CC - Commission Recommendation and Staff Report for 3-26 STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING March 26,2024 Legend
DATE:
aProject Location
TO: Mayor&City Council
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 • 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 33.89 acres of land from RUT to the M-E(Mixed Employment)zoning
district.
• Preliminary Plat consisting of 6 building lots and 1 common lot on 27.47-acres of land in the
M-E zoning district for Farmstone Crossing Subdivision.
NOTE: This project has undergone multiple continuances to allow more time for the plans to
be modified. The staff report and conditions of approval have been updated accordingly to
reflect the most recent changes.
II. SUMMARY OF REPORT
a. Project Summary
Description Details Page
Acreage 33.89 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 and 1 common lot
Phasing Plan(#of phases) 2 phases(plat)
Number of Residential Units(type NA
of units)
Pagel
Description Details Page
Physical Features(waterways, on
hazards,flood plain,hillside)
Neighborhood meeting date;#of 7/06/2023
attendees:
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 fora five-lane principal arterial is"E"(1,780 vph).
'Acceptable level of service for a two-lane minor arterial is"E"(575 vph).
Stub Cross access with BVA's development to the east
Street/Interconnectivity/Cross
Access
Existing Road Network Black Cat Road&Franklin Road
Existing Arterial Sidewalks/ None
Buffers
Proposed Road Improvements Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP):
• 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 5-lanes 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
Page 2
Description Details P .
additional truck company will be required,This will require
additional time delays as a second truck company may not be
available in the City.
• Water Supply Water supply for this proposed development required 4750
gallons per minute for two hours.
• Other Resources
Wastewater 00—
• 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
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 VIILB
Page 3
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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 3/10/2024
newspaper
Notification mailed to property
owners within 500 feet 10/14/2023 3/1/2024
Applicant posted public hearing
10/20/2023 3/12/2024
notice on site
Nextdoor posting 10/16/2023 3/l/2024
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 six(6) structures totaling
378,360 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 21,280 up to 185,760 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.
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Page 6
MIXED EMPLOYMENT (ME) PA9r1 M1.2
TEN MILE SPECIFIC PLAN LAND USE MAP DESIGNATIONS
Heights
Yertiwl Farm
L.,Body,8 T,,
%Vd.—.Saiglc plane—11—i—dt.n-=Building height
AdditeDnall Cut Sheet References Page
9 Fxades 8 Heights WC.2
Bass Ddy.&Tp BFC.3
'z' R-9,-FIM-pHtchtd UCA
P Signts&Public Art SGN.1
Mud Employment utis should be designed is Inner dmir suburba-style dm5oprnmis.Design ind aevelop-mene standards art recommended
rhm wuI6 help io make rl wbpnnenu Mort 11U31M,engagging and MR151113e places(Ten Mile In terhanb_Specrlic Area Plan.
Quctraem CttYO.t tle Punni rig Dvtvn at 33 E& d V k5-5uft 10Z HerWhn m83bii a Na.8B1.M3
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 near the site's entrance. The proposal involves utilizing materials from
the Silo in the construction of the monument. Additionally, the Applicant plans to accompany
the monument with a plaque featuring pictures of the original silo along with historical
details for the public. This initiative aligns with the goals of preservation and seamlessly
integrates public art 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 intends to proceed with one of the following options,
aiming to install a historical monument for the existing silos located in the plaza area near
the site's entrance. Option (1): involves careful disassembling and storage of the structure,
with the intention to find an interested agency that may preserve the silo on another site. An
agency would need to be identified before disassembly and prior to the commencement of the
road. Alternatively, if no interested agency is identified prior to the commencement of the
road construction, Option (2): entails utilizing some materials from the silo in the
construction of the monument in the plaza (Lot 3, Block 1).
• "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 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
approximately 378, 360 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.
Page 10
The proposed zoning and uses are generally consistent with the associated FLUM designations as
discussed above in Section IV.
B. Preliminary Plat(PP):
The proposed preliminary plat consists of 6 building lots and 1 common lot 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.
Staff recommends that the Applicant preserve some elements of the historic buildings.As
mentioned above, the Applicant presented their proposed plan for the existing silos to the
Historic Preservation Commission on January 25, 2024 with the following: Option (1):
involves careful disassembling and storage of the structure, with the intention to find an
interested agency that may preserve the silo on another site. An agency would need to be
identified before disassembly and prior to the commencement of the road. Alternatively, if no
interested agency is identified prior to the commencement of the road construction, option (2):
entails utilizing some materials from the silo in the construction of the monument(refer to
Applicants narrative below).
The meeting concluded with the Historic Preservation Commission expressing a preference for
recommending to the Planning and Zoning Commission that both existing silos be
disassembled and reassembled at a yet-to-be-determined future location. It was emphasized
that the specifics of the relocation be clarified prior to disassembly, and the new site would
need to be determined within a reasonable period of time. As an alternative proposal, the
Commission advocates for the creation of a scale replica of the facilities on the current site.
The Historic Preservation Commission wishes to review the details of the proposed monument
with the initial Certificate of Zoning Compliance submittal for the site. Additionally, the
Historic Preservation Commission wishes to retain the ability to provide comments on the final
proposed monument presented by the Applicant.
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.
Page 11
e-ACAlley Engirleering,lnc.
CIVILEN51NEERINQPLANNIPN i, -AOD
Thrppghopt the cot]rse of designing this project,we have worked with numerous agencies
and explored options For preserving the Silo.Here are the Findings:
■ The silo is located in the an idd It of a r quircd ACHD right-of-way, thcrcforz it
cannot stay in its' currcnt location. We reached out to ACHD to sec if the road
could be shifted,due to the existing construction of the road on the west-the
road cannot be moved(see A CFID commew).
• A structural analysis was complete, and the structure is not safe(see
Structural fewer),
• The silo was evaluated by a moving company-they determined that it cannot
be mowed without the structure fall ing apart.
✓ aW o+< orrr pnwsa!is to proceed with one of the following options
and build a monument on site:
l. Disassemble and stare the structure for an agency that may be interested in
preserving the silo on another site. An;agency would need to be identified
prior to disassembly and prior to construction of the road_
2. In the event an interested agency cannot be found prior to construction of the
road,we will use some of the materials from the Silo in the construction of the
monument.
The monumcnt will be placed in the Plaza of this development.In addition,we will
instal I a plaque:to accompany the monument which wi 11 include pictures of the original
Silo along with historical details for the public. We bclicvc this is an ideal way to
memorialize the history of the Double C'rrain Silos and provide the community with a
beautiful monumcnt6
We have rnct with the Historic Preservation Commission as a part of their monthly
meeting and the commission is an agreement with the proposal.The commissiorn
rcclurstcd to review the renderings of the monuunent once those have been prepared-the
developer has agreed to do so_
rom.a
The prel iminary plat has been thoughtfully designed to be consistent with the U DC.
TMISAP and Pathways Master Plan_This new light industrial and office flex space
development will provide employment opportunities for the area_Additionally,the plan
has also been adapted to add a sma[let user providing greater synergy with the planned
residential densities.
l l 19 F_State StrccL�Stu.2t0 Faglc,Idaho 83616 208-93"13
Page 12
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-31
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.
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 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.
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 The Applicant has chosen to eliminate the curb
cut aligned with the proposed subdivision to the north and has instead opted for the one
closest to the intersection of Black Cat Road. Typically,Staff recommends that curb cuts
align directly across roadways; however, Staff supports the offset change,given that the
entrance effectively highlights the features of the proposed plaza,provided it adheres to
ACHD's requirements. Additionally,the Applicant has proposed establishing a shared
access on the east side of this site in collaboration with the property owner to the east,
intended for future shared access.
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 to the plaza on the
north. The proposed pathway is intended to cross the drive aisle between Buildings 1 &2
Page 13
(refer to figure below). Staff recommends removing the loading docks from the rear of
Buildings 1 & 2 to mitigate potential conflicts between pedestrians using the pathway and
delivery trucks accessing that area. 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).
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Landscaping is required along all pathways per the standards in UDC 11-3B-12C. The landscape
plan appears to comply with this standard.
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.
The Applicant has provided a pedestrian circulation plan in Section VILE. The internal
pedestrian walkways shall be distinguished from the vehicular driving surfaces through the
use ofpavers, colored or scored concrete, or bricks;striping is not an approved material.
The plans appears to comply with this standard.
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
Page 14
surface to distinguish them from the surrounding pavement as set forth in the TMISAP(see
pg.3-28,Crosswalks).
Landscaping(UDC 11-3B1:
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 buffer along
Vanguard Way. The Applicant has provided fifty-two(52)trees and only thirty-four(34)
are required along Vanguard Way. Staff recommends that the Applicant enhance the
street buffer by reducing the number of trees and incorporating additional planters. The
landscape buffer along Black Cat Road adjacent to the open drainage swale,lacks
vegetation in front of the 10-foot pathway,not meeting the requirements of the UDC.
The Applicant proposes a plaza area between Building#1 and Building#2,featuring
benches,a pergola,landscaping,and a potential historical monument of the existing silo on
the site.
The Applicant should revise the landscape plan to reflect landscaping within the required
buffers along Vanguard Way and Black Cat Road adjacent to the drainage swale in front of
the 10 foot pathway 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
I
,o
T1 T'If
• x,s•
Page 15
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. The landscape
plan appears to comply with this standard.
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: Provide a five-foot wide minimum landscape buffer adjacent to parking, loading,
or other paved vehicular use areas, including driveways,vehicle sales areas,truck parking
areas,bus parking areas, and vehicle storage areas, subject to the following exceptions: (1)This
requirement may be reduced or waived at the determination of the Director where there is a shared
driveway and/or recorded cross parking agreement and easement with an adjacent property. (2) S
his requirement may be reduced or waived at the determination of the Director for truck
maneuvering areas in industrial,mixed-employment and high-density employment districts
To improve the integration of this property with the neighboring M-E zoned property to the
east, Staff encourages the Applicant to consider removing the entire landscape buffer along
the eastern side and coordinate the alignment of parking with the adjacent property owner.
This would facilitate shared access to the east and improve integration with the eastern
property.
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-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-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 378,360 square feet of proposed floor
space, a minimum of 757 off-street spaces are required; a total of 764 off-street parking spaces
are proposed(7 additional parking spaces). Based on 764 parking spaces proposed, a minimum
of 31 bicycle spaces are required to be provided; none are proposed. Bicycle parking facilities
should comply with the standards in UDC 11-3C-5G Bike racks should be provided as
close as possible to each building entrance totaling 31 spaces or in a designated area within
Page 16
the plaza. Staff is recommending the removal of the loading docks at the rear of Building
#1 and Building#2,which will create additional parking. Staff recommends that Applicant
submit revised plans incorporating the aforementioned changes with the CZC Application.
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 V111,per the Findings in Section IX.
B. The Meridian Planning&Zoning Commission heard these items on February 15,2024.At the
public hearing,the Commission moved to recommend approval of the subject Annexation and
Preliminary Plat requests.
1. Summary of Commission public hearing_
a. In favor: David Bailey,Bailey Engineering
b. In opposition:None
c. Commenting: Blaine Johnston, President of the Meridian Historic Preservation
Commission
d. Written testimony: None
e. Staff presenting application: Stacy Hersh,Associate Planner
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony
The Applicant's consideration and proposal for the monument sign is appreciated;
however, it would be nice to see the historic silos preserved somehow.
3. Key issue(s)of discussion by Commission.
a. Retaining the Historic Silos on another property(i.e.Northeast Corner of Ten Mile&
Franklin or in the middle of a roundabout).
b. Questions to the Historic Preservation Commission regarding funding to move the silos
to another suitable location owned by the City.
c. The proposed timing for the extension of Vanguard Way and the disassembly of the dual
silos to relocate them out of the right-of-way.
d. Concerns with the silo being placed somewhere else in the Treasure Valley and losing
its distinguished heritage as being part of Meridian.
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandingissue(s)ssue(s) for City Council:
a. Commission would like to recommend City Council retain the dual silos as a historical
monument somewhere within our city,preventing them from being given or sold to
Page 17
another part of the Treasure Valley or discarded,and the Developer build a monument
on site to commemorate the silos.
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,
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Page 19
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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;
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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
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GROUP, LL r A portion M the NW1f4 of ue SM/4 of sectlon 1% OwQ. padr
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Page 22
C. Preliminary Plat&Phasing Plan
PRELIIII.NARY PLAT FOR g
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Page 23
D. Landscape Plan Rendering
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Page 24
E. Pedestrian Circulation Plan
PREL➢INARY PLAT FOR '
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Page 25
F. Conceptual Building Elevations for Buildings 1 -5
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PRESENTATION ELEVATIONS
Page 26
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Page 28
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Page 29
II. 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 Council
hearing,the Applicant shall provide elevations for Building#1 and Building#2
incorporating a more traditional office design to complement the plaza area.
Additionally,the Applicant shall remove the loading docks from the rear of the
buildings in favor of more parking.
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. Prior to submittal of a certificate of zoning application the applicant should coordinate
with the historic preservation on either of the following options:
(1)Disassemble and store the structure,with the intention of finding an interested agency
to preserve the silo on another site prior to the commencement of the collector road
extension OR(2)construct a monument of the silos in the plaza utilizing some of the
materials from the dissembled silos.
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 prior to
the submittal of the first phase of a 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).
f. 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 proposed
monument of the historic silo will satisfy this requirement.
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 plat shall be revised prior to submitting the first phase of a final plat as follows:
Page 30
a. 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. 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,unless another alternative is approved(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 or business owners' association, as
applicable,as set forth in UDC 11-313-7C.2.
g. 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 property owner to the east for the shared curb cut and explore the
possibility of removing the landscape buffer on the eastern side of the site to align
parking with the adjacent property owner,if desired.
2.3 The landscape plan shall be revised prior to submitting the first phase of a final plat as
follows:
a. Depict landscaping within required street buffers along Black Cat Road adjacent to the
drainage swale in front of the 10-foot pathway and Vanguard Way in accord with the
recently amended standards listed in UDC 11-3B-7C and 11-3B-8C; 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
b. 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).
c. 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 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.
2.6 Upon completion of the landscape installation, a written Certificate of Completion shall be
submitted to the Planning Division verifying all landscape improvements are in substantial
compliance with the approved landscape plan as set forth in UDC 11-3B-14.
Page 31
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.
B. PUBLIC WORKS
https:llweblink.meridianciV.orglWebLinkIDocView.aspx?id=308331&dbid=0&repo=MeridianC
i &cr--1
C. FIRE DEPARTMENT
https:llweblink.meridianciV.org/WebLink/DocView.aspx?id=308338&dbid=0&r0o=MeridianC
iv
D. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridianciV.oLglWebLinkIDocView.aspx?id=308539&dbid=0&repo=MeridianC
hty
E. ADA COUNTY DEVELOPMENT SERVICES
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=308789&dbid=0&repo=MeridianC
Ry
F. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=308414&dbid=0&r0o=MeridianC
ity
G. MERIDIAN PARK'S DEPARTMENT
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=308329&dbid=0&r0o=MeridianC
i &cr=1
H. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=309887&dbid=0&repo=MeridianC
iv
I. IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridianciV.org/WebLink/DocView.aspx?id=308539&dbid=0&r0o=MeridianC
iv
J. NAMPA MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=310445&dbid=0&r0o=MeridianC
Lu
K. COMPASS
https:llweblink.meridianciV.org/WebLink/DocView.aspx?id=310273&dbid=0&r0o=MeridianC
Lu
L. MERIDIAN HISTORIC PRESERVATION COMMISSION
https:llweblink.meridianciU.o.-glWebLinkIDocView.aspx?id=310712&dbid=0&repo=MeridianC
fty
Page 32
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.
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(11-6B-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 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;
Page 33
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 aware of the significant natural, scenic or historic features that exist on this site
that require preserving.
Page 34