =° 1 9 1 5 20 80 0 10 40 120 ®f ° I 0 0 10 1 � i ° w �' SCALE: 1 a-I t N catC40 ® bo IC4 N 1 IF 1 I f •p Zj ' t / " I ,� I FOUND 5/8- IRONPIN NOTED ° 25.0' r-- ° 10.0'-- 1 FOUND BRASS CAP MONUMENT FOUND 5/8 IRON PIN-NO CAP - 4 e- -10.0' ® - - - - - - - - - - - - - - - PLACEDC 7729 1 t c ' 1 o • SET 1/2 IRON PIN NTH CAP L----------------------------------- ---------- ' ,87.39' _9"39'1390.2S _ �20284° - • 589�9`,7'Wf °N 1®16 . C POINT ®_ �� 39®23' 4&01' `J PLS 5082 PLS 3260 REAL PINT CPS #105137704 SUBDIVISION BOUNDARY LINE LIE TABLE MURDOCH SUBDIVISION NO. 2 OF BEGINNING LOT LINE ®®® ®®® SECMONLINE LINE LENGTH BEARING04 M_ RI T-OF-WAY LINE ......................................... TIE LINE L2 47.26 N120 ', L3 5C79 N1`O7'32-E ---------------------------- EASEMENT LINE LANDSCAPE BUFFER SEE NOTE 9 ———— ———— — —— — —— ACHO PERMANENT T LINE SEENOTE7 CP&F 1/4 051 37705 0 - - - - - - , CROSS ACCESS AND PARIGNG EASEMENT S.18 S.17 - - - - - - - SEE NOTE 6 1. A TEN (10) FOOT WADE PERMANENT PUBLIC UTILITIES AND PROPERTY DRAINAGE EASEMENT IS HEREBY RESqPED ALONG ALL LOT NO. SUBDIVISION BOUNDARY LINES® AS SHOWN THIS PLAT. 2. MY RE-SUBDIVISION THIS PLAT SHALL COMPLY WITH THE APPLICABLE REGULATIONS IN EFFECT AT THE TIME OF RE-SUBDIVISION. * MINIMUM 13UILDING SETBACKS SHALL BE IN ACCORDANCE WITH THE CITY OF MERIDIAN APPLICABLE ZONING AND SUBDIVISION L REGULATIONS AT THE TIME OF ISSUANCE OF INDIVIDUAL BUILDING PERMITS. 4. THIS SUBDIVISION MALL BE SUBJECT TO THE DECLARATION OF COVENANM OOND17IONS AND RESTRICTIONS FOR THE MADDYN VILLAGE SUBDIVISION HOMEOWNERS ASSOCIATION. 77 2 5. IRRIGATION WATER HAS BEEN PROVIDED BY N A-MERIDIAN IRRIGATION DISTRICT 1N COMPLIANCE WITH IDAHO CODE (p��' 1t0 �® SECTION 31- 1.B). LOTS WITHIN THE SUBDIVISION WALL BE ENTITLED TO IRRIGATION WATER T% AND WALL BE OBLIGATED FOR ASSESSMENTS FROM THE NAMPA-MERIDIAN IRRIGATION DISTRICT. �`� F or- S. DIRECT LOT ACCESS TO S. LOCUST GROVE ROAD IS PROHIBITED. A PORTION OF LOTS 1 AND Z BLOCK 1 SHALL BE SUBJECT TO A CROSS ACCESS EASEMENT IN FAVOR OF LOTS 1 AND 2. BLOCK 1. LOTS , AND Z BLOCK 1 MALL TAKE ACCESS FROM THIS COMMON ACCESS EASEMENT. THE MAINTENANCE OF THE CROSS ACCESS AND PARKING EASBAENT SHALL AS PER THAT *RESERVATION OF CROSS ACCESS AND PARIONG T" INST. NO. 2019-020066 AND AS REQUIRED BY U -11-6C- 8 OF THE CITY OF MERIDIAN 7. DaSTING ACHO SLOPE T-INSL NO. 103141562. & CITY OF MERIDIAN OPMENT AGREEMENT INST NO. 100006603 AND AMOCO BY INST. NO. 109074711. 9. 25' WIDE LANDSCAPE BUFFER REQUIRED BY CITY OF MERIDIAN UNIFIED DEVELOPMENT CODE 11-513-7C. I DA W.EMERALD ST. SURVEY /� ISE:,ID ® 704 V JOB NO. 18-064 PH.(206) 70 SHEET I OF 3 GROUP, LLC FAX(208) 9 REVISIONS DATE Al IDAHO COLLISION CENTERS .4 47'-6" 12'-0" o U PRIVATE RESIDENCE c`i 24'-0" I I Ln 28'-0" o I 35'-6" I EXISTING BUILDINGS EXISTING INTERMOUNTAIN WOOD FLOORING I I �220 SOUTH ADKINS WAY POWER POLE PARCEL#5652610400 I o \ZONE I-L — — — — — — — — — — — — — — I— ao 35.34' FENCE @ PROPERTY LINE EXISTING DRIVEWAY FH Q 36.52' EXI 382.27' o I 0 N FH + 2633' 2629' _ — — — NEW _ NEW = 2626.29' I CHURCH RAMP UP NN I - b _ — �� EXISTING/ L� _ OF JESUS Q) / J o — ONE WAY — 2633' / co �� CHRIST OF o I � NEW / � \\ I LATTER 0 DAY o SAINTS 190 z 1 EXISTING �� S LOCUST 0 0} I GROVE CD 00 1 I i I I I I I I I I I I I III II I LOCATION +, o r III h h c� +I I I 10 � �I � I I I I I I I I I I I I I I III I I \ —35'-0" O 40'II 3 1/2" 25'-0" NEW I2'-0" SETBACK TAINING I 291 0" ` \ WALL L 25'-0" ., I D p 0 18 -0" _ _ ,I � � I 16'-0" PROPOSED BUILDING �� 2630' I // > 64,965 SQ FT (+5860 OFFICE) NEW FH FF ELEV= 2633.00'1 I r 335 SOUTH LOCUST GROVE ROAD — Q KALISPELL ST. PARCEL#S1118110130 11- 0 1 C CJ �' Y Y III o0 I M w t - f f -1 LO Q I II N °' w ARCEWrECF z IIILL w WI 0 1 w III COVERED I UNLOADING O J i iz/zozl RAM FH AREA - - Q ao l srwls OF ro EXISTING LIS BUILDING S. TRUSS ©Copyright 2021, p U) INTERMOUNTAIN WOOD PRODUCT �.I11 SUBDIVISION Guilford A. Rand E Z �\300 SOUTH ADKINS WAY M I� Architect SE PARCEL#R5652610500 THE PURCHASER IS GRANTED Q) 0 I OZONE I-L, N I A SINGLE USE LICENSE FOR CONSTRUC ION ONLY. UNAUTHORIZED USE AND/OR FURTHER o III Ln PROHIBIT DI WITHOUT BUTIO IS WRITTEN APPROVAL OF THE II ® I I ARCHITECT. n L II I II II II II II II II II I I I I I I I � I I II II I I I I I I I I I I I 1 0', I I O _OA I I Q 0 N�w / o EXISTING ---- — _ _ -- -- oo ONE WAY — _ / 1 LLJ POWER POLE cr) — O O — — _ _ _ DUMPSTER E 07 Q) 2635' 25.09' +' EXISTING 2634.5' 2633.38'EXISTING z z QUALAFAB AUTO PARTS STORE EXISTING Q Q Q 0 387.86' m O 1 1 BOISE JIU-JITSU � 0 & FITNESS 1 z LL_I 0 D 0 0 0 0 0 N NORTH LL � ARCHITECTURAL SITE PLAN W E L� J 3: SCALE 1" = 30'-0" S � 3.36 ACRES z = o 0 N u7 Q Qo PARKING CALCULATIONS SITE TABULATION TABLE in FORMULA SPACES SPACES ADA SPACES AREA PERCENTAGE USE AREA per Ada County Code REQUIRED PROVIDED per IBC Table 1106.1 BUILDING 70,825 48 SHEET N0. WAREHOUSE 64,965 1 SPACE per 2000 S Ft 33 LANDSCAPE 26,540 18 N p q 45 47 1 REQUIRED 0 OFFICE SPACE 5,860 1 SPACE per 500 Sq Ft 12 2 PROVIDED HARDSCAPE 49,735 34 ^H _ O . N TOTAL SITE 146,221 100 o DATE 01 / 12/2021 0 REVISIONS DATE Al A U W Ln N O I a� U 00 0 z Q O 0 j chCD 0 z N O W 00 U) N I DN J 0 0-) - D77 0 4 a r� z N �I T UCEMM Q x x x x x x z x z x N APA3Wr LT _ Al-ma � J o O Q 1 12 2021 /2o2 GUE F W A.RAID SPATS OF II)AH� 0 Copyright 2021, � I O -- Guilford A. Rand Architect = THE PURCHASER IS GRANTED A SINGLE USE LICENSE FOR CONSTRUCTION ONLY. UNAUTHORIZED USE AND/OR - FURTHER DISTRIBUTION IS PROHIBITED WITHOUT WRITTEN APPROVAL OF THE ARCHITECT. C) N 0 N 30' -3 1/2" Q 0 O O z 0 Q o O 0 w O E a) z_ CD z Q Q O z W N O 0 0 0 O N m � cn LL U J C) I l� O N Ln Q 00 Ln NORTH OVERALL FLOOR PLAN A& SHEET NO. N w E O SEE SHEET A-5.1 FOR DOOR SCHEDULE SCALE 1/16" = 1'-0" S A - 1 1 OSEE SHEET A-5.1 FOR WINDOW SCHEDULE \ /� O �/ — SEE SHEET A-6.2 FOR WALL TYPE DETAILS DATE 01 / 12/2021 0 REVISIONS DATE Al A 12 1 ROOF PEAK 131' 66" U LLJ T.O. STEEL I� 0" I o T I BRICK VENEER CONCRETE STEM WALL WRAPS AND STEPS / 00 DOWN - FINISH FLOOR I1 100' - 0" I Q NORTH ELEVATION o SCALE 1/16" = V-0" Z 0 E Q) O 0 0 z 0 CD o 00 FENESTRATION CALCS TOTAL FACADE AREA=5,622 SF FENESTRATION AREA= 22 WINDOWS @ 60 SF+ 1 CURTAIN WALL @ 470 SF = 1,790 SF FENESTRATION i2 ROOF PEAK I� 1,790/5,622 =31.8% ---------------- T.O. STEri EL TRIM Q V TRIM METAL PANEL STONE VENEER 36" HIGH Lrj � •. FINISH FL 100 0OOR z � - UcErmw EAST ELEVATION SCALE 1/16" = 1'-0" O 0 9 i ize1P121202/zozi GUEURK u e.xsi� SPATS OF ID11 ©Copyright 2021, O Guilford A. Rand Architect THE PURCHASER IS GRANTED A SINGLE USE LICENSE FOR CONSTRUCTION ONLY. UNAUTHORIZED USE AND/OR FURTHER DISTRIBUTION IS PROHIBITED WITHOUT WRITTEN APPROVAL OF THE ARCHITECT. ROOF PEAK � i12 131' - 6" o T.O. STEEL Q 120' - 0" O 0 II z o Q Q BRICK VENEER 0 0 U WRAPS AND STEPS • DOWN W 100' - FINISH FLOO a SOUTH ELEVATION SCALE 1/16" = V-0" z Z Q Q o O m 0 z N W 0 D 0 0 O N O � U O N m � cn LL U J I 12 ROOF PEAK � 1 � 131' - 6" I o N Cn Ln T.O. STEEL � I"� Q 120' - 0" co Ln o� SHEET N0. N FINISH FLOOR 100 01, A - 2 . 1 WEST ELEVATION SCALE 1/16" = V-0" DATE 01 / 12/2021 0 !i 0 • • 1 • • 1 �. f r • .Aw I � . 'r�Wilmer � t ---- ter. .,�•, r ''" !.`, ,4k' 00 ,, i � `J. R� -�... ?> s '•'4y� �"r-.4.1w'. �,�•,+t �j,.�..i 3 .v 6. li • Mir • - t... .� - .sue �, -.• �lj - ; e. `� '► • 1 , �. oor"'�b• �'� `l ~{c ;45- ;i ftr'w •t,y1SL. . •- Rai'nli i ' r .• ��:. a or T T T f Guilford A. Rand �RArchitect THE PURCHASER IS GRANTED Jlilk .jF ;.• *ram f - o / ■ �� e= �r r 3 .� � 4 i' �. Wilk y1� � 0.,�� A SINGLE USE LICENSE FOR 4. • CONSTRUCTION ONLY. UNAUTHORIZED USE AND/OR ,��.,,�g+,<:Qd... ti '?. 'i" ' � ' i' r ''`yF,.r"'.7...>...� _ ,V�,` - , t Y'._w i ;y,.• '{k. `i. f'� l til.. iv.. FURTHER DISTRIBUTION ->va�i j wt.,. �' � '.fi,. va`�. ,#"4q%� r .ills"� � -t �✓ �• w. — \ �-•'i � PROHIBITED WITHOUT - � I�II�� ■'.i ..ti.za ri�� I�I.I •f - i1 l �,- �' �- 1 .y� ../•'i. � � � PPROVAL OF - - - ---- • 77 • • t �' i • • • • rrrrrr� • • • 1 • REVISIONS DATE Al 4 U LLJ Ln N O I 00 Q 0 z Q 0 0 0 0 z 0 0 LL CD 00 U) a� DN Q0 0 0) I o a O z uCEMaM Q AFAMFEcr M-ma O r O e1P129 i iz1202/zozi GUEUR M A.RAID MARD C) STA18 OF 0 Copyright 2021, O Guilford A. Rand Architect THE PURCHASER IS GRANTED A SINGLE USE LICENSE FOR CONSTRUCTION ONLY. UNAUTHORIZED USE AND/OR FURTHER DISTRIBUTION IS PROHIBITED WITHOUT WRITTEN APPROVAL OF THE 1 ARCHITECT. maw j - w N , - �., a 1" O O O z _ - 0 Q 0 0 � o - _. '. v , CD LLJ " 1' ... �. -..:.., ..:.,r.,.. ., ..� ... -.:. }..u,t ...�:..,y 1� W+11 ..o -..,v %s�, i= ... '4 •, 1 �: . "'� 1. .'h. �1 y - L'�.:,., -..::.. .:_,.. .,,,-..°t by ,s ... .m h a. 1 �. R... x xA. , it` -. . . - 4.' w- -�1 �1�' "iF 7 ♦ Q.,:E,. .. .�-...b a' ``�-♦ 1. a ., '� '6 tr ? •a':�` 2:..,.... - .'t .h: Q i �y A I a 4 5v r , u T w 4 a 4 i t t �Y5'. � Z �.1 ' •alb"-.. t ^dt (��i ♦4 I "`U�rX'1' .l._ �s L�.♦ t; 9� F l� / �tl - gg��� 4 '�, \ '.�! 4 C.' L:: �k7,r,, _,� •'1 `Ql ry ��1�G�' •f� '11i O r , BDr� 1 s M.i v '� ih ti� .�! !��. �ttk�. M. - ��MUM ,9�. �a �L' .4` hi.x I . 0 O + w. 4 ►T W O J C) I l� O NCn SLANTED WALL AT POP INS 00 SCALE in o� SHEET NO. N N A - 2 . 3 DATE 01 / 12/2021 0 WE IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Southridge Apartments Phase 3 (H-2021-0055) by The Land Group, Inc., Generally Located South of W. Overland Rd. and East of S. Ten Mile Rd. A. Request: Conditional Use Permit for a multi-family development consisting of 164 units on 9.07 acres of land in the R-15 zoning district. Item 10. F 39 (:�N-WE IDIAN IDAHO PUBLIC HEARING INFORMATION Staff Contact:Sonya Allen Meeting Date: October 7, 2021 Topic: Public Hearing for Southridge Apartments Phase 3 (H-2021-0055) by The Land Group, Inc., Generally Located South of W. Overland Rd. and East of S. Ten Mile Rd. A. Request: Conditional Use Permit for a multi-family development consisting of 164 units on 9.07 acres of land in the R-15 zoning district. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the Planning and Zoning Commission Public Hearing Item 10. ■ STAFF REPORTC�,WEIIDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING October 7,2021 Legend DATE: T Iff Project Lcofl3ton TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner > ' , 208-884-5533 ' SUBJECT: H-2021-0055 F - Southridge Apartments Phase 3 LOCATION: South of W. Overland Rd. and east of S. Ten Mile Rd.,in the north%2 of Section 23,Township 3N.,Range 1 W. (Parcel #S1223120955) ------ - --- - I. PROJECT DESCRIPTION Conditional Use Permit for a multi-family development consisting of 164 units on 9.07 acres of land in the R-15 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 9.07 Future Land Use Designation High Density Residential(HDR) Existing Land Use Vacant/undeveloped land Proposed Land Use(s) Multi-family development Current Zoning R-15 Proposed Zoning NA Number of Residential Units(type 164-units(apartments) of units) Pagel Item 10. F 41 Density(gross&net 18.08 units/acre ross /19.05 units/acre net Open Space(acres,total[%]/ 2.08-acres(22.9%) buffer/qualified) Amenities Fitness facility Physical Features(waterways, The Ridenbaugh Canal runs off-site along the southwest hazards,flood plain,hillside) boundary of the site. Neighborhood meeting date;#of May 11,2021;no attendees other than Applicant attendees: History(previous approvals) RZ-11-002(DA Inst.#111099621);MDA-15-010(DA Addendum Inst.#2015-112096); H-2017-0077;H-2020-0109 (2'DA Addendum Inst.#2021-018471) B. Project Maps Future Land Use Map Aerial Map Legend 0 Legend Pro"ea- Laefl=ar — leiProiec:- Locof4r > phi' --- "Employ nt� Industna �r a e ��n • e a High n.s' aiA ntial . �JIUn'Y�' � Sld n r w- nsity 'R sid�ntial Zoning Map Planned Development Map (fLegend it (fLegend 0 IetPreject Lacainan IetPratect Lcca=ar T — + i city Lines i }:Rf—M E UT C- — Planned Pumes �❑ f 4 TN--R TN-C R- l WIS R�15 _R1 R-S TAR - .4 R-8 74 �R- --- R- R- R- RUT RUT R1 Page 2 Item 10. F442] III. APPLICANT INFORMATION A. Applicant: Kristen McNeill, The Land Group—462 E. Shore Dr., Ste. 100,Eagle,ID 83616 B. Owner: Timothy Eck, Southridge Farm, LLC 6152 W. Half Moon Ln., Eagle, ID 83616 C. Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 9/17/2021 Radius notification mailed to properties within 300 feet 9/15/2021 Public hearing notice sign posted 9/25/2021 on site Nextdoor posting 9/16/2021 V. COMPREHENSIVE PLAN(Comprehensive Plan and TMISAP) Land Use: The subject property is designated High Density Residential(HDR) on the Future Land Use Map (FLUM)in the Comprehensive Plan and is within the area governed by the Ten Mile Interchange Specific Area Plan(TMISAP). HDR designated areas are multiple-family housing areas where relatively larger and taller apartment buildings are the recommended building type. HDR should include a mix of housing types that achieve an overall average density target of at least 16-25 dwelling units per gross acre. Most developments in this area should fall within or below this range, although smaller areas or higher or lower density may be included. Residential densities can be concentrated in multi-story projects with up to 50 dwelling units per acre allowed. Design: HDR designated areas are typically relatively compact located adjacent to or very close to larger MU-COM and Employment areas, and other intensively developed lands. 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. Housing types desired in HDR areas are apartment buildings,townhouses or row houses,and live-work units; however,the expectation is that most buildings will be relatively dense multi-family types. Transportation:The Transportation System Map (TSM)in the TMISAP does not depict any local, collector or arterial streets across this site. A Traffic Impact Study(TIS)was not required by ACHD for this development. Proposed Use: A multi-family development containing 164 apartment units is proposed to develop on the site at a gross density of 18.08 units per acre(gross)consistent with the land uses and density desired in the HDR designation. Page 3 Item 10. COMPREHENSIVE PLAN POLICIES: 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): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) The proposed multi family apartments will contribute to the variety of housing types and financial capabilities for such in the City as desired. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer services are available and can be extended by the developer with development in accord with UDC 11-3A-21. • "Locate higher density housing near corridors with existing or planned transit,Downtown, and in proximity to employment centers." (2.01.01H) The proposed multi family development is located in close proximity to S. Ten Mile Rd., a mobility arterial,providing access to 1-84 and is within an employment center area. • "Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City."(2.01.01 G) The proposed multi family apartments will contribute to the mix of housing types available in the City. There is currently a mix of housing types, including single-family and multi family dwellings, in close proximity to this site. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed multi family apartments should be compatible with existing multi family residential uses to the north and existing and future single-family residential uses to the west, south and east. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems; services are required to be provided to and though this development in accord with current City plans. • `Encourage and support mixed-use areas that provide the benefits of being able to live, shop,dine, play, and work in close proximity,thereby reducing vehicle trips,and enhancing overall livability and sustainability."(3.06.02B) The proposed residential uses will allow residents to live in close proximity to future employment, retail and restaurant uses in the area which will reduce vehicle trips and enhance livability. VI. STAFF ANALYSIS A Conditional Use Permit(CUP) is proposed for a multi-family development consisting of 164 apartment units on 9.07 acres of land in the R-15 zoning district in accord with UDC Table 11-2A-2. This is the third and final phase of the Southridge Apartments development;phases 1 and 2 were approved under H-2017-0077 Southridge Apartments(A-2017-0170&A-2021-0033 —CZC&DES). Page 4 Item 10. F444] The recently approved Development Agreement(Inst. #2021-018471) allows development of this site as proposed. One(1)2-story 8-unit building and 13 3-story 12-unit buildings are proposed. A total of 79 1-bedroom units, 79 2-bedroom units and six(6) 3-bedroom units are proposed with an option to build fewer 3- bedroom units and more 1-or 2-bedroom units. A 1,500 square foot building for a fitness facility is also proposed in this phase. Specific Use Standards(UDC 11-4-3-27): The proposed use is subject to the following standards: (Staff's analysis/comments in italic text) 11-4-3-27: MULTI-FAMILY DEVELOPMENT: Site Design: 1. Buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches and patios,and how they impact adjacent properties.Building#43 is depicted on the site plan over the north property line;the site plan needs to be revised to comply with the minimum setback requirement or a property boundary adjustment application should be requested to adjust the boundary of the property or consolidate the subject property with the property to the north. 2. All on-site service areas, outdoor storage areas,waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan depicts screened trash enclosures; all proposed transformer/utility vaults and other service areas shall comply with this requirement. 3. A minimum of eighty(80)square feet(s.f.) of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios,decks,and/or enclosed yards. Landscaping, entryway and other access ways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title.Each unit proposes 84 square feet of decks/patios in accord with this standard. 4. For the purposes of this section,vehicular circulation areas,parking areas, and private usable open space shall not be considered common open space. 5. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. The Applicant shall comply with this requirement. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title.Based on 79 ]-bedroom units, 79 2-bedroom units and six(6) 3-bedroom units, a minimum of 289 off-street parking spaces are required with 164 of those being covered in a carport or garage; 165 uncovered spaces and 173 covered spaces are proposed for a total of 338 spaces, exceeding UDC standards. (Four additional uncovered spaces are proposed for Phase 2 and four carport spaces are proposed for Building 43 as noted on the site plan) Bicycle parking is required per the standards listed in UDC 11-3C-6G and should comply with the standards listed in UDC 11-3C-5C. One bicycle parking space is required for every 25 proposed vehicle parking spaces or portion thereof. Based on 338 spaces, a minimum of 13 spaces are required. The site plan notes each apartment building will be provided a bicycle parking area next to each entry point. Bicycle parking in accord with UDC standards should be Page 5 Item 10. F445] noted on the site plan submitted with the Certificate of Zoning Compliance application;a detail of the bicycle rack shall also be depicted that complies with the standards listed in UDC 11-3C-5C. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. c. A central mailbox location, including provisions for parcel mail,that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773,4-24-2018) The earlier phases of development include a clubhouse where the property management office, maintenance storage area and mailboxes are located.A directory and map of the development is located at the main entrance from the public street at the east boundary of the development. C. Common Open Space Design Requirements: 1. A minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150) square feet for each unit containing five hundred(500) or less square feet of living area. There are no units containing 500 s.f or less of living area. b. Two hundred fifty(250) square feet for each unit containing more than five hundred(500) square feet and up to one thousand two hundred(1,200) square feet of living area.All 164 units fall within this range; therefore, a minimum of 41,000 square feet(or 0.94-acre) of common open space is required. A total of 2.08-acres (or 22.901o) is proposed in accord with this standard. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. There are no units proposed that contain more than 1,200 square feet of living area. 2. Common open space shall be not less than four hundred(400) square feet in area,and shall have a minimum length and width dimension of twenty feet(20'). The common open space areas depicted on the open space exhibit in Section VIII.D meet this requirement. 3. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. This phase complies with the open space standards. 4. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a berm or constructed barrier at least four feet(4') in height,with breaks in the berm or barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, ef£retroactive to 2-4-2009) D. Site Development Amenities: 1. All multi-family developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life: (1) Clubhouse. (2) Fitness facilities. Page 6 Item 10. F446] (3) Enclosed bike storage. (4) Public art such as a statue. b. Open space: (1) Open grassy area of at least fifty by one hundred feet(50 x 100)in size. (2) Community garden. (3) Ponds or water features. (4) Plaza. c. Recreation: (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. 2. The number of amenities shall depend on the size of multi-family development as follows: a. For multi-family developments with less than twenty(20)units,two(2)amenities shall be provided from two (2) separate categories. b. For multi-family development between twenty(20) and seventy-five (75)units,three(3) amenities shall be provided,with one from each category. c. For multi-family development with seventy-five(75)units or more, four(4)amenities shall be provided,with at least one from each category. d. For multi-family developments with more than one hundred(100)units,the decision- making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection D,provided that these improvements provide a similar level of amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) In earlier phases (H-2017-0077;A-2017-0170;A-2021-0033), a clubhouse with a fitness facility, indoor spa, swimming pool and a gazebo; a pool house with a fitness facility, indoor spa, covered patio and outdoor kitchen; and three open spaces consisting of over 50'x 100'in area, were proposed as amenties to serve 476 units. Another 1,500 square foot fitness facility is proposed as an amenity for this phase of development consisting of 164 units. Because all of the amenities will be shared, Staff is supportive of the existing and proposed amenities which will serve the overall development. E. Landscaping Requirements: 1. Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three feet(3')wide. b. For every three(3)linear feet of foundation, an evergreen shrub having a minimum mature height of twenty-four inches (24") shall be planted. Page 7 Item 10. F447] c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plan submitted with the Certificate of Zoning Compliance application should depict landscaping along the street facing elevations adjacent to S. Grand Fork Way in accord with these standards. F. Maintenance and Ownership Responsibilities: All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development,including,but not limited to, structures,parking,common areas,and other development features. The Applicant shall comply with this requirement. Access: One(1) access is proposed via S. Grand Fork Way, a local street, along the east boundary of the site; access is also available from the north via Grand Fork throught the earlier phases of development. Driveways are proposed for internal access. Landscaping(UDC 11-3B): A street buffer is not required along S. Grand Fork Way, a local street,per UDC Table 11-2A-7. Landscaping is required within parking lots in accord with the standards listed in UDC 11-3B-8C. Landscaping is required within common open space areas per the standards listed in UDC 11-3G- 3E. Calculations should be included in the Project Calculations table demonstrating compliance with this standard. Pathways:No multi-use pathways are required with development of this site.A multi-use pathway is being provided on the southwest side of the Ridenbaugh Canal with the adjacent development. Fencing:No fencing is depicted on the landscape plan for this development. Any fencing constructed on the site should comply with the standards listed in UDC 11-3A-6 and 11-3A-7. To preserve public safety, Staff recommends a 6-foot tall wrought iron fence is constructed on this site adjacent to the Ridenbaugh Canal. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the proposed structures as shown in Section VIII.D that are consistent with those approved in previous phases. The architectural theme is modern northwest; building materials consist of a variety of painted hardboard sidings, stone veneers and architectural asphalt shingles. Three(3)different building types are proposed; each type has two separate roof and elevation designs and will utilize multiple color schemes. Final design is required to comply with the design guidelines in the TMISP and the design standards in the Architectual Standards Manual. A Certificate of Zoning Compliance and Design Review application is required to be submitted and approved prior to submittal of building permit applications. VII. DECISION A. Staff: Staff recommends approval of the proposed CUP in accord with the Findings in Section X. Page 8 Item 10. F 48 VIII. EXHIBITS A. Site Plan(date: 8/4/2021) M t ral Leoen�d Property Owner THE P ❑ LAND No[-A-Par[ - - �« ""�" 6ROUP II soulhri dqe Apari—b Phase 1 _ Nemot. Eng in ram.Wd—pp ArtlileGt Planne Building M ldin9 Idrn Ma: - .� 3• w tiR � —»Sc 3.FYI ____ �-..a,.,...�.�,..,..m..W.,..a,..... ti - ruf W .. E-�'::!:::i.. a'\ .•�� , ®�� ., - '. .. rims umxe.e��waxr mxv LU Ate.. � Ca •••:: :.::' + �.�r. - _ ,:. 6; » ,' ss i ' _ Parking M.: ... _ � t.;i 1. •' � —'� -� / — - 4 � uj U. x x r: AREA Y Ap rlmerd Yu lding Key. lA VA - s '. V MOM h Canal � :3r;;:;, \< C­T.M. CUP-8 Plan —� CUP 1.00 Page 9 Item 10. F449] B. Landscape Plan(dated: 8/4/21) _n LAND GROUP —N,dae EP.,.-R Phasei .. •....-.«.. :...:��...........- ." N • " L Pro-ect Calculations: L1.X1- ' n W JIB 33�, r .v' - - ,• s � Q W a — J 8 � V• d au n a. SXEEf m Q o Mx -t Mom A XldenbaugM1 Canal �. CUP-Landscape Plan Overall snefi xmea: iRE LARD Lanmcaua�r GROUP / I Not-A-Part El E `% 8aulhriEge Ap hn M Phasei �� / pV i ®� N i{ e o�, y�r N ct Jp E W � t • a E W LL lirr IR.WPM Ers�F�l �� x�RL. .....a I � S 7 i `k �. CUP-Landscape Plan Area A Ili\ . ,_• L7.O1 Page 10 Item 10. ■ TBE -. 1l `' a .'i La�dse®lay.d GAWP XX El El k. 1 I`: d LYJ l', yH 2 �w W I � CC � I� I 1 p I �V 1 M : cm nw I ' — L I y M. s XX *' CUP-Laedscape Plan Area B "M scnED E TBE ® LAND GROUP way°6 <a•R - 2Z un ns,sss.sw' li M W - SRi _ d L] - Landscape L.W.dcc J OT.W,, W Li Typical Landscape for Building Types L_� cr H t LOD w C 9 LIS L1.50 Page 11 Item 10. ■ C. Open Space Exhibit OPEN SPACE CALCULATION: 90,542 SQFT QUALIFIED OPEN SPADE TOTAL BOUNDA Y SQUARE FOOTAGE: 395.089 SQFT PERCENTAGE OF QUALIFIED OPEN SPACE: 22.9% LLLI { fi� T —T .I y r € D 1w 3CHT Open Space Exhibit Hari orrtel Scale:1"_ 'Sr' ft)mlNo.:12MD 0M d Issuwe .1D.04. M sTH Sauffiridge Apartments Phase 3 ,r— LAHR Souffiridge Farms, LL �GROUP Meridian, Idaho Lu IN Ii• Page 12 Item 10. F 52 D. Elevations(dated: 8/18/17) 1lEYND1E6�0. - BUILDING TYPE 1A 1 FRONT ELEVATION � .�.. %% m SUUTHRIDGE APARTMENTS uENAwmea 0 0 6EYEMLY6IES .a.o..-.o.w m C� l i l O m ESIBM REVIEW FFg:. BUILRINB 77lE NA BUILDING TRPE 1A EEEERIOR FINISH SONEDULE QQ IEFS SIRE ELEYATIDY 3NIGHT SIDE ELEVATION m I m m m t BUILDING TTPE 1A 4 REM ELEVATION AtI01tt Page 13 Item 10. F 53 IY:TRDTEs o.» , ""'-'��'•'�'_ EHEAAEREIELISGFFICEfi �_m .,� .....�.,�. ,.,..,ti.,. _.� m� m,. m m � , ® ID -9 w..wnmwu..mmwwu - p �.�p—...— NYILDIYR TYPE TN �.....�.� FRONT ELEVATION SOHTHRINGE APARTMENTS � �'"� _ GENERAL MOTES N CLI YCLJ - �� m LI] .... A••oo NElM1Y YEYIE� __�._ - __m_� .� 1 _ m._�.• ---0 .mow:....o..;...m.wnw...o BOILBING TYPE IB BOILDING TYPE I EXTERIOR FINISHSCHEOOLE IEFTSIDE ELEVATION RIGHT SIDE ELEVATION Q ---- 2 3- . ti ----------- III YwlolxD TTPE Ia REAR ELEVAHON W ilIDNx�Y is Page 14 Item 10. F 54 IrErxoreso TAD E Ell .mod �A m�... BUILDING TYPE YAv ������� •ate: FRONT ELEVATION ^� APARTMENTS TEN .oax Dax� _ -0. m ❑ m � m ❑ m - �- �° 6EYERAL man mm IT L-L-I oE11BN BEr1E1• io BUILDING TYPE 2A BIHLMNO TYPE 2A EXMMR FINISN SCNEDIIIE Q� 21EFF"OE ELEYATIBN 3 RIBNI SIDE ELEVATION -- BUILGINB TYPE 2A 4 REAR ELEVATION 25ft EUIIl1INEtlM 12D, KEYNOTES OO T/ ,0 THEANWEIECI ICC m m m m [E �.aIL Li m Fr] El �p -olo®o ao = o-©a BUILDING TYPE YB o '""'"`®"�LL�®• �. 'FRONT ELEVATIDEI SOUTHRIDGE —O APARTMENTS •�� m ❑ m __�� m\ ❑ m -F _� GENERAL NOTES •v•..,.....w 'ow10 m m � OESMIM REVIEW p _ _ BUIlUIM6 TYPE 26 BUILDING TYPE 21t EXTERIOR FINISH SCHEDULES Q IN IEFF DOE ELEVATION BUILD SIDE ELEVATION ..,._ m m m m m A m m m 'L77 m ... �. m 'Lu m m liID - ®BOILDINGmE26 M�F AA5.3 4 OEM ELEVATION EIEVAlgXS Page 15 Item 10. F 55 lEvHDIEs o Jm �,.�°`� — �-0 °a•;.�u„;�'�^"'°°�"`��': rNEAaanrclsoFllcF� 494 IDEO m m m m m BUILOINO TYPE 3A 'FRONT ELEVATION ^^•��m� SOUTRRIHGE APARTMENTS � - m ❑ m m ❑ m "� 0 GENERAL NOTESw me•www�iw.m»..m m m m ®••�� HEEMIN NEYIEY Var IN 44 BUILDING TYPE 9A BUILDING TYPE 3A GRIERIOR FINISH SCHEDULE Q� ZLEFT SHE ELEVATION 9 RIUNT SIDE ELEVATION m Ell m m m m m CC1 m m m m ID ;gym w�.�m�....�.. �.�,.� m 1 .m m m m m! 1 All BUILDING TYPE SA 4 BEAR ELEVATION AEYNOTES J �y... n. m m m m_ m m m m m ,im m ml 1� m �M. BOILOINO TYPE 31 FRONT ELEVATION • 1... . SHRTHHIHGE .� APARTMENTS M.o walol TEN MILE RD& AH.I 10 1 GENERAL NOTES mI[] — m m DESIGN REVIEW ID EB IN BUILDING TYPE 311 BUILDING TYPE 38 ENTERIORFiNISH SCHEDULE Q• LEFT SIDE ELEVATION RlOH{SIDE ELEVATION Q -- =VUE1 m m m m m a] m m m L07 EllM m M W� . D(>�co(o pp5.5 OUILOING TYPE 01 48 EAR ELEVAl10N ¢EVF1pA5 Page 16 Item 10. ■ KEYNDTES O T o - __ �••+�-•,», utl+' -w,au w 71EFAAOIRELTSGO - � m m -m m m m m T7 BURDIND TYPE 4A 1 PRONTELEYAFIDN ,.._...m, SOUTHRIDGE APARTMENTS m ❑ ® '-0 m ❑ m GENERAL NOTES oil o,_"il_v�:w , m m - -... m m_. BESNIN REVIEW BUILDING TYPE 4A BUILDING TYPE 4A EETERIBR FINISH SCHEDULE QQL 2LEFT SIDE ELEVATION 3 RIGNY SIDE ELEVATION 11 m m m m m .' m m m m 46- AA auleomG TYPE u 5.6 VEARELEVAIROX ww�A Wi¢N6 pEu min KEYNOTES TAB --- _ m TNEAAOITIEasOM(E .xM-x m m m m m m mmmmmm m l m m °I® Eo o-'oo-a o m BUILDING TYPE 41 'FRONT ELEVATION � SOUTHRIDDE APARTMENTS RN MILE R— +Us,14 m ❑ m - 40..3E m ❑ m GENERAL MOTE$ m.. m .�,,,.�.._�........._.a.".. m DESIGN NEYIEN o- :rpm BUILDING TYPE 4D BUILDING TYPE 411 EUIERIDR FINISH SCHEDULE 21EFT SIDE ELEVATION 3RGGNT SIDE ELEVATION +: m m m m m mIII Ell III Ell 1111 1EE11 BUILDING TYPE 46 • a a"x.x..w � AA5.7 4BEAN ELEVATION BNu[vxn nTE�E ,,...,. Page 17 Item 10. ■ TA0 rr 7xLARaLfEEISOFFILER SGUTNRIRGE --- — — APARTMENTS -— -- —,Iwo DESIGN REVIEW EFIERIDR FINISH SCHEDULE �ffi .... t..:..o ' ® m . . ... AA5.8 A....,.......a. =aFa—,a....,,..,._. ..:.gym„ eui�awcrnEre ---O NEn1UTE5 ]KARaREMUFFILE9 rp Fp 1 EAST ELEVATION roan '-0b N. " .w..�...� SGRTXRIOGE APARTMENTS FRFI : LJ 2NORTH ELEVAnON HIENf SIaE s'O OO 0 V© OO O O-O'O ,., HENEpAL NOTE$ DESIGN REVIEW �TT�srELErILnoN wdlN �© '�'�'", EXTERIOR FINISH SCHEDULE Li AC5.0 SONTN ELEVATION �rTsiac `v'-0 e� oF9G�o£YEwaMar Page 18 Item 10. ■ - ICEYYOlES TA 0-- miAR(mracisumap �1.=I 7EEI EEJ IE EI 11 A t[ a I o bo'o`o-0q 1 SDLI N FRONT ELEVATION SOUTHRIDGE � �,,1wie,,,,,,,,,,,,,,„,�,,,,� APARTMENTS vaF mn�i.irr.in Y5 MINA` ElEV 'm $ ................_..._.........._ _-��___- GENERAL NOTE$ DESIRN NEVIEW REAR ELEVATION 3,.RTR,NO,. oe — EXTERIOR FINISH SCHEDULE °— mums- -0' AP5.0 4 WEST$WE ELEVATION xou xousL ELEVAl10r15 Page 19 Item 10. F459] IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Conditional Use Permit: 1. The Applicant shall comply with the provisions in the existing Development Agreement (Inst. #111099621,RZ-11-002);Addendum Inst. #2015-112096—MDA-15-010; 2'Addendum Inst. #2021-018471 —H-2020-0109), and all other previous conditions of approval (H-2017-0077; PBA- 14-012,ROS#10035). 2. Development shall comply with the dimensional standards for the R-15 zoning district listed in UDC Table 11-2A-7. 3. The multi-family development shall have an ongoing obligation to comply with the specific use standards listed in UDC 11-4-3-27. 4. The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development,including,but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. 5. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised as follows: a. Building#43 shall be relocated to comply with the minimum setback standard in UDC Table 1I- 2A-7 and 11-4-3-27; or, a property boundary adjustment application should be submitted to consolidate the subject property with the property to the north or to adjust the boundary of the property. b. Bicycle racks shall be depicted next to the entries of each building. At a minimum, 13 spaces shall be provided per UDC 11-3C-6G; a detail of the bicycle rack shall also be depicted that complies with the standards listed in UDC 11-3C-5C. c. All transformer and utility vaults and other service areas shall be located in an area not visible from a public street, or shall be fully screened from view from a public street in accord with UDC 11-4-3-27B.2. d. Depict landscaping along the foundations of all street facing elevations adjacent to S. Grand Fork Way as set forth in UDC 11-4-3-27E.2. e. Depict landscaping within parking lots in accord with the standards listed in UDC 11-313-8C. f. Landscaping is required within common open space areas per the standards listed in UDC I I- 3G-3E. Calculations should be included in the Project Calculations table demonstrating compliance with this standard. g. Depict 6-foot tall wrought iron fencing adjacent to the Ridenbaugh Canal to preserve public safety. 6. A street light plan will need to be included in the building permit and/or final plat applications. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.orglpublic works.aspx?id=2 72 . 7. An application for Certificate of Zoning Compliance and administrative Design Review shall be submitted for the proposed project and approved prior to submittal of building permit applications. Compliance with the design guidelines in the Ten Mile Interchange Specific Area Plan and the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual,as applicable,is Page 20 Item 10. F460] required. See the Application of the Design Elements matrix on pg. 3-49 of the TMISAP for design elements applicable to the proposed development. B. PUBLIC WORKS Site Specific Conditions of Approval 1. Easements are required over all water and sewer mains. Each utility must be covered by a minimum 20 foot wide easement, centered over the main. Easements must be free of all permanent structures including but not limited to trees,bushes,buildings, car ports,light poles,infiltration trenches, fences,trash enclosures, etc. It appears that there are areas that may have carports in conflict with easements. General Conditions of Approval 2. Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet,if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 3. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 4. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement(marked EXHIBIT A) and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. 5. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 9-1-28.C). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 6. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 7. All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 8. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. Page 21 Item 10. F461] 9. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 10. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 11. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 12. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 13. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 14. Developer shall coordinate mailbox locations with the Meridian Post Office. 15. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 16. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 17. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 18. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 19. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at hyp://www.meridiancioy.oMlpublic_works.aspx?id=272. 20. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT No comments were submitted. D. POLICE DEPARTMENT No comments were submitted. Page 22 Item 10. E E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https://weblink.meridianciN.org/WebLink/DocView.aspx?id=237893&dbid=0&repo=Meridian City&cr =1 F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridianciiy.orglWebLinkIDocView.aspx?id=238155&dbid=0&repo=MeridianCity G. WEST ADA SCHOOL DISTRICT(WASD) https://weblink.meridianciU.oLglWebLinkIDocView.aspx?id=238203&dbid=0&repo=MeridianCiU H. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridianciby.org/WebLink/Doc View.aspx?id=236263&dbid=0&repo=MeridianQy https://weblink.meridianciU.org/WebLink/DocView.aspx?id=237542&dbid=0&repo=MeridianCity X. FINDINGS A. Conditional Use Permit(UDC 11-513-6E) The Commission shall base its determination on the Conditional Use Permit requests 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. Stafffinds the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the R-1 S zoning district(see Analysis, Section V for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Stafffinds the proposed use is consistent with the future land use map designations ofHDR and the multi family residential use is allowed as a conditional use in UDC Table 11-2A-2 in the R-IS zoning district. 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. Stafffinds the proposed design of the development, construction, operation and maintenance should be compatible with other existing and future uses in this area and with the intended character of the area and that such uses will not adversely change the character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Stafffinds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. The Commission should weigh any public testimony provided to determine if the development will adversely affect other properties in the vicinity. Page 23 Item 10. F463] 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. Staff finds that essential public services are available to this property and that the use will be adequately served by these facilities. Page 24 E IDIAN;--- Applicant Presentation Southridge Apartments Phase 3 Meridian City Planning & Zoning Commission | October 7, 2021 Conditional Use Permit– Southridge Apartments Master Plan- Southridge Apartments Phase 3Site Plan Southridge Apartments Phase 3PlanLandscape Southridge Apartments Phase 3Open Space THANK YOU Southridge Apartments Phase 3MapVicinity WE IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for TM Creek Storage (H-2021-0054) by Brighton Development, Inc., Generally Located South of W. Franklin Rd., Midway Between S. Linder Rd. and S. Ten Mile Rd. A. Request: Conditional Use Permit for a self-service storage facility on 7.8 acres of land in the C- G zoning district. Item 11. F 65 (:�N-WE IDIAN:-- IDAHO PUBLIC HEARING INFORMATION Staff Contact:Sonya Allen Meeting Date: October 7, 2021 Topic: Public Hearing for TM Creek Storage (H-2021-0054) by Brighton Development, Inc., Generally Located South of W. Franklin Rd., Midway Between S. Linder Rd. and S. Ten Mile Rd. A. Request: Conditional Use Permit for a self-service storage facility on 7.8 acres of land in the C-G zoning district. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the Planning and Zoning Commission Public Hearing Item 11. ■ STAFF REPORTC�,WEIIDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING October 7,2021 �� DATE: Iff Project Lc=ton • TO: Planning&Zoning Commission ' FROM: Sonya Allen,Associate Planner 208-884-5533 SUBJECT: H-2021-0054 TM Creek Storage -CUP LOCATION: South of W. Franklin Rd.,midway - _a _ between S. Linder Rd. & S. Ten Mile Rd.,in the NE '/4 of Section 14,T. 3N., R.1 W. (Parcel#S 1214121134) 4 I. PROJECT DESCRIPTION Conditional use permit for a self-service storage facility on 7.8 acres of land in the C-G zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 7.8-acres Future Land Use Designation Mixed Use—Commercial(MU-COM)TMISAP Existing Land Use(s) Vacant/undeveloped land � Proposed Land Use(s) Self-service storage facility,including RV storage Neighborhood meeting date;#of July 22,2021;one(1)attendee attendees: History(previous approvals) H-2020-0074(DA Inst.#2021-089157);FP-2021-0047 Page 1 Item 11. F 67 B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes Traffic Impact Study is not required. • Requires ACHD Commission No Action es/no Access(Arterial/Collectors/State S.Benchmark Ave.,collector street(proposed) Hwy/Local)(Existing and Proposed) Existing Road Network Yes C. Project Area Maps Future Land Use Map Aerial Map Le end 0 Legend Pra}ect Lacaiian 9. ��Project Lccafiar e' n u tnal- }ram nt !7W-C MU-Res 1 W Low-D pity IdealI si 111 r1 Zoning Map Planned Development Map ffeegend W R0 (fLegend 0 IPrayed Lflcaiian fl _ IetPraject Luca-Ron City Lines 11 — Planred Parcels ~ R1 I-L u TNN 'RUT -N R� R R-8 R1 R- Page 2 Item 11. F468] III. APPLICANT INFORMATION A. Applicant: Josh Beach,Brighton Development,Inc.—2929 W.Navigator Dr., Ste. 400,Meridian, ID 83642 B. Owner: SCS Brighton 11, LLC—2929 W.Navigator Dr., Ste. 400, Meridian, ID 83642 C. Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 9/17/2021 Radius notification mailed to properties within 300 feet 9/15/2021 Site Posting Date 9/27/2021 Next Door posting 9/16/2021 V. COMPREHENSIVE PLAN (Comp. Plan) This property is designated Mixed Use—Commercial(MU-COM)on the Future Land Use Map (FLUM) in the Comprehensive Plan. Future development is governed by the Ten Mile Interchange Specific Area Plan(TMISAP)and the existing Development Agreement. The purpose of the MU-COM designation is to encourage the development of a mixture of office, retail,recreational,employment, and other miscellaneous uses,with supporting multi-family or single-family attached residential uses. While the focus of these areas is on commercial and employment uses,the horizontal and vertical integration of residential uses is essential to securing entitlements. As with all mixed-use areas,this designation requires developments to integrate the three major use categories—residential, commercial and employment. The Applicant proposes to develop the site with a self-service storage facility consisting of 448 storage units in climate controlled&non-climate-controlled structures with covered and uncovered RV storage. The site is located in close proximity to the I-84/Ten Mile Rd. interchange and Franklin Rd., a commercial arterial street. While a storage facility is not necessarily an optimal use in the MU-COM designation due to the nature of the use which requires it to be a secure site and does not allow for integration of uses or pedestrian oriented design or public spaces,it will provide a much-needed service for residents in nearby multi-family developments. The following goals and policies in the Comprehensive Plan are supported by the proposed development: • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval,and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City services can be provided to serve the proposed development. • "Encourage and support mixed-use areas that provide the benefits of being able to live, Page 3 Item 11. F469] shop, dine,play, and work in close proximity,thereby reducing vehicle trips,and enhancing overall livability and sustainability."(3.06.02B) The proposed storage facility will provide a much-needed service in close proximity to multi family developments in the area, which will reduce vehicle trips. VI. UNIFIED DEVELOPMENT CODE UD The proposed use,a self-service storage facility,is listed as a conditional use in the C-G(General Retail and Service Commercial)zoning district per UDC Table 11-2B-2, subject to the specific use standards listed in UDC 11-4-3-34: Self-Service Storage Facility. VII. STAFF ANALYSIS The Applicant proposes to develop this site with a self-service storage facility consisting of 448 storage units in climate controlled&non-climate-controlled structures with covered and uncovered RV storage. Per UDC Table 11-213-2, a conditional use permit(CUP) application is required for a self-service storage facility in the C-G zoning district. The proposed development is generally consistent with the conceptual development plan included in the Development Agreement(Inst. #2021-0891 S7)for this site which depicts flex/light industrial/storage uses on this site, and complies with the conditions governing development of the subject property in the agreement. The proposed use is subject to the following Specific Use Standards(UDC 11-4-3-34)—Self-Service Storage Facility: (Staff analysis in italics) A Storage units and/or areas shall not be used as dwellings or as a commercial or industrial place of business. The manufacture or sale of any item by a tenant from or at a self-service storage facility is specifically prohibited. B. On site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with chapter 3, article E, "temporary use requirements", of this title. C. The distance between structures shall be a minimum of twenty-five(25) feet. D. The storage facility shall be completely fenced,walled, or enclosed and screened from public view. Where abutting a residential district or public road, chainlink shall not be allowed as fencing material. E. If abutting a residential district,the facility hours of public operation shall be limited to 6:00 a.m. to 11:00 p.m. F. A minimum twenty-five-foot wide landscape buffer shall be provided where the facility abuts a residential use,unless a greater buffer width is otherwise required by this title. Landscaping shall be provided as set forth in subsection 11-3B-9.0 of this title. G. If the use is unattended,the standards in accord with section 11-3A-16, "self-service uses",of this title shall also apply. H. The facility shall have a second means of access for emergency purposes. 1. All outdoor storage of material shall be maintained in an orderly manner so as not to create a public nuisance.Materials shall not be stored within the required yards. Stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. J. The site shall not be used as a"vehicle wrecking or junk yard" as herein defined. Page 4 Item 11. F470] K. For any use requiring the storage of fuel or hazardous material,the use shall be located a minimum of one thousand(1,000)feet from a hospital. Dimensional Standards (UDC 11-2): Development of the site shall comply with the dimensional standards of the C-G zoning district in UDC Table 11-2B-3. Staff has reviewed the proposed plans and building elevations and they comply with the required standards. Access(UDC 11-3A-31: Access is proposed on the site plan via S. Benchmark Ave., a collector street, and a driveway from W. Franklin Rd. approved with the preliminary plat(H-2020-0074). Parking(UDC 11-3C): A minimum of one(1) off-street parking space is required for every 500 square feet(s.£)of gross floor area of the office space(depicted as retail on the landscape plan)—parking is not required for the storage structures. Based on 862 s.f., a minimum of one(1)parking space is required. A total of eight(8)parking spaces are proposed, exceeding UDC the minimum standards. A minimum of one(1)bicycle parking space is required for every 25 vehicle parking spaces per UDC 11-3C-6G. Bases on eight(8)vehicle parking spaces, a minimum of one(1)bicycle parking space is required. A bicycle rack is depicted on the landscape plan. Landscaping(UDC 11-3B): A 20-foot wide street buffer is required along S. Benchmark Ave., a collector street, landscaped per the standards listed in UDC 11-3B-7C. Landscaping is proposed in excess of the minimum standards. There are no residential uses abutting this site;therefore, a buffer to residential uses is not required. Parking lot landscaping is proposed in accord with the standards listed in UDC 11-3B-8C. Pathways: No pathways are required with this application. The Ten Mile pathway will be located on the south side of the Ten Mile Creek. Outdoor Lighting(UDC 11-3A-11): All outdoor lighting is required to comply with the standards listed in UDC 11-3A-11C unless otherwise approved through alternative compliance. Light fixtures that have a maximum output of 1,800 lumens or more are required to have an opaque top to prevent up-lighting;the bulb shall not be visible and shall have a full cutoff shield in accord with Figure 1 in UDC 11-3A-I IC. Details of the lighting proposed on the site that demonstrate compliance with the standards listed in UDC 11-3A-11 should be submitted with the Certificate of Zoning Compliance application. Fencing(UDC 11-3A-�: Fencing is depicted on the landscape plan along the perimeter of the site where there is a space between buildings to enclose the site for security purposes. Metal panel siding is proposed as a fencing material as shown on the elevations in Section IX.C. Building Elevations: Conceptual building elevations and perspectives were submitted for the proposed structures as shown in Section IX.C. Building materials consist of EIFS in four(4) different colors,brick,metal standing seam roof and metal awnings. Final design is required to comply with the architectural design guidelines in the Ten Mile Crossing Design Guidelines. Page 5 Item 11. F471] Certificate of Zoning Compliance(UDC 11-5B-1): A Certificate of Zoning Compliance(CZC) is required to be submitted for the proposed use prior to submittal of a building permit application to ensure compliance with UDC standards and the conditions listed in Section X. Design Review(UDC 11-5B-8): An application for Design Review is required to be submitted to the Ten Mile Crossing Design Review Board prior to submission to the City for a CZC as set forth in the Ten Mile Crossing Design Guidelines. VIII. DECISION A. Staff- Staff recommends approval of the proposed conditional use permit with the conditions in Section X per the Findings in Section XI. IX. EXHIBITS A. Site Plan(date: 8/2/2021) anon 13 1 ---------------------- I i 5 ;I- 611 m... 4 CONDITIONAL USE PERMIT SITE PLAN -I di Page 6 Item 11. 472 B. Landscape Plan(date: 8/2/2021) F Q a o-® a CONDITIONAL USE PERMIT LANDSCAPE PLAN --•— �` '` - o smeEET TRtF rniannnoru{1TREEf35lFI oY a.�•�.m,.�.e.^..,6 � �.-.�. o ,-- �� 5 TDTAL STREET TREES PARKING LANDSCAPE RNNTR[ITRE"LF] •�..,.o�.�.io xvwan«m.m. w"`oc.0°o rw`�'c Wpm PAIIKING CKC\.VG10NS ®�,e,ter�m®�. n.e rc a.nr�m.�.wc TREE S°ECIES.c sw.r arc merwno.,..e u..ay.aw�°.mux.cc�n«.mr '" _=mvv w.aun 'v+c MITIGATION REOUREMENTSkm TDTALTREESREQUiRMD RWIDED ""aetK�n eeecmcre.w.v.vccow w.w �� - mcw..�uz 2- 3 u.o Page 7 Item 11. F 73 C. Elevations(dated: 4/22/21) .4OAwm* ...,w 2 , h 1. 1� n. _ . .. .. 4D © u V00'(J 0 m m m ® Y•1'Qlfa m 5.... II I L�.. .. .. ..L�...... e .. .. .. _L.. .. .. ..L, f][I@IOC ltN190AL E9Ef:11OM so�iu.�.ALILEEDRvovGi Puri.S�.�.� ..,..A*�S.,.u.,,...e.�ve.m,.d.�i�......a. .... Page 8 n . ■ ■ . ■i �i ;; . . . . . . . . . . Pagea . Item 11. ■ 2 Page 10 Item 11. F476] X. CITY/AGENCY COMMENTS & CONDITIONS A. Planning 1. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-34—Self- Service Storage Facility. 2. Outdoor lighting shall comply with the standards listed in UDC 11-3A-11. Lighting details shall be submitted with the Certificate of Zoning Compliance application that demonstrate compliance with these standards. 3. A street light plan will need to be included in the building permit application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.oM1public_works.aspx?id=272 . 4. A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any development occurring in the Overlay District a floodplain permit application, including hydraulic and hydrologic analysis is required to be completed and submitted to the City and approved by the Floodplain Administrator per MCC 10-6.A larger setback from the floodplain may remove the need for floodplain permit. 5. The facility hours of public operation shall be limited to 6:00 a.m. to 11:00 p.m. because the property abuts a residential zoning district per UDC 11-4-3-34E. 6. The subject property shall be subdivided prior to issuance of any Certificates of Occupancy for the site as set forth in the Development Agreement. 7. An application for Design Review is required to be submitted to the Ten Mile Crossing Design Review Board prior to submission to the City for a Certificate of Zoning Compliance as set forth in the Ten Mile Crossing Design Guidelines. 8. A Certificate of Zoning Compliance application is required to be submitted to the Planning Division and approved prior to submittal of a building permit application. B. Public Works Site Specific Conditions of Approval I. The future sewer main extension in S. Benchmark Avenue should be shown as a 12" diameter pipe. 2. The water main extension in S. Benchmark Avenue must be a 12" diameter pipe. 3. Fire hydrants must have a 6" diameter lateral. The hydrant on the east side of the project shows a 2" diameter lateral. 4. Connect to the existing water main stub from Twelve Oaks Villas Subdivision on the east property boundary. 5. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A copy of the standards can be found at http://www.meridiancioy.oMIgublic works.aspx?id=272. 6. A reclaimed water connection will not be required. 7. A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any development occurring in the Overlay District,a floodplain permit application,including hydraulic and hydrologic analysis is required to be completed and submitted to the City for Page I I Item 11. F477] review by the Floodplain Administrator per MCC 10-6. A larger setback from the floodplain may remove the need for a floodplain permit. General Conditions of Approval 8. Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 9. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 10. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x 11"map with bearings and distances(marked EXHIBIT B)for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. 11. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 9-1-28.C). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 12. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 13. All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. 14. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. 15. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 16. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 17. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. Page 12 Item 11. F478] 18. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 19. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 20. Developer shall coordinate mailbox locations with the Meridian Post Office. 21. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 22. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 23. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 24. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 25. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. Ada County Highway District(ACHD) https:llweblink.meridiancioy.orglWebLinkIDocView.aspx?id=238713&dbid=0&repo=MeridianC Lty https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=237350&dbid=0&repo=MeridianC hty A Traffic Impact Study(TIS) was not required for this development. D. Fire Department 1. Access: All electric gates are required to be 20' in width and equipped with a Fire Department key switch as set forth in International Fire Code Section 503.6&National Fire Protection Standard 1141, Section 5.3.17.3. 2. Access: This project will be required to provide a 20' wide swing or rolling emergency access gate as set forth in International Fire Code Sections 503.5 and 503.6. The gate shall be equipped with a Knoxbox padlock which has to be ordered via the website www.knoxbox.com. All gates at the entrance to fire lanes shall be located a minimum of 30 feet from the roadway and shall open away from the roadway,unless other provisions are made for safe personnel operations as set forth in National Fire Protection Association 1141, Section 5.3.16 -2017 edition. Page 13 Item 11. F479] 3. Roadways: Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an imposed load of 80,000 lbs. All roadways shall be marked"No Parking Fire Lane"per International Fire Code Sections 503.3 &D103.6. E. Nampa&Meridian Irrigation District(NMID) https:llweblink.meridiancity.orz/WebLinkIDocView.aspx?id=237584&dbid=0&repo=MeridianC Lty XI. FINDINGS A. Conditional Use Permit The Commission shall base its determination on the conditional use permit request upon the following: I. 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 site meets all the dimensional and development regulations of the C-G zoning district for the proposed use. Therefore, Staff finds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed use will be harmonious with the Comprehensive Plan in that it will provide a needed service within close proximity of area residences and will contribute to the mix of uses desired in the MU-COM designation. 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. Stafffinds the design, construction, operation and maintenance of the proposed use with the conditions imposed, should be compatible with the other commercial and residential uses existing and proposed in this area and will not adversely change the essential character of the area. 4. That the proposed use,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 conditions of approval in Section X as required, Staff finds the proposed use 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. Stafffinds the proposed use will be serviced adequately by all of the essential public facilities and services listed. 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. Stafffinds the proposed use 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. Page 14 Item 11. F480] Staff ,finds the proposed use should not involve any activities or processes that will be detrimental to any persons,property or the general welfare. 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 proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Page 15 E IDIAN;--- Applicant Presentation Ten Mile Creek Storage 1 October 7, 2021–Planning and Zoning CommissionConditional Use Permit 2 Benchmark Avenue StorageTen Mile SITE PLAN Franklin RoadBenchmark Avenue 22 “Man Cave” Units•17 uncovered RV spaces•56 covered RV spaces•353 indoor units•storage facility-unit self-448•3 INDOOR UNITS 4 COVERED/UNCOVERED RV SPACES 5 “MAN CAVE” UNITS 6 ELEVATIONS 7 “MAN CAVE” ELEVATIONS 8 “MAN CAVE” FLOOR PLANS 9 Questions?10