PZ - Staff Memo 3-1
Community Development Department 33 E. Broadway Avenue, Suite 102, Meridian, ID 83642
Phone 208-884-5533 Fax 208-888-6854 www.meridiancity.org
March 1, 2018
MEMORANDUM
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
CC: City Clerk
RE: Lost Rapids (H-2018-0004)
Since the staff report was issued for this project, Planning Staff has met with the
Applicants and discussed the recommended changes to the conceptual development plan
noted in Exhibit B of the staff report.
Staff’s position is that substantial changes to the plan are needed in order for the
development to be consistent with the provisions contained in the Comprehensive Plan
for the requested Mixed Use – Regional designation. Without these changes, the
proposed development plan is more consistent with the Commercial designation.
The Applicant’s position is that they’d like to develop the site consistent with the
proposed concept plan without significant changes. Therefore, both Staff and the
Applicants feel a Commercial designation is more appropriate for the eastern portion of
this site where the commercial & multi-family residential uses are proposed (i.e. the
preliminary plat area); the remainder of the site would remain under the current Medium
Density Residential designation. The Applicant has submitted a letter to the City
requesting this change.
In accord with this change, staff recommends the following changes to the
provisions in Exhibit B of the staff report:
“Staff recommends the conceptual development plans in Exhibit A.3 & A.6 are
revised prior to Commission action the City Council hearing on this application to
address inconsistencies with development in the MU-R designation as discussed in
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Sections VII and IX above, as follows:
a. Rearrange the site layout so that there is a transition in intensity of uses [e.g.
single-family attached/detached residential to multi-family residential to
commercial/retail/office to the most intense commercial (i.e. Costco)]. Most
intense commercial uses should be located adjacent to the state highway (US
20-26/Chinden) and arterial street (Ten Mile), rather than abutting residential
areas, especially low-density residential areas.
b. Shift the fuel sales facility off the corner to the south near the driveway via
Ten Mile Rd.; or, to the west near one of the driveways via US 20-26/Chinden
Blvd. (if the driveway(s) are approved by Council and ITD).
c. Include a landscaped design/entryway feature at the northeast corner of the
site adjacent to the US 20-26/Ten Mile intersection for beautification purposes
at the City’s entryway corridor.
d. Shift the driveway access to/from the site via Lost Rapids further to the west
away from the Ten Mile/Lost Rapids intersection to alleviate traffic
congestion at the intersection.
e. Integrate the commercial with the residential portions of the development
through the provision of pathways and/or vehicular connections and changes
to the site layout that may include re-positioning of buildings so that the rears
of buildings aren’t facing abutting uses.
f. In the commercial/office portion of the development, the buildings should be
arranged to create some form of common, usable area, such as a plaza or
green space.
g. Include supportive and proportional public and/or quasi-public spaces and
places as desired in MU-R designated areas (see Comprehensive Plan, page
28).
h. Site access should be designed to prioritize and encourage access from Ten
Mile and Lost Rapids, rather than a State facility (i.e. US 20-26).
i. A pedestrian circulation plan should be submitted demonstrating pedestrian
interconnectivity within the overall site. Submitted
1.1 A Development Agreement (DA) is required as a provision of annexation of this
property. Prior to the annexation ordinance approval, a DA shall be entered into
between the City of Meridian, the property owner(s) at the time of annexation
ordinance adoption, and the developer(s).
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division
prior to commencement of the DA(s). The DA(s) shall be signed by the property
owner(s) and returned to the Planning Division within six (6) months of the City
Council granting annexation.
a. The DA for the property owned by Brighton Corporation (the R-15 zoned
property) shall, at minimum, incorporate the following provisions:
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1. Future development of this site shall substantially comply with the
conceptual development plan and building elevations included in Exhibit
A and the conditions included in Exhibit B of the staff report.
2. Future development shall comply with the design standards listed in UDC
11-3A-19 and the City of Meridian Architectural Standards Manual, as
applicable.
3. Noise abatement in accord with the standards listed in UDC 11-3H-4D
shall be provided for residential uses adjoining US 20-26/W. Chinden
Blvd.
4. Qualified open space and site amenities shall be provided within the
development in accord with the standards listed in UDC 11-3G-3 for
residential developments.
5. Prior to issuance of any building permits on the subject property, the
property shall be subdivided.
6. Prior to issuance of the first Certificate of Occupancy within this
development, the road widening improvements required by the Idaho
Transportation Department associated with this development shall be
completed.
b. The DA for the property owned by GFI – Meridian Investments II, LLC
(the C-G and R-40 zoned property) shall, at minimum, incorporate the
following provisions:
1. Future development of this site shall substantially comply with the
conceptual development plan, preliminary plat, landscape plan and
conceptual building elevations included in Exhibit A and the conditions
contained herein.
2. Future development shall comply with the design standards listed in UDC
11-3A-19 and the City of Meridian Architectural Standards Manual.
3. A mix of uses at least three types of land uses [i.e. commercial (includes
retail, restaurants, etc.), office, residential, civic (includes public open
space, parks, entertainment venues, etc.), and industrial] shall be provided
within this development as proposed. Note: The medium density
residential uses on the western portion of the development area included
in a separate development agreement will count as one of the land use
types (i.e. residential).
4. Up to two (2) building permits for the Costco Wholesale and associated
fuel sales facility structures are allowed to be issued on the subject
property prior to recordation of the subdivision plat.
5. Prior to issuance of any building permits on this site, a property boundary
adjustment application shall be approved and a Record of Survey recorded
for the reconfiguration of existing parcels to coincide with the boundary of
the preliminary plat.
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6. Provide a detached 10-foot wide multi-use pathway within the street
buffer along US 20-26/W. Chinden Blvd. as set forth in UDC 11-3H-4C.4.
A 14-foot wide public pedestrian easement is required to be submitted to
the Planning Division prior to submittal of the final plat for City Engineer
signature and will be subsequently approved by City Council and
recorded. The applicant shall coordinate with Kim Warren, Park’s
Department Pathways Project Manager (208-888-3579), regarding
specifications for the pathway and easement.
7. The street buffer landscaping and multi-use pathway/sidewalk along the
entire frontage of US 20-26/Chinden Blvd. and N. Ten Mile Road shall be
constructed with the first phase of development.
8. Business hours of operation in the C-G zoning district are limited from
6:00 am to 11:00 pm when the property abuts a residential use or district;
extended hours of operation may be requested through a conditional use
permit as set forth in UDC 11-2B-3A.4.
9. Qualified open space and site amenities shall be provided within the multi-
family portion of the development in accord with the standards listed in
UDC 11-3G-3 for residential developments and 11-4-3-27 for multi-
family developments.
10. A conditional use permit is required for a multi-family development in the
R-40 zoning district as set forth in UDC Table 11-2A-2; compliance with
the specific use standards listed in UDC 11-4-3-27, Multi-Family
Development, is required.
11. A buffer planted with dense landscaping consistent with the Master Plan
in Exhibit A.3 is required on the commercial portion of the development
to the residential uses as set forth in UDC Table 11-2B-3 in accord with
the standards listed in UDC 11-3B-9C.
12. A maximum gross density of 24 residential units per acre is allowed to
develop within the multi-family residential portion this site.
13. As committed to by the Applicant/Developer in response to neighborhood
concerns, the following restrictions shall apply:
a. The primary service access for Costco delivery trucks and other local
vendors shall be from the driveway access via N. Ten Mile Road,
approximately 660 feet north of W. Lost Rapids Drive. The driveway
access via W. Lost Rapids Drive driveway, approximately 350 feet
west of N. Ten Mile Road, may be used when access to the Lost
Rapids/Ten Mile traffic signal is needed. Businesses within the
development shall notify their delivery providers of this access
preference.
b. A “no thru truck traffic” sign shall be installed between the N. Tree
Farm Way intersection and the W. Lost Rapids Dr. service driveway
access.
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c. No deliveries shall take place for Costco between the hours of 10:00
pm and 5:00 am.
d. Parking lot lighting shall be designed for 0.0 foot-candles at the
property line in accord with UDC 11-3A-11C.
e. Lighting on the site shall be reduced to the level necessary only for
public safety and security purposes within one (1) hour of closing.
14. The Applicant/Developer shall coordinate with Valley Ride
Transportation (VRT) to determine if an ADA bus stop is needed on this
site; written documentation from VRT should be submitted.
15. Prior to issuance of the first Certificate of Occupancy within this
development, the following improvements shall be completed: SH 20-
26/W. Chinden Blvd. shall be widened to 4 lanes with signal/intersection
upgrades from Tree Farm to Linder (1.5 miles); N. Ten Mile Rd. shall be
widened to 4 lanes from Chinden to Walmart (0.80 of a mile); and signals
shall be installed at N. Black Cat Rd. and W. Lost Rapids Dr.
16. Within two (2) years of issuance of the Certificate of Occupancy for the
Costco Wholesale building, SH 20-26/W. Chinden Blvd. shall be widened
to four (4) lanes from N. Tree Farm Way to SH-16 (1.44 miles).”