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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 Page 4 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). Page 6 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. Page 8 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 Page 9 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) Page 10 • “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. Page 11 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- Page 12 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 Page 13 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). Page 14 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. Page 15 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. Page 16 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 . Page 17 VII. EXHIBITS A. Annexation Legal Description and Exhibit Map Page 18 Page 19 B. Farmstone Crossing Plat Boundary Legal Description and Exhibit Map Page 20 Page 21 C. Preliminary Plat & Phasing Plan Page 22 D. Landscape Plan Page 23 E. Temporary Fire Access Page 24 F. Conceptual Building Elevations for Buildings 1 - 5 Page 25 Page 26 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). Page 28 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. Page 29 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 Page 30 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.) Page 31 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.