PZ - Staff Report 11-2
Page 1
HEARING
DATE:
November 2, 2023
TO: Planning & Zoning Commission
FROM: Stacy Hersh, Associate Planner
208-884-5533
SUBJECT: Farmstone Crossing Subdivision AZ,
PP
H-2023-0045
LOCATION: 820 S. Black Cat Road in the Northwest
¼ of the Southwest ¼ of Section 15,
T.3N. R.1W.
I. PROJECT DESCRIPTION
The Applicant has submitted an application for the following:
• Annexation of 33.893 acres of land from RUT to the M-E (Mixed Employment) zoning
district.
• Preliminary Plat consisting of 6 building lots on 27.466-acres of land in the M-E zoning
districts for Farmstone Crossing Subdivision.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 33.893 acres overall
Existing/Proposed Zoning RUT in Ada County; M-E (Mixed Employment)
Future Land Use Designation Mixed Employment (ME)
Existing Land Use(s) Vacant/agricultural land
Proposed Land Use(s) light industrial, commercial/office, research and
development, and other uses.
Lots (# and type; bldg./common) 6 buildable lots
Phasing Plan (# of phases) 3 phases (plat)
Number of Residential Units (type
of units)
NA
Physical Features (waterways,
hazards, flood plain, hillside)
None
Neighborhood meeting date; # of
attendees:
7/06/2023
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Page 2
Description Details Page
History (previous approvals) None
B. Community Metrics
Description Details Pg.
Ada County Highway
District
• Staff report (yes/no) Yes
• Requires ACHD
Commission Action
(yes/no)
No
No. A Traffic Impact Study (TIS) was submitted.
Access
(Arterial/Collectors/State
Hwy/Local)(Existing and
Proposed)
Access is proposed from the new collector road (Vanguard Way)
that connects to Black Cat Road (arterial road). Vanguard Way
will be constructed prior to development commencing on the
property.
Traffic Level of Service
Stub
Street/Interconnectivity/Cros
s Access
Cross access with BVA’s development to the east
Existing Road Network Black Cat Road & Franklin Road
Existing Arterial Sidewalks /
Buffers
None
Proposed Road
Improvements
Fire Service
• Distance to Fire
Station
2 miles
• Fire Response Time This project currently falls on an area where we don’t have a total
response times that meet NFPA 1710 standards or current City of
Meridian adopted standards. The first due station is Fire Station
2. This fire station is approximately 3.5 miles from the project.
• Resource Reliability 82% - does meet the target goal of 80% or greater
• Risk Identification 3 – current resources would not be adequate to supply service to
this project. Risk factors include fire fighting in large
commercial warehouses. This entails a great risk for the
occupants as well ad firs responders.
• Accessibility Project meets all required access, road widths and turnaround.
• Special/resource
needs
In the event of a hazmat event, there will need to be mutual aid
required for the development. In the event of a structure fire an
additional truck company will be required, This will require
additional time delays as a second truck company may not be
available in the City.
Page 3
Description Details Pg.
• Water Supply Water supply for this proposed development required 4750
gallons per minute for two hours.
• Other Resources
Wastewater
• Distance to Sewer
Services
• Sewer Shed
• Estimated Project
Sewer ERU’s
• WRRF Declining
Balance
• Project Consistent
with WW Master
Plan/Facility Plan
• Impacts/concerns • Flow is committed
• See Public Works Site Specific Conditions in Section VII.B
Water
• Distance to Water
Services
Water available on-site
• Pressure Zone 2
• Estimated Project
Water ERU’s
See application
• Water Quality
Concerns
None
• Project Consistent
with Water Master
Plan
Yes
• Impacts/Concerns • If a well is located on the site it must be abandoned per
regulatory requirements and proof of abandonment must be
provided to the City.
• Each phase of the development will need to be modeled to
verify minimum fire flow pressure is maintained.
• 12” water main in Vanguard needs to be on the north side of
the road, currently shown in the center of the road.
• See Public Works Site Specific Conditions in Section VIII.B
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C. Project Area Maps
A. Applicant:
Judy Schmidt, Bailey Engineering – 1119 E. State Street, Suite 210, Eagle, ID 83616
B. Owners:
Corey Barton, Endurance Holdings, LLC – 1977 E. Overland Road, Meridian, ID 83642
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Page 5
C. Representative:
III. SHAWN BROWNLEE, TRILOGY DEVELOPMENT NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Notification published in
newspaper 10/17/2023
Notification mailed to property
owners within 500 feet 10/14/2023
Applicant posted public hearing
notice on site 10/20/2023
Nextdoor posting 10/16/2023
IV. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan and Ten Mile Interchange Specific
Area Plan)
Land Use: The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates the
20.5+/- acres as Mixed Employment (ME).
ME: The purpose of ME designated areas is to encourage a diversity of compatible land uses that
may include a mixture of office, research and specialized employment areas, light industrial including
manufacturing and assembly, and other miscellaneous uses. These areas generally do not include
retail and consumer service uses serving the wider community. However, a small amount of retail and
service establishments, primarily serving employees and users of the ME areas or nearby industrial
areas, are allowed. ME areas should provide a variety of flexible sites for small, local or start-up
businesses, as well as sites for large national or regional enterprises. ME areas should be designed to
encourage multimodal travel and convenient circulation to supporting uses located within the area.
It’s anticipated that buildings will range in height from 1-2 stories, have total floor areas of 42,560-
185,760 square feet, and that FAR will not exceed 0.75.
The ME designated area is intended to develop with a mix of flex uses of approximately 362,000 s.f.,
which may include office, light industrial, along with research and development components and/or
distribution and light manufacturing. Building heights will range from 1 to 2 stories. Furthermore,
the Applicant has not presented a proposed use or conceptual building elevations for the pad site
labeled “future commercial”. In light of this, Staff recommends that any use intended for this pad
site complies with the uses listed in Allowed Use Table 11-2B-2 for the M-E zoning district. This
area is adjacent to Mixed Employment designated land on the east, light industrial to the west, I-84 to
the south, and RUT to the north proposed to be annexed as medium-high density residential. This site
will have access to a collector street as desired. The proposed M-E zoning encompasses the entire
27.466 acres that is currently designated ME on the FLUM - See Pg. 3-11 in the TMISAP for more
information on the ME designation (see cut sheet below).
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Page 7
Transportation: The Transportation System Map in the TMISAP depicts a collector street through
this site that connects to S. Black Cat Rd. an adjacent arterial street. The collector street network
depicted on the proposed development plan is generally consistent with the Transportation System
Map (see pg. 3-18 in the TMISAP).
The Street Section Map depicts Vanguard (major collector) as being appropriate to provide access
from adjacent arterial streets (i.e. Black Cat, Franklin & Ten Mile Roads) into the employment area.
Streetlights should be located in the tree lawn area and should be of a pedestrian scale.
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The collector street (i.e. Vanguard Way) in the commercial mixed-use area of the development should
be constructed in accord with this street section with the following exceptions as required by ACHD:
(3) travel lanes instead of (2); and 10-foot wide detached sidewalks/pathways instead of 6-foot wide
detached sidewalks in lieu of on-street bike lanes.
Design: The TMISAP emphasizes the quality of the built environment and includes recommendations
on the location, scale, form, height and design quality of public and private buildings in the form of
building placement, orientation, and massing; types and design treatments for building frontages; as
well as recommendations for the incorporation of art in public and private projects.
The design elements in the Plan are intended to serve as the basic framework for any given project
within the Ten Mile Area. The primary components that the design elements address include:
architecture and cultural heritage; building placement whereby build-to lines are identified; heights
and step backs; the definition of a base, body and top; and frontage types.
The proposed development should be designed in the accord with the TMISAP (see pgs. 3-31
thru 3-51). See the Application of the Design Elements table on pg. 3-49 to determine specific
design element requirements according to the associated FLUM designation. Future
development applications should include the applicable design elements.
Comprehensive Plan Policies: The following Comprehensive Plan Policies are applicable to this
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 water and sewer service is available and can be extended by the developer with
development in accord with UDC 11-3A-21.
• Focus on developing industries that exceed the living wage, such as technology, healthcare
and other similar industries. (2.06.01E)
The TMISAP designates the subject property for mixed employment. These areas are intended
to capture full economic advantage of the Ten Mile interchange to enhance the long-term
fiscal health of the City of Meridian and the Treasure Valley. The proposed annexation and
zoning this area to M-E will result in the creation of primary jobs as anticipated by the Plan.
• “With new subdivision plats, require the design and construction of pathways connections,
easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of
usable open space with quality amenities.” (2.02.01A)
Several multi-use pathway segments are proposed within this development for
interconnectivity between the residential and commercial and employment portions of the
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development and open space and site amenity areas.
• “Encourage the development of supportive commercial near employment areas.” (3.06.02C)
The proposed commercial, flex space, light industrial with manufacturing, and office should
provide supportive uses for the proposed employment area.
• “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.
• Evaluate development proposals based on consistency with the vision as well as physical,
social, economic, environmental, and aesthetic criteria. (3.01.01D)
The TMISAP vision for this area is an employment-generating center that buffers the
community from I-84 and the future extension of Highway 16, and serves the employment
areas with easy access to markets, high-speed transportation facilities, and employees across
the Treasure Valley. The TMISAP incorporates specific design standards for this area to
create a sense of place and a unique identity. In line with this vision, the proposed
annexation and zoning to M-E are intended to accommodate four (4) Flex space building
lots, one (1) light industrial building lot, and one (1) commercial lot, all of which are
consistent with the overall vision and the design principles for this area.
• “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 to this site and can be extended by the developer
with development in accord with UDC 11-3A-21. The emergency response times for Police
Dept. and Fire Dept. meets the established goals.
• “Require appropriate landscaping, buffers, and noise mitigation with new development along
transportation corridors (setback, vegetation, low walls, berms, etc.).” (3.07.01C)
A 50-foot wide landscaped street buffer is required to be provided along the southern
boundary of the site adjacent to I-84.
• “Encourage the integration of public art as an integrated component with new development.”
(5.03.01B)
• The Applicant has not proposed integration of any public art. Nevertheless, Staff
recommends that the Applicant consider displaying a plaque for one of the historic structures
currently residing on the site
• “Coordinate with the Meridian Historic Preservation Commission to recommend use,
restoration, and preservation of historical structures and sites throughout Meridian. “(02.02A)
• “Stimulate private and public investment in the restoration and preservation of historic
buildings, outdoor spaces, and natural historical features.” (5.02.02D)
• “Support the efforts of the Historic Preservation Commission to foster preservation and
conservation.” (5.02.02E)
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• “Develop policies to preserve and protect or document and memorialize historic and
culturally significant structures and sites.” (5.02.02J)
Encompassing the aforementioned policies, there are currently multiple historic buildings
situated on this site. Staff recommends that the Applicant preserve certain elements of the
existing use/historic buildings and coordinate with the Historic Preservation Commission.
• “Require urban infrastructure be provided for all new developments, including curb and
gutter, sidewalks, water and sewer utilities.” (3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks are proposed as
required with this development.
In summary, Staff believes the proposed development plan is generally consistent with the vision
of the Comprehensive Plan for this area per the analysis above.
V. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC)
A. Annexation and Zoning (AZ):
Annexation is requested of 33.89-acres from RUT to the M-E zoning district as shown on the
Annexation description and Exhibit in Section VII.B. A conceptual development plan and
elevations are included in Section VII.D that shows how the site is anticipated to develop.
The development abuts Mixed Employment designated land to the east and borders I-84 to the
south. This development is proposed to have access to a collector street as desired. Medium-
high -density residential uses are proposed to the north and light industrial to the west. Allowed
uses in the M-E district consist of offices, medical centers, research and development facilities,
and light industrial uses with ancillary support services. This area is intended to develop with flex
uses of approximately 356,000 s.f., encompassing various potential uses like office, light
industrial operations, and research and development components such as distribution and light
manufacturing. Additionally, 2.047 acres of the site are earmarked for future commercial
development.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. If this property is annexed, Staff recommends a DA is
required with the provisions discussed herein and included in Section VIII.A.
Proposed Use Analysis:
A variety of uses are proposed including office, commercial, flex space, light industrial, research
and development, and other uses; see UDC Table 11-2B-2 for allowed uses in the applicable
zoning districts. Compliance with the dimensional standards listed in UDC Table 11-2B-3 is
required, as applicable. The inclusion of loading docks on the elevations for the proposed flex
buildings implies that all of the intended uses are primarily related to
distribution/warehousing, which requires a Conditional Use Permit (CUP) in the M-E
zoning district. Furthermore, Staff recommends that several of the buildings along the
collector street incorporate more storefronts and reduce the number of roll-up doors to
minimize the prevalence for this particular type of use.
The proposed zoning and uses are generally consistent with the associated FLUM designations as
discussed above in Section IV.
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B. Preliminary Plat (PP):
The proposed preliminary plat consists of 6 building lots on 27.59-acres of land in the M-E
zoning districts for Farmstone Crossing Subdivision. The subdivision is proposed to develop in
three (3) phases as shown on the phasing plan in Section VII.C. Staff recommends that the
collector street (Vanguard Way) be constructed with the first phase of development.
Additionally, the first phase of development should encompass the construction of both the
10’ detached sidewalks along S. Black Cat Road and Vanguard Way including the entire
street buffers. The second phase of development should encompass the completion of the
remaining 10-foot pathway along the I-84 Interstate. Furthermore, the proposed plat is
currently missing lot the number for the commercial lot.
Staff recommends that the Applicant revise the plat to include the lot number of the future
commercial lot and depict the required landscape buffers within an easement or common
lot on the plat.
Existing Structures/Site Improvements:
According to GIS imagery, there is an existing home and other historic outbuildings adjacent to
Black Cat Road that will be removed upon development of the Farmstone Crossing Subdivision.
During the pre-application meeting, Staff encouraged them to incorporate and preserve the
historic structure as a part of the development. Staff recommends that the Applicant
preserve some elements of the existing use/historic buildings; coordinate with Cassandra
Schiffler (cschiffler@meridiancity.org) and Blaine Johnston (bjohnston_aia@hotmail.com),
Historic Preservation Commission. As part of the proposed first phase of development, all
existing structures that do not conform to the district’s setbacks must be removed, except
for those agreed upon for historic preservation. No other site improvements are known.
Dimensional Standards:
Development of the proposed lots is required to comply with the dimensional standards of the
M-E zoning district in UDC Table 11-2B-3, as applicable. The proposed preliminary plat
appears to comply with the dimensional standards of the district.
Subdivision Design and Improvement Standards (UDC 11-6C-3):
Development of the subdivision is required to comply with the subdivision design and
improvement standards listed in UDC 11-6C-3. The proposed subdivision appears to comply
with these standards.
Access (UDC 11-3A-3)
Access is proposed to be provided from the northern boundary of the site from the extension of
Vanguard Way to Black Cat Road to the west. Vanguard Way is designed as a collector street in
accordance with the Master Street Map and the Transportation System Map in the TMISAP. A
driveway is proposed to the adjacent property to the east for future extension. Additionally, the
Applicant has proposed temporary fire access directly off of Black Cat Road located on the future
commercial pad site intended to be built with Phase 3.
Prior to Certificate of Occupancy, the applicant shall record a cross-access/ingress-egress
easement to adjoining property to the east [S1215427850] and submit copy of said easement
to the Planning Division in accordance with the provisions of UDC 11-3A-3A2. Direct
access via S. Black Cat Road is prohibited.
Streets:
Vanguard Way should be constructed in accord with Street Section C (major collector street) in
the TMISAP, which requires (2) 11-foot travel lanes, 6-foot bike lanes, 8-foot parkways with
streetlights at a pedestrian scale and minimum 6-foot wide detached sidewalks (see pg. 3-20, 3-
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22, 3-23). The Applicant proposes a modification of the street section to include 10-foot wide
detached sidewalks/pathways in lieu of on-street bike lanes, which is required by ACHD and as
set forth in the Meridian Master Pathways Plan.
All streets should be constructed as complete streets as defined in the TMISAP (see pg. 3-19
& 3-20). Prior to submitting the final plat for approval, the Applicant shall collaborate with
the property owner to the north and east to construct Vanguard Way and deed the right-of-
way to ACHD. The Applicant should ensure that the intersection of Vanguard Way and S.
Black Road aligns with the entrance of the Black Cat Industrial projects on the west side of
S. Black Cat Road.
The Applicant is proposing three curb cuts off of Vanguard Way, a planned collector street in the
TMISAP. In accordance with UDC 11-3A-3 (Access to streets), multiple accesses off an arterial
and/or collector roadway shall be restricted. In light of this, Staff recommends that the
Applicant remove the curb cut on the east side of the property and instead utilize the
proposed access stubbed to the property to the east for future shared access. The
Applicant should also collaborate with the property owner to the east to ensure the most
suitable alignment between the two sites. Additionally, the Applicant should coordinate
with the property owner to the north to ensure that the entrances of both the northern
subdivision and the second entrance to this site are directly aligned. Direct access off of
Black Cat Road is prohibited.
Pathways (UDC 11-3A-8):
Ten (10) foot-wide multi-use pathways are proposed on the site in accordance with the Pathways
Master Plan. One segment follows Vanguard Way across the northern portion of this site; one
segment runs along the southern boundary within the street buffer along I-84; and another
segment runs along the west side of the site adjacent to S. Black Cat Road. The Applicant has
included the pathways on the plans; however, the pathway widths are not indicated on the
plans to determine if they are consistent with the UDC. In accordance with the Park’s
Department and Pathways Master Plan, the Applicant shall incorporate radius curves
between pathway segments to avoid right angles (except at Vanguard); a detached multi-use
pathway should be integrated along Vanguard Way. Furthermore, it is recommended that
the southern pathway stretch be relocated outside of the ITD/I-84 easement. A 14-foot wide
public use easement for all multi-use pathways shall be submitted to the Planning Division
prior to submittal for City Engineer’s signature on the final plat(s). If the pathway will be
located entirely within the right-of-way, a public pedestrian easement is not needed.
Landscaping is required along all pathways per the standards in UDC 11-3B-12C. A 5’ wide
landscape strip is required on both sides of the pathway planted with a mix of trees, shrubs,
lawn and/or other vegetative ground cover.
Staff recommends the Applicant revise the plat and landscape plans to include the dimensions
of the pathway, incorporate radius curves, relocate the pathway outside of the ITD/I-84
easement, and landscape both sides of the pathway in accordance with the UDC.
Sidewalks & Pedestrian Walkways (UDC 11-3A-17 & UDC 11-3A-19.B.4):
The UDC requires minimum 5-foot wide sidewalks to be provided adjacent to all streets with
detached sidewalks along collector streets and attached or detached sidewalks along local streets.
However, the guidelines in the TMISAP for the collector street sections (i.e. C) depict 6-foot
wide sidewalks, which should be provided within the development at a minimum.
A continuous internal pedestrian walkway that is a minimum of five (5) feet in width shall be
provided from the perimeter sidewalk to the main building entrance(s) for nonresidential uses.
The walkway width shall be maintained clear of any obstructions, such as vehicles, outdoor
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sale displays, vending machines, or temporary structures in accordance with UDC 11-3A-19.
Staff recommends that the Applicant incorporate a 6-foot pedestrian walkway (as
required by the TMISP guidelines) from the main pathway along Vanguard Way,
connecting to one of the buildings in Phase 1, and extending the sidewalk to reach each
building for enhanced pedestrian connectivity within the commercial development.
Sidewalks, walkways, and pathways should include a dedicated crosswalk at the
intersection of S. Black Cat Road with changes in color, markings, materials, texture
and/or surface to distinguish them from the surrounding pavement as set forth in the
TMISAP (see pg. 3-28, Crosswalks).
Landscaping (UDC 11-3B):
Street buffers are required to be provided as set forth in UDC Table 11-2A-7. A minimum 25-foot
wide street buffer is required along all arterial streets (i.e. S. Black Cat Road) in commercial
districts. A 20-foot wide street buffer is required along all collector streets (i.e. Vanguard Way) –
the buffer may be placed in an easement rather than a common lot in accord with UDC 11-3B-
7C.2a. A minimum 50-foot wide street buffer is required along I-84, landscaped per the
standards listed in UDC 11-3B-7C.3, which requires a variety of trees, shrubs, lawn or other
vegetative groundcover (see updated code for specifics & figures below). A 25-foot wide
street buffer is required along S. Black Cat Road, an arterial street. However, part of the
buffer adjacent to the 2.04 acre “future commercial” pad does not look to be 25-feet wide.
Additionally, the 50-foot required buffer adjacent to I-84 does not depict 50-feet of
landscaping as required by UDC Table 11-2B-3. The Applicant has included the landscape
buffers on the plans; however, the buffer width along S. Black Cat Road is not indicated on the
plans to determine if it is consistent with the UDC.
Staff recommends the Applicant revise the plat and landscape plans to accurately depict the
dimensions of the landscape buffers along S. Black Car Road and I-84 on the plans. The
Applicant should revise the landscape plan to reflect Landscaping within the required buffers
in accordance with the standards listed in UDC 11-3B-7; which requires a variety of trees,
shrubs, lawn or other vegetative groundcover (see figures below).
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Landscaping is required within parkways per the standards listed in UDC 11-3A-17 and 11-3B-
7C. Class II trees shall be provided in parkways in accord with UDC 11-3A-17E.
Landscaping is required along all pathways per the standards in UDC 11-3B-12C. A 5’ wide
landscape strip is required on both sides of the pathway planted with a mix of trees, shrubs,
lawn and/or other vegetative ground cover.
Mitigation is required for all existing trees 4” caliper or greater that are removed from the site in
accord with the standards in UDC 11-3B-10C.5. Mitigation calculations are depicted on the
landscape plan in accord with UDC standards (i.e. 149 trees at 2 caliper inches each for a total of
284 caliper inches). The location of mitigation trees shall be depicted on a revised landscape
plan submitted with the final plat application.
During the pre-application meeting, Staff conveyed to the Applicant that, in line with the
TMISAP guidelines (see pg. 3-16), the Applicant should incorporate a central
plaza/gathering area for employees/clients (may include an area for food trucks, bike
storage, outdoor meeting space, etc.) in their design. Staff recommends removing one
building and re-orientating the central building to face horizontally along Vanguard Way,
creating space for the development of a central plaza.
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Parking lot: Interior parking lot landscaping is required in the parking lot per the standards in
UDC 11-3B-8C.2. No linear grouping of parking spaces shall exceed twelve (12) in a row,
without an internal planter island. The planter island shall run the length of the parking space
and may be reduced by two (2) feet to allow for improved vehicular maneuvering. Each interior
planter that serves a single row of parking spaces shall be landscaped with at least one (1) tree
and shall be covered with low shrubs, lawn, or other vegetative ground cover. Each interior
planter that serves a double row of parking spaces shall have at least two (2) trees and shall be
covered with low shrubs, lawn, or other vegetative ground cover. Trees shall be centered within
the planters and provide urban canopy. There are multiple planters that do not contain trees
as indicated above due to lighting and easements. Moreover, the Applicant should add
landscaping planters adjacent to the buildings between the sidewalks to provide an
enhanced pedestrian scale element, as the current design seems to feature excessive asphalt.
Furthermore, as mentioned above, the Applicant has the option to include a central
plaza/gathering area for employees/clients as a means to address this requirement.
To improve the integration of this property with the neighboring M-E zoned property to the
east, Staff recommends that the Applicant consider removing the entire landscape buffer
along the eastern side and align parking accordingly with the adjacent property owner.
This would facilitate shared access to the east and improve integration with the eastern
property. Staff recommends that Applicant submit revised plans incorporating the
aforementioned changes 15 days prior to the City Council Hearing.
Storm Drainage:
An adequate storm drainage system is required in all developments in accord with the City’s
adopted standards, specifications and ordinances. Design and construction is required to follow
Best Management Practices as adopted by the City. The Applicant submitted a Geotechnical
Evaluation for the subdivision.
Pressure Irrigation (UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided for each and every lot in the
subdivision as required in UDC 11-3A-15.
Utilities (UDC 11-3A-21):
Utilities are required to be provided to the subdivision as required in UDC 11-3A-21.
Waterways (UDC 11-3A-6):
There are no waterways on this site.
Fencing (UDC 11-3A-6 and 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. The Applicant is
proposing a 6-foot solid vinyl fence along the west property line adjacent to the pathway and the
ACHD drainage swale. The proposed vinyl fencing abutting the pathway obstructs the view
of the pathway and landscape buffer from S. Black Cat Road. Therefore, Staff
recommends removing the fencing or providing an open vision wrought iron fence.
Parking: Off-street vehicle parking is required for the proposed commercial subdivision as set
forth in UDC Table 11-3C-6.B. Based on approximately 362,000 square feet of proposed floor
space, a minimum of 724 off-street spaces are required; a total of 727 off-street parking spaces
are proposed in excess of UDC standards. Based on 727 parking spaces proposed, a minimum of
29 bicycle spaces are required to be provided; none are proposed. Bicycle parking facilities
should comply with the standards in UDC 11-3C-5C. Bike racks should be provided as
close as possible to each building entrance totaling 29 spaces. The parking stall count and
bicycle parking facilities will be analyzed with the future CZC application submittals.
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Building Elevations (UDC 11-3A-19 | Architectural Standards Manual (ASM) | TMISAP):
Conceptual building elevations were submitted for the proposed flex buildings and light industrial
building as shown in Section VII.F. Building materials consist of horizontal metal or Hardie
plank siding in white, wood colors; stucco in dark and light gray colors; metal awnings; and gray
wrapped cornice moulding. Conceptual elevations were not submitted for the 2.04-acre pad
site designated for future commercial use. Future elevations for this pad site should
incorporate similar design elements consistent with those of the other proposed buildings in
this development.
The proposed conceptual elevations are not approved. The conceptual elevations should
include more design enhancement on the north-facing side along Vanguard Way compared
to the current proposal. As previously mentioned, Staff recommends removal of one
building and reorientation of the central building to have its design elements facing
horizontally along Vanguard Way, thereby highlighting the building’s most appealing
features to the roadway. Final design must comply with the design standards in the
Architectural Standards Manual (ASM) and the design guidelines in the TMISAP for the
Commercial designation (see the matrix for Application of the Design Elements on pg. 3-
49). A Certificate of Zoning Compliance and Design Review application is required to be
submitted for approval of the site and building design prior to submittal of building permit
applications. Note: Any variations from the design guidelines in the TMISAP and/or design
standards in the ASM should be requested through a design standard exception as detailed in the
ASM with the Design Review application.
VI. DECISION
A. Staff:
Staff recommends approval of the requested annexation and preliminary plat per the provisions
noted in Section VIII, per the Findings in Section IX .
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VII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
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Page 19
B. Farmstone Crossing Plat Boundary Legal Description and Exhibit Map
Page 20
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C. Preliminary Plat & Phasing Plan
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D. Landscape Plan
Page 23
E. Temporary Fire Access
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F. Conceptual Building Elevations for Buildings 1 - 5
Page 25
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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, a DA shall be entered into between the City of Meridian
and the property owner(s)/developer at the time of ordinance adoption. A final plat will not
be accepted until the DA is executed and the AZ ordinance is approved by City Council.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting the annexation and
rezone. The DA shall, at minimum, incorporate the following provisions:
a. Development of the subject property shall be generally consistent with the site plan,
landscape plan, preliminary plat, phasing plan, and conceptual building elevations
included in Section VII and the provisions contained herein. The Applicant shall submit
revised concept plans 15 days prior to the City Council hearing that includes the
changes specified in the conditions listed below.
b. Elevations for the future M-E commercial pad site should incorporate similar design
elements consistent with those of the other proposed buildings in this development.
c. All future development, site design and building design shall comply with the guidelines
in the Ten Mile Interchange Specific Area Plan and the standards in the Architectural
Standards Manual, as applicable.
d. The Applicant shall preserve some elements of the existing use/historic buildings;
coordinate with Cassandra Schiffler (cschiffler@meridiancity.org) and Blaine Johnston
(bjohnston_aia@hotmail.com), Historic Preservation Commission. As part of the
proposed first phase of development, all existing structures that do not conform to the
district’s setbacks must be removed, except for those agreed upon for historic
preservation.
e. Development of the pad site labeled “future commercial” shall comply with the uses
listed in the Allowed Use Table 11-2B-2 for the M-E zoning district.
f. Incorporate a central plaza/gathering area for employees/clients (may include an area for
food trucks, bike storage, outdoor meeting space, etc.) in the design in line with the
TMISAP guidelines (see pg. 3-16).
g. The street sections for Vanguard Way shall be constructed in accord with Street Section C
(major collector street) in the TMISAP with a modification that allows (3) 11-foot travel
lanes, 8-foot parkways and detached 10-foot wide sidewalks/pathways in lieu of on-street
bike lanes as required by ACHD. Streetlights are required at a pedestrian scale (see pg. 3-
20, 3-22, 3-23).
h. The collector street (Vanguard Way) shall be constructed prior to development
commencing on the property. Additionally, the first phase of development should
encompass the construction of both the 10’ detached sidewalks along S. Black Cat Road
and Vanguard Way including the entire street buffers. The second phase of development
should encompass the completion of the remaining 10-foot pathway along the I-84
Interstate.
i. Construct Vanguard Way and deed the right-of-way to ACHD and/or dedicate the right-
of-way as an easement in the final plat. The Applicant shall provide written
Page 27
documentation that they have relinquished their rights to Vanguard Way prior to the City
Engineer’s signature on the final plat.
i. Direct lot access to Black Cat Road is prohibited.
j. Sidewalks, walkways and pathways shall include dedicated crosswalks at the intersection
with all streets of S. Black Cat Road with changes in color, markings, materials, texture
and/or surface to distinguish them from the surrounding pavement as set forth in the
TMISAP (see pg. 3-28, Crosswalks).
j. Development in the M-E district shall be consistent with the development guidelines
contained in the Ten Mile Interchange Specific Area Plan (TMISAP) for Mixed
Employment (ME) designated areas.
k. Public art in a high quality of design shall be provided in shared spaces and incorporated
into the design of streetscapes as set forth in the TMISAP (see pg. 3-47).
l. Design elements shall be provided within the overall development as required in the
Application of the Design Elements matrix on pg. 3-49 of the TMISAP.
m. Several of the buildings along the collector Street shall incorporate more storefronts and
reduce the number of roll-up doors to minimize the prevalence for a
distribution/warehouse type of use.
n. The subject property shall be subdivided prior to submittal of any Certificate of Zoning
Compliance application(s) and/or building permit application.
o. The applicant shall submit a Certificate of Zoning Compliance and Design Review
application to the Planning Division for approval of all future uses on the site to ensure
compliance with the Unified Development Code, Ten Mile Interchange Specific Area
Plan, Comprehensive Plan, Architectural Standards Manual, and provisions of the
development agreement contained herein, prior to issuance of building permits for any
structure(s) within this site.
2. Preliminary Plat:
2.1 Future development of the proposed lots is required to comply with the dimensional standards
M-E zoning districts in UDC Table 11-2B-3, as applicable. The 25-foot wide arterial street
buffer and the 20-foot wide collector street buffer may be placed in an easement rather than a
common lot in accord with UDC 11-3B-7C.2a.
2.2 The final plat shall be revised 15 days prior to the City Council hearing as follows:
a. Incorporate a 6-foot pedestrian walkway (as required by the TMISP guidelines) from
the main pathway along Vanguard Way, connecting to one of the buildings in Phase 1,
and extending the sidewalk to reach each building for improving pedestrian
connectivity within the commercial development.
b. Include a note prohibiting direct access via S. Black Cat Road and Vanguard other than
the access points approved by the City and ACHD with this application.
c. Revise the plat to include the lot number for the future commercial lot.
d. Depict street sections for Vanguard Way consistent with Street Section C in the TMISAP
with a modification that allows (3) 11-foot travel lanes, 8-foot parkways and detached 10-
foot wide sidewalks/pathways in lieu of on-street bike lanes as required by ACHD.
Streetlights are required at a pedestrian scale (see pg. 3-20, 3-22, 3-23).
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e. The intersection of Vanguard Way and S. Black Road shall align with the
entrance of the Black Cat Industrial project on the west side of S. Black Cat Road.
f. Depict required street landscape buffers in common lots or on permanent dedicated buffer
easements, maintained by the property owner, homeowner’s association or business
owners’ association, as applicable, as set forth in UDC 11-3B-7C.2.
f. Revise the plat and landscape plans to accurately depict the dimensions of the landscape
buffers along S. Black Car Road(25-feet wide) and I-84 (50-feet wide) on the plans...
g. Prior to submitting the final plat for approval, the Applicant shall collaborate with the
property owner to the north and east to construct Vanguard Way and dedicate the right-
of-way on the final plat to ACHD.
2.3 The landscape plan submitted with the final plat shall be revised 15 days prior to the
City Council hearing as follows:
a. Revise the plat and landscape plans to accurately depict the dimensions of the landscape
buffers along S. Black Car Road(25-feet wide) and I-84 (50-feet wide) on the plans;
currently both landscape buffers do not accurately depict 25-feet wide or 50-feet wide
landscaping as required by UDC Table 11-2B-3.
b. Incorporate a 6-foot pedestrian walkway (as required by the TMISP guidelines) from
the main pathway along Vanguard Way, connecting to one of the buildings in Phase 1,
and extending the sidewalk to reach each building for improving pedestrian
connectivity within the commercial development.
c. Depict landscaping within required street buffers in accord with the recently amended
standards listed in UDC 11-3B-7C; all required landscape buffers along streets shall be
designed and planted with a variety of trees, shrubs, lawn, or other vegetative ground
cover. Plant materials in conjunction with site design shall elicit design principles
including rhythm, repetition, balance, and focal elements.
d. Applicant revise the plat and landscape plans to include the dimensions of the pathway,
incorporate radius curves, relocate the pathway outside of the ITD/I-84 easement, and
landscape both sides of the pathway in accordance with UDC 11-3B-12C.
e. Depict landscaping along all pathways per the standards in UDC 11-3B-12C. A 5’ wide
landscape strip is required on both sides of the pathway planted with a mix of trees,
shrubs, lawn and/or other vegetative ground cover.
f. Revise the landscape plan to include the lot numbers for each parcel.
f. Remove the proposed vinyl fencing or provide a wrought iron open vision fence.
g. Sidewalks, walkways and pathways shall include dedicated crosswalks at the intersection
with all streets of S. Black Cat Road with changes in color, markings, materials, texture
and/or surface to distinguish them from the surrounding pavement as set forth in the
TMISAP (see pg. 3-28, Crosswalks).
h. Depict a berm in the street buffer along I-84 in accord with the TMISAP for street buffers
along transportation corridors (3.07.01C).
i. The Applicant shall submit an Alternative Compliance Application for trees that are
missing (approximately 17 trees) from the parking lot planters and provide mitigation
equal to or superior to what is required in accordance with UDC 11-5B-5.
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j. Incorporate a central plaza/gathering area for employees/clients (may include an
area for food trucks, bike storage, outdoor meeting space, etc.) as defined in the TMISAP
(see pg. 3-16).
2.4 All streets shall be constructed as complete streets as defined in the TMISAP (see pg. 3-19 &
3-20).
2.5 A 14-foot wide public use easement for the multi-use pathways within this site shall be
submitted to the Planning Division prior to submittal for City Engineer signature on the final
plat(s).
2.6 Depict bike racks on the plans submitted with the future CZC and Design Review application
in accordance with UDC 11-3C-5C.
2.7 Prior to Certificate of Occupancy, the applicant shall record a cross-access/ingress-egress
easement to adjoining property to the east [S1215427850] and submit copy of said easement
to the Planning Division in accordance with the provisions of UDC 11-3A-3A2.
2.8 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.
2.7 The preliminary plat approval shall become null and void if the applicant fails to either: 1)
obtain the City Engineer signature on a final plat within two years of the date of the approved
findings; or 2) obtain approval of a time extension as set forth in UDC 11-6B-7.
PUBLIC WORKS
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=308331&dbid=0&repo=MeridianC
ity&cr=1
C. FIRE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=308338&dbid=0&repo=MeridianC
ity
D. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=308539&dbid=0&repo=MeridianC
ity
E. ADA COUNTY DEVELOPMENT SERVICES
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=308789&dbid=0&repo=MeridianC
ity
F. IDAHO TRANSPORTATION DEPARTMENT (ITD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=308414&dbid=0&repo=MeridianC
ity
G. PARK’S DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=308329&dbid=0&repo=MeridianC
ity&cr=1
H. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=309887&dbid=0&repo=MeridianC
ity
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IX. FINDINGS
A. Annexation and/or Rezone (UDC 11-5B-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;
Staff finds the proposed zoning map amendment and subsequent development is generally
consistent with the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment will allow for the development of a mix of
commercial, , flex space, and light industrial and employment uses which will provide for
the service needs of the community consistent with the purpose statement of the
commercial districts in accord with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
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.
Staff finds the annexation is in the best interest of the City.
B. Preliminary Plat Findings (11-6B-6)
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use and transportation. (Please see Comprehensive
Plan Policies in, Section IV of this report for more information.)
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Staff finds that public services will be provided to the subject property with development.
(See Exhibit B of the Staff Report for more details from public service providers.)
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3. The plat is in conformance with scheduled public improvements in accord with the City’s
capital improvement program;
Because City water and sewer and any other utilities will be provided by the development
at their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers (i.e., Fire, ACHD,
etc.). (See Section VIII for more information.)
5. The development will not be detrimental to the public health, safety or general welfare;
and,
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this site
that require preserving.