The URL can be used to link to this page

PZ - Staff Report Revised 12-7 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING December 7, 2023 Legend DATE: E3Project Location 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 a P 1/4 of the Southwest 1/4 of Section 15, - - T.3N. R.1 W. 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 5 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) 5 buildable lots Phasing Plan(#of phases) 1 2 phases(plat) Number of Residential Units(type NA of units) Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date;#of 7/06/2023 attendees: Page 1 Description Details Page History(previous approvals) None B. Community Metrics Description Details P . Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action No. A Traffic Impact Study(TIS)was submitted. es/no Access Access is proposed from the new collector road(Vanguard Way) (Arterial/Collectors/State that connects to Black Cat Road(arterial road).Vanguard Way Hwy/Local)(Existing and will be constructed prior to development commencing on the Proposed) property. Traffic Level of Service Condition Area Roadways Traffic Countt is based on Vehicles per hour(vph) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Franklin Road None Principal Arterial 565 Better than"E" Black Cat Road 396-feet Minor Arterial 544 Better than"E" 'Acceptable level of service for a five-lane principal arterial is"E"(1,780 vph). 'Acceptable level of service for atwo-lane minor arterial is"E"(575 vph). Stub Cross access with BVA's development to the east Street/Interconnectivity/Cron s Access Existing Road Network Black Cat Road&Franklin Road Existing Arterial Sidewalks/ None Buffers Proposed Road Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP): Improvements • Franklin Road is scheduled in the IFYWP to be widened to 5-lanes from McDermott Road to Black Cat Road with the design year in 2026 and the construction date has not been determined. • The intersection of Franklin Road and McDermott Road is scheduled in the IFYWP to be reconstructed as a single-lane expandable roundabout. There is no design year or construction year,and this project requires coordination with the Nampa Highway District. • Black Cat Road is listed in the CIP to be widened to 54anes from Franklin Road to Overland Road between 2036 and 2040. Funding for ITD's portion is not included with this project. Fire Service • Distance to Fire 2 miles Station • 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 In the event of a hazmat event,there will need to be mutual aid needs 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 2 Description Details P . • 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 VILB Water • Distance to Water Water available on-site Services • Pressure Zone 2 • Estimated Project See application Water ERU's • Water Quality None Concerns • Project Consistent Yes with Water Master I Plan • 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 3 - • - FRAN�KLIN�r - ' -' "' ' FRANKL-IN F- U • D - � v v �j�•n � ®s�� Qp �'ra ONfRL-AND E' 111, 1111� �. G�96aG3 = _ ; __ _ - 4R9Q �_ ►/ . - . . FRANKIL- ."- - lu 84,$ % 84 I, _��1Q,I,,.�im I��IIf, �� \■�f� \�/�� , ��`1�I��,.A�,I'�II�, ��j�\■�� \�►��I �C��*f'�� I��11��, �i�� C��T�'��ir'ni �i■i ii�i �I � O�/ERL-AND, =■�, �� O�/�AN,D� • • Do • . . C. Representative: Shawn Brownlee,Trilogy Development —9839 W. Cable Car Street, Suite 101, Boise,ID 83709 III.NOTICING Planning&Zoning City Council Posting Date Posting Date Notification published in 10/17/2023 newspaper 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 Specif1 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. This ME designated area is intended to develop with a mix of uses,across five (5) structures totaling 398,560 s.f.,which may include office,light industrial,along with research and development and/or distribution and light manufacturing. Buildings will range in size from 42,560 up to185,760 square feet. The project 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 5 Page I ME1 MIXED EMPLOYMENT (ME) _ TEH MILE SSE nac PLAN LAND USE MAP DESIGNATIONS Map Cater 17 28mind C4--J C-G ITN-C J M-E sample use(s) D Office,research&development,information&light ndustriA daycare,and ancillary comwnierrce retail ,5,,,eral D Recommended FAR 075 or more Scandards :1 Ileight2lSWHesmaxinum 7 Design Review required;see Architectural Standards Manual 7 Comply with Pathways Master Plan Design :1 'fate Proposed development,including land uses and actinides,to adjacent and surounding uses and pubic C tiara CSerisLits spaces as appropriate tm maintain compatibility and establish the cmntnuity of the planned urban form and cha ratter. 7 Coordinate routes,placement of facities,and infrastructure improvements with the appropriate transportation authorides and any adopted or accepted long-range prans. 7 Locate buildings in establish an appropriate development character that enhances the compatibility and atlracWeness Gf the site,buildings,and surrounding uses. 7 Design surface parking as an integrated and attrac iv element of the built eminn ent that promotes Pedestrian comfort and safety and adds tm the aesthetic character of developments,in addition to accommodating vehicular uses. 7 Use parking srra y that includes one ora combination of the following souctured parking,onstreet Parking,inegreted small parking areas,anal or shared parking as an ahematiue to general surface pariutg. 7 Building design should enhance public and urban spaces,articulate an urban form,and provide human and pedestrian scale. Site lPwMrn - IIII. A Id- liia-Thu nfmmaiin is a w-1 mf At Tea l0e licinlamle Sped Jim Ili aid City mf Ileridim fnopmL-sin%an Hwr me drmi di—in iv rnmplem iniumadni. T s queWn?Cart-t the PUnning 6ukrn at 33 E Eodtl 7 PA'4 Sum SQ Hlkll•M R%42 u MAAUSU Page 6 MIXED EMPLOYMENT (ME) PAyel M1.2 TEN MILE SPECIFIC PLAN LAND USE MAP DESIGNATIONS PWrnnecrt Heights Yertiwl Farm L.,body,8 T,, 20.�.%Fdvm.Siiqla plane wall—ir—m diestanm=building height AdditeDnall Cut Shea References Page 9 Facades 8 Heights WC.2 Bass Ddy.&Tp BFC.3 '4 R-9,-R -Pitched UCA P Signis&Public Art SGN.1 Mud Employment urtis should be designed u IDwr dmir suburba-style d1m5oprnmis.Design ind aevelop-mene standards art recommended rhm wuI6 help so make rl wbpnnenu Mort 11U31M,engagging and MR151113e places(Ten Mile In terhanb_Specrlic Area Plan. 0 0 Quctraem CttYO.t tle Punni rig Dvtvn at 33 E�d�V k5—5uft 10Z Hendq 083bii a 1C19.8B1M3 Transportation: The Transportation System Map in the TMISA-P 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 7 ti e lace Street Section C Cedrlo-whdhranu 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 of 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) Multi-use pathway segments are proposed within this development for interconnectivity between the commercial and employment portions of the development and neighboring Page 8 developments within the area. • "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 through 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. (3.01.011)) 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 ofplace and a unique identity. In line with this vision, the proposed annexation and zoning to M-E are intended to accommodate a mix of uses which is 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. meet 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 SO 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 is proposing the installation of a historical monument for the existing silos located in the plaza at the site's entrance. However, both Staff and the Historic Preservation Commission recommend preserving the `Double Silo Granary"and incorporating it into the site. By retaining the existing silo, the Applicant aligns with the goals of preservation and seamlessly incorporates public art integrated into the site. • "Coordinate with the Meridian Historic Preservation Commission to recommend use, restoration, and preservation of historical structures and sites throughout Meridian." (5.02.02A) • "Stimulate private and public investment in the restoration and preservation of historic buildings, outdoor spaces, and natural historical features."(5.02.02D) Page 9 • "Support the efforts of the Historic Preservation Commission to foster preservation and conservation."(5.02.02E) • "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. The Applicant is proposing to install a historical monument for the existing silos located in the plaza area at the site's entrance. However, the Historic Preservation Commission recommends preserving and protecting the "Double Silo Granary" on this site. Letters supporting this recommendation from the Historic Preservation Commission have been submitted and can be found under Section VIII.L below. • "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 UD 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 show how the site is anticipated to develop. The development abuts Mixed Employment designated land to the east and borders 1-84 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 approximately 398,560 s.£, encompassing various potential uses like office,light industrial operations, and research and development components such as distribution and light manufacturing. 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. The proposed zoning and uses are generally consistent with the associated FLUM designations as discussed above in Section IV. Page 10 B. Preliminary Plat(PP): The proposed preliminary plat consists of 5 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 two (2)phases as shown on the phasing plan in Section VII.C. Staff recommends that the collector street(Vanguard Way)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. 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 the Applicant 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(&meridiancituorg) and Blaine Johnston (bjohnston_aia@hotmail.com),Historic Preservation Commission. The Applicant is proposing a historical monument for the silo in the plaza area as you enter the site(see figure below). As mentioned above, both Staff and the Historic Preservation Commission recommend that the Applicant preserve the "Double Silo Granary"on the site(see letter below). 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. Plaza Farmstone Subdivision will contain a Plaza located between Buildings 1 and 2.This plaza will feature a monument designed as a replica of the Silos from this property along with a sign that will provide information on the history of the Silos. FFW gym'" Monument Sign Concept m appr�.a rear �11 App—. 4 fee[ 24"by 36" Incerprecive sign Or ' The Plaza will also contain benches,a pergola and landscaping—offering a visually appealing entrance to the site as well as a central plazalgathering area for employees and clients. Page 11 AD A COUNTY HISTORIC PRESERVATION COUNCEL Adftk 200 W.Front Street Frank Eld,Chair Jahn Bertram,Yrs-Charm Va mt,Secretary Mimi Base,Idaho 8370d Kathryn lSlrnherr, Rah Fraser laxph Gallagher _ , P.{208)M-79W Jayrlfaramaks Bah Reinhardt Angie Steele F.(ZB$�287-7N9 September 9,2022 Corey O,Barton Endurance Holdings LLC 1977 W.Overland(toad Meridian.ID 83642 RE: EGGERS FARMSTEAD Dear Mr.Barton, The Ada County Historic Preservation Council (ACHPC) was recently informed by Blaine Johnston of the Meridian Historic Preservation Commission that your company recently purchased the Eggers Farmstead at 820 S.Black Cat Road in Meridian, The Eggers Farmstead is listed in the Ada County Historic Sites Inventory and is historically siof.Cant to Ada County and Meridian. The farmstead has the only remaining dual silo in Ada County. The ACHPC finds that it is important to protect buildings and sites which reflect the County's historic agricultural heritage. The structures on the property, in particular the silo represents the CounWs past agricultural heritage. The ACHPC is aware that the acreage surrounding the farmstead will likely develop into a subdivision; however,they believe that the farmstead and the residential subdivision can coexist together. We ask for you to think about incorporating the farmstead into the design of the subdivision. Ada County has a couple of different developments that have incorporated historic structures into their community. The most successful of these is the Schick-Ostolasa Farmstead in the Hidden Springs development, The farmstead serves as a focal point for the community and ties Hidden Springs to the history of the land and is a part of the community's identity. The silo could be a great focal paint for your community and give it a unique identity to differentiate it from other subdivisions in the area. If you are not able to save these structures, we ask that you 211ow for an architectural historian to document the site before the structures are torn down. As a reminder in Ada County before a structure is turn down you will need to obtain a demolition permit from the Ada County Building Department. The ACHPC is available to meet and work with you to preserve and document the site. Please let me know if you have any questions or would like to schedule a meeting with the ACHPC. I can be reached at[208] 237-7913 orvia e-mail atbdanielsonQadacounty,id.gov. Page 12 Sincerely, Brent Danielson,AJCP Staff Liaison to the Ada County Historic Preservation Council Senior Planner Ada County DevelopmentServices CC Board o[Ada Countg Commissioners(via e-:ea:l, Blaine fohnston,MeridianHistoric Frese_sa=ao CaMmiSSian(uiae-mail] Caleb Hood.Meridian Planr.b.3 Depa^ee COa a-mail} 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 building pad#1. The temporary fire lane is not needed, as Vanguard Way is to be constructed prior to development commencing on the property.Staff recommends that the Applicant remove the temporary fire access. Prior to Certificate of Occupancy,the applicant shall record a cross-access/ingress-egress easement to adjoining property to the east [51215427850] 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 accordance 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- 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,the Applicant shall coordinate 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. Page 13 The Applicant is proposing two 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 coordinate with the property owner to the east,particularly given their proposal for a curb cut on the west side of their property adjacent to the proposed curb cut on the east side of this site. Staff further recommends that the Applicant shares the east curb cut with the property owner to the east for future shared access. Furthermore,in accordance with ACHD's Staff Report,the Black Cat Road/Vanguard Drive intersection is anticipated to warrant a signal in the future according to the Traffic Impact Study(TIS)for the Black Cat Industrial development located on the west side of Black Cat Road across from this site. Consequently,the Applicants proposal to construct a full access driveway onto Vanguard Drive,located 300-feet east of Black Cat Road,does not meet ACHD's District Driveway Location Policy. The policy requires driveways near an existing or future signalized intersection to be offset by a minimum of 440-feet or located outside of the influence area of the intersection. Direct access off of Black Cat Road is prohibited(see overlay figure of proposed projects below). N-. numoe Vim ' 4 INk •ice 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 1-84; and another segment runs along the west side of the site adjacent to S. Black Cat Road. 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). The right angles in the pathway compromise the intended purpose of the pathway and hinder the ability to ride bikes. The Applicant could potentially realign the pathway to pass through the center of where Building#1 is located,connecting to a plaza and the historic silo for an effective pedestrian connection. Consequently,Building#1 could be divided into two structures to accommodate the pathway(see figure below). 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). Page 14 �� uiL�lrocx __ &J ING 1 a� BViLGiNG 5 ... FEARgMpSTO�NEgNCROSSING SUBDIVISION — M. to 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 incorporate radius curves and landscape both sides of the pathway in accordance with the UDC and/or relocate the pathway. 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. The applicant is proposing to construct 10-foot wide sidewalks adjacent to the applicable roadways based on the design approved with the Vanguard Village project to the east. 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 sale displays,vending machines, or temporary structures in accordance with UDC 11-3A-19. Staff recommends that the Applicant incorporate a 5-foot pedestrian walkway from the main pathway along Vanguard Way connecting to one of the buildings in Phase 1 in accordance with UDC 11-3A-19 and the TMISP guidelines. Additionally,the sidewalk should be extended to reach each building, enhancing pedestrian connectivity within the commercial development and facilitating access to the plaza. The internal pedestrian walkways shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks;striping is not an approved material. Staff recommends that the Applicant provide a pedestrian circulation plan prior to the Commission hearing. 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). Page 15 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). The proposed buffer dimensions appear to meet the requirements of the UDC code; however,there is a lack of a combination of planters(shrubs and rock mulch)within the buffers. Staff recommends that the Applicant enhance the street buffers by incorporating additional planters. These planters should be aligned around the parking lot perimeter throughout the entire development. The Applicant proposes a plaza area adjacent to Building#2,featuring benches,a pergola, landscaping,and a historical monument sign of the existing silo on the site. As mentioned above, Staff recommends relocating the plaza by dividing the L-shaped building into two separate structures and placing the plaza between them.This modification would allow the pathway to extend northward towards the plaza and silo. Since the silo appears to be located within the new right-of-way,the Applicant should relocate the silo out of the right- of-way to ensure its preservation. Staff is amenable to allowing the structure to encroach within the 20-foot landscape buffer along the new collector street(Vanguard Way)within the plaza area. 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). FIGURE 1 T. - -- Page 16 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-1OC.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. Parking lot: Interior parking lot landscaping is required in the parking lot per the standards in UDC 11-313-8C.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. Staff finds there are multiple planters that do not contain trees as indicated above due to lighting and easements. The Applicant has the option to include the trees in the planters or apply for Alternative Compliance as a means to address this requirement. The Applicant should add a minimum of a 5-foot wide landscape area along 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 should incorporate additional planters aligned around the parking lot perimeter throughout the entire development to meet the UDC code. 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 and propose a shared drive aisle as mentioned previously 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 prior to the Commission 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-157: 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-211: Utilities are required to be provided to the subdivision as required in UDC 11-3A-21. Page 17 Waterways(UDC 11-3A-6): There are no waterways on this site. Fencing(UDC 11-3A-6 and 11-3A-D• All fencing is required to comply with the standards listed in UDC 11-3A-7. The Applicant is proposing a 5-foot wrought iron fence along the west property line adjacent to the pathway and the ACHD drainage swale. The proposed fencing complies with the UDC code. 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 398,560 square feet of proposed floor space, a minimum of 795 off-street spaces are required; a total of 750 off-street parking spaces are proposed(deficient 45 parking spaces) The proposed zoning for the site is M-E which is a commercial zoning district despite the Applicant proposing a light industrial use in Building #5. Importantly,it should be noted that the use of Building#5 could potentially change to a commercial use in the future. Staff recommends that the Applicant provide the required number of parking spaces for all proposed buildings on the site. This may be accomplished by noting a shared parking agreement within the development on the plat. Based on 795 parking spaces proposed, a minimum of 32 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 32 spaces or in a designated area within the plaza. Staff recommends that Applicant submit revised plans incorporating the aforementioned changes prior to the Commission hearing. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual(ASM� I 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. The proposed conceptual elevations are not approved. 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. 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 18 VII. EXHIBITS A. Annexation Legal Description and Exhibit Map Description for Annexabion Farmatone Cressing Subdivision August 29,2023 A pertion of the Northwest 114 of the Southwest 114 of Section 15,Township 3 North,flange 1 West,Boise Meridian,Ada County,Idaho more particularly described as forlows= BEGINNING at the 114 corner common to said Sections 15 and 16,7_3N., R.1W,B.M.,from which the Section corner common to Sections 15, 16,21 and 22 7.3N_,R.M.B.M._bears South 00°43'07"West,2,656.14 feet; thence South 89°1443"East,1,322.85 feet to the Center-West 1116 comer of said Section 15; thence on the east line of the Northwest 114 of the Southwest 114 of said Section 15_South 00`39'28"West,1,216.87 feet to the centerline cf U.S.interstate 84; thence on said oentedine,North 60°32'51"West,1.339.69 feet to the west section fine of said Section 15; thence on said west section line, North 00'4S07"East,1.01428 feet to the POINT of BEGINNING. Containing 33.893 acres,more Or less. End of Dewiption, N1- L A 11779 Nr 0 G7 94F4)F X4P Page 1 of 1 Page 19 Palm of 1/4 / BegFnning 5891#'43"E 1327-$5' ew 1 f 16 5.1s 5,15 m rw o � Iti f 33.893 Acres ° � m �+ 0 v to ar � 0 v m � rn r - r 3,T9.Bg' �o - �13 r� I 1 �L LAND "s ` 11779 i zmlie, 5.16 5.15 #{ �1 Scalc: 1"=2C.C. S,Z1 5.22 0 50 10D 20D a:V��w..� 'ureo a=..ibis xr.cn.e, ..e.a. eJ3rf�ozs is sr.sr.w IDf FI Exhiplt Drowing for Job No. I p y xx-xxx SURVEY 1 5 f� cossw euenn� 5`r Annexa Llon Shaek Mo. V pow Formstone Crossing Subdivision Wo-afm CROUP, LLC A portion or Me NW?/4 or the W/4 Of sOeaan 15, oww Dots T.W. R.W. B.M._Ado Cinty.Idoho. 8/29/2023 Page 20 B. Farmstone Crossing Plat Boundary Legal Description and Exhibit Map Descdptiorl for Farmstone Grossing Subdivision July 18,2023 A parcel of land located in the Northwest 114 of the Southwest 114 of Section 15.Township 3 North, Range 7 West. Boise Meridian,Ada County, Idaho more particularly described as follows: Commencing atthe 114 comer common to said Seotians 15 and 15, T.3N., R.1W.,B.M.,from which the Section comer common to Seclions 15, 16,21 and 22 T.3N.,R.1W.. S.M_,bears South 00'43'07"West,2.656.14 feet;thence on the east-west centerline of said Section 15,South 39'14'43"East,50.00 feet to the POINT OF BEGINNING. Wence conilnuing, South 89°14AS'East, 1.272.U5 feet to the Center-West 1116 comer of said Section 15 thence on the east line of the Northwest V4 of the Southwest 14 of said :F,cctipn 15,South 00°30'26"Mat, 1,095.70 feet to the north right-of-way line of V.S. Interstate 84; thence on said north right-af-way line the following two(2)courses and distances: Nurth 8 V21'56"West,682.94 feet; North 80°32'51"West,452.75 feet; thence leaving said north right-of-way line,North 00°43'07"East,559.16 feet,, thence North 89'12'58"West, 150.09 feet to the easterly right-of-way line of S. Black Gat Road; thence on said easterly right-of-way line the following four(4)courses and distances: North 00°43'07"East,273.37 fee#; North 45°50'37'East,30.09 feet; Nort# 00°50'37"East.60.04 feet; LAy� Noah 46"41'47"West, 29.14 feet to the �p4Gt. LA S G POINT OF BEGINNING. 1 '? Containing 27.466 acres,morn or foss. I 1 1 779 End of Description. ' Page t of L Page 21 I Point of 1 f4 L1 Beginning 589'14'431 127285' Cw 1 f15 5.16 5.15 1.5 J r I I W t7 rPo M � o ty O 1 � I I � o h 1 � �1 O °9 to to f 27. 6 Arr65 3 RT � � C Ln yy w N „ M O � I M I ❑ V7 I I 682.94, 41-S. 1-84 I LAB I Line Table M Rearing n h Lire � 4 � 9� 11779 I L1 5a9'14'43"E 50.00' iZ ,x� I L2 N89'12'59"W 150.09' OF 1 ► L3 N45'5O'37"E 30.09' MCi41 L4 NOO'SQ'37"E 60.D4' 5.16 5-15 L5 N48'41'47'W 79-14' 5eole: 1`� OO' &21 5.22 0 50 100 20H 10 IDAHO Exhibit Drawing for dab Nb. SURVEY s+sw srenuoeT Formstone Crossing Subdivision �Edlt NO, Bose ioa"oa3rw y IM�67G I GROUP, LL r A portion M the NW1f4 of ue SM/4 of sectlon 1% OwQ. padr i.3N.. RAW.. B.11., Ado County, Iddh4. TOJ18f2023 Page 22 C. Preliminary Plat&Phasing Plan PamMINARY PLAT Pon �xu sm¢r coxx¢nox f0 PRMOSED AYANI SIIB I rrl:� PHUR 1 j �!•. PLAZA B-IrLDING 2 i i fa.zm ar s I BUILDING 1 42,560 r ee.�eoss a I ' I � PI AN CHFF-f INI]FH �...�-..e. "••°"" St�lm vur,°m.wmr uw SLIJDING 3 - v In PHASE 2 I BUILDING 5 I fas.7eo of A. Y £rkdf"re .» Z r Y a�a::exr^snvaal'znr. - � o � �" � r��amssex�vra. _ r�rra..w � sT as?emwaxm J o 0 IL Page 23 A Landscape Plan Rendering II BUILOING2 a2.s r BUILDING 1 e z o - - - n� m BUILOiNG 3 BUILDING 5 165,i&]rf ' FARMSTONE CROSSING SUBDIVISION PRELIMINARY PLAT LANDSCAPB PLAN MERIDIAN.ID �* + +• Page 24 E. Temporary Fire Access to be removed PTI�MA PUT F071 all f rncracinxg rnncvrxr..rmnmsrnH _- -y- IL I ""' 'LAN SHEET NOEx : i aa. F l'i d .�. ..a .. 4 tf ._ - •-- `;�i� "'ay.ir .'_� �..4 __` 1I '4'h4~E -6 "4 2"_4•.__ Q W W m 0 K Q d 4 r Page 25 F. Conceptual Building Elevations for Buildings 1 -5 V 1 I I I 1 „ ,—f ,s a ,s I? 7 FIIONT ELEVATION Q Q T T T T T T T T � T 6xG[FIELAPON ae u r6 is FARMSTEAD CROSSING-BUILDING H5 PRESENTATION ELEVATIONS Page 26 + � a 1 �■� 1 t•■�1� LOG• F _ � ■�lN�1l�Ir likkl �P OGO •' ui �•�� '�� t=. �_ ace. Page 28 ae urbia I • ' . . i Page 29 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.Prior to the Commission hearing the applicant shall revise the concept plan as follows: ➢ Firstly,the preliminary plat shall be revised to accurately reflect parking ratios and include bicycle racks for the M-E zone. ➢ Additionally,the Applicant shall remove the fire access off of Black Cat Road. ➢ Furthermore,the Applicant shall incorporate 5-foot wide landscaping planters along the building foundations to provide the necessary pedestrian element. ➢ As part of the modifications,the L-shaped building shall be divided into two separate structures and relocate the plaza between them ➢ The Applicant shall also preserve the"Double Silo Granary" on the site within the plaza area and extend the pathway northward to establish a connection with both the plaza and silo. ➢ The Applicant shall submit a pedestrian circulation plan for the site. ➢ Lastly,both accesses from Vanguard Way into the site shall be modified to meet ACHD District Policies and the UDC code requirements, as discussed above. b. All future development, site design and building design shall comply with the Design Elements matrix on pg. 3-49 in the Ten Mile Interchange Specific Area Plan and the standards in the Architectural Standards Manual, as applicable. c. The Applicant shall preserve and reconstruct the silo on the site; coordinate with Cassandra Schiffler(cschif erkmeridianciU.org)and Blaine Johnston (bjohnston_aia@hotmail.com),Historic Preservation Commission. d. The collector street(Vanguard Way) shall be constructed prior to development commencing on the property. The applicant may deed the right-of-way to ACHD or dedicate the right-of-way with the final plat. e. 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). £ 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). The preservation of the historic silo will satisfy this requirement. Page 30 g. The subject property shall be subdivided prior to submittal of any Certificate of Zoning Compliance application(s)and/or building permit application. 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 I1-2B-3, as applicable. 2.2 The preliminary plat shall be revised prior to the Commission hearing as follows: a. Incorporate a 5-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 and the plaza area for improving pedestrian connectivity within the commercial development in accordance with UDC 11-3A-19 and the TMISP guidelines. The internal pedestrian walkways shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks; striping is not an approved material. 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. Remove the temporary fire access on Lot 1,Block 1. 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). 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. g. Prior to submitting the final plat for approval,the Applicant shall coordinate 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. h. Coordinate with the eastern property on a shared curb cut with the property owner to the east. 2.3 The landscape plan shall be revised prior to the Commission hearing as follows: a. Incorporate a 5-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 and plaza area for improving pedestrian connectivity within the commercial development in accordance with UDC 11-3A-19 and the TMISP guidelines. The internal pedestrian walkways shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks; striping is not an approved material. The applicant shall provide a pedestrian circulation plan as noted above. c. Depict landscaping within required street buffers in accord with the recently amended standards listed in UDC 11-3B-7C and 11-3B-8; all required landscape buffers along streets shall be designed and planted with a variety of trees, shrubs, lawn, or other Page 31 vegetative ground cover. Plant materials in conjunction with site design shall elicit design principles including rhythm, repetition, balance, and focal elements. d. Revise the plat and landscape plans to incorporate radius curves and landscaping on both sides of the pathway in accordance with UDC 11-3B-12C and/or relocate the pathway as mentioned in the analysis above. 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. 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). g. The Applicant shall submit an Alternative Compliance Application for trees that are missing from the parking lot planters and provide mitigation equal to or superior to what is required in accordance with UDC 11-5B-5. h. The location of mitigation trees shall be depicted on a revised landscape plan submitted with the final plat application. 2.4 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). 2.5 Depict bike racks on the plans submitted with the future CZC and Design Review application in accordance with UDC 11-3C-5C. 2.6 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. 2.7 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. 2.8 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. B. PUBLIC WORKS https:llweblink.meridiancity.org/WebLink/Doc View.asBx?id=308331&dbid=0&rMo=MeridianC i &cr--1 C. FIRE DEPARTMENT https:llweblink.meridianciU.org/WebLink/DocView.aWx?id=308338&dbid=0&r0o=MeridianC ity Page 32 D. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridianciV.org/WebLink/DocView.aspx?id=308539&dbid=0&r0o=MeridianC hty E. ADA COUNTY DEVELOPMENT SERVICES https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=308789&dbid=0&r0o=MeridianC Ry F. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=308414&dbid=0&repo=MeridianC hty G. MERIDIAN PARK'S DEPARTMENT https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=308329&dbid=0&repo=MeridianC i &cr=1 H. ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=309887&dbid=0&repo=MeridianC ky I. IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridianciV.oLglWebLinkIDocView.aspx?id=308539&dbid=0&repo=MeridianC ky J. NAMPA MERIDIAN IRRIGATION DISTRICT(NMID) https:Ilweblink.meridiancity.org/WebLink/DocView.aspx?id=310445&dbid=0&r0o=MeridianC ky K. COMPASS https:llweblink.meridiancioy.org/WebLinkIDocView.aspx?id=310273&dbid=0&repo=MeridianC ky L. MERIDIAN HISTORIC PRESERVATION COMMISSION https:llweblink.meridiancitE.orglWebLinkIDocView.aspx?id=310712&dbid=0&repo=MeridianC ity 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 if the plans are revised. Page 33 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, office,flex space, 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 if the plans are revised. 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 if the plans are revised. B. Preliminary Plat Findings(11-613-6) hi 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 if the plans are revised. (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) 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, Page 34 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 aware of the significant natural, scenic or historic features that exist on this site that require preserving. Page 35