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Z - DA Lost Rapids GFI- Meridian Ivestments II, LLC H-2018-0004ADA COUNTY RECORDER Christopher D. Rich 2018-079970 BOISE IDAHO Pgs=92 BONNIE OBERBILLIG 08/23/2018 08:51 AM CITY OF MERIDIAN, IDAHO NO FEE DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. GFI — Meridian Investments II, LLC, Owner/Developer THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this 2.. �sH day of L6V , 2018, by and between City of Meridian, a municipal corporation of the State o -t Idaho, hereafter called CITY whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642 and GFI — Meridian Investments II, LLC, whose address is 74 East 500 South, Ste. 200, Bountiful, Utah 84010, hereinafter called OWNER/DEVELOPER. 1. RECITALS: 1.1 WHEREAS, Owner/Developer is the sole owner, in law and/or equity, of certain tracts of land in the County of Ada, State of Idaho, comprising approximately 19.98 acres of land, described in Exhibit "A" and depicted in Exhibit "B" (GFI —Meridian Investments H, LLC Site), which is attached hereto and by this reference incorporated herein as if set forth in full, herein after referred to as the Property; and 1.2 WHEREAS, Idaho Code § 67-6511A provides that cities may, by ordinance, require or permit as a condition of zoning that the Owner/Developer make a written commitment concerning the use or development of the subject Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11-513-3 of the Unified Development Code ("UDC"), which authorizes development agreements upon the annexation and/or re -zoning of land; and 1.4 WMEREAS, Owner/Developer has, submitted an application for annexation and zoning ofthe Property, known as the GFI—Meridian Investments 11, LLC Site, with an R-40 (High Density Residential)(6.496 acres) and C -G (General Retail and Service Cominercial)(13.484 acres) zoning districts, under the Unified Development Code, which generally describes how the Property will be developed and what improvements will be made; and 1.5 WHEREAS, Owner/Developer made representations at the public hearings both before the Meridian Planning & Zoning Commission and before the Meridian City Council, as to how the Property will be developed and what improvements will be made; and DEVELOP&JENT AGRM4rNT—LOST RAPIDS (GF1—MERIDIAN INVESTMENTS 11, LLC SITE) (H-2018-0004) PAGE I OF 8 DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. GFI — Meridian Investments II, LLC, Owner/Developer THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this Z tsH day of v6V , 2018, by and between City of Meridian, a municipal corporation of the State 6W Idaho, hereafter called CITY whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642 and GFI — Meridian Investments II, LLC, whose address is 74 East 500 South, Ste. 200, Bountiful, Utah 84010, hereinafter called OWNER/DEVELOPER. RECITALS: 1.1 WHEREAS, Owner/Developer is the sole owner, in law and/or equity, of certain tracts of land in the County of Ada, State of Idaho, comprising approximately 19.98 acres of land, described in Exhibit "A" and depicted in Exhibit "B" (GFI Meridian Investments II, LLC Site), which is attached hereto and by this reference incorporated herein as if set forth in full, herein after referred to as the Property; and 1.2 WHEREAS, Idaho Code § 67-651 IA provides that cities may, by ordinance, require or permit as a condition of zoning that the Owner/Developer make a written commitment concerning the use or development of the subject Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11-513-3 of the Unified Development Code ("UDC"), which authorizes development agreements upon the annexation and/or re -zoning of land; and 1.4 WHEREAS, Owner/Developer has submitted an application for annexation and zoning of the Property, known as the GFI — Meridian Investments Il, LLC Site, with an R-40 (High Density Residential)(6.496 acres) and C -G (General Retail and Service Commercial)(13,484 acres) zoning districts, under the Unified Development Code, which generally describes how the Property will be developed and what improvements will be made; and 1.5 WHEREAS, Owner/Developer made representations at the public hearings both before the Meridian Planning & Zoning Commission and before the Meridian City Council, as to how the Property will be developed and what improvements will be made; and DEVELOPMENT AGREEMENT -LOST RAPIDS (GFI -MERIDIAN INVESTNIENTS 11, LLC SITE) (FI -2018-0004) PAGE I OF 8 1.6 WHEREAS, the record of the proceedings for the requested annexation and preliminary plat on the Property held before the Planning & Zoning Commission, and subsequently before the City Council, includes responses of government subdivisions providing services within the City of Meridian planning jurisdiction, and includes further testimony and comment; and 1.7 WHEREAS, on the 241h day of April, 2018, the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order ("Findings"), for the annexation and zoning of the Property with a R-40 (High Density Residential) and C -G (General Retail and Service Commercial) zoning districts, which have been incorporated into this Agreement and attached as Exhibit "C"; and 1.8 WHEREAS, Owner/Developer deems it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and 1.9 WHEREAS, City requires the Owner/Developer to enter into a development agreement for the purpose of ensuring that the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement, herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designation are in accordance with the amended Comprehensive Plan of the City of Meridian on October 11, 2016, Resolution No. 16-1173, and the UDC, Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement the following words, terms, and phrases herein contained in this section shall be defined and interpreted as herein provided for, unless the clear context of the presentation of the same requires otherwise: 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement, which is a municipal Corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNER/DEVELOPER: means and refers to GFI - Meridian Investments lI, LLC, whose address is 74 East 500 South, Ste, 200, Bountiful, UT 84010, the party that owns and is developing said Property and shall include any subsequent owner(s)/developer(s) of the Property. DEVELOPMENT /AGREEMENT— LOST RAPIDS (GFI — MERIDIAN INVESTMENTS 11, r,r,C SITE) (H-2018-0004) PAGE 2 OF 8 Meridian City Council Meeting Agenda August 21, 2018 — Page 251 of 902 3.3 PROPERTY: means and refers to that certain parcel(s) of Property located in the County of Ada, City of Meridian, comprising approximately 19.98 acres of land, as described in Exhibit "A" (GFI — Meridian Investments II, LLC Site) describing the parcels to be annexed and zoned R-40 (High Density Residential) and C -G (General Retail and Service Commercial) zoning districts and attached hereto and by this reference incorporated herein as if set forth at length. 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to develop the Property in accordance with the terms and conditions of this Agreement. 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under the UDC. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Owner/Developer shall develop the Property in accordance with the following special conditions: Future development of this site shall be generally consistent with the conceptual development plan, preliminary plat, landscape plan and conceptual building elevations included in Exhibit A of the Staff Report that is attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit "C" 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. Prior to issuance of any building permits on this site, a property boundaly adjustment application shall be approved and a Record of Sutvey recorded for the reconfiguration of existing parcels to coincide with the boundary of the preliminary plat. 4. With the first phase of development, 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. 5. The street buffer landscaping and 10 -foot wide multi -use pathway/sidewalk along the entire frontage of US 20-26/Chinden Blvd. and street buffer landscaping and 5 -foot wide sidewalk along N. Ten Mile Road shall be constructed with the first phase of development. 6. 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 - DEVELOPMENT AGREEMENT -LOST RAPIDS (GFI—MERIDIAN INVESTMENTS 11, LLC SITE) (1-1-2018-0004) PAGE 3 OF 8 Meridian City Council Meeting Agenda August 21, 2018 — Page 252 of 902 2B -3A.4. 7. 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. 8. 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. 9. 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. 10. A maximum gross density of 24 residential units per acre is allowed to develop within the multi -family residential portion this site. 11. 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. 12. Prior to issuance of the first commercial Certificate of Occupancy within this development, the following improvements shall be completed: SH 2O -26/W. Chinden Blvd. shall be widened to 4 lanes with signal/intersection upgrades from Tree Faun to Linder Rd. (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. 6. COMPLIANCE PERIOD This Agreement must be fully executed within six (6) months after the date of the Findings for the annexation and zoning or it is null and void. 7. DEFAULT/CONSENT TO DE -ANNEXATION AND REVERSAL OF ZONING DESIGNATION: 7.1 Acts of Default. Either party's failure to faithfully comply with all of the terms and conditions included in this Agreement shall constitute default under this Agreement. 7.2 Notice and Cure Period. In the event of Owner/Developer's default of this Agreement, Owner/Developer shall have thirty (30) days from receipt of written notice from City to initiate comrrrencement of action to correct the breach and cure the default, which action must be prosecuted with diligence and completed within one hundred eighty (180) days; provided, however, that in the case of any such default that cannot with diligence be cured within such one hundred eighty (180) day period, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. 7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice as described in Section 7.2, Owner/Developer shall be deemed to have consented to modification of this Agreement and de -annexation and reversal of the zoning designations described herein, solely against the offending DEVFLOPI,4ENT AGREEMENT- LOST RAPIDS (GF.I -MERIDIAN INVESTMENTS 11, LLC SITE) (H-2018-0004 PAGE 4 OF 8 _ Meridian City Council Meeting Agenda August 21, 2018 — Page 253 of 902 portion of Property and upon City's compliance with all applicable laws, ordinances and rules, including any applicable provisions of Idaho Code §§ 67-6509 and 67-6511. Owner/Developer reserves all rights to contest whether a default has occurred. This Agreement shall be enforceable in the Fourth Judicial District Court in Ada County by either City or Owner/Developer, or by any successor or successors in title or by the assigns of the parties hereto. Enforcement may be sought by an appropriate action at law or in equity to secure the specific performance of the covenants, agreements, conditions, and obligations contained herein. 7.4 Delay. In the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or similar causes, the time for such performance shall be extended by the amount of time of such delay. 7.5 Waiver. A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. 8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or the entirety of said development of the Property as required by this Agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion thereof in accordance with the terms and conditions of this Agreement and all other ordinances of the City that apply to said Property. 9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer, prior to the third reading of the Meridian Zoning Ordinance in connection with the re -zoning of the Property by the City Council. If for any reason after such recordation, the City Council fails to adopt the ordinance in connection with the annexation and zoning of the Property contemplated hereby, the City shall execute and record an appropriate instrument of release of this Agreement. 10. ZONING: City shall, following recordation of the duly approved Agreement, enact a valid and binding ordinance zoning the Property as specified herein. 11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC, to insure the installation of required improvements, which the Owner/Developer agree to provide, if required by the City. 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued in any phase in which the improvements have not been installed, completed, and accepted by the City, or sufficient surety of performance is provided by Owner/Developer to the City in accordance with Paragraph I I above. DEVEI,OPt,IENTAGREEMENI'=LOSTR,iPIDS (GFi l-rMERIDIAN INVESTMENTSIf, LLC,SITE) (1+-201.8-0004 P-AOF 5 OF 9 Meridian City Council Meeting Agenda August 21, 2018 -- Page 254 of 902 , 13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agrees to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement. 14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified mail, postage prepaid, return receipt requested, addressed as follows: CITY: City Clerk City of Meridian 33 E. Broadway Ave. Meridian, Idaho 83642 OWNER/DEVELOPER: GFI - Meridian Investments II, LLC 74 East 500 South, Ste. 200 Bountiful, UT 84010 with copy to: City Attorney City of Meridian 33 E. Broadway Ave. Meridian, Idaho 83642 with copy to: Bruce J. Nelson, Esq. Nelson Christensen Hollingworth & Williams 5292 South College Drive, Suite 203 Murray, Utah 84123 , 14.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term, condition and provision hereof, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees, upon written request of Owner/Developer, to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, had determined that Owner/Developer have fully performed their_ obligations Ander this Agreement. 9 7 DEVI ILOPMENT AGREEMENT •- Los'r RAPIDS (GFI.- MERIDIAN INVESTMENTS 11;1L0 SITE) (H-2018,-0004) ; P•A6E 6OFS! „ Meridian City Council Meeting Agenda August 21; 2018,— .Page 255 of 902 18. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party shall act reasonably in giving any consent, approval, or taking any other action under this Agreement. 20. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or proceeding. 21. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 21.1 No condition governing the uses and/or conditions governing re -zoning of the subject Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 22. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective on the date the Meridian City Council shall adopt the amendment to the Meridian Zoning Ordinance in connection with the annexation and zoning of the Property and execution of the Mayor and City Clerk. [end of text; signatures, acknowledgements, and Exhibits A, B and C follow] .DEVELOPMENT AGREEMENT- LOST RAPIDS (GFJ-MERIDIAN INVESTMENTSIf,'LLC SITE) (H-20180004) PAGE 7 OFIV r Meridian City Council Meeting Agenda August 21, 2018 — Page 256 of 902 ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties haveherein executed this agreement and made it effective as hereinabove provided. OWNER/DEVELOPER: GFI - Meridian Investments II, LLC eo AUGUsr' By: Its: i-�z ve— ae�d/_} mobg o�Qov 2 Okv of EIDIA�k IDAHD CITY OF MERIDIAN ATTEST%, w �ctir P`�J� i - of rho 7RE Mayor y de Weerd &Jay Coles, C'ty Clerk 3 STATE OF'17M. H ) SS: County of-I�aulo-' ) On this clay of-A� 018, before me, the undersigned, a Notary Public in and for said Shite, 15elsoiially alipsnred 'Trevor Gasser, E town or identified to rue to be the Manager of GF1- Meridian Investments 11, LLC, and acknowledged to me that he executed the same on behalf of said Corporation. r�sµu+��eepo IN WITN�0 OW-1jWE Njave hereunto set my hand and affixed my official seal the day and year in this certificate fi-st -aPOP (SEAL) ' toy p`R Y ® ® Notary N blic otVi�talt y_ ♦C' Residing PU "A- ®� '�' ®a® My Commission Expires: STATE OF IDAIt,Cf®®T Uv: County of Ada On this a � &�- day of P� 2018, before me, a Notary Public, personally appeared Tammy de Weerd and C.Jay Coles, know identified to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. bCl/��n.x/ U ®®®®0®008, (SEAL® ®® -, `� ®®, Wv ll Notary Public for Idaho , q U Residing a0 ,D�i i j 1 ' Cormnission expires,")'&*3-a0a;;t- rrte�® DZ';l;AEN'r AGREEMENT ; Ids" RAPIDS (GFI —MERIDIAN INVESTMENTS II, LLC Srm) (H-2018-0004) PAGE 8 or 8 0`i®@®® km ® c e 9233 WEST STATE STREET ( BOISE, ID 83714 1 208.639.6939 1 FAX 208.639.6930 May 11, 2018 Project No.: 17-104 Legal Description EXHIBIT A Parcels of land being a portion of the Northeast 1/4 of Section 27, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho and being more particularly described as follows: Commencing at a found aluminum cap monument marking the Northeast corner of said Section 27, which bears S89°17'35"E a distance of 2,647.29 feet from a found aluminum cap monument marking the North 1/4 corner of said Section 27; thence following the easterly line of said Northeast 1/4, S00°20'42"W a distance of 848.33 feet to POINT OF BEGINNING 1. Thence following said easterly line, S00°20'42"W a distance of 649.90 feet; Thence leaving said easterly line, N89°39'18"W a distance of 184.82 feet to the northerly right-of-way line of W. Lost Rapids Drive; Thence following said northerly right-of-way line, 147.94 feet along the arc of a circular curve to the right, said curve having a radius of 1,337.50 feet, a delta angle of 06°20'15", a chord bearing of N86°29'10"W and a chord distance of 147.87 feet; Thence leaving said northerly right-of-way line, N09°5753"E a distance of 84.84 feet Thence N00°39'31"E a distance of 873.24 feet; Thence S89017'05"E a distance of 265.51 feet to a point hereinafter referred to as "POINT A" on the westerly right-of-way line of N. Ten Mile Road; Thence following said westerly right-of-way line, S00°20'42"W a distance of 313.12 feet; Thence leaving said westerly right-of-way line, S89°17'07"E a distance of 48.00 feet to POINT OF BEGINNING 1. Said parcel contains 6.658 acres, more or less. TOGETHER WITH: Commencing at a point previously referred to as "POINT A", thence following said westerly right-of-way line, N00°20'42"E a distance of 405.21 feet to POINT OF BEGINNING 2. Thence leaving said westerly right-of-way line, N44028'27"W a distance of 42.56 feet; Thence N89°17'35"W a distance of 247.74 feet; Thence S00°4255"W a distance of 158.55 feet; Thence 505'18'11"W a distance of 99.94 feet, Thence S00°30'23"E a distance of 16.69 feet; Thence N89°17'16"W a distance of 825.43 feet, Thence N00°00'18"W a distance of 274.80 feet; Thence N89°17'35"W a distance of 26,36 feet; Thence N00°42'24"E a distance of 60.00 feet to the southerly right-of-way line of W. Chinden Boulevard/Highway 20/26; Thence following said southerly right-of-way line the following two (2) courses: 1. S89°17'35"E a distance of 1,110.45 feet; ENGINEERS I SURVEYORS I PLANNERS Meridian City Cou#4t� rWAYAI�2 WO bust 21, 2018 — Page 258 of 902 2. S44°27'58"E a distance of 42.29 feet to said westerly right-of-way line of N. Ten Mile Road; Thence leaving said southerly right-of-way line and following said westerly right-of-way line, S00°20'42"W a distance of 60.19 feet to the POINT OF BEGINNING. Said parcel contains 6.826 acres, more or less. Said description contains a total of 13.484 acres, more or less, and is subject to all existing easements and/or rights-of-way of record or implied. Attached is EXHIBIT B and by this reference made a part of. :,_, Meridian City Council Meeting Agenda August 21, 2018 — Page 259 of 902 PACE ( 2 a � OHVOI `1� Nf100 V(]V'NVIOR13N 3O UO z w g w�mo `N ICIM3N 3SIO8 ''MI'U `'Nb"1 'LZ N0110307/Z 1Sb3HDION 3H13O NO11210d V o N e m K f -LL - 0 m m OD.LSOD 9NI1d33X3 9-O 3NOZ `� M o o ¢ N W W M 9 1191HXI w, w z a Q�= oz oz F-- z i z Z 0 z(D m J a- m '421 311N N31'N n m � N N ,££ e-ve M„Z-v,0Z.00s M„ Zti3OZ.00S N 41 ,06'6ti9* — —,Z -V 9£l l V N (311)93 1� \ r WN( �\o -� off'^ w N z 00 M o \tn l9 T Of r - w Z' J Q -� co i° Q _ � U m Z N 00 J U v l 6l 011 z \,tiZ'£L8 U z z O O N W O 3„l£,6£.00N ( Z7 m v U ��I �� n O �m z I o u O I J O Q (% Z \ ” *, wLU M N u\ jr� O O O o I / g 00 \M Z I z ,00'01, o Z N I Q,O (n to z VI onv 3 / �' O O LL-Lu in � O v N r. J m Z az O Iui L, co z aN z -' � m :D z o z J a z O w Z D m U p Q W I i = m F- : � ( II owmz�w OR o l I WQ0-1 CJS oyd�, d N I (n o Co C-0 d Q U (n p p N 6p CL =OI ( I �,z co o� co N N ow M Wab3 33al .N o f ad L Merldia(EG1f7f1YSE18fil��tf0it�&ffifgZ �3@ ill �f{\O D�$0.iS�l�t `L�$(24iL99L%Li�S1181FIX3�A3AaflS�4V��b0i Lied � ,. MB�Idf&IY�,1tf�C�C�L3N3titlpjfliQihi9Z�t�2�blid�i3�lQ�d�Qt��3��9'�}'��Q�bi4i�3mY-LT\S1181HX3\h3�N(1S\aVJ\bOL-LI\�d ,; 265.51 154.82 Title: Parcel 1 Scale: 1 inch= 200 feet (File: c-gl.txt 0 rn Date: 05-11-2018 Tract 1: 6.658 Acres: 290031 Sq Feet: Closure = s22.1112w 0.00 Feet: Precision >1/999999: Perimeter = 2567 Feet 001=s00.2042w 649.90 004=n09.5753e 84.84 007=s00.2042w 313.12 002=n89.3918w 184.82 005=n00.3931 e 873.24 008=s89.1707e 48.00 003: Q , n86 910w Chd=147872015 006=s89.1705e 265.51 Meridian City Council Meeting Agenda August 21, 2018 — Page 262 of 902 1110.45 s89° 17'35"c n89° (7' 16"w 825.43 Title: Parcel 2 Scale: 1 inch = 200 feet ( File: c-g2.txt 0 n89° 17'35"w 247.74 Date: 05-11-2018 Tract]: 6.826 Acres: 297322 Sq Feet: Closure= n76.0308w 0.01 Feet: Precision =1/245781: Perimeter = 2965 Feet 001=n44.2827w 42.56 006=n89.1716w 825.43 0 11 =s44.275 8e, 42.29 002=n89.1735w 247.74 007=n00.0018w 274.80 012=s00.2042w 60.19 003=s00.4255w 158.55 008=n89.1735w 26.36 004=05.181 I w 99.94 009=n00.4224e 60.00 005=s00.3023e 16.69 010=s89.1735e 1110.45 Meridian City Council Meeting Agenda August 21, 2018 — Page 263 of 902 EXHIBIT B CITY OF ME, RUMA.N FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for Amendment to the Future Land Use Map Contained in the Comprehensive Plan to Change the. Future Land Use Designation on 32.83 Acres of Land from the Medium Density Residential (16.33 acres) and the Mixed Use - Community (16.50 acres) Designations to Commercial; Annexation and Zoning of 78.33 Acres of Land with R45 (39.01 acres), R-40 (6.50 acres); and C -G (32.83 acres) Zoning Districts; Preliminary Plat Consisting of One (1) Residential Building Lot, Thirteen (13) Commercial Building Lots, and, One (1) Other Lot for Dedication of Right -of -Way on 36.2 Acres of Land in the Proposed R-40 and C -G zoning Districts; and, Variance to UDC 11-311-413.2 which Prohibits New Approaches Directly Accessing a State Highway to Allow Two (2) New Accesses via US 20-26/W, Chinden Blvd., by GFI— Meridian Investments, LLC and Brighton Investments. Case No(s). H-2018-0004 For the City Council Hearing Date of: April 3, 2018 (Findings on April 24, 2018) A. Findings of Pact I . Hearing Facts (see attached Staff Report for the hearing date of .April 3,2018, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of April 3, 2018, incorporated by reference) 3. Application and Property Pacts (see attached Staff Report for the hearing date of April 3, 2018, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of April 3, 2018, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (1.C. §67-6503). 1 The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-754 and Maps, 3. The conditions shall be reviewable by tite City Council pursuant to Meridian City Code § 11-5A, 4. Due consideration has been given to the cotnnlent(s) received from the governmental subdivisions providing services in the City of Meridian plantling jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. CI'T'Y OF MERIDIAN FINDINGS OF FACT', CONCLUSIONS OF LAW AND D17CISION & OI'tillER FILE NO(S). I -I-2018-0004 I Meridian City Council Meeting Agenda August 21, 2018 — Page 264 of.902. 6. That the City has granted an order of approval in accordance With this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Community Development Department, the Public Works Department and any affected party requesting notice. 7, That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of April 3, 2018, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § ] I -6A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that; 1, The applicant's request for a Comprehensive Plan Map Amendment, Annexation and zoning, Preliminary Plat and Variance is hereby approved per the conditions of approval in the Staff Repot: for the hearing date of April 3, 2018, attached as Exhibit A D, Notice of Applicable Time Limits Notice of Preliminaty Plat -Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat, or shout plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final platwithin two (2) years of the approval of the preliminary plat or the combined preliminary and final plat or short plat (UDC 1.1-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two (2) years, may be considered for final approval without resubmission for preliminary plat approval (UDC 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-613-7.A, the Director tray authorize a single extension of titne to obtain the City Engineer's signature oil the final plat not to exceed two (2) years. Additional time extensions up to two (2) ,years as determined and approved by the City Council nlay be granted, With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11, If the above timetable is not met and the applicant does not receive a time extension, the property shalt be required to go through the platting procedure again (UDC 1l- 613 -7C). Notice of Development Agreement Duration The city and/or.an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511 A, The development agreement may be initiated by the city or applicant as pant of a request for annexation and/or rezone at any thne prior to the adoption of findings for such request. A development agreement may be modified by the city or all affected party of the development CITY OF Mi?RIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & U1ZDI:R FILL; NO(S). H-2018-0004 -2- Meridian 2_Meridian City Council Meeting Agenda August 21, 2018 — Page 265 of 902 agreement, Decision oil the development agreement modification is rade by the city council in accord with this chapter, When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six (6) months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of tile agreement by all parties and/or may he requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six (6) month approval period, E. Notice of Final Action and Right to llegulatory Talcings Analysis I . The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of development application entitles the Owner to request a regulatory taking analysis, Such request must he in whiting, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning tile matter at issue. A request for a regulatory takings analysis will toll the time, period within which a Petition for Judicial Review may be filed, 2, Please take notice that this is a final action of the governing body of the City of Meridian, When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days ager the date of this decision and order, seek a judicial review as provided by Chapter 523 Title 67, Idaho Code. K Attached: Staff Deport for file hearing date of April 3, 2018 CITY OF MERTDIANFINDTNGS OF FACT, CONCLUSIONS OF LAW AND DLC<ISION'& ORDER FILE NO(S), H-2018-0064 3 . Meridian City Council Meeting Agenda August 21, 2018 Page 266 of 902 By action of the City Council at its regular meeting held on the day of 2018. COUNCIL PRESIDENT JOE BORTON VOTED / eet COUNCIL VICE PRESIDENT LUKE CAVENER VOTED /(fit COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER TY PALMER VOTED 1 COUNCIL MEMBER TREE BERNT VOTED �k4 1 COUNCIL MEMBER GENESIS MILAM VOTED MAYOR TAMMY de WEERD VOTED (TIE BREAKER) --_ t r r ,Gey Abe ,� lti - uo�s ►`SI 2l'1 Attest; C. Coles City Cleric r�drtile �� Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney, By:4iC��° � ) Dated: rk's Office CITY OF MERIDIAN FINDINGS OI- FAcr, CONCLUSIONS OF LAW AND D(; STAFF REPORT Hearing Date: TO: FROM: SUBJECT: April 3, 2018 Mayor &: City Council Sonya Allen, Associate City Planner 208-884-5533 Brace Freckleton, Development Services Manager 208-887-221 I Lost Rapids — CPAM; AZ, PP, VAR (H-2018-0003) 1Vate. Since the stt{Cf report ragas origintlb, issued for this project, the Applicants and Siglf int prior to thc� Commission meeting to discuss the changes r'ecanrrttetr4led lirf Stctfj'to the coiiceptttal develgptttent plait (included in Exhibit d), StctfjjN1 substantial changes were needed in orderf n- the development to be consistent with the proposed HU -R FLUA4 designation. f1lithout these changes, the proposed der=elopment plan anus more consistent rcith the Commercial FLUA1 designation than the requested AIU R designation. The Applicant 's position Was that thev'd prefer to develop the site consistent with the proposed concept plan without sigiii crurt changes. ThereJure, both Stcrff and the Applleants agreed that a Commercial FLUA1 desi'gmttdon would he more appropriate for the eastern portion of the site inhere the commercial and multifcnn 1v residential uses are proposed (i.e. the prelimintail plat area); and the remainder oj'the site would remain under the eurr•ent HDR FLUM designation. The applicant submitted a letter to the Cite requesting this change, The Commission hearing and recorntnendation arias hosed on the Applicatrt's revised request. Stgll'has revised Section I and Erhibits A, B and ID to reflect this change in accord ivith the Commission's ,Cecommendation: hovvever, stq%f slid not revises the body of the report. I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, GF1— Meridian tivestments II, LLC and Brighton Investments, has submitted a joint application for the following: Amendment to the Future Land Use Map contained in the Comprehensive Plait to change the land use designation onembined 7934- 32.83 acres of land from the Medium Density Residential (61.83 16.33 acres) and the Mixed Use T ColTununity (16.50 acres) to M:iNed Use Regional Contniercial. Annexation and zoning of 78.33 acres of land with R-15 (39.01 acres), R-40 (6.50 acres), and C -G (32.83 acres) zoning districts; Preliminary Plat consisting of 1 residential building lot, 13 commercial Wilding lots, and other lot for dedication of right-of-way on 36.2 acres of land in the proposed R40 and C -G zoning districts; and, Variance to UDC I l -3H -X113.2 Which prohibits new approaches directly accessing a state highway to allow two (2) new accesses via US 20-26[W. Chinden Blvd. See Section JX of the staff report for more information. Cost Rapids — CPAN4, A7, PP; VAR 1-1-2018.0004 PAGE: 1 . . Meddian.City Council Meeting Agenda ApgUB#210201 a9ec�t9 �ij�02 . fl. SUMMARY FIECONINIENDATION Staff recommmidg approval of time proposed CPAINI, AZ, and PP applicatims with time recommended Change's 10 tile Conceptual development plan mid conditions of'approval noted in Exhibit B; and dollial of tile proposed VAR application in accord with the conditions of approval in Exhibit B and the iv 1-11)(Hogs or I -act and Collchlsiows or Law in Exhibil 1), Note: The Morimpee request (loes Itt )I m taction fivin Ihe Commission; 00� Councit is the iledvion imikbig, boctv. The Meridian Planning & Zoning Conimission heard these Items on March 1, 201,8. At the w1b0c be -1611L., the C.etimini asirrp rtntaveel to recovimend approval offlientiWed CIIANI, AZ and requests. a. Summary of Commission Public Hearing., In favor.- Mike Wardjc�,Bril,.Yliton.Coi:pot-atioji,-, Bijan NVJ�ickm s�itescle�etoy)j Peter Icahn, Costco; ,,-A,no_y-,Dateidcq,Principal -Enki*neer. Kittelsoli & Associates Don Petersik, Amy Cobadjan; Mike Dunlap; Roger Nie2lsonL),xvid Zaremba; Michael NNIorrette- -David Turnbull; Trevor Gasser. H. In ormo-sillon:Tom INUNOI,* Denise Laillfevitrz Edward Simoul, Robert Neufeld-, David Andrea Carroll (Attorney representing a group of residents in Bainbridge & Sue Fillman; Bob Rock -Megane Rock; Kim -Miles; Dirk Minatre; Jerry Stevenson; Terri Dawson.- Sadly Reynolds,, Paige Winter,* Kevin Dennison. JIL Commenthag: None iv. written testimonv., mike Wardle, Briellitorl CO rof) ration; and maliv letters Ortesthilony (for mid against) n received - see proiect rile for i cornord. v. Staff presetfina applic-iti1mv, Sonya Allen LI. 0(her-staff comineutin on avolicalJow.-None L In favor of a Costco in this location mid opinion that they are a -good nel,ghborandwill 131 -Ovide great economic Opjwrtunitics for tile City -mid good paying jobs for area H. Negative impact of" Costco on nuallitv of life (i.e. noise orelited troll) delivery tr�1014s, idling of engines at the fuel facility, hours of operation, increased density and intensity of land use) fararea residents. iii. Concern related to-Iraffic impar is from the proposed development and accuss restrictions from the state highway and Wrend[V heavy tr2ftle on S11-20/26; access constrained location with inadetlygtp�inres�s/e rggss access colifteetion" Within time twoposed develmmient,, lack (if safe access for t1w Keith Bird Lcj.,,tcv Park. k" I nereased noise (Le, roof tot) ventilation systems, 1201yer (141 IIIL)ment II.Sed to mablimil prqpertv, mechanical equipment, loadina, & tuduadirm delivery (rucks, bach-up heepers, generators and refrigeration equipment) and air pollution from the -511 --el* etel s*give 14"Ming 1"ellon.Ate(I fronj thesille re spitingr in inerempd night sky Hubt pollution; generation of hazardous material such as petroleum and contaminants from brake and tire wear which, te"A Is (o runoff itit_q kiroundwa(pi-jar e mill erq�ieqbk surfaces of the parkiiiLy lots. incomi2atible architecture of the industrial sized building and adjacent strum n1alls to the existing nei diborhoods, v.Agaimt proposet] change to Comprehemsive Phin Future Lancs arse Map from NIC-dium DexmiWlt(-sidential, vi. Positive impact to the local economy from having Costen locate here; NvIll also, genomte business for other in the area; antivill contribute to (lie balmice and what is available for sholiphig and emplovnient hiAlerldian. PA{iEa Meridian City Council Meeting Agenda ApbLittl 29p20,18 Pageg -3060 N 902 vil. The pi -minion ()f much needed. Infi-astmehim in this area with the approvall of this dyvelopingot without Iravititto wait, for ftmdinL� An- thew witiming, intersection improvements, Ljag. viii. Opinion that this site isn't a wood fit for a Cpstco Lereuce for it to be located at the SH-16/Chinden intersection to the west instead of this property. c. Kt.v issues or Discussion by Commission: The Applicant's reguest to change their reguest for an amendment to the future land use man 11,0111 all -mixed Use-- Reakmall f(I 1110 wAsterr) 17.81 -,teles offlie, vale_ as Commercial and the remaining area stayhily, Medium Density Residential as is earreittly-, IL The traffic impact froth the proposed development on adjacent streets and 51140126, iii. ImLmet on gliallity of life for sicca res! iv. The location of the fuel fqqjfiqs►nd stafPs recommendation for it to be shifted from the vorile)", L. feeling flitit the size of buildings allowed hi the current INIU-C designation (i.e. 30.000 restrictions, which will aflow the proposed 1168,652 square foot building. Commission Civanue(s) to Staff Recommendation, h ApprovedStaff's recommended changes to the conditions.of-apprimal in Exhibit B as noted in the memo to Mayor & Comicil from Staff dated Nim -ch 1, 2018. I Removed condition #11) which reatuircd the fuel facility to he shifted off the corner to the soulb. q. Outstanding Isspe(s) for GO, Council: None 1= COUIIC subject CPAM, AZ. Pp_. -and- AR ru IA. Slum of City Council ibtic Ifead J, "gW)—bAL"'JU TiVIO�` i. Ste meefluff Coullell's d6tusslm I Key Cp Ommissioll Rummo uhAm' j, JSIL —C-mtudL' thatit mudificattonto the,devilovitient ai--rewaent-be progeNsed,in the future -to finitU' L, AM, K -I �-.- hx,,tRupid4 ('11AN4, AZ, 111, VAR 11-201-1-0004 PA iFI 90Z Meridian M Otl City Council Meeting Agenda Ap6WV2902018 Pa9e0kf 2 111, PROPOSED imo'rm Approval After considering all staff, applicant and public testimony, I move to approve File Number 11-2018- 0004, as presented in the staff report for the hearing (late, ol'April 3, 2019, with tile rolloving modifications; (Add any proposed 11100HCUtiom). Dental After considering nl I staff, appliemll and 1)ublic Iestiniony, I move to deny File Nonil)cr 11-201 H-0004, as presented during tile, licaring on April 3, 2018, for the following reasons: (You should state, specific reasons lbr denial) Continuance I move to continue File Number 1-1-2018.0004 to the hearing darts of (inscrL COntillUcd ficaring date here) for 1110 following reason(s): ( fou should Stale siveiric rca"011(s) for Continuance) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: Tire :site is located at the southwest corner of US 20-2611W. Chinden Blvd. Mid N. Ten Milo Rd, in the NE 1,4elf Section 27, Township W, Range I W. Pared No,'s; 504271 10011, S0427110023, S0427141803, S042712061 1, S0427120916 13� owner(s): GPI— Wridiart Investments 11, LIX 74 karst 300,Sotuh, Ste, 200 Bountiflial, UT 94010 Brighton Investments, LLC 12601 W. Explorer Dr, Ste. 200 Boise, ID 83713 C, Applicant: CiF] — Wridian Involmunts 11, LLC 74 East 500 oath, ate. 200 Bountiful, UT 84010 D, Repre,,ientative: Kelly Wirer, KNI Engineering, LLP 9233 W. State St, Boise, Idaho K3714 G. Applicant's StUtU111CF1141 U 81 ifileati oil, 111case scu applicant's narrative lb r this ilift-irmation, V, PROCESS FACTS A. The subject application k for an amendment to the Comprehensive Plan Future Land Use Mal), Annexation m -td Zoningi Prclinlivloty Plat and as Variance. A public hearing is required bel'ore the Planning & Zoning Commission and City Council on all of fliese applications except for the Varianec, which only requires Council approval, consistent with isle -ridian City Code Title 11, Chapter 5. 13. Newspaper notifications published on: February 9, Milia (Con-imission); 2018 (City bxA Rallids CTANI, AZI'll, VAR 11-201,4-0004 PA(I F 4 Meridian C4 Council Meeting Agenda ApjUA0290101-8 Pij9eqtf)2V 0611902 Council) C. Radials notices mailed to properties within 300 feet on: February 5, 2018 (Commission); _114jLrq1j 12, 2,01 8-(CiterCounoi 1) 1). Applicant pomed notice. on sites) on: February 114, 21) 18 (Commission): March 21, 2018 (C-Ity Council) E. Posted to Next Door: Febmary 5, 2018 (Cornniission); Nlarch 9, 21718 (City Council) V1. LAND USE A. Fxisting Land Usc(s) an(] Zoning: This site consists ol'undevoloped agricultural land, zone(] RU'r in Ada County. B. Character of'Surrounding Area and Adjacent Land Use and Zoning: 1. North: US 20-26/W. Chinden Blvd. and single-family residential properties in Spurwing Orchard Subdivision and Westwing Estates, zoned R-4, R-9 ,in(! R-1 S in 1he City and RUT in Ada County, respectively 2, Fast! Single-family residential properties in Irvine Subdivision and rural residuntial parcel, Maul R -X in the Ci(yand RUT in Ada Comity, respectively 3, South: Existing and future sin gle-family residential properties, in Bainbridge Subdivision and a churell, Toned R-9 and L-0, respectively 4, West: Futurcsingle-Family residential properties in Bainbridge Subdivision, zoned R-8 C. History off'reviow; Actions; In 2008, an amendment to the Cornpi-clicrisivc Plan Futury Land Use Mal) was approvod to ofluinge tile, hind ww' do.signation on 14,57 acres or land at the noillicast corner of (lie site Froin Medium Density Resk1cmial to Mixcd Use - Community (hiniech. --Ten Nfile/CMaden, C:PA-08-00 I). A conceptual (love I opment plan was Submitted that showed how tile property lnfqln develop in the Riture with a mix of'retail [62,988 SCILlare feet (szr)], rctail/otl , tee (11,412 and multi-fianilly residential (39 units) uses. However, because annexation and zoning was not requested, a development agrecrilent was not roqUircd to tic fixture development to (lie conceplual d(welopmellt plain, D. t1tilitios: 1, Public Works: a, Location of.qcwer- The sanitary sewer main intended to provide service to the sulject site Q.urrently exists in W. Lost Rapids Drive along the southern bound -my, b, Locatiori of'wator: Water mains intendcd to provide scrvice to the stobject site (:orrcnfly exist in N. Ten Nfile Road and in NV. Lost Rapids Drive, c. Issues or concerns: None E. Physical Features: I Canalslf)itchoF Irrigatiow The I larrell Latoral rt ns alom., the eastern portion of the southern boundary of Ibis site; and is piped. 2i flamrds: Slaffis not aware orally hat cards that exist oil this property, 3, Flood Plain: This sile is not located in the merl(lian Floc)d p] ai of Ovorhy District. PM i F' Metidlan City Council Meeting Agenda Ap6UM2,10018 NgeO,,272 OflOO2 VIII. COMPREHENSIVE PLAN POLICIES AND GOALS CURRENTLAND USE DE'SIGN,vrioN(s): Approximately 14.57 acres of (lie annexation area is designatcd on the Future Land Use Nlapas ivlixed Use Community 04U -C) and the rctlutining 52 acres is designated Medium Density Residential (MDR), N111-0. The porpose of the MU -C designation is In "Illocale areas. v.'here conlinunity-serving uses and dwelling,,, aresearnlessly integrated into the urban fabric, The intent is to integrate as variety ot'LISCS, including residential, and to avoid mainly single -use and strip commercial type buildings, Non- residential buildings in these areas have a tendency to be larger than in Mixed Use – Neighborhood areas, but not as large as in Mixed Use c - Regional areas, Ooods and services in these areas tend to be of the variety that people will mainly travel by car to, but also walk or bike to (tip to 3 or 4 miles). kinplOyInCrIt OPI)OTtUnitieS for those living in and around the neighborhood are enoouraged. Developments are encouraged to be (Lesigned according to the conceptoal MU—C' plan depicted below (Figure 3-3 in the Comprehensive Plan, pg, 27). Apilimb, J Y rif Wplexts ��ZA)O 1- .1 , I --- --- t ate tot( tw RwdOar d;rt�ca� Yke x. Setke Use j Petail um Aob f Artroial had Developments should have as mix of at least 3 land use types [i.e. commercial. (includes retail, reStaLlrantS, etc.), offloe, i-csidential, civic (inclUdeS public open space, parks, entertainmenl verities, ctc.), and industriall, res](kritial uses should comprise a ininirrium of.20% of the developmcnit arca at densities ranging front 6 to 15 units/acre, non-r"idential buildings should he proportional toand blend in xvith aqjaccat residential buildings; vQrtically integrated smicturesare encouraged., SLIpportive and proportional public and/or quasi -public spaces and place-,; including but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools that comprise a minnnurn of 5% of thea development area are required. NIDR: The purpose of the NIDR designation is to allow smaller lots for residential pUrp ri oses NN (iint City limits. Uses may include single-family homes it( gross densities or to 8 dwelling units per acrc (d.11"hkerc), LostRapitk CIIANI, AZ, IT, VAR PAOL 6 Meridian City Council Meeting Agenda ApOL0211)2018 f PROPOSED LAND USE DESIGNATION: The applicant proposes ail amendment to the FLUM to change the land use designation on a combined 74,33 acres of land from the MDR (61.83 acres) and MUr-C (16.50 acres) to the Mixed Use — Regional (MU -R) designation. MU -R: The purpose of the MU -R designation is to provide fou, a mix of employment, retail, and residential dwellings and public uses near major arterial intersections. Tile intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developplents such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have support retail uses; a retail center should have supporting residential uses as well as support retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The standards for the MU -R designation provide art incentive for larger public and quasi public uses where they provide a meaningfiil and.appropriate mix to the developments, The developments are encouraged to be. designed according to the conceptual MU -R plan depicted in Figure 3=5 of the Cotnpreliensive Plan shown below. office PaN J � • j � Y i Single family Restdrmfat otOffite Ir1 141 Retail title l o A�t�ial Road TRANSPORTATION; The subject property is located at the southwest corner of N, Ten Mile Road and US 20-26/W, Chinden Blvd. and is two miles east of US -16 and five miles north of Interstate 84 (I- 84). Ten Mile Road, between Chinden and 1-84, is improved with two lanes between Chinden and W. Ustick Rd. and five lanes south of W. Ustick Rd. to 1-44. A Traffic Impact Study (TIS) was prepared for this development and submitted to the Idaho Transportation Department (1TD) and Ada County Highway District (ACRD) for review. ITD is requiring US 20-26/W. Chinden Blvd. to be widened to 4 lanes betvvecil Tree Farm Way and Linder Rd. with a concrete median island; widening is to include construction west of Tree Farm Way to taper the pavement back to a 3 -lane section; and installation of conduit with fiber optics the entire length of the widening. Asignal is required to be installed at the Black Cat Rd./Chinden intersection in accord with ACRD requirements and should be interconnected with the signals at Tree Farm Way and SI -t-16. An additional eastbound and westbound thr u,lane is required as part of the overall US 20- 26/Chinden widening at the Ten Mile/Chinden intersection with the eastbound lane configuration on Chinden to include two thru lanes — one lett; and one dedicated right turn lane,. An additional Lost Rapids - (TANI, A7, PP, VAR 1-1-2018-0004 PACjh 7 Meridian City Council Meeting Agenda Apgt W:10201-8 PabeAW OA 002 westbound left turn lane is required with lane configtirations on Chinden including one Combined thro/right turn kine, one thrit laneand Iwo left turn ituies, A STARS agroement is in procoss fair these improvements. The applicant has requested a variance from the City for the proposed accesses via US 20-26AA1. Chinden 1310 as the UDC prohibits anions, accesses via the state highway, Staff is very concerned that these accesses will critically impact the mobility of the SH 20-26/Chindeii transportation corridor long ferm if approved 4y Gly Council. No improvements car additional righl-of-way (ROW) dedication are proposod or rccloired by AC IZID for the existing W. Lost Rapids Drive. A traffic signal at the Lost Rapids/Ten Mile intersection is proposed by the applicant, The applicant proposes to Wilize, the S"FARagreement to widenTen Mile Road to 5 lanes between Chindcri Blvd. and Milano Drive to include bike lanes, planter strips and delached sidewalks, which will rt�q M C a. I'll - l -- i6re (lie dedication of an an 48 rcel of HOW from the centerline of Ten il R ' i - will MOVC Lip ACIID'-; roadNvay widening project ;schvdulcd for 2022. Conceptual Development Plan; A concept plan (and 11,117ati%T) was submilted that depicts/describes how this; site is proposed to develop with a mix or commercial, retail and orrice uses and a fuel sales fiacility at the intersection of "US 20-20Xhinden Blvd. and N. Ten Mile Road. A very large box. store. (I68,652- / quaare feel) is proposed [01. Costeo Wholec"alo internal to tile development to the south and %vc-st or the commercial, recoil, officc pads; imilli-I'mily residential is proposed to the South Of (lie, Cost,20 -;iteand West Of the came morcial pads along, Ton Mile Rd,; and single-family attached and (10,1011C(l VUSidClItiUl LtSeN Urc proposed directly wc�,(orquad abuLtiog 111v eonlinercial GOALS, ON ECTIVFS, & Ac'noN 1'FE,)lS-, SIO" finds 1110 11011MVing comprollonsive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in "Support a variety of rosidential catogorics (low—, medinin-, meditim-high and higgh-density siligic-rhillily, in(alti-fifluily, townhou-ses, duplexes, apartments, con doini niti ills, etc,) for [lie purpose of providing the City with a range ofaffordable, housing opportil nit ics." 7 0 l F) /1 veer iqv ofesidemial calegories are In-oposed in this develalmient c°onsisfimty'shogle. filmill" (11(ached (ind delached homes, and lownhomv am/gym-ch11 NIY1r aparinwills. stall'is imaivare hoot, "qlfordahle " the inn is 11,81 lie. "Coordinate with ACII-ILS, ITD� CON -1 PASS, and other a-encies to determine Future i n frostruct tire lihms., Iransporlatioll corridor", etc, and allow only compatible adjacent land use appropriate site dusigns and (railfic patterns." (3,W0214) ACHE), 17D, and COHP.4.5,5 have a// been Provided (lit qI)Inn-1111111 ' 1, fo review and Comment 01? tho proposed application, 1'!1a anted x0111-.3 hm�e hath held several whfitional n1volings it) rt-'°viv%t' and &xcuss thc proj-)osed appfivatioll, rfigrem-Y sta-1A millinfle to discicys Gvhw and "comInifible ".site design and irqlfie Imaerns entedl. Slql frecommewtv the Commission aild Coulted c0itsider any` adflitional comownts Or (-onfliflons that (11-ellrovided 1�v A CHD, 17'1 or C0A1P-,1 SS, -Provide horsing, Options close to CluplOyInUnt and shopping centcr.s." (3,07,(12D) The proposed Project 1i -0111d providv aefifilionalshoppitki! oj.?poi-1rmi1iGV,fi))- cwisting' andfilture reshlews, 11m1'ever, staff;s conce'r'ned that the emeepplem does itotpraiide aiq pudestrian caimectimrs bativeell residendal and cmffflrcrcird rasps; there 'fore, st f V'. , kN:4 Rmjjithi (TAIN-1, A7, PP, VAR 11-200 .K -010W Meridian City Comcil Meeting Agenda ApdU202APT01-8 PaBegUG7Z 01902 recaotrrtrrentis petlesh-lan cr wiectious are provir eti Thu pr•oj)osaii location is not within cr vierrent designated etarf)1g1, e111 areet. "Protect existing residential properties from incompatible land, use development on aculacent parcels," (3,06.01F) 1 teerce are no a�t�istlrr,�� r�t�sicic�ratiarll�r�ra�ar>rtic�s that rrluai daissitu,° the dostwi r'esideirfial 1yrailpc r'tices atrFG SGelrarrGttertl fi'urtt thesite kv collevior and arterial roaidwetts and arsNoviaated x1r'c'c'1 tin{/f6w, 771C artrjalicant ,s narrative ,slutev that fit) cJehve l'iev will tre Plac e lych <ewa the tinurs r1f l t1.t)t?l�nr a�rtai �°fJl1 cram; c'a�nnrne�ra:icrl truck dclirec�ric�s gF}i11 hc� rc�sir•ictG=cl ir��c�t��'��rra resialerrtiaal uses; rand ,cite:+ lighthkq will Inc: rcduecrl within one hour of vlosinq atrial li hling will be designed so that it is 0, 0,1boi candles at 1vol)ertir Bites. Note A1arn v l ewers cel"testhnon.Y have been rec;chwl1py the C;ittr f °onr atelia cent probe i-tv 011WO'S irn ra'slarrnsae to tlnt'11r'rr13[i�iaeal tltetf trrlpTlrtertl, "Plan lor" Fand uncourFagge `ervices like health Care, dayuiaru, groccry :stores and recreational areas to be built within walking dislarnc e or r"iduntial tl'` ellirui;8," (2,0.01 C) The proposed ed C'alslc_.•n fl"h rlesulce.xtorce will provide, igroc'cery as well as other hartasrehold products in close 1_y avirnity to r'e. klentiarl c!'aa e lin,�4; however, the conc el;i 1plew dries not take iwo account aaatt)Pedestrian or vuhiculau belnvelt the residential atraal commercialportions of the deeti elolrnrcent.'the plan should he revised toprovide far Tutt}n•vowtectivitl' betr►Fa;en the uses. "Work with transportation Fagencies and Private property owners to preserve transportation corridors, fixture: transit roott:IF anti ill rraSirnct I , rcaad aiid highwty extensions, and to facilitate access management planning." (3,01.01 .1) C-71 >Sigffheas been cooralinctting with !path rhe alyWcow and thG trans1mvirttion aagencie (.�fC'�`I� aortal l�1�� ertn this7rr°er�aee't. Thai 1,�rartparac�ad t�rc�j+:'c�t ►r=ill tares•c-v'i'ce r•r��hl-�(acvalt',/urJulurce US I1a`,g1nway 20126 w0ening 1rrgfcos. The crlyWccant is in the process ql"c nlering i nio ra STAR aagreeentaent Ivith /TD to attaal;e sonlee c,ff's°ile to US 201,76, These iniac vemeenis ivoulcl wiafc n the highta-ara, to 4 -travel hares and imlirove inilmeted intersections in corif unelion rr-ilh 177),s Iraoject to widen tura corrid rfi'rpnn h'gtce Rowal. Ae Coomilssion and Council shoutcl consitfcrrlC7713's and ITD's c'nnwients when cluterininimg €rjppropfi'aalc; access atrttf cir'uulaationfin• this .site, I'lle d; Lost Rapids is an misthkg collector roeuhi�gj, that conreets into Tree 1 itim Wu.i, if) the north, tacl,oss t)'�"S' 20-20167 in(lett Blvt incl extends if) the cast across Ten amide R(I inter Lochsa Fu is Subtilivi siren. "Regoire per_lesirian access connectors in all ricNv development to link subdivisions, together to promote neighborhood e.onneedvity as part of a community pathivay.system." (3,03,0313) Thc:"ry are Ito pe(lestriart tvalklvoc lrs (Iepiule(l on the create epi plarr.ftn, insert ntauctit-itt' helit'eell the co mnercdal site and the residential pm -dons o0he site, the plan should he revised to iitclrrtftF pertfe trdatt arccrs,s etrrdt ectcrrs, "Reduce the number of existing access points onto arterial streets by using methods such 11s cross -access agrecriaents, access: managcnient, and frontagObackage roads." (3.03,02N) There is ratty one crvistirw front ac-ress ,road t0dch hi,sc>vfs 111E cxi'i,stirt� Jcarr►t f1c}ltr!s, hafJyti"tit" between Ten I ile Road and Last Rapids Drive. There are no e. it ting pliblic access points oil eilher the .5talejocililj, or '_ten Mile Rowl. 'l''lie enlh e prtrpcerl►, Inas acrt'eSNfi° nrr (lrr irttpr•crvtof ctalle–elor meld+t"a1,F to the ivest eincd sottth of the site which nm),, ac'i and, rrretimp tis a litac°kq e road Identif}, transitional areas to buffer commercial and residential uses, to allow uses such as offices Land ether low intensity uses." (3.05.113A) Thepr( aposetI toIIcep t pItIII Brie's i I o I tlepit-1 ait1, tr'arrsitioIIaI tiI-eas other tharl laII(1 eaping to bullir the residential tutcl commerviaf arses, Ae Costeo luriltt'big (4n d loutfin area), the most inlease etrrrlmereial Irse rnt ilia .site, tlirectltrlrrals the single-lidrrtilyr r°t�sidttntial prirtit�rr r�l'tlrc' .site, The lower it fensi�r t:°crrrrttttreial uses (ie, office and r elail pa(l.v) are proposed on the periphuir ), gf'1he clevelc prt elif u(I tc'c of to I=rS 20-201C:himic-rt Blvd, on(l 1'tr, Ten Afile IN, instead of eis a bi?1fi?r laetst wen the residential and hiehur intense cornnie3rcial Ilse (see Evittibit A 3), Stu f`revtztt metuty the concept plan is revised it) proritle transitional oreu (m note(l;, 4peci lcalt), hetween the Comm building and single jinuii(p residendul area. Rie high-tlensity resitle:ntial arca tis trpell as the: sli-e t bglfu and collector street (W Lost Rapids 1.)r ,l does 1rtlfj er impac is j om the Costco, ,silts on the single-/itrttilj, resitlenlial properlies to the voiah trf'Lost Rapids, "C!oordinate xvith public works, police, thiel. fire departments eats oo lir[ili{isetl itinextrti i i and development requests, and the imliac.ts on services_" (104.0111) Public lt'orks, Police, mid Fh-e tt"em all in•iled to preaapplicatlon and prgje3ct revisit" lneefinq.s fiir this pr(vevt, T'huh,commentV curd c'cuulitions, jfProviclett', ore irtchulexl in Exhibit B of ihis report. "Plan for a vtiric:ty of t:canimorci ll and rotalll opportimides within Ilii Arc,i, ot'City Impact." (3.05,01J) This arm as planned j"crr some commercial user and this proposed .site plan ttrottld upand resit/ow (lucuss to vlosel, curt mel -dell onl re.loil rrpperrtttrtitit�s. "Minimize nokc, odor., air pollution, and visual PollutiOn to industrial and commercial rleveloprtium itdjacen1 ler residential areas." (3,+i 6,01 B) T he propu.se(l dlcrste°r plait Inclt Bed in L°'Wtibil 113 depicts dense to rrrtaf„dcr the uhtelting residential rases f om the contmercial arses. LoNt Rupids CTANI, ,err, PP, VAR 11-N18-01.)04 11AUH, 10 Meridian City Council Meeting Agenda Ap6UU21010 8 N@e6K,87100 902 "Poriilit now dovcslopmelit only where urban suvicQs can be t•eason aialy provided at the time of final approval and development is contiguous to the City." (3.0 1,01 I') ThisRr•e/aer-ty, is contivuous to land flit-ithasalr-eady been annexed into the 01b1, UY-han sel,v ve,v eon he plfovide d to this /aroperlY ulnot tli'X'elolilllent, "Evaluate comprehensive impact of growth in all ],and Use decisions traffic impacts, school c nrollment, parks, ole)." (3,01.013) ACHIJ was pi-ovided with a trgl ic- impact stud), and has included allalmis ill 111vir• a-efm•t, The ea/•/ali(sation uas fin-wa)-decl rill to pol'laiet, tr gencie.s and oihei� City Delmriments or analVlvis q inelmets to Services: ref thee- c•or meats err<: inettided ill Exhibit 13. "Adopt lard use designations that will allow for housing; opportunities for all income levels. (3-07,01 D) The aldol-nelcd,Jtttill-e lanai use designations allow n- a var•lef.1, ol"housing {vjm� that mnY he attrae iVe to all hic- nle levels. The el/i/ilicant is J)roj)o irlg to fameof the silex as R- 15 (kferadiurn-high Density Residential) and R-40 (High lknsify Residvntial),I-Ire pr'eilrrrsc�rC'rr�tidcic�ttilrxl dx• xa�itltltr tCtr� sfrcyc�lfae�cl ttt�c°rr rtlrcC �rxar�Tsy tde},sc�r•Iherrl' Irl ilrcr �;'r�rr�frx•c�ljc�trsla�c Plan, but the over-all concept plan lackrr nranv of they mixed use element:4 necessag for it to he intx'geate'd sncc'civj fyt its a inived uses jir,rxje.a See the Geller'ttl 11,11vell (I've tt'vt allo�vsls belviv, "Consider the adopted COMPASS regional lone -range transportation plan in all land -use decisions, " (3,03.02G) They Crammunitiels in Motion 2040 Nan icdcntijrejs US 20476 (r,i er frr icrr idt c ol-r°idor- with ra 1q)ologj? ref e,+s/ar(.v.viv(1')', It is �;tr{r�s>rttf)1 lisfell els crit "itrifixrrikd"f,�r�rrtrd.v, though .t�ramv ��ctt'1tr imprcai�C�rncmnls rtre pelf ilig, "lltcr.faallra}{'tn,Gr is a srfinmal-vil-oil; ill(, C/H US 20126 fir rrJr"t1J' C`rar°r•icdtar Srarnrncn)�. 14 A at illuj ar trrcadriditi^hr hia'c{r', US 201126 is ee'/reiknein (•ran r stican atdoik ill tch gfits tell ;th dant e° Iveitally between f,riidei• li'oad tar d Stale ff ghivgv -55 (Eagles Road), a stiveh wish dull} tiara travel lames. US 20,Q6 hots been a l egion al far-ic)r•irYjbl- a ritttrtdael- gfYc'(ws chill it rt,=rrrcrins unfelrideid, (tallsirtg tr,a(1iV to divert io othei, mutes such as r4UcHillan Road. frr addition to high tra{lfic fa�ic?ds ran this r°omt the infei-section iNlh State Highway 551'f'ragle l�tmea) is tanked #2' rate l?D s Cds't trf,high-creel dem lovations. 41, 2040, elaily lraffdc laelavoen 1tfidaldeton Road cruel Siale Ilii hwa), 55 k ctrl eeled fa hwiv ase srrCis•tcrrrticall9r,f Frani iWicdclleton Road to Star Road, lr•affic is Iii-q'ecled to nicare than doudale, f om 12,000 in 2013 tri K 000 iii 2040. * Fivin Star- Road to f inclei-Roael, ii-atfic iv pi-g1ccted to double, ftom 14,000 in 2013 to t?N, 000 hr 2040, This would lacy sr•ntilat- to ciu•rent traffic coil US 20126 (C4hinelen Bale vm- d) in tate<dr�rr C'ita�, * 1{t' m Lindv)r Road to State311tl hti m, 55 Road), tt arjjic° is drrr3ic}a ler'd tin itlt°nmise r'ii' %', ftoin X1,000 in 2013 &a 38. 00b in204. 0, a This ivould he similar to (,-iw)-ent traffle on Eagle Road nor=th cifUS 20,'26. c, Ritsylt hoin- d vivirtr thne hetiveen 1V fiddleton Road and C)lerntvriod Stre ei is exIiec1ed to rnar•e than double, fi•ami 25 nihmies in 2013 to 60 rnintifes in 20,10, " all l l ) i"(3,0104K) "`t'c�ilsitl�.r ,n4_'i #(]"w ;�9ta,ir_.r Str('.(t 1,�tl, ,(t��l�+�r1intiatcl u.s� c1�.t,i:�ic�aas, T ith the excepticart q(C'hinrdrui /g'la'd (which is can the carrel-hrd diol c-radhg,fol° 1-oacdw at's Shown ran 1.1010's slivel roar/x acre atlrcaralt irn/arrave d ol-sehedilled flax- ividening, lxnA l;uiai k, (:IIA0�6, ,tZ, Pll, \1AR 7t- 018-001x=1 t'AUH, I 1 Meridian City Council heating Agenda ApjON2,10201-8 NUe1ftOM bfl 002 "Protect,oltizen investments it) existing public facilities (water, se%ver, strects, fire, polico, etc.) by encouraging controlled growth thrOLIgji development application reviews and development agrecriwnts." (3,04 01G) is stwromukd I?y twhtm develyment and would be weflsem,ed bY the Ci(v. To ensure public hifi-asti-iteture is udequale to set-iw the development and contiol file impl-ovements, lhat o develol)rnew ujqi,(-,,e he reqiduml with annexalion qf the prqjoci. "Evaluate development proposals based on physical, social, economic, environmental, and aesthetic criteria." (3.01.010) The prolmved site plan indicates leuge landwape bu#6-s and genei-ed4y aj)jmifing al-chitectill-ol designs, Qffisilre hijImas such (is trucks and lighting are describe of Shown (Is being,reduced, and the high density ' resideillial is Oil a m(Ijol- fr(Inspollalioll col?l'idor, u However, it is ndear hoji, the proposedsits inclusive inived tine elesign elem en ts, oy- h o i i j the piwposed F L UAI design tition titin site plan is beutwfm, the neighbors and (76, than it development with more neighboi-hoad and community accessible servicev. "Restrict private Curb Outs and acoess points Oil Colledors and arlorhal streets" (1.06XD) The Prol)osed concept plall and (Ilydivatioll requests one direct occess Na M Tvw Alite Road, an aneritil sti-eel, localed cippi-oximateIV hall-'weij, belween IV Lon Ralfids Dr, as colluelm- x1reel, and Chinden B/vd, a Slow highw({), and a mohlflij, (wri1dor, .4nother occo?S8 I'S pmliosed via [V Lost Ral-fi(Is TV, along the southerly bollndary qI'the site. Loval street ciccess is nol awd1uhh--ifin- this site, "Locate small-scale neighborhood commercial areas within planned residential developments as part of the development plan," (3,05,01 F) Future and existing residellfiul ulw(m (we located oil the' beickside eV'Costco, with the small- scale iteighborhoad serving t)y)e pad siles geneuilly loctiledfin-thestfi-om existing and Proposed neighbor -hood's. `this Iql'olif is illconsisfew with the bilent (#'Alixed Use designalion, Pigure 3-5, and the paqw)se qfbuck4i,:�e and collector /,Yj�v roadwaYs. "Locate high-density (level op ment, whore possible, near open space corridors or other permanent major open space and park facilities, Old Town, and. near major access thoroughfares,"' (3.0T02L) Thel.woposed high-elensitY, residenthd is nem- tivoparks (Keith Hirci Legocy, ootid HwWeS Pai-k- and as majoi- eive ihormigl?fiwe (US 20-26). "Provide for a wide divcrsity of hoosing type. (:Sing he.-filnlily and multi -family arrangemcnis.) and choices between ownership and rental (NTIling UlfitS for all income groups in it variety of* locations quitable for re,,;idenlial development," (3,07,03B) Thepiw1m,yedsito 14m ii-wuhl mhl to Iferielions divorsh-v e#'hwullig with nwdium mol high deltsilj� rt�siflentitll uses ill close to 0 njqjor tr4anst)o1wition colwidol-. Staffis IIII(III-IMIC q'Ille units will he otlwer OcuVied or rema/s, "Integrate land uNe and transportation planning to ensure that they inutually support the commurilti"'goals. and desires." (7,01.01 F) Cilp tind wall'yol-falion age-mIeN have mel mithilyle times io discass the suh Ilh SOlne changes to the In-olmsal, sicill'believes the pi-qjecl coirld sqpj)oi-I the conninutiliex'goals and dtwh-cs, CPAM, AZ, I'll, VAR 11-2018-0(04 PA(& 12 Meridian City Council Meeting Agenda Ap9W132902018 PnU6gWQ" 011902 "Coordinate with transportation algoiwies to ensure provision of sorviocs ,and lralasit clevelopnbent." (6.02,0211) The, applicant cant slroaricl coorefinette with Valley 14ktioneal Translf to datc?rnrine g'an'9Drt hers op is needed tit this lrw ation. In reviewing development applications, the following items will he. considered in all Nlixed Use areas: (Stat f f's crnraltsiv in P aIL) Residential densities should be. a mininnini of six dwvellinwslatcre_ A gross utensil., arf 5 to 8 nnitw' pot, ti re is waicipated to develop in that R-15 arred with IN to 24 units pt�r acre in the R-40 area, Where f�asilble, higher density atmUor multi-l'a roily residential devc1opnient will be enctbalraged, especially for projects with the potentiarl to serve as employment destination centers and when the prqject is adjaccnt to US 20126, Si -I-55, SI -I-16 or SI --1-69. A trail• art,1110stdr'single-sta ly (W ached and detached units acre? prnlroseadto the tt'c�st w1llfe commercial clr eel heill-e"e n the vollector'stre et (i,v. ff Tree F turn bf'trv/iV Ftr.sf a'igpiels Dr.) and 0'20-26/111, (Ithralern 131trt; tail(I2-sten:1,1(mitl oine�u�ole•` rratcl ;3-,tiiraaygar'den sIVlar aiparlinents erre proposed lea they sabnth ()f the �vantrnorci al areata eatljeieem it) they collector street. O"hile thislrrojeel is aty aeent to US 0-26, It ds not an eenter " rw,osteo ac the Anti, lore with to ra}giolttad draft, 1.0 file a leveltrlrnrcnt. An e'rnph'UJnreatt Center irr flral gettertal arra is contemplrrtedfor• the proper(y laeated ite ar the northwest corner of IV McMillan and N. Tett tlflle, Roods; it htiljLineleP sotith o'the proposed rlevelopinent A concoptu al site C)lana 1'etr thc omit; mixed-ose amn should lac included iii the ajiplicalion. /I conviTt Darin was SYuhnrineal star the cinlire? site with this gpplivalfun,' howeyw'er, Mc phis does not e'lenjonsirrate (-' rOnwtslertcy with cdevelrapment awctls (aid o1yeefives elf the HU -PN rla3ksrgneltion arw' .statrinitle-el. Sloff hers inultrale>tlr't earnarrrarnalatfiaru.e frit' revisions to tlrt',rrdtara thin 11 'll? l e conskieni with the r'lIt- R clesr'gnaaf on in Evhihit II as discussed below in Section Irk' In developnients where, multiple commercial ancifor oil -ice buildings are proposed (not residontital), the htrildlnfps should he arranged to croaato some farm ofcomnion, 11saal le area, such a-, it plaza or green space. The atrna'elrt plair,for the conrarterrclatt area does not irrcltrtic trra "jera ria crf'c'carraniCrn trrcar. Vftajf` rircontittcnds the phin 1v rei'isedto hicorporaa e t'(rinnion usable area ur thin the continercial portion of the dei,elopitient its noted The site plana should depict at Cransitional me andlor° landwapcal ]bullt.ring between conlmea'cia t and existing; low- or medium -density residential (level opnte;nt. There is no evistingi re,side'nflcal detvelarl?rnew dirvvfY l' Ora?jaeerat tri the q1 fha! Site11011VVe?r', SM91(!7fitrnlly and naniti-fivnilt° residential sties are proposed directiv aaellMvilt ter the volltnnerc atl portion gf'thv r,Jel"elopinew to the; Iile.st rtrael Sol ah, A (Ionse tiandycOpc brflkl— with bcrnix is adcpio-ed on the rt-laste-'r Flair l oween Me aases and is rcquir'('cl (ie c I xhihit A Mixed -USO pI'oject ShOalld include at least three types of land uses [i.c:. coniniereial (includes rotail, r sCartuatilrts, ate. , Oflicc, ro sidcwi:Il, civic (itieludes public operb sp lcc, lwarrks-, entertainnient venues, etc.), and industriaaij. Exceptions may be grunted for sinal ler sites cin I caw-by-casc basis. The Irwarperxed concept {Aran depicts ca �"a�sfe°a�, ,liatura� e°aananac^a�e�iaal sralaelr'1�isiarn and hi'o 111'./yus of resiala whil rivals. Thr, applivotion rt(rrrartil'o slsawy f)// e'e llsos drrP parrs arjthe rleytre lrrlrrraa�nd Ixlran Meridian City Council Meeting Agenda ACagiat302 1x2018 -bhajjE628it 01002, but elocs mart speedy which lotslpaaats will cowain those arses. A mix of at least three types of land to ens is required tv fie prowide(I t=:rammunity-serving facililies Such is hospitils, churches, schools, parks, daayeares, eivic buildings, or public saal`eaty facilities are expected in larger mixed-use; developments. None of these types ofuses are p)-arposetl ivithim this t-levelolument; hoivevet; several coj"1ha e wes exis! in close pro imi(j, to this .silo, fisj ►llr►airs: a 7: 5 aeiw Ci{), Park (Keith Inial) exists tlirecti)! ae r"a►ss the meet (tl: Lust Rapids D)-.,1 to the sr►ttth; anther Q)° Park (,hilt•'.) efi is it) they sr►tatheost kitty'vOrner to this mite uvrcass Tea Jlpilie Rtl.; sc,'huolw c,xi.tits of �6 mile to ibe erasi ai the southwest corner c l-Chttaden Blvd. sinal N. Long Lake Way evil tits Evetcyst Ln., east ca/'Long Lake ;Malva afire static►n exists aaplar'r..xim afev 2 ndlev iso the sowla on fon blile Rd,„ u church exists tlirealtr to the south at the southwest corner r►/`Lost Kral i(Is fir, ct, Feta k ile Rd.; and ant assisted livirai fatvilrt)' exists 1.,5 mile it) that eaav on Chimlen Blvd. While these use'Ifitc•tlitices as -e near trim:=site, Ihej, tare taoa integrated into the prolmsed alevelpIm ent as desired. All required open space and amenities are centralized within their r'eSpE'GrtiVZ? (1Gvt?IUp7ti[?n/3 (i.e. the SirHgl('- awlr<}, and ndultl- ari4y pot-timrs) without my shared faclllt'les tenter to or tvithin the etr►rtrttercittl arem Supportive and proportional public and/or gena..Si-public spaces and places including; but not limited to parks, l)laa-ZAS, 01,10001— 11,Rtbering tareaas, «lreaa slXaee, libraries, nand schools sire expercled; outdoor sctating aartaas at restaurants do not count. The concept plan docs not depict anis public andlor° tluasi Imblic simees%plac~cis within this tlevela►lmlent..St(yf recommends theplan is revised aecordhigty ids Incluilepohlle a ndlor aartaasi public space. places within the development. All mixed-ur+c prgjmts should be directly ,lc.cessiblc to neiglrfaoa'13i ods withiai (lie scClion by both vehicles and pedestrians. The overall Sita is,.selmrateal:t" om caclja cent a teveloinnents 1�vImblic.- ,sir acts (l.e. US" 20- 2dl('hindem, M Tell Mile lith, ental 1V Lost Rapids LV) that will provi(leP aecess to the de veylojim nt, There is m) hair'a'r'c>lrrrc'c'°itvrll', s'c.'lrir_.'a(Itra' err IjrFtlrjctr`illtt, pr olmsf'c1 hvlit`een the xingle- iarnida? residential, ry itleulial and the vornmervial portions qaf the site. Stq/f recommemis tireplata is rt?a'iseeito include salrnefi7rrrd If heal iven the residential and commercial partions cif the site; Street sections Consistent with tho Ada County Fligliwaay District N4,aster Street Map tate required within the Unified Development Code. There is an exisling collector.streel (TV Lost Rapids Dr.) thaal tints olong the southern hounalm,v cal`lhte site consistent with than Nftlster :Sweel &Japr; no offiea' sfree is are derple"lett tial that: !i'fctl> fiw- this Sale. In revinving development applications, (lie Following items will be, considered in NIU -R a rcaasa Der.vcloptima sh(}trld g-vueraally voin sly with the bwnvral buidcliaacs for devc-lraltanvnt in all Mixed -Use are as„ .Slee emaa4)wis above, Residential uses should comprise~ as minimum of 10% of the developmentarea at densities rtanging From Ci to 40 unit0 acro, The concept plan ili picts 58% (45,5 (tyres) ()l`the folalll►rrdev-1 atrev with residential nscs. Densities in the of the develolmient are anliviparted to range will 5- to �5'�roritsitacrt� with densities in the rntalti�lartmil , porlion ranging,%rom /,Y- to 24-mdtxlerciwa Rolaail cnatanac.r-6,11 tries should c+[ampri:so a aaaaixinamaia 450%, oflli% devolopinum aare~aa. Lists Rupid i'1 AN -1, AZ, r'1', VAR I1-2018,3004 PAO-" 14 Meridian City Council Meeting Agenda ApOU029,0TO1.8 harf,,28st 01902 Rewd, commercial and o1flee ases en -e InwImsett it) conilwise 421,'14; (f))- 32.83 acres) ofthe develomilew area per Me concept Phil? included ill E'vhihif A3 an(I the applivanis narreitive; there/by-e, the Y-clail portion alone will he mider 5091f� There is neither a minimum not, maximum imposed on non retail commercial uses such as office, cleall industry, or tmcrs. 7111,?ry are lie) cleall inellisli-V or users prolmsed (it' this thyle" 1his Provision is noteetfio)- the q1fice Where (lie development proposes public mid qoasi-public OWS to SLII)1)01't (lie development, tile developer may be eligible flor additional area for retail development (beyond the allowed 50%) as provided flor on Pg. 31 of the Comprelionsive Plan. The vollecI)t lValt (Ioes not inchide (ill ' l, priblic andlor quasi -public ries to sWliort the (levelopment nor is it discussed ill the tipplicam's nart-alive. Stqlfi-ecommends the plan is rei,ised it) inchich, Imbliel(Illasi-piddle flm',s os dc�it ill ndxetl itse and A1i -1? desigliaw(l aixws. Vill. UNIFIED DEVELOPINIEN-r CODE (UDC) A, Purpose Statement of Zoning Disiriet(s): I , The purpose or the residential districts is, to provide for a range of liotising opportunities consistent with (lie Meridian comprehensive plan. Residential districts are distinguished by the dimensional stmidards of the corresponding zone and housing types that can be accommodated (UDC I 1='2A-1). 2. The purpose or the commercial disiricus is to provide r( -)r the retail and service need,% of the community ill accordlince with the Meridian plan, Six (6) districts al -10 desiguated it differ in oie size and scale orcomincruiai structures accommodated in (lie district, the scale and mix of allowed commercial tises, and the location of the district in proximity to streets and highways (UDC 11-213-1). Allowed uses in the C -G district are of(lie largest scale and broadest mix ofrdail, oft -ice, service and light industrial uses and are usually located in close proximity and/or \vith access to interstate or arterial intersections, B, Schedule ol'Usc: 1, UDC Table I I -2A-7 lists the principal periTli(tcd (P), uccessory (A), conditional (C), and prohibited (-) uses, in the R-15 7oning district, Any use not explicitly listed is prohibitecl, 1 UDCTable I I -2A-8 lists the principal permitted (14), 14), accessory (A), conditional (C), and prohibited (-) uses in the. R-40 zoning district, Any use not explicitly listed is prohibitcd, 3. UDC'rabte I 1-213-2 lists [lie principal permitted (P), accessory (A), conditional (C), and Prohibited (-) uses in the GG zoning district, Any use not oxplicitly limed is prohibite=d, Dimensional 1--4andards: Dovelopmenli ordle, sitashould he Consistent with (lie (1411,011sional standards listed in UDC Table 11-2A-7 liar the R-1 5 zoning district; UDC Table I 1-2A-9 Cor (lie R-40 zoning, district, and 11 -21i-3 for the (.A -i zoning district, D. Landscaping: Landscaping is rewired within street buffers in accord with the standards listed in LIDC 11-313-7C, E011IStrect Parking: NA (not reqoir"i or reviewed with the SLIM ect application) Luist Rupids CIIANI, AZ, P11, VAR 11-201K-01)(14 PA(iH. 1a Meridian City Council Meeting Agenda ApOLA02aOT01-8 Pa@e*i382'0j 902 IX. ANALYSIS Analysis or Facts Leading, to Staff Recommendation: NOTE: A LOT of public testimony has been received in response to this application; please see the public record. A. Co tit 1) re hen sive Pla it M a 1) A ine it (I tit en t (CPA M).- (,4plifles it) tire overact site) Ali amendment to the FLftUIV Land Use Mal) contained in the Comprehensive Plan is proposed to changle the land use designation on a combined 78.33 acre-, of land From the Medium Density Residential (MDR) (61.93 acres) and the Mixed Use -- Community (MU -C) (16.50 acres) to Mixed Use - - Regional (MU -R) is requested (see Section VII above and Exhibit A.2). White the property is proposed to be designated entirely MU -R, the concept plan shows two, if not three., distinct separate pro.icots as fOlIONVS: IllediL1111 density residential in accord with the current FLUM oil the western portion orthe site-, commercial ()It tile northern Portion orthe site; and high density residential oil the :southern portion orthe site, There is no pedestrian connectivity between any or these projects and only a driveway access is proposed along the cast side of the multi -family I)rqicct to/from the commercial property via the collector street (W. Lost Rapids Dr.). No integration is shown between. the commercial and residential LISOS, Which essentially crcaws as predominantly SITIOIC-1.1-w, development with Costco as the primary anchor I will] smaller commervial/office tiscs, -and separate rcsidontial areas, wvhich is not the intent orthe MU -R dQsignation, The N4U-R diagram in Section VII above depicts a big box rotail store transitioning to high density residential or office uses, a localkollector street and then single-family residential uses. This provides a buffer spatially as well as use -wise between the higher intense commercial uses and me dium density (singic-family) residential uses. The proposed concept plan depicts the most intense commercial use (i.c, the 168,052 square Riot Co -men building) directly abutting, single- family hollies with only landsc-apingas as buffer, which is not as transition ill uses and is not consistent with the. MO -ft de'signatioll, The fuel sales facility associated with Costco is proposed at the ChindentTen Mile intersection, an entryway corridor into the City, at the northeast corner or the; development. Due to the, lack of access in the corner ol'the development, Staff is concenicd this will create traffic conflicts and congestion and possibly blockage of drive aisics in and out (if the facility at this location. Additionally, s(arfw(_-)uld like to see as bcautification effort in the corm of landscaped desigo/clitryway I'caturoat the corner oftlic site doc to it being an cntrywav corridor into the City. Traffic circulation within the site as well as entering exiting the :cite. via Lost Rapids is also likely to be a problem. The driveway access via Lost Rapids leading, to/from the commercial portion of the deve-topment is only 330'+/- from the centerline of the Tell Mile/Lost Rapids intersection, which will likely create conflicts with vehicles trying to merge into traffic on Lost Rapids with vehicles waiting to get on(o Ton Mile at the I'mure signal, The application does not clearly indicatc why the City would be butter served by an IVIU-R instead of all MU -C (Jovelopment in this area, cattier than that the ,sin of the Coswo building isn't allowed in the NlU=C designation-, or wvhy this project can't be located within an area already designated MIJ-R such as closer to the Sl W 6/US 20.26 intersection, Although tile application demonstrates that north Meridian (and all cif northern Ada and Canyon counties) is "Underserved" and distant from existing Costco sites in Nampa and Boise, it doesn't explain how the community would be better served by at regional project than a communi(y sized pi-cliect as currently CnViSIOFIC(l Im- this area, By proposing a Co,,Ico wilh unique trarric anct CiMlklti011 PallerrIS Oil it smaller vommere.iol portion ora mixed use designiltedsite, connQul.ivity and integration requirements ate dil'Itic(ili. Lcis(Rcjpidt-, CIIANI, AZi IT, VAR 11-201,-,0001 VAUF 16 JiiPalflOgall OtI 902 Meridian City Council Meeting Agenda ApjtjU2A9U P20 To address the above -noted concerns, Staff recommends signiflemit changes are made to the concept plan in order for the development to be consistent with the requested 'JN'IU-R designation, as follows - Rearrange the site. layotit so thol there. is a transition in intensity ormses fe,g, sin-gic- family residential to multi-runlily J-csidQntia1 to cc-OM1110'Cial/retai I/off ice to the most intense commercial (Le, Costco)]. Most intense commercial uses should be located adjacent to tile state highway (US 20-26/Chinden) and afteria I street (Tell lylile), rather than abutting residential areas, especially low-density residential areas. Shill the. rucl sales 11aci lit), off the corner to the south near the driveway via Ten I'Aile Rd-, or, to the west near one or the driveways via UIS 20-26/Chinden Blvd. ffihe are (a�j)roved / y Councif and f TP), Include it landscaped d"iptn/entryway feature at the; northeast corner or the site. adjacent to the US 20-26[1cn Mile intersection for beautification puri)oses al the City's entryway corridor. Shift the driveway access to/from tile, site via Lost Rapids Cuillicr to the we,,;( away from the "hen POile/Lost Rapids intersection to alleviate traffic congestion at tile intersection. Integrate (lie commercial with (lie residendal portions of development thl'Otlgh (lie Provision of pmliways and/or vehicular connec(ions and changes (o tiles site layout that allay include re-positiooing of buildings So that the roars ol'buildings oren't fiacilig abutting Uses. In the coniniercial/off ice portion of the development, the buildiklg.S Should be arranged to create Sonic form of common, usable area, SLICII IS a plasm or green space. Include supportive and proportional public and/or quasi -public spaces and places as desired in MU -R designated areas (gee Comprelicilsive Plain, page 28). Site access should be designed to prioritize and encourage access from *rcn Mile and Lost Rapids, rather than as State facility (ix, US 20-26), A pedestrian circulation plan should be submitted demonstrating pedestrian interconnectivity within the overall Site, 111, brant these changes, staff is of the Opi"'1011 the proposed development is niore, collsistent with (lie Commercial (which includes mutti-family residential) -and eAsting Medium Density Residential designations than the proposed Mired Use - Regional designation and should be designated accordingly (see Commercial in the Comprehensive Plan, pages 21-22 for more information). 13, Annexation & Zoning (AZ)� (41)14ies Io Ike overallsil") Atmexa(ion and zorling or78.33 acres orland with R-15 (39.01 acres), R40 (6,50 aoreS), and C- G 02,83 acres) zoning , districts is requested consistent Nvith the proposed N -M -R. F Lr[ JM designation. The legal description submitted with (lie application, included in Exhibit C, shows the boundaries of the property proposed to be annexed and zoned, The PFOpO1JY is COntig[JOUS to land that has been anncxed into the. City and is wi(hin tile Area of City Impact boundary. Conceptual Development Plan: The applicant has submitted as conceptual development plau, inchided in Exiiibil A3, wldoli doplots a 166,652 squaro foot hid box (Costeo Wholesale) 111(crior racilily 1� t the nordicam eoi,ner or Ow site at the interse�tion of N, (o the ifQN,clopinent" I fuel Sales 1 LmA Rapi(k CPANI, AZ, PllVAR PA61; 17 Meeting A 'Meridian City Cound _qendaAp6VtV22J)201-8d4-:jBo§W28461902: Teti Nfile Rd. and US 20-26/1N. Chinden Blvd.); (10) future commercial, retail, restaurant, professional and office pads lotuited tit (lie northeast Corner of the site aqjocent to US 20-26/W. Chindcn Blvd. and N. Ten Mile Rd.; (6) town h ouse -style multi -family stitictures containing 49 U- kinits, (3) palm -style multi-ramily sirtiourcs containing (10+/- units, and a Clubhollso alld swimming pool at the southeast boundary or the site a(IjIucent to W. Lost Rapids Dr., south or the. Coswo,dle; andsiogle-Family attached and detached age-qualificd 1111i(g on the wcslern portion of the site. Conceptual Building Elevations: (L'onceptual bUilding CICNIatiOnS (photos and renderings) were F9 submitted that depict the g�meral -style of development proposed for the single-family attached and detached, multi-fiarnily and commercial structures as shown in Exhibit A.7. Except for the Costco Wholesale building, the cud -users in the commercial portion of (lie development are not known,,)( this Ifine, therefore, (Ift'.1iled hililding elevations will laosttbmined in the future as each building develops and be reviewed through (lie design review process. As noted above in Section Vill, non-residential buildings should be proportional to and blend in with adjacent residential buildings, future building elevations submitted for design review should demonstrate compliance 11,101 this requirement. All structures, except single-family residential detached lionies, are required to comply with the design standards listed in UDC 11 -3A-1 9 and in (lie Architectural Standards Nlanual. To ensure compliance, as design Review application is required to he submitted to 1110 Nanning Division (Ind approved prior to application for building; permits. None of the proposed concept elevations are approved with this application, A Certificate of 7oning is also required to lie submittedand approved for all nVAN' LISeS can thCsi(c, oxmpt, flor singc-ran-jily rokluntial dutac.1wd horties, to ensure the w5e and site design is consistent xvith UDC standards. The City may reqUil-C a development agreement (DA) in cor�ftinction xvith an annexation 11111'sLiant to Idaho Codc section 67-6511A. To ensure the site develops as proposed and recommended by staff with this application and in accord with the Coutpreliensk.,c. Plan, staff recoinniends a DA is required with the annexation containing, the provisions included in Exhibit B. Because t , hem are to he two different property owrier-SMOVelopers for this site, staff recommends (wo separate DA's are required that contain provisions for each portion of the development area. C. Preliminan, Plat (PP)., (Ont � applies to the (,"4Y and R-40 zoned portion qf the silex the siokqle- filmily residemkIII201-flon of they site is]reit proptosed it) he plailed at Mix time.) NOTE,` 0' thu concept plan is revised I.wr slqffs rucommendalion tihove, this swift requil-e moelifivalimis it) Me phil fo coincide' with the cemeepi plon. The applicant proposes as preliminat), plat consisting of (1) residential building lot, (13) Qominercial building lots, , and (1) other lot for dedication ofrig ht -of -way on 36.2 acres of land in the proposed RAO and", C' -C; zoning districts. Although ultimate build -out or this project will be market-driven, the applicant intends to plat the subdivision in one phase. Commercial, retail andonico uses arc proposed to develop Nvithin the.; (_7-6 zoned portion 01,111C site adjacent to US20-26AV. Chinden Blvd, and N. Ten Mile Road; housing within the RAO zoned portion oriliv dl o adJamil to W, Lost. R41pids Dr. is proposed to consist oftownhome and gardcn style nitilti-flimily units with expected densities botween 20 and 24 LillitS per to Li�st lie silts CIIANI, AZ, III!, V'AR 11-20 1 X-000418 ty Council Meeting Agenda AiJOUA0290208 Paijieq)860" 00 002, 4.. Meridian U The applicant requests that they be allowed two (2) building permits for the construction of the Costco store and fuel sales facility prior to recordation of the subdivision plat. Staff is amenable to this request. Existing Structures. There arc 110 existing structures on this Site. Dimensional Standards: The proposed plat ,in(] subsequent developmont is required to Comply with the dimensional standards listed in UDC Table,; I 1-213-3 for the. C -C; zoning district and I I - 2A-8 For the R-40 zoning district. Staff has reviewed the proposed plat and finds that all of the proposed lots comply with the minimum standards. The maxitnum building height is 65 feet in the C -G district; and 60 feet in the R-40 district. Access: Access to structs is required to comply with (lie standards listed in UDC I I -3A-31 and I I 31-14. Access is proposed as discussed in Section \111 above per the concept plan in Exhibit A3, The UDC requires access to be taken from a local street when available', however, (here is no local street access available to this site. One (1) access is proposed via N. Ten 'Pvlilo Rd,, an arterial street between Lost Rapids and Chinden Blvd.; two (2) accesses are proposed via US 2,0- 26/W. Cli'linden Blvd., a state highway; and two (2) accesses arc proposed via Lost Rapids Dr., a collector street, New approaches directly accessing a state highway are prohibited,, the applicant requests variance to this standzird (sec, analysis below in Section D). Thc applicant's narrative states that primary service access for Costco delivery trucks and other local vendors will be from the driveway access via'ren Mile. Road. A driveway via Lost Rapids Dr, is also available when access via the traffic signal at Ten Nlile/Lost Rapids is needed. A self- imposed restriction is proposed by the applicant for a "no thrU truck traffic" sign to be installed between the Tree Farm Way intersection and the Lost Rapids Dr. service driveway access. A cross-aceess1ingress-egress easement and driveways are required to lie provided between all of the proposed lots in the subdivision and should be depicted an the plat. Improvomonts to US 20-26/Chindcrt Blvd, and Ten Nile Road arc planned ag follows: Phase 1: Chinden is to bewidened to 4 lanes with signal/inlersectiori upgr4dtts Froin Trcc Farm to Linder (L5 miles); Tell Mile widomcd to 4 lanes from Chinden to Walmart (0,90 of a mile); and signals at Black Cat Rd. and Lost Rapids Dr. prior to Costco opening. Phase 2: Chinden widened to 4 lanes From Tree Farm to S 1-1 16 (1.44 mites) within 2 years of Costco opening. In addition, Costco and the other commercial uses and residential units will pay impact fees in excess ot'S2 million to ACI- D for local street system irnprovcrnnts. The street suctions oil Shect C9,0 of (lie plat included in Exhibit A.4 tlepiet Chindcrt widtned to 4 travel laries with 2 Itim limos within 140 feet of right-or-vay,; and 1N, Ten Mile Road widened to 5 ]all", Traffic Impact Study (TIS).- A TIS was prepared Por this development and.StIlInlitted to lTD and ACRID Por review with this application. Stafflias not yet received comments from ACI I D on this application. A letter was received From ITD in response to the TIS., included in Exhibit B.9. The letter states that the westernmost access via US 20-26 (1,160' west of the US 20-26fTen Mile intersection) will beallowcd as as temporary right-in/right-out/left-in until Nueh time as the highway is widened to 3 Imics in Ole eastbound dircclion, then, if not bcl'Ore, it will be limilcd to right-irv'rioht-out; a $50, long docelemlion lane will be required, The drivoway rleurc-st the intersection (545' east ofthe previous access, and 015' west or the intersection) will be anowedas as right-inlrk-jht-out, a 550' long; deceleration lane (including taper) is required, however, d(te to LwA Rallids (TANI, AZ, tlllF VAR 11,20],--01)04 P"F 19 Meridian City Council Meeting Agenda ApOU�62102OU PaH�eqWNO W902 (lie distance re.striction between acces.ses, ITD may allow fora 10% decrease oftlic standard requirontent, Landscaping., Landscaping is required to be provided with development in aecord with the, standards listed in UDC I I -313. Street buffers are. required to be provided along all sheets as -set forth in UDC Table I I -2B-3 and landscalwd per that' standards listed ill UDC 11-313-7t'. A 35 -foot widc: mroel buffier is rcqoired ,%long both US 20-26/W, Clikiden Blvd, and N1. Teti Mile Rd, both entryway corridors-, and at 20 - foot wide -street buffer is required t,tlong W, Lost Rapids Dr,, a collector street, Staff recommends the entire street buffer and pathway/sidewalk along N. Ten utile Road and Sit 20-26AV, Chind-vii Blvd. for (lie subdivisiwi is cons(rtic(ed with (lie first phase of development. All commercial street buffers are required to be oil a common lot or can a perm.,ineill dedicated huffer, maintodried h&y the property owner or blAsiness owners' as.,ociation. All residential street bufficrs are required (o be on as common lot maintained by as lionicowncr's as,sociation, A 2.5-l'oot %vide buffbi, to residential uses N required -to be provided with development oil the GG zoned pollion of' the site ill accord with the standards listed in UDC I 1-313-9C, The concept plan depictsa buffer with dense landscaping between the Commercial rand residential portions ortho site, The buffers should facilitate pedestrian access from the residential to the commercial development in accord with UDC 11-313-99.3. Parking lot kuid,;caping will be roqkiii-c(I internally within (110 site in ancord with the mal)(tar(k listed in UDC 11-313.8C" with duvc4lopment. Note: Landscaping associated ivith internal parking areas and res0enfial common areas will be rovieweil Conditional Ilse Perini! andliw Cortylvale of7onink, C61111)flaylee qjqjficatiolls,these areas should he ShO41,11 oil the Plan in a lighter fine tqw Open Space & Site Amenities : Qmafified open space and site muenitics are rc(lifired to be provided in the multi-fiamily (R-40 zoned) portion of the development (Lot 1, Block 1) in accord with the standards listed in UDC 1 1-3G-3 and 11-4-3-27C & D, A conditional use permit is roquirod to he submitted forapproval of the mohl-family (level opment in the R-40 dis-Irici; vollipliallee %vith these stal)(1alAs will be Qvifluitted at thzit Gnie. Sidewalks: Sidewalks arerequired to be provided with do,clopment lit accord with thostandurds, listed in UDC I 1-3A-17. Detached sidewalks are required along N. Teti Mile Rd. & US 20-26/W. Chinden Blvd,, both arterial streets; and along W. Los! Rapids Dr,, a collectm Street, Pathways, The UDC (I I =31IACA) requires a 10-1bot wide mold -use pathway to be constructed ill a public LISC casement within the street buffer along the frontage of this site on US 20-26/W. Chindmi Blvd. The 4applicalit Should coordinaic with Kim Warren, Park's Dupcii-Irnent Plathways Vrc�jcvt Nlanaj!er (209-8M3579),, regarding specification-, for the pathway and the public use easement; the camimit should be submitted to the Planning, Division prior to signatureoll tile fillal plat by All(,- City Engineer. The pathivaY almiq US -)0- J?6/!V Chintle'n BlveL saii.vJles thea requirement fiw a deochv(/ sidelva& Waterways, Thcw arc, no major wa(cmeays that cross this site. A] IdilcIms., that cross this site should be piped as set forth in UDC I 1-3A-6. Fencing: All fencing, is required to comply Nvith (lie standards listed in UDC I 1 -3A -i, Utilities: Street lights are required to be installed along public strects- ac�jacent to the devolopile nt ill accord will) file Cily's 'ldopld stmidards, specirivalions -rind All development is reqUiNd 110 G.onnect to the City water nand sower SyStCul UDICSS otherwise approved Lun,11-Impitts, (TAN1, AX, [111, VAR PAW -1 20 I I . Meridian City Council Meeting Agenda ApiJU94122P208 P.- nqeqWj88W Ofl 902 by the City E'ngincer in accord, with 1JDC I 1-3.x'4-21. Adequate fire protection shall be required in accord Nvith the appropriate fire, district standards. Pressurized Irrigation: An underground pressurized irrigation sys(em is required to be provided ror the development in accord with UDC I 1-3A=15 as proposed and will he served by S'utler's Irrigrition district. Storm Drainage: An adequate slot -III alrainsat,�c system is required in rill developmertit it) aceord with the City's adopted standards,specifications, and ordinances, per [Tis. I I -3A-18. U. Variance (VA11): (Oulu aappfles to the C -G Zoned por•lion ofthe site racljcaceni to SPS 20-26/1-fr Chiu(%eat 1311W.) `I'hc a1ppliraIII rcr ucsts a1 vaarir►ncc to 1JDC 11.311-411,2, which prohibits new approaches direetly acccssing a state highway (ix, S11,20/26). The applicant rcquests approval of (2) accc ries via US 20-26 as shown on the preliminary pleat included in Exhibit AA A letter received from ITU dated October M 2017, included in Fxhibit B, states that they will allow the two (2) proposed accesses via 51120-26 with the improvements and spacing outlined in the letter, The t_I►_ C (l 1-5B-4) allows request,,fear as varlart e forthe placement 01)(1/0 1' nombor of acooss Points to staatc highways. In order to grant a variance, ilia;" Council is rcquircd to make 3 findings: 1) 111c, variance earl'( grant ;a right ter special privaloge that isn't othe"virw allowed in the t 1mrict, 2) Ilio vitritartcc rcli4vcs an unduc hardship because of chaRtcteristics ol'thc site; and 3) the. variance can't he detrimental to the Public health, safety, and welfare (see Exhibit U). Because staff can't make all of the required findings listed in Exhibit 1), staff is recommenrding, (&,vial of'thc proposed variance application. M starrtmal y, .Staff J°evrrrrrrrertck rrlipr owil ry'they prolmveil CPAA1 retic! AZ eaplAc}rrflons with the i'e(lalit't'ment o 'a c1m,elcJinnent to i-eera ent(s) that inchules the pi7i 4sions listed in iS.vIdbil 8 avilh r'c %4sirms to the c'raity lit phare iYvnsi.rtoyd it,ith the A111 -1k' (II)lar'ria' al nfthe PP application tt�ith Me c'onditt'camy contairrr'c1 in Exhibit B,' arta!(knical gfthe VAR capplic'ration in raC.'[.`W-d with the Findings in Exhihil 11 X. EXHIBITS A. Drmvin� ,/Othcr 1, Vic inity"Zoning. mal 2, l xisting & Proposed Future. Land Usa Map (REVISEM) 3. 0%eratll Coa cuptalaal Development Plan (dated: 1/12/2018) a Matwter !Plan. 4, Prolirnirraary PIaat (dated: IIIN2018) 5. L,aandsa:apc Plan (dated', L1212011) Vii; Concepluatl Site P11tr1 tbo, Multi -Family Iia sidentital & 7, 0011 'clAu11 Building Elevations (Photos & Renderings) 9, , t omeo Site Lighting Lo."a Routh(" CPAN14 AZ, 1`11, VAR 111 -201,* -0004 PA it )1 Meridian City Council Meeting Agenda ApgtAI122t1108 P.@e( `W9" 60902 IK Agoicyand Department Comments and Conditions C. Legal Descriptiori &, Exhibit Map for Annexa(imi & Zoiiing Boundary D. Required Vindings from Lhiificd Development Code v. -PA\ ; LoM I'llpilk. 1 -14 AZI P P, VAR 11 -20 1 S-0004 -:'Meridian City Council Meeting Agenda ApoliA02202018 RogelGOV ON2 Dram,ings/0(her Exhibit Ari[: Vicini(v/Zoning Map Meridian City Coun0i Meeting Agenda ApdbU2102018 N-39agW290 Ofi 902 ft -I (As'Nl; W MAID LFOSW UST&TI 76 GFI wDeAN, luvrsymrfws 11 I, __1 cl'ry PARK L -- U _u PA.1 HORIOCE Meridian City Coun0i Meeting Agenda ApdbU2102018 N-39agW290 Ofi 902 Exhibit A.2: Existing & Proposed Future Land Use Map (REVISED) Date: 31112013 0 ;00 1,000 m TO IF Feet Legend Estate I Rural Residential Low Density Residential Medium Density Residential Med-Nigh Density Re idential High Density Residential Cornmercial office lndustriat Old Town Mixed Use Neighborhood Mixed use community "r Mixed Use Nan -Residential Mixed Use Regional 1 Mixed Use - I nterchange -w; civic Civic TIO, Park MU -Res MU -Com Lifestyle Center Mixed Employment Low Density Emplo5yn went High Density Employment Gas W';Cliriden,B(v Existing Land Uses L - W,Ctiidden BIW Proposed Land Uses F _x w ,.i T W,Ctiidden BIW Proposed Land Uses F 0, i -3- "'Meridian City Council Meeting Agenda Ap&P,4nQ2018 hageg-92%1` NON _x w 0, i -3- "'Meridian City Council Meeting Agenda Ap&P,4nQ2018 hageg-92%1` NON Exhibit A.3: Overall Conceptual Development Plan (dated: 1/12/2018) & Master Plan & Pedestrian Circulation Plan BAINBRIDGE NORTH -LOST RAPIDS OVERALL SITE EXHIBIT Meridian City Council Meeting Agenda Apdb2#22Q?8U Pa�eg 212 �511002 qq ., i a r Meridian City Council Meeting Agenda Apdb2#22Q?8U Pa�eg 212 �511002 11 62111111111 111111� Meridian City Council Muting Agenda ApOW02302018 Ige -4 X1002 Exhibit A.4: Preliminary Plat (dated: 1/12/18) PRELIMINARY PLAT SHOWING LOST RAPIDS SUBDIVISION Situated in the Northeast 1/4 of Section i7, Yownship 4 North, Range I West, B,M,, City of Meridian, Ada County, Idaho 2018 I 11 O'c "'MJT 'CM0, p, NOTE, ----------- K.WIA Cd TSCTItFf [f !Ai fiN ;IF, 41-1 PRELIMINARY PLAT OF LOST RAPI DS SLI B. 111v :—! -6- Meridian City Council Meeting Agenda Apdb9d?-2Q20U Pagagwftf Ofli)02- '4— — �' i Meridian City Council Meeting Agenda Apdb2dtl 20200 Pa@egWG9ff N OO w Exhibit A.S: Landscape Plan (dated, 1/12/018) Meridian City Council Meeting Agenda Apdb9422Q2OU Pa@egVZRO 011 902 0 W NO, 4E, re, Meridian City Council Meeting Agenda Apdb9422Q2OU Pa@egVZRO 011 902 1l�_9� r i ': i .i �;=: t �"� •i t �1=: ()ty.'y� cr}, .��r ur�v)r�`.I� ��'t";cl; i if i I i r� I t v et no 44 IU ---------- IL ------ -T 4L gem ......... ..... PAEUNIJUMAWL41f OF LOST tISSUH Ir f:S - - - - - - - - - - - - - - - - r» - - - - - - - - - - ----------------------------- 11 7r Jill I -Z-z7 ALUMNA P TOFLOIJ A—W Me 9 - Meridian City Council Meeting Agenda Apol-On02OU Pal�eWBW'011902, MIN. 50' SLiHAC 1 `SEPTI ( 6' WORD tEwt- `\ , SCHEMATIC —� 2t6,q' (tditi{) T(j :kitD.O' (MR.}—�.-.••�. ._..� MATERIA! , i:1 BERM. 5' TAI i s I SCN.c'JAnr )AATCIiA ".:.��> 1 `SEPTI ( DEDICATED COMMON LOI WIDTH VARIES:: -.t -SEE PLAN .5.0, WALK :54, 5' ROW 23.0' PARK STRIP F I I i I Mbx 0 t D COSTCOSCREENING TA"` BERM - Io- Meddian City Council Meeting Agenda ApdW422020U PageX999 011902 ULi•IGAfLD COMMON UA —� 2t6,q' (tditi{) T(j :kitD.O' (MR.}—�.-.••�. ._..� SFS FW..J s I SCN.c'JAnr )AATCIiA . T AA c' WOOD f - 7Fr - t U ID tr r;t�X CAPARTMENT TAI.,t, DEEM COMPLEX SCtEENIN( 4:1 Pf MI6. _t DEDICATED COMMON LOI WIDTH VARIES:: -.t -SEE PLAN .5.0, WALK :54, 5' ROW 23.0' PARK STRIP F I I i I Mbx 0 t D COSTCOSCREENING TA"` BERM - Io- Meddian City Council Meeting Agenda ApdW422020U PageX999 011902 .. . :... . :. . . . » -u- V:«w,<»«Meridian City GIy ma Meeting Agenda ±PA#3>2ea Pa@agw,092 am».2=«<«. © Exhibit A.6: Conceptual Site Plan for Multi -Family Development (dated: 9/5/2017) 12 - Meridian City Council Meeting Agenda ApOU94220201-8 PagagW$000902 ENhiblif A.7: Conceptual Building Elevatimis (Photos & Rmiderbigs) Meridian City Owncil Meeting Agenda ApbUM210048 Page j&,20,1 00902 Single -Fancily Attached/Detached Units; TYPICAL HOME ELEVATIONS -14 - Meridian City Council Meeting Agenda ApdLjA4?2()281-8 PageP309 On 002 commar,411: 15- Meridian 5-Meridian City Council Meeting Agenda ApduWaP2018 PiiQejSW,4Q3 00 902 ivw ENTRY CANOPY PERSPECTWE 16- MeridianCity Council Meeting agenda Ap9U ##2 #4t 18 Paq P11ags°(3Q # 00 902 SOUTHEAST PERSPECTIVE i .. Meridian City Council Meeting Agenda Apo[40290201,8 N 902 Costco it Lighting 50% reduction in lighting lever after store closes. I! Costco site lighting during store hours, , � i�9 Fbaf tANDIr-'. ' r Q Y=! FUU/ tAN4Yk! ' �� C�S+COf1T CANW.[S � �e �t Costco site lighting after store closes, Meridian City Council Meeting Agenda ApdbA#np201E3 PaQa ZQjd N 00 B. El XI-ILBIT B - AGENCY AND DEPARTMENT COMMENTS AND CONDITIONS 1. PLANNING DEPARIVENT Staff recommends the conceptual development plans in Exhibit A.3 & A.6 arerevised prior to CornwAssion action the City Council hearing on this application to address ineonsistencies wit hep - trtiett-rts disetrsse(1 "eegoftsALIIa 44X --o rr , as follows; a. ?eaj:j-n 4he site layout s +ntlm�-ca t. si+•, in intensity ofuses, re.gsingle Anlily attached/detaelied residential to multi I�amily residential to ce-ammere-al"Fetai Poffice to the D1 ESt state highway (U -S-20 26-/Clliniden) and artefialstreet (Ten Mfile),.ather- than abul4ing residential 11 I illy low density Fesidential areas. ensu-eon►u�r�i�-(+e:-CoStea�-Most°i��, �=e� �.«l-t��-ssinT�zle-lee�d�t�l��,e��tr�-t1� b chin the f esfac-i�y of-f�he corner- the south .,ear the ,�,•iye ay 1 an � en mile Rd . +„ the D� ITTYIsales ' n � �-7�5�,to the Tl lt. west .Y�,n n.Y�. nl'ttYn .-1, 1 S 20 6/ -' c. Include a landscaped design/entryway feature at the northeast corner of tile site adjacent to the US 20. 26/Ten Mile intersection for beautification purposes at the City's entryway corridor. d-.-Shift-the dFiveway-aec=ess4oA=Rml4l}e site via Lost Rapids4w4het-"ewc N,ay men Mile/ os! Rapid,,; interseelion to alleviate fi�afme-congestion at !he interseeti eff bu+ldin rq-a0-31"4i-Fig.- ' P le the al/ofr., P�Wtien of the development, the b ildi L she "A b sa t, create seine - g it lttd sa�}�}�er#tve a � #-ptc�l ertiat�td public a ll$r-� a i t li�sp3aee ut3d ue< aP 'es+red-tt�-Mt -P� designated areas -(see -Comprehensive Ian, page h. Site aceess—Aiou-ld-b , -nthej- than a State facility ii „ WS 20 26 i, A pedestr4an circulation plan should be submAted demonstrating pedesirian inter-eonneetivity within flie over-all si Submilled (Included in KvhibilA,3) 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 PlanningDivision 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 sit (6) months of the City Council granting annexation. a. The DA for the property owned by Brighton Corporation (the It 15 corned property) shall, at minimum, incorporate the following provisions: 1. Future development of this silo shall substantially comply with the conceptual development plan and building elevations includedin Exhibit A ,,uld the conditions irncluded 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. Meridian City Council Meeting Agenda ApdU2923020*1-8 Fagap8QW bfl 902 3, Noise abatement in accord Nvith the standards listed in IJDC H -311-4 D shall be provided for WSWC111411 LNO.S adjoining US 20-26W Chinden Blvd. 4. Qualified open space and site, amenities sliall tae.provided within the development in accord with (lie NUIndards listed in UDC I I -3G-3 for residential developments. 5, Prior to issuance of any building permits on the subject property, the propertysliall be subdivided, "i' ifileatie 0110eentwi I this (I NRW ",e-H+fld-A44 be er-4 Plete'Ek b. TT e DA foi- (he prop et,ty owned by GFI — INIcridian Investments 11, LLC (Ilic C -G ond-A-44 zoned property fu the futur shall, at mininiurn, incorporate the following P1*0visions: 1. Fultwe dcvelnvimt nt ofthis situ shall Sul st"Inlially comply with the coticcliwal dovelopoictil plan, prelimivary plat; and landscialic plaii, iticluded 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 ol'Mcridian Architectural Standards Nlanual. 3, of land uses [i;e; e4ammew-4�c4tEde-s-Hiail; I ne- I ude-t—pall I ic--o lie wspave,-paria, e ctai it wwo inclutlettalt (tY(jumfue 4, Up to two (2) buildingQ puinits 11 the, Costco Wholesale aod amikJawd 11101 sales ruil ity StRICtUres are allowed to be isucd on the subjject property prior tel recordation Of the subdivision Pl"It, 5. Prior to issuance ol'any building g permits on this site, a properLy boundary adjUS1111CIA i1ppliClition Shall boapproved mum as Record of S1,11-vey recorded for the rcconfigunition: orc-xisling, parcv-ls tel coincide wifli (lie boundary oftlic preliminary plat, �+FtW-t4oiit- ",-N—MAL 0 bosobf.11411elfl to 0,�- l fffl'0,11 1 Flo PP}d by (--',ity C,u-ne44md4,worded—Thw pp4 7. me street buffer landscaping and 10 -foot wide ,multi -attic pathway/sidewalk along the entire firon(,Ij,ro of US 20-2[t/01indon Blvd, stilled .trod bul"ru jundscalliol" mid 5 -foot Nvide sidcwalk along the entire frontage of N. Ten Nfile Road shall be, constructed with the first phase of development. 9, Business hours ol'operation in the C -G zoning district are limited From 0.00 mi) to 11:00 1)[11 when the property abuts as residential UNC or district; extended hours of operation may he requcsted through ZI C011ditiOlMl use permit set ficirth in UDC I 1-213-3AA 9, development-iii-actord with -(lie staa.nciaarefs listed iaa UDC- developments -20- Meridian City Council Meeting AgendaApdtjAU2,j0201,8 019027 44i-th i Ll U D(;444 � 11 I'Ll '15 e o0m nee N%,,illh the H. A bUffer planted with dense landscaping consistent wills (lie Master Plan in Exhibit A.3 is required oil dic coniniercial portion 011,1110 (love 101) mcill to tlir rt.,sidential uses as set forth in UDC Table I 1 -213-3 in, accord with the standards listed ill UDC It -313-9C. 12, 13, As committed to by (lie. Applicant/Developer in respoiise to neighborhood conceros, ilhe following restrictions shall apply: The primary service access for Costco delivery trucks and other local vendors shall be from (lie drivew-ay access via N. Ten Mile Road, approximately 660 fiect north of W, Lost Rapids Drive. The driveway access via W. Lost Rapids Drive driveway, -approximately 350 feet Nvcst of N, Ten Mile Road, May be used when access; to the Lost Rapids,?'Teii Mile trafficsignal Is neudud, Busitiesses within (lie developilicut Shall notify their dulivcry providers or this access; 1), A "no thrU it -Lick traffic" sign sli all be installed between the K Tree Farm Way intersection and the W. Lost Rapids Dr. service drivewayaccess. c, No dulivuries shall take placc Im Costco bctwml the hours o1'10;00 pili said 5.00 arra. d. Parkirig lot lighting shall be designed ror 0.0 foot"caladles. a( (lie property firie in accord with 1JDC I 1-3A-1 IC' c, I J igh t i ng on the site glial I he rc&iced tot lie level iieeessiry oti I y for public safety and security purpo.sys Nvithill 011e (1) hoar ol,closhig; tliereshall boa 50% ITUdUtAi011 ill li�9116119 ICVOI'SkAllter store closes consisterit wifli (hat-sh(mil in Exhibit AX 14. Va 15, Prior to issuance or the first Certificate of0ccupailcy within this development, the killowiiig improvemenissliall be, complowd: S11 20-261W, Chinden Blvd, shall be wideried to 4 hemen', with "sin P .-nal ii1iter""Ce-ti Oil upgraLIQN From Tree Farm to Linder (1.5 miles), N, Ton Mile Rd. shall bu widenod to 4 Imics, From Chinden to Walmart (0,80 of a mile), andsignals.-diall be ijistallod at N, Black Cat Rd, acid W, Lom Rapids Dr, 16, irwiti,in two(?.) OfOCCLI[)MICY fOrtllO COSWO W111010"'Zile building, assuming the Idaho Transportation Department lis-abm4i-ed is able to secure the tlem_m,w_,4f-y re( - joirM right-of-way, Sti. 20-2N?W. Chiiiden Blvd, Nil -all bt- Nvidcried to four (4) hatics ftom N. Tree Farin Way to SH -16 (1.44 miles). 17. ThiNagreemeilit shall bo anionded ill the facture to hichide conceptual bitildim, elevaticiii4 for the Coswostorc its d4missvd at the hovaring oil April 3, 2108, The coliveptual elmitiom. includc(I ill Exhibit Ar 7 of die stal"frepon are mm, approved, 4_qj4- d- r la ev y m �huNt, _tlite-thle-foltowitig _k prelimillary plat, ltaidscapo plan mid coricepluid Wilding clevalions inctudod Ill 1"%hibit A and that Conditions contaillod hercill. Meridian City Council Meeting Agenda ApOW30290101-8 P-ogel.0000 6ti 902' 2. future development shall comply with (lie design standards listed in ITC I I-3A-Ie9 and tile City o1°NNridian Archit4.ourol -5ta.ndardl Marluol., 3, Prier to himmi co ofarty building permits on this site:. o prol)erty botrrt(lary s�(Ijkistritcrit, Applicttfio st all be aapproved and a Record of Survey recorcic(l for iltc rccon[igtaratican of existing parcels to eiAncidc,w0h tltc boundary or the preliminary Mat. 4. Willi fhe:_first 17laatsc of(levelopment,, arovide;t detaachod Ifs-fiacat wide multi -rise parthc_4,ary within the street buffer along US 20-26AV,, hinder Bled, as setforth in UDC l I -311--4C.4, A 14-I1bot Wide public la r estriatf) ea~ernerat is required to he tabtaaittccl tta the Plrart ing Di,visiora lariat` tea subrnittal of the, finial plat tear City Engineer,signature. and -will be, subsecluently,approved by City Coun4il and recorded. 'File applicant slur it coordinate with Kim Warren, l'mVs Npa rtment Pathways Prcriec+t ivtaan,ager (208-889-3579), regarding specificaflons for. thea pathway :and ea15enae3tat, S, 1,110 street bllff�r landscaping and 110 -foot wide molli-tise valhwaay/sidcwalk aalonly, dic:_c,ratire fronutgw.of US 20-26./Chindurt Blvd. ;and slrcwt buffer la ndseaapini,, and 5 -foot wide side: idle along N. T cin fvfile Road shall be constructed with Clam first phase,ordcve,lopraaent, Ci, HUSinCSS beaus_ Ofr1Wfaation iia the tC-0 Zoning district live limited from 6:00 ruga to 1 1 00 hila, wlacra the Property abuts a residential use or district; extended hours of capCNlticara May V rogtawstecl tlar'caugh as co ditional trso permit aas wt f6rtla in UDC 11-2R-3AA 7, Qualified opera spaacc Land silo, aaraao,taities shall be provided within the Porrtion of"tl1e develontncnt in accord with flat standards listed in UDC 11-36-3 fear residcrititial developiricnts and I IA, 3-21 For multi -family a= levt'Iopments, ft, A conditional ttseperraait is required team multi -family &velopment in the R-40 zoning disitrict as set Forth ill UDC Tacblc I 1-2A-2; compliance with the sp ,ifie mse sondards listed in UDC 1 1-4- 3-2`2, ivitilti-Farnily Development, is_required, 9, A buffe:arpltanwd with dense laaradscta aingcoaasisteta wifla the Master Plata in Exhibit A.3 is reciuired oil 11ac conn orciaal portion of "the dcvelaalatalent to the residential uses as sct forth in,UDC Table I 1-2I3_3 in {accord with tho staawlards listed iia LDDC 11-311_3-91C, 10, A naaaxinauna greasy dcausity of 24 residential units per ,a01.0 is x1101 VC(l to develop ""thin tlae raatalti- fiaraaily residential portion this siw. 11. The ApplirtarrVDQvuloper shall worclinutc with Valley i? icic, Transportation (V T) to_(10crtaainc if al ADA_,b s strap is needed oil this site;; written documentation firom V RT should be submitted. 12, Parlor to issuance of thefirst commercial t, ertifccate of 0cculmancy within this development, tile, Following, improvcraacaats shall be c.ornpiclecl, SH 20-26r`W. Olinden Blvd, shall be wide.nod to 4 lanes with signal/intersection upgrades ti-orn'rree Form to Lindcr lid. ((.5 miles); N. Teti Mile Itcl, shall be widened to 4 lanes from C'hinc tin towalntsart (0,80 afar rnilc)a incl signal", shall be instillctl_at N, Black Cat fid, and W. Lost Rapids Dr, 1.2 Site Specific Conditions Preliminary Plat I,2; I Tlac:Iar,oliminary plait intJuded it) Exhibit A.4, dance Ill 2/2(l1 s1a<all be revisedos 14xllows; a. Depict a etase':tttwrat botwee-n all tats within tlac. sttbdit,ision, b, Nate #5; "Lot U 1.5 is as ricin -buildable lot ..." c, Linder Preliminary Plat Data, Zoning, Prc.7 osc d Zoning, C -Ci (Loos 2-441.5) d, Dcpiel tile: atrool buIfors within the. residem iaa1 (i%40 zoned) port lon oft lie. cic,trc:lopment with iit as conarnon lot maintained by tine llomemvncr �s association, and the cominerciaal (C - zoned) portion of Meridian City Council Meeting Agenda AfaOW02302018 P. 1310 00 002 the devetopment within a common lot or on a permanent dedicated buffer maintained by the property owner or business owners' atssocixation in accord Nvith LIDU 1.1- 313-R-2. 1.2.2 The landscape l lan itacluclecl in Exhibit A,5, (kited 111212018, shall be revised as follows: aa. All ilata.rnaal landscaping :and the site 1)1.111 should Ike. shown in as lighter lin. typa., only stru t buffer improvements should be shown. 1.2.3 The entire~ strect buffer and pathway/sidewalk along, N. Teta Mile,, Road nand US 20,26, AV, Cihindeat Blvd. shall be constructed vvith the first phase o development. 1,:24 'rite applicant shall coordinate will. Valley Regional Transit, to determine if an ADA bus stop is needed at this location. 1.'2.5 All iencinl shall comply with the standards listed in UDC I 1-3A-7. 1.3 General Conditions of Approval — Preliminary Plat 1.3.1 Comply with all bulk, use, and development standards or the applicable district listed in UDC Chapter 2 District rc;a,3aalaatic las, 1,12 Comply with the provisions for irrigation Glitches, laterals, canals. and/or drainage co rs", as set Barth in UDC I WA -O. 1.3.3 install lighting consistent Willi the provisions as set forth in UDC 11-3A-11. 1.3.4. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 1 1-3A-15, ITC 11 03-6 and Its CC' 9-1-28, 13,5 Comply xvith tho sidewalk tilandan`d aas set forth in UDC 11-3A-17, i.t 6 lnstaall all utilities onns'i tent Willi the stmad.11.& ivset forth in UDC 1 1-3A-21 and I 1-:313-5,1. 13.7 Construct all off stye et parking areas consistent with the standards as set tiarlh ill t DC" 1 1-,313-51, 11-314- 8C, and Chapter,, Article C. 1.3.23 Consta'tict the re(luired landst:aape: buff. r, c;ealasi"mil with tate standards as svt farlh in UDC I 1-313-7C" (streots). 1.:3.9 Construct sterna water integration facilities that meet the standards as set forth in UDC 11-.313-11 C, 1.3.11, Protect tally existing trees Gail tho subject property that are greater than 11-mr-inch caliper and/or mitigate for they less of such tre=es as seat l'orth in UDC 1 I -313-1O. 1.3.1 1 Provide bicycle parking spaces las set Earth in UDC I I -3C` -OG consistent with the dcAgn standards as set firth in UDC I 1=3C°,5C:', 1.:3.12 Comply with the outdo or:service and equipment area standards as set forth tat UDC 1 1-3A-11 1.3.13 Construct all required landscape arealS Used for storm water integration consistent with the standards as Set Barth in UDC 11=313-11C, 13.14 C+antply with the structure am] site design standards,as set ftarlh in UDC i 1-3A-19and lite. design standard.,; listed in the Architectural Standards Manual. 1.3.15 Comply with all provisions ataf UDC" I I --IA-3 with regard to tnaitataininl the clear vis on triangle. 13.10 1_catSf presstare SGaGiitaart li titin shall be prohibited as all exterior lighting; source on the site. 1._3.17 All fencing constructed cin the rite shall comply with the standards as set ftarth in UDC 11-:3A-?. 1,1 Ongoing Conditions of Approval — Pr-eliminary flat ?:a - ' Meridian City Council Meeting ,agenda Ap9102018 Rv@eo, 2 b O8 902 1;4.1 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above tile ground or sidewalk surface to afford greater visibility of the area. 1.5 Process "Conditions of Approval — Preliminary Plat 1.5.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.5.2 The applicant shall submit and obtain approval of Certificate of Zoning Compliance and Design Review application from the Planning Division, prior to submittal of any building permit applications for the single -Family attached, multi -family and commercial structures. 2. PUBLIC W0RKs DLPAI rmENT 2.1 Site Specific Conditions of Approval 2.1,1 The 12 -inch diameter water main in N. Ten Mile Road will need to be extended north to the point where it changes direction and enters the site. From that transition point into the site, the mainline size shall drop down to an 3 -inch diameter, This project will be served from water pressure zone 2, The existing water mainline stab into the property west of the PRV looted in W. Lost Rapids shall eitherbe abandoned per meridian Public Works standards, or preserved as an emergency interconnect between pressure zone I and 2. 2.1.2 The conceptual engineering submitted with this application do not show any of the proposed routing of sanitary sewer or water through the nnulti-family portion of the development. Applicant shall berequired to complete a looped system through the area to connect to the mainline alongthe back of Costeo. 2.1.3 A street light plan will need to be included in the final plat and/or building permit application. Street light plats requirements are listed in section 6-5 of the Improvement Standards For Street Lighting. A copy or the standards can be found at http://wGvw.itleridiancit .or /public�works.aspx?id=772 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate eater and sewer main size and routing; witb the Public Works Department, and execute standard forms of easements for any attains that are required to provide service outside of a public right-of-way. Minimum coven over sewer mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate matetials shall be used 'in eonforinance of City of Meridian Public Works Departments Standard Specifications. 2:2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 204e.et wide fora single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Mcdclian's standard forms. The casement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXIIIBIT A) and an 31/2" x I I" map with hearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DCS NOT RECORD. Add a note to the plat referencing this docurnent. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The ;applicant should be required to use any existing surface or well water for tile r- Meridian City Council Meeting Agenda ApjWt2102048 Papec03'1$ N802 primary source. Ira surface or well source is not available, a single -point connection to the culinary water system shall be required, Ira single-poini connection is tiolized, (lie devclolwr will be responsible for the payment ofassessinents to[, the common areas prior to prior to receiving development plan approval, 2,2.S All existing structures that are rcqtdrcd to be removed shall be prior tosiu-nature on the final plat by thf, City Engineer. Any structures that are allowed to remain shall be subject W CVUlUaLion and possible reassignment ofstrect addressing to be in compliance \vilh MCC. 2.2,6 All irrigation di(elles, canals, lalerals,car drains, exclusive ofmaiki-al %vateovays, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC I I -3A-6. In performing Such work, tile applicant shall comply with Idaho Code 42-1207 and any otherapplicable law or regulation. 2.2.7 Any existing domestic well -iystcm N\-,illlin this project shall lac removed from domestic service per -City Ordimaic4�. Section 9-1.4 ind 9 4 X contact the City of" Mcridian Engineering Department at (208)H()8- 5500 rear insixulion., ordiwollnuction orsurviccs, Wells may be used I'm non-domestic purposes such as - landscape irrigation il'approved by Idaho Department elf Waiter Resources Cont.act Robert B. Whitney at (208)334-214)f}. 2.2.8 Any existing septic systema within this project shall be removed from service per City Ordinance Section 9-1 -4 and 9 4 8, Cootact Central Disirict Heallh for abandonment procedures aild inspections (20,8)375- .5211, 2,2.9 Street signs are to be in place, sanitary sewer and water system sharp be approved anti activated, road base approved by the Ada County Highway District and (lie Final Plait llor this, subdivision Shall be recorded, prior to applying 6617 building permits, 2,2,10, A letter ofturcdit or t:asli surety it, the amount or I I o% will be re,tikiired t'(Ir aii (tacomplood ren6lig, landscaping, amenities, etc,, prior to signature on the final plat, 2,2,11 All improvernents related to public life, ,safely and health shall be completed prior to occupancy Or tile S(FLICILircs. Wherc approved by tile City Engineer, an owner may post as purl'orniancc surety for such improvolm, -iin City 1-tigineer ,h�;naiure on Ow firiat plat as set forth ill UDC I I --C-38, '111's in order to ot* I I 12,12 Applicant shall be required to pay Public Works development plan review, alld Collsiroction inspoction f1co, as docrinined during the plain reviow prouesst prior to the issmaicc ora Ilan approval letter. 2,2.13 It sbuill tae,the. responsibility oftho applicant it) coma -C that tall dUVOOPFOCIll. fel WN -5 4,•otllply with the. Americans with Disabilities Act ;and (lie Fair Housing Act. 2.2.14 Applicantshall be responsible for application and compliance with any Section 404 Permitting that may Lie. required by the Army corps or Engineers. 2215 Developur Shall coordinate inailbox locations with the Meridian Post Office, 2210 All grading ordw site shall bv purformcd in conrormance. will! NICC 1 1 -12-31-L ?,2 17 Coniliaction ((st resulk sholl be subinilt(al to Ow I Muridiati Htiildinj; Mparlairtit for,111 b ildi rocoiving engineered backfill, where footing would sit atop fill material. 2,2. 18 The design ent, ,incer shall be required to certify that the street centerline elevations are set as mininium of 34'ect above the highest esuiblished peak t7 groundwater elmtf1011. This iS 10 CIISLWO that, tile bottoill elevation of the crawl spaces of lionics is at least I -foot above. 11. 19 The applicants design engincershall be responsible for inspection of all irrigation and/or drainage facility withill this project that do not fall kinder the: jurisdiction ofti irrigation district oAC `I AUID. `['he. design enidneersliall provide certirication that (lie facilities have been installcd in accordance with (lie z4pprovcd dusigm 1)1,os, This eci-lificafion will be required bufoitv a coilil"icalt, ofouc, 1,61, UJ)MJOY is ISSO 59 -0 Meridian City Ov+Ancfl Meeting Agenda ApOWWP2 A01-8 Pae§.,313 - 11 -,02 ally structures within the pr(Ject. 1.2.20- At the completion of the project, (lie applicant shall be responsible to submit record drawings per tjic City ofikleridian AutoCAD standards. These record drawings must be received and approved prior to tbc iSSLIMICC Of a CCI-tifiCatiOn Of OCCUpaIlCy for any structures within the pr(7Je& 2,2.21 A mrm light plan will need to be included in the civil construction plans. Street light plan requirements - I - - I 'I be are listed in section 6-5 ofthe ImproveilloW s(andards ror street kighting, A copy of the em found at littp:H4�,ww.iiici'fdji.iicity,or(L,,/ptiblic_works.,�isl)x'!Id=-272, 2.2.22 Tile City of Meridian requires that the owner post to the City a performancesurety in the allIOUnt of 125% of the; total constrtiction cost for -,ill incomplete sewer, water and reu ic infrastructure prior to filial plat signature. This surety will be verified by a line item cost estimate provided by tile owner to the City. The surety can be postod in lite, form of an irrevocable letter orcredit, cash deposit or bort 1. Applicant must Cls all, application for Surety, Which can bC fecund on the Community Development Department wcb-sitc. Pleasc contact Land Developmcm Serviec for more informatioti at 987-22) 1 1. 2,2,23 'file City of Meridian requires that the owner J)t)qt to tile City a warrainy surety in the amotim or 20% of Ow total constritc(ion cost for tell completed sewer, Nvater all(] reuse i it fi-astruc (tire for duration or two years. This surety will be verified by title item cost estimate provided by the owner tel the City. The SUrcty can be posted in the form ofan irrevocable letter of credit, cash deposit or boild. Applicant must rile all application for surely, which can be lklurid oil (lie Community De-velopmeM Departillent website. Please contact Land Dcvc1opnivnt Servivc for niorc information at 887-221. 3Pomct-�, DEPAWl"NIENT 11 Pedo-striall conneelivily � hould be provided between the resiticillial devolopmems and the comillercial 3,2 Stcutitv and soMy ligdl(ill� SlImIld tic providvd within 111V multi-IIII-11ily portion ofiliv devvlopownt oil ttll the Micro pathway" hetweell the buildings and to (lie parking lots all(] open qpac&play areas. 33 The loading dock area for tile Costco shall be screened For both sigli( and -.,,,ound; or, orielosed. C 1�11RE DLPARTIMENT 4,1 Final Approval of the lire. hydrant locations shall be by the Meridian Fire Dopartment in ance with Ititernational Fire C(UloSection (IFC) 508.5,4 as hollows: a, Fire hydtaots shall lmvc a Sim/ LDIJ conneetion in place of the, that 4 '6" Outlet. The Stol-/ connection may bc integrated into tile hykatit orall approved adapter may be owd oil thc4 1/2" otakt, b. Fire hydr-ants shall have the Ston outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on comeMicti spacing permits, d. Fire hydrants shall not have ,any vertical obstructions to outlets within 10'. c, Dire, hydnatits shall be placed 18" above finished ga-ide to the center ol'the Storz cullet_ L Fire, hydrults shall tic provided, to nicest the requirements of tile. Meridian Water Dept. Standards. g, Show all proposed 01- exisling hydrants for all new construction oi' ami-ditions to existing buildings within 1,000 feet of the project. 4,2 111 accordance with International Fire Code Section i0325 and Appendix D, tiny roadway greater than 150 11cot in length that is not provided with an outlet shall be required to have an approved ILIFII [1170101d. Phasing Of !Ile project 111aY I'LXJUiVC 11 temporary approved turn around oil streets greater than 150' in len),10i with no 011001, 43 All entrances, imermal raads,, drive aisles, and alloys ,;hall haven im-ning, radius of` 28° Inside (Ind '18' otilsido" Pyr h0cimitional Kira: Codi: Skmioti, 503,14- J6 - Meridian City GotAncit Memfing Agenda ApdU2tI2aP201 , Page&41-4-0flO02 V Provide signage ("No Parking Fire Lane;") for all fire lane; in accordance with International Fire- Code Sections 503.4 & 1)103.6, 4.5 Insure that all yet undeveloped parcels ire maintained free ofcombustible vegetation its set forth in International Fire Code Section 304.1.`. 4,6 Operational lire hydrants, temporary or permanent street siVis, and access roads with an aallQwcaath:er surface are required to be iaaatallled before: cotnbatstible constrttetion material is brought onto the site., :as Set forth ill internationaal Fire Code Section OFC) 501.4 and Meridian amendment to J C M-4-2), 4.7 To increase emergency access to the site a minimum of t --pct points of access -:Pill be required for any portion Of the project WhiCh serVes anore than 30 homes, as set i'orth in International i=ire 0XIC Section D 107. The two entrances should be separated by no less than 1r2 the diagonal measurement of the lull do-Volopment as se=t li-►rth in lntemaational 1 -ire C"cache Section M04,3. The opplicam shall provide as stub street to the property to the {`vc5��e►��tfn�rrilar'�outl�). 4.8 Commercial and office occupaancics --gill require- at fircaflow consistent with him -national Fire Code Appendix H to smt ,ice Ilse proposed project. Fire hydrants shall be. placed per ,Appendix C, 4,9 Maaintain a sol}aaraation of 5' from that building to the dumpster enclosure as set rortb ill International Fire Code Section 304.3.3. 4,111 Provide as fire Department Key box envy system for the complex prior to occupancy as set forth in Intcrnaationaal Fire. Cudu Section 506. 4.11 The first digit of the Apartment/Office Suite shall correspond to the floor level ars set forth in laatemaational faire C°cycle Section 5[15.1 and Meridian .Amendment 104-11, 4,12 The applicant shall work, with Public, Works and Planning Department staff to prey -gide all aaddtess identirwzition plaarl and at Sign which meets the recfaaia'vaaaclats Of the City Or lvl+eridiatn sign ordinance and is placed in a position (flat is plainly legible and visible from the street or road fi,onting the property, as scot forth in international Dire Code Section 505.1 and Wtidiaan Amendment 1044-1. 4,13 All portions of the buildings located nal this prof c,t; must be within 150' of a paavcc_1 surfitcc ars measured around (lie perimeter of the building aa,, set forth in Intcrnaationaal Firc: Code Section 511:3:1.1. 4.14 All Iia2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in International l~tri', Cock: Section 90328, 4,15 There sbaall be as Eire hydrant within 100' ofall fire department coaalic0ions ars set 1:61111 in loc.aal alnerad►nent to the International Fire Code 10-4-1. 4.16 The rite Department will require Fire Department locking Connection carps tan all FDC:' inlet.. IFC=: 102.9. 4,17 Buildings over sit)' in huil;llt are required to have aaccos's roads ill accord allow [villa the Internaationaal Fire Code Appendix D Section D 1(15. 4. IS Emergency response routes and fire lanais shall net be allowed to have; traffic calming devices installed -without prior approval Cif"the. 1 iro C:a_de. Offic,iaal. National Fire Protection 11-C 503.4,1, 4.19 f'[)14IIMERCIAL AND INDUSTRIAL - Buildings or 14eilities exceeding :30 I'm (9144111m) or three stories in height shall have at least two means of fire apparatus access for each structure. The access roads ,hall be placed as distance: apart equal to not less than one la,alf of the. length of the c_)v+ raall diagonal dimension of the property or area to be served, measured in at straaight line aas stet forth it) intcraaaatiiaaatal f itc,C'ode Apliamdix 11)104,1, 27 Meridian City Counoil Meeting Agenda ApdU-U2Ata204-8 Page4061 0902 4.20 COMMERCIAL AND INDUSTRIAL - Buildings or facilities having a gross building area of more than 62,000 square feet (5760 ung) shall be provided with two separate and approved fire apparatus access roads separated by one half of the maximum overall diagonal dimension of the property or area to be setved, measured in a straight line behveen accesses as set forth vl international Fire Code Appendix D104Z Exception: Projects having a gross building area of up to 124,000 square feet (1150 m2) that have a single approved fire apparatus access toad and all buildings are equipped throughout with approved automatic sprinkler systems. (Remoteness Required) 4.2.1 As set forth in International Fire Code Section 504.1, multi -funnily and commercial projects shall be required to provide all additional sixty inch (60") wide access point to the building from the tire. lane to allow for the movement of manual fire suppression equipment and guuiicy operations- The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a planner that the most remote pati of a }wilding can be reached with a length of 150' fire ]lose as measured around the perimeter of the building from the fire lane. Code compliant handicap parkirug stalls may be included to assist meeting this requirement. Contact the Meridian Fire Department for details, 5. REPUBLIC_ SERVICES 5.1 Please, coordinate trash enclosure design and locations with Bob Olsen, Repiublic Services (208-345-1265 office, or 208-371-1745 cell, or, email; ROtson(curepublicsciA ices.conI ) prior to submittal of a Certificate of Zoning Compliance application, Also, provide provisions for recycling. 6.. PARKS DE PAtrom ENT 6.1 The Park's Department has no comments on this application at this time. 7. CUMMUNITv DEVELOPimENT DEPARTMENT - COMPREHENSIVE PLANNING DIVISION COMMENTS Comprehensive Plan Analysis The following analysis for the Lost Rapids application is based oil adherence of the proposed site concept plan and narrative with the City of Meridian Comprehensive Plan. Included are general comments and uutalysis based on the text and ];policy statements of the Comprehensive Plan, General Comments: The subject property is located on the southwest corder of Ten Mile Road and Chinden Blvd (US -20726), is 2 -miles east of US-] 6, and 5 -utiles north of Interstate 84, Ten Mile Road, betvecul Chinden and 1-84, is improved with 2 -lanes between Chinden and Ustick and 5 -lanes south of Ustick to I-84, The future land use designations for the subject site are Medium Density Residential and Mixed Use Conu-nunity, These two land uses allow for and encourage a transition of` residential densities with supportive commercial opporhtnitics. The application proposes changing the Medium Density Residential and Mired Use Con MUnity future land use designation to the Mixed Use Regional designation for all 70 acres. While the property is proposed to be mixed use regional, -the conceptual site plan shows two distinct, separate projects. One is unedium density residential (west side), as the Future Land Use Map currently shows and allows, and the other is commercial with some high density residential (north and south respectively), There are no connections made between these two projects, either pedestrian or automotive, and no integration or "unix" of uses are shown oi- described. Staff recommends better integration of the various lanai use 02es (single-family, commercial and multi -family) proposed. I -28 iJ ' Meridian City Council Meeting Agenda Ap&9422QW8 PagegWtff MOW Analysis Speeffle tai `next: The Coanprcltensive Plan provides (lie following description for (lie Mixed Use Community dcsig,nation,. the Current designation for as portion ofthis prol)erty. Ill(? Imi-pose gf'ihis alrsif nraticpll is to clflor-ole amus ivileve (winrnaarlilj selvint; 11ses tlnd arras seamlesslpa intq.zrrafed into the a 11'hran.fiihfic. The infent is to i'ialcg)-cate a vrariefy gfuses, inehrding re,si(leiatiatl, cool to avoid In ill1v single-li e am/ Sirip c�onarnerc�iul 1)�f>e' bilrlclings, 01��1r�ic�,�rcC<�rrlie�l h uiNint fs in these ai-e(is have a ie�ndeenc,), to leen htr,ie1- thrill in lrvfi.>;e if Use - Neiglahorhood cai-eti , hili not os lran;t,Yc lav it; Af xe(I if5e Re gionr{l rweas, 0-lods (110 Sr'lvices in these a1°r'os dr°1 l to lir' (#'ll1e a�errie�lg� that peral will rnaeainf), ovve-•l h}' cm -1g. but also weitk ot, hike to (ill) to thi-e oi-.Jr_mi-nrilcs). Eml)I[pa`mel1t gJ1J)OI'l1o1Nf?%v,fiw those lit?ink, it) and [n-ound the neily'hborhowl ore onvoiwogo(l, vledium Density residential which allows for residential densities ranging between 3 :and 8 units per acre works well aacliaccnt to lviixcd Use Community, which has is target vcsidentiail density ol'6 to 15 units per acre. These two land use types can be scntaalessly integrated and aticow ror full compliance with the spc:cilic policies ol`Mi ed Use General and Mimi Use Community policies, The Comprehensive Plan provides (lie following description for the WNW Use ltcl;ional 141turc land usu, the doigna°atie n propmod by the Applicant. ThelintJici,se rgfthis elosit nratiarrt is topi-oviele el ini rpf'ryranJplcptJrnenitr rc'la 1, and icrshlontlal diverlllrll s mull publ is lases rrem, rllrijor ol.fefirll inlc'i. z !ilius. The inlva is to ilrte�gl fv ar val'ieO , rif is s loiArether, inchadnn�� rGsidenticrl, and it) cavoid liretlomi naratij) single use devefolmienis suc h cis ti reizionral rcicail censer ivith onla' rrwmivanls rand other arses. shordif be ranr,Jlrirvcl try uses that h(we at fc fnitral drtaav aviila the (r prciJli°faaic sub Jaarriin uses. Fol, r�Taannple, rill 01111, h)r�ll1enl center bhouN have support P-elrail 1tses a retell center s•hoid(f !have suly)orling arses els Ivelf ars suplvaive nelghhrprlrood and comilntnity se'n lice, . Thai, sltinclar(ts•.{r�i` the AW -ft ilesi nrition J iovider tit? irrr'rtlaliveJbt- Pliblic rnnd r nux--fplrhlirr 1rtimv avhvry thr'v provirlo a niv antnf nl mid (1Jpprolviaie nli. to the develolmient. The elevelol)lt�ahltt's etre encoll rnged to he etos•itaned taccorelin g tri the vonve-I lnlad ARI -R plan eh:Jpicied ill Figaare dei. - The application does not clearly indicate wvhy the City would btu bottcr served by Mixed Use Regional or more specifically by at Costco at the sulijc:ct location. rather than within an nlready adopted lvlixed Use Regional locailion located clo;scr to llic Highway 16 and I -JS -20/70 natcrscction. `l'lw application docs sliow north Meridian (and all of northern Ada and Canyon counties) as bving, "underserved" and distant from existing ('Ostcositcq in Nampa and Boise, but neither dais or prior sttidi s explain why the: cart munily is le=tter served by as regional project than as community sired project currently envisioned, By proposing at Costco taco with unique traffic and circulation patterns on a smaller commercial portion of the site, connectivity and integration requirements are diilCcrlt. This isn't to sugg.c_st than Costco is bald, quite_ the conlraary, only (hot sizo and ecjtafiiguratlon of very di thud and s piraate dovvelopntents presents, somo fornaid;al_ilc challenges for as site with costeo, and within ;a mixed use, designation, ), Mfr+ _ 0201-8 Pae 9e)3 .. 90Meridian til Council Meeting Ar;raa A yU Z Orke Qffi""C FAA -11 111 ReAquafteo \--. -, 127--97 0 single FlImily: ftesidtntidl of Office Attetial RoA Fiqiwe 3-5fi-om the C'mnlimhensive Plait e 'With rcgard to proposed re4ideruial components, the bulk or the single-f.'atilily product (west side) is described as betwcen 5 a nd 8 dwelling units peracre. and is consistent with the adoptcd Medium Density Residential (mDR) land Use. The requested R -I 5 zoning, designation is atypical for MDR, bill the applicant describes it as an age -restricted product type with specific lot dimensional needs. This portion ofthe proposed application may he consistent with the adopted IFutUrC land use. It may also be consistent with the Nfixed Use Regional designation, providedsignificant improvements are made to the interrelated connectivity iniprovementsof the larger site. The application does not however indicate why high density residential (in CUM OrNIVIIIII Would bC allONVcd tinder MU -C) is proposed to the south. Thcrc is currently no ni;kjor employment in the arca and Costco is the only regional use proposed with the application. All tither minor pad sites would likely he allowed withill tile MU -C` designation (though as diffoi-ent configuration would be pre erred) and do not constitute an employment area as described by the Comprehensive Plan- It could simplN, be that the application is proposing higher density residential because of density targets within the proposed Mixed Use Regional designation, but the minimum density range is only six dwelling units per acre. The proposed application does not show or describe any integ;,ated public or qUUSi-public open space, Community saving racililics such a,; Churches, schools, or parks, the retail and services are scparated and only iirectly �Icccssillle to proposed residentL-11' and the commercial arvFos do not shoNv or describe any lic -1 - type of plaza or gathering areas. The open space in the proposed residential areas (R-15 and R40) contributes to the required open space for those designations, but is not centralized. or designed to integrate (lie various uses. The proposed uses are all shown in distinct areas., separated by drive aisles, streets, and tall impassable berms and fencing. Only indirect public sidewalks facilitate access between different use.,., at the perimeter. There are no pedestrian fCICLISOd areas or pathway connections to corningle gn SCI-Vinl� type its °s Rud OIC C0111111tulity. - As previously slated, as Mixed Us4: development by the City's slandar(k is not Simply Several typos of uses, All oftlic missing elements diqetisscd within the context of the mixed use text are intendod to interrelate and activate different uses. WitllOLI( 111,11IN' Of tllCSC tenants, the. basic principles of the City mixed use standard,, are not mel. What is proposed is really no different than what may occur within a to Meridian CRy Council Meeting Agenda ApUUU210TOI-8 PaRaqW9,10 W902 traditional Nledium Density Residential protect ad ' jacent to a Commercial prqject. While sonic of the desire,(! element opportunities, such as a church and public park are near the site, ncitherare integrated into the fabric of any portion of the proposed mixed use area, nor are smaller or sinlilar opportunities describe([ or shown to intert-clate the proposed uses. All ofrdic-se missing 01cments, would help to justify having higher density residential because they would bettor integrate tile varying uses. Without these it's onclear why high density is appropriate, at, least with regard", to tile (ext of tile Coil 11) relleumi ve Phil) and more specifically to the. mixed use standards. The application narrative also states and implies that commercial development along a State I lighway should be regional in scale and that direct access is (lie best approach, While this. Illay be what is in the best intcrcNt ofa potential uwr(s), and is easily understood, this is not suggested or supported by Comprehensive Plan text or policie%, or by Cily code, In rad, this i,; not ilooessarily typical of development in other arcv.4, A Costco in Tigard, OR ror uxamplu is adjacent to the intersection ora State 11reewayand highway, but does not take access from either, Instead it farces all internal collector roadmay coallecting to the ad.jacew highway. Costco's "back" is to (bostate Facilities and it [aces tile collector roadway. Similarly the Winco across the street from the Tiv 'ard (-,'oqtc(-) facility also faces the collector roadway, Several Costco stores near the Portland Inter-riational Airport, Aloha, Clackamas, I lillsboro, and Willsonville similarly either do not take direct access from mobility highway,, instead froliting, firontage/back,age, roads or "local- arteriahs, or are not located oil any similar slate mobility corridor. Costco facilities in Nampa and Boise, are bodi located near to, [)it( ofrof, State racilities, instead taking access26, T1 11-0111 roadways wl Ill drastically 1'eNver vehicles than existiog, wid planned traffic oil US -20/2 lilt these other facilities do not take direct access is important because local congestion, into and out of the sips, does not directly impact tile State I'vicilitics. A primary entryway drive aisle backed ill) and onto as State flicility could hinder regional traffic, Given the peak hour congestion at other Costco sites, a secoario such as this does not secill I'ar-fele1ed. In fact, the: adj'Icclit roadNvayh to both oaf these existing Costco sites beat- these types of problems. The Applicants, narritive also suggests that it is in the communifles' best interest that access to Chinden I -1c, be. provided, to alleviate and prevent allto traffic impacts (Ja the existinp, neighborhood. The application states that,, — this prqjecl will genei-a substanfial amouja qf1milron and efeflve;:), truck iiw#lc that would he (kirimental to I/w neighborhoods shouN it heJbruetl ow aorta the local rani' CoUeolor sweels alone. (2fifival to this pi-qject's success, and to that of Coslcosjvcficallj)' is file ability to Provifle egrovslilrgrexv lo/fiom Chinden floidevwW through /afro (lefficale(I occ'ess poiflfs, Theapplication also stat" ho\vover thal dclivories will be limited, with no, traffie between 14:00 PM and 5:00 AM. It also appears that access to Lost Rapids near to Ten Mile Could be designed ill a way to accommodate licavy truck traffic, minimizing impacts to existing residontial regardlesq of hours. Lost Rapids is -,I collector roadway and intended to serve inore thanjust local residential traffic, and Staff believes arly necessary capacity improvements could be made it) Lost Rapids to bear additional traffic burdens without viva(ing new points ofconflict and congestion on (lie State system. Thc State faicility is arguably moro, important than local roadway inipacts, n0tjlll�t for the; IoCak iltirig it to C01111111-ItC, but for Lill regionill usms. Again. Ci saco hits it proven record both locally and wilhill other metropolitan iti-clu, or operating both offof find without any direct acccss to to highways, Clearerjustification or rationale beyond diat they want it should be provided tojuitify+ It as being ill the City's best interest, It is t4Qncrally understood that it would benefit their operations kind business, but regardless orany widening that may be (lone to US -20/26, anyadditional access will d-weato points orconflict, in([ reduce level of service. While stating thi a i I ITD approved it traffic mudy is, all accomplishment and all important mep for the proposed, application, this does not nicart that it's in Meridian bast interest. "rhc applicant is also proliosing to untur into a STARS aorcemont with ITCH hut it is Meridian swifrs understanding that the agreement has not yet AP bcell finalised, F'S'sentiallyt theapplicont is proposing, to improve LIS 20/26 to ]'Out' limes betwocri Linder Mefldlan,C Ky (xjunrfl Meeting Agenda ApdL0A?Af;T018 VDageWD61-9W902 and Lost Rapids before Costco opens Intl then improve the highway to tour lanes faaither %vest, to S1 1-16 within two years Sta1ff is not stating or implying that a future, land la SIO aattle`aidnient may be inappropriate or outside: of the~ City's best interest, only that tilt :site layout as depicted and described is not tvpiGttt of all Costco stores; that no justiticalion of need for direct or prim,,iry aloeess to mobility hifIhwaay is described relativf; to City policies, and 01,11 (lie mixed use concept shown does not generally align with text orthe Conlprehunsive 1'111w # en evil ,lived Vse T6:1linalj4sat Per the Coaatprehcnsivc flan, while revicl hij; developatleatl applieatiom, the rollosving itums will be considered in all Mixed Use areas: * Residential densities should be a minimmil ofsix dwellings/acre. Pro,I)oseff I,,?, id nlml densities <lcscl-ibeaf bt, the (11)1 lfc•(rtion rrnd lVithill x:11. new- to the Pr ill-) O.seGf mixed use designation eine fJG'd'ween 20 anti 24 units per (Fej e, The medium Cft.`nsi4 ' r'Gsidential Por -tion f?/ the site .is ffescr ibe d (is being bet 16'een 5 and 8 (Ave?flit{fir imits per aci-c, * Where .rcusible, haghur density aandJor multi-lauilaly ruside nttal clm1opmunt will be ena:ouraagvd, cspecially for projects with the potential to seme as employment do.stinaation center; and when the proicet is aad,ialc ant to ISS 20/26, SI -I-55, S1-1-16 car S11 -C,9. The sld?jec l lalykelation is loctiteel cae?jaeent to CIS 20.126, I1o11+f?vej-, this cwea is toot an einlale vntent destination (OduI, such as gill=c rs'toncr, El Dorado. they Ten Alik Imerehtnr> e S)ceffiv Area flan.. the Witte c or ilei ar nem- Eagle did, or- the,51 1 uke s & Portico area, but there is bole ntial bi- them era be e oridol mew centers in the irttrre, * t1 cTonecptuaal site plan for tile, entire mixed use .area should be included in tile. application. A c onc'ephtial site Pl an has been darovi(kel with the? Lost l etl)r'eLy eadrdalic:'aticrn ire° the e iflh p ewe& * In developments where multiple commercial andior office buildings ;are proposed (not residential), the buildings should bearranged rraanged to create sonic. form orcommon, usable area, su;ail as as plaza or green space. The Smaller load s sites with they proposed althlic.-Otion are tto! detailed anfl (lo rrrtt lfeser°fbe cyorrtrrron areas. Future huilffings should be larrangetl to fit- ale asome lint lra o}'°eommon, ars�fable eir( t(1 , o The, ite blain should depict as transitional use and/or landscaped bull ring between commorciaal and existing glow- or anedium-density residential development, Vic) prolms ad itl)ltlieuIiotr is nal irntne dicateIV ertl eae ll to tint" oxiSiltra 10tv lir` mo(liurn ttemv4l, ht7lrle'S:. rle7rlf7L'e°rrt Ilr'fllJttSL'ff .S1ngt J imill, homes en -e ftehst°rihed as being seliarettelt b)P tall berms * A nmod us(P prcajw should include at least three types Of land use". 1„eceptions may be granted rear smullcr situs on a ease -by -c awe basis. The 1wolmse dsilt, l lean a n1v exiWeil1v deyseribe s celrraarrcrrlarl and 1r slrletilierl uses, but Iwo elydlt'rent ti�l�e°,ti ref r siiftrrtrtrl Erre t.�t e�truseel siria5�1 %arrarijta and Inldli-darratfla). r'lrea &-WiccrPcel qdtices oi-serllceev tWte uses Erre shown (thong=h thelJ rnaY ot'ciw on the pad sites}, * Community -serving facilities such as hospitals, ChurChCS, Schools, parks, daayeares, civic buildings, or public saallety raacilitic s aro, expected in larger mixed use devOopments, There are tier as dined obcrve irne;grfated into the mixed Lase develol lent, A chrarc°h anfdlaartf are neurb .rill r-egidt-M open slmee (amenities are centrafizefl within their reign-e'titliV tievelopmenis t0thoalt anY .sharod fimlli/fes nearer tea or within the, c OMI'rter•Cittl armst , + . -- ). Meddian City Council Meeting Agenda ApgW,02,102018 Page(YfO20 rq 802 c) Supportive and proportional public and/or quasi -public spaces and places including but not Iiniked to parks, plazas, Outdoor gathering areas" open space, Iibrarrics, and schools aro expected; outdoor seating areas at restaurants do not count. !'here are no public or quasi -public spflceS Shown In' described as pari gffhelaroposefl application, n All mixed use prcajects should be directly accessible to neighborhoods within the section by both V011icics And pecicstriaat5s, There are rrn/v in-alireel connections to eivisling and py-oposed neighborhoods. The pr°oposed /tatlal'c' area =lrl�a?t'Irtar�al to the tt'ew h(as no (lireof acct's , perlestrim? le)" aauta?rracrlive, to the c'anlille ellen rases, However, Last Rapiels Di -i a is a c ollecim- that rrilcrws Bairrbfi(t e access tr ttlarrrat Irart'irr In gel On the aarled al r'raoellva�Y ractivewk c) street section', consistent with the Ada ('e'ltitlay t fipllwaay District marstcr Street map arc required Within tltc Unif icd Duveloptriutrt Code. There is an extstiar�, crrllec trrr rarrttl:h►rt_r, Lost Rapids, cxfjcts;onl to the pl-o xr7sellsite errrel ry.rntoplies with .4UID's• li•hv;ler Sovel 1141la. rVt',ved Use Regional Te.vt .4 ara/piti In reviewing development applications, the following, items will be considered in MU -R areas: o t uvelopmunl should g.cna=rtially caartiply With the gCOUrtrl gUidUliTICS for clevelopni tit in all Mixod Use areas. See General Mixed Use Tml ,,Inaalvvi,y, c) Residential usesshould comprise al minimum or 10% of the. leve-1opment area tit dcalsitic:s raatrgi►1g from six to 40 unitsarttcre. 0.71h in the prr_'rlraa eti application, resialentiol dell,sili(s are d(,w,,r he(11a,1) the (applicaatioa as being between 5 to 8 rural20 to 4 traits per aravvs aarral vomp-i;sc 87 arj'the Inked mve reg_ ioneil area. 58',N) ry'lhe site is lamlyose(l as revii1cynd al, ca Retail ca7triaaiewiial uses should comprise as alaaaxitlliran of 50%of'th4 development arca, Within the lr)rposed mixed use area, avlcail rases a1w app)—oxirane} 42% of the area. Same of the .snrulle l- pent sites Imli, be (?f five or Service 11"' 's, C) There is lWith4r rt 1111n1inlIkill nol' maximum imposed oil noli-retamil commercial Ilse s such as Office, clean industry, or, entertainment uses. Ali) ea7rramerciall Imes are saholivaa c= rcelrt that some of j ce Ina.), ara cgjr lj pa d tiilc=s, ea Where the development proposes puhlic and quasi-ptiblic nses to :;uppalrt the deve�lop,mcnt, the de veloper mat ` be eligible fair a dditionaal arcaFor retail developmunt (beyond the aalloss k:d 50%0), based on they ratios, below., The elevelol mew (lases not show oi- tleseribe anY publie or rlrlatsi-prabllc° aasesllrlegi-filed within The mixe%cl use atr caa, The aleveloper i shotvht 42,�'e� qJ tr" e site as being i-a*1Pl, which is less than the maximum 5011(r area, * For kind that is (Icsipnart.cd tbr,a publiv LLSU, such as ag library or school, the do,viope:r is eligible for a .1 harms, That is to say, if'the rc t.. a five -acre libra3r}' site"', the pra3jeet w'oold liar eligible for ten atdditiemarl Livres orrut4ail r1uycloplrtent, itrop ah r� uses aarar.shoivir twpy°gposc'el. as I,01- active open space, or pas+aive. recreation areas, such as a park, tot -lot or plavf►elcl, the: developer is eligible Ior a 2:I bonus. That is to say, if Clic park i; 10 acres in arca, the site would be eligible for 20 additional acres of're tail development. _ 3,_ meridian City Council meeting Agenda ApOLA429t)20 t8 Pagag"s_�92A M902 , No public eat• quasi-prtblic open space oat- passive mea'erttion ea°eas care shettvtr cat tlese-)Ilwfl The olill, tlueah,•, ted olpeet sp(ace" htrtvrr pa'Nrale as pal -t q('the iltdivi(lftal vesi(IGlrthil ecrrtrrxclrretfts. Armlysis Speciilc to the Polio} Statements: * 3.0 1,04 B, ,"Evaluate contpr ltenAve impact of growth in all land tme decisions (e.g., traffic itttp a t; , school enrollment, parkw, etc) " CHICHIJ was prravleletl tt'itlt it haf .fle, impact study, but as o0he wt-ithi of 1hls t°epoil, the allalysis was arca complew The applivalirlar tvaas fiv,tt w ele(I raiz to pcat°tt ei- cagmvies awl othei, fait, Depewtme?alty fiw rttfa osis elf ximp(acts, to se`'r`11 ves. * 3.01.011, "Permit new cies k:lop punt tartly rs'ltcr( urban services can t}c misoitably provided at th tittle:- apt` final approval and (le;•veloptttient is e(sttti�,ttons tai tilt, City." The prapoxe(I p;-e#('c_.�t is Irrca(ml ill (art aar el where (leveloprf ew has ow/ is ralremly ileac] C'itt'set gives (arc' rill t•cadily' (11,11 lathle hi the uieiydlV o 3,0 1.01 G, "Evaluate development proposals lased on physical, social, economic, crivire amental, and aestlictic ci-iteria," The p)'opmeol.site plrarz lett/i('(rte'.s 1r?)l e lertarf+cgpv lja,jli r:c rota/ t;crtatrl rel/V arl)pe'ra//tr�� ata'c'ltitcaetta1'stl CiJ site impacts such as It -racks° yawl lighthxg (it-(, deserilae(t ar shcart'ra as beirrg r°edureel, earl(] the high thwsity a`ewhlvmirtl is rrrr ar Iney"al, tr'tatlyo),tratie)t) r,or't'talrlr'. It is mtcr oto hots'evei, ]low the pl'opose(f ksite alcr�c�lr7l�rrr�ttt_jirr~tlrc�r�s inctlfsive mired rrs•c (Ie'Vijrrt elements, err' how the 1we'llic,.ml •fiatwe hirci use rle•sigiiatio)rr awl site plait is hettei,jol• the ateis3hlamw wtta' CiO, that( r7 elevelo)pmew with m l -e rteighbtwhoo)(l aaarel a vrtartmnit_ , tr+ cc=s,rtlale s'c=r ►�it�c,s. a_y 3.01 01 J, "Work with transponition at sand private prop oily yawners to pjreservc transportatimi corridors, future transit routes and hi rastructure, road mid highway extensions, and til fFacilitwe acues4 pinnoinp ." Oil, Sic3ffhas bee? with both the capplica at mul the elgetfeaes (ACIIIJ ramlI I) oil this project, Tire 1, l-VpoSa_Vp;,IpjevI willp'c.Vel-ve right-<.,J-t+qtr 1'.1bijialarr•G CIS Highway 2(h,26 wirleming pt'qjecls. hiftict, the applic aatt is p)°oposht g tea entet• hito ea STAR with 177) to makesome qlj-':sitar irarlar•rrvemew's to US 201M These lrrrlra°rwc°meia.s• would whleit the higlrt,av to 4-h- avel Mores canal improve impacted inlei-scctiotts ha errrrjimetion with ITS .s ptro7,fee•t to widen the I'oagle ]draw(], Thr' (_170mmissia)aa awl (.'r)micilsho)uhlcons'irlet'ACHD's yawl ITT s e•ommews wheii delet-mitrhkg (appropHate access art(] c°i-culaatie)tr fill- this site, The (ity has polkles litelltiaig Ilve ws points to rarioi-iorl t-omin:rat's rout Stale hlig az+'q.vs, The submittetl site plem shows Iwo &rest access Points to a Stater Ilighwetly, hicht(fing r)rrefiIll (w e'ss, tilt(] me access pooh tea Tart Mile Ruud, illi rarieriral sit eel, Eit-ety rrrlditt'omil access is it poitrr of Corr/lic that earl impewl C osicos reale he I mt v drill cotigestimi at jttc•ilities it? Death Boise cartel Nampaspilt rapt.]• (((area aar(jatr°(tu t'ra{a(1►+'rr)ys (ra()iw c#'whic'h rare Stcrte iwilities), Tt�(r,i v waitbig to ex•ii out oarta) the sigir(al tat Cole cit the noise fiwiliO,, backs rap to they poiaat clj, blocking vehk-h-s,fro m t�viliar„pp wkhl,.st(tlls, lds.slc)ws t,vhieles c"tate'r•iltg into the situ, Staff r� cOararrac�rrrls th(rt sit(: era•c-e'ss he elesi�,Il cl it) pa• m.itize (rife/ ellccrrar•rrr c aac•cess mil Teti k1ile earro/ Lost Retpitls, i•a bei- thtm ra Stafe lur ili(tf. o 3,0102G, "Consider ttsider the aelapiec( COMPASS regional long -rank transportation psladt in all land - decisions", The C'tattrimmitieFs ire Motion (CIAt) 2040 Plan kletrttllc}s US 20,126 as a pt-ir)fit )! cot-Ntica), with to I ' t>lrr ra 4:1 JtYs,Ykl'rr9', ft is e m-l-elptlt, listed as art "tart eater]{'i/'� )t7wi ' thou 'h sour[ em -11, �I ' .l I l l J z � Imp),avert eats erre] pe wlht/,, Ther /r)llt)tt'hig is a stattrmay )',ir oYli they C CAI t,tS 20126 l'a`i()a'ity' O)a'r`ida). �ttlltrtrart�►�. ""�4.s et lltrajaa' rrtrzlzilit)P lrilrtt'aat", !,t"S 2126 is c?xlac?!'ielra'itrg coilgestimialotig, Jfrtach ul'its lelrth but espec°iatlV lelweelt Liwlei- Idrrcaal email Slate Ilighwa 55 (Eogl ' ]]acral), a so -etch t4'ith wrly' iivo travel /(trres. LIS ?i1I2(i has /act rr (r 1 e;;�,iaarr d pilot°l( fir• (a alar bm, ol'Yemw but it rota ahis �':�Meridian City Council tin Agendarl}raU��04.8 P�aag3 00 902 . ;c, t1trfitn11ed, cetusi1ri,1)°gjli''rJ to divert to other routes such as r1•IeAfillcan Reacrcl. Inaddition to high tea llic leve/s' un tires resent, the inrei-se'cthm with Sla re High we� yr 55 (A'aal ie> Ro a(f) is ranked h2 un ITIS ,v last of high -accident locations. 4v 2040, adaailjy trctl'jic° behiven rlliclrlleton Ronal andStale Llighi ay 55 is expected to incl a -ve Su1l,sttllrti111d1J, o rico it A-fi lallc lon Road to Stiat- Road. ti-gfiie is jai' i ec.•l(W tri retor-e (lam double. from 12,000 in 2013 to 30,000 ire 20-!M o 1 roar Star Road to Linder Road, h -q is is pi-gjecied to double, front 1 1, 000 in 21113 to 28,000 ire 2040, ■ This would t)v similm- to cwrra°nt trerl'!ic`+ on US 20,126 (610iden 1l'« ulevar(f) in C1clydcw o .rota Linalcr Road to State 1=lighiraal 55 (Eeigle• Road), tru,fjic is pi-gjected to irlemalse (5"t1IX,,.jrom 21,!'!11!) in 2013 to 38,1100 in 2040. This 1varn1111)e siariilaar 11) erurrenr tete(%ire on Fugle: Roadnorth of (J ' 20126. C) flush hour (hiving fiend hepttveen hlicl111eton Road and Glenwood Street is t.t1)c'c led to more than double/i•om 25 rnirmrtcw in 2013 to 60 rnirruttw in 20,10, " o 3,03,022, " R ducc the member of existing access paint; onto arterial streets by using methods, such as, crt,ti=1Lri;4 agreements, 1Lces .�management, cn(l ft)nt3`i 1 )iciage Ioia5., There is ollb, one c;cistirrgfifr in atcvcws mad which bisects the existirrg,%err-infivids, heel'./=reel.)) bete een Ten ,ifile Road and Lost Rey ids Drive, There crty erre existingr publics access poinis on a#ithG}r the. Steele „jircIl1t , or Tarr iWi1e Road, The entire Ire°rel., qv Irrrs act, ev j�i oof sate i iq)- rved collector iwar11itray to the west anal south of the site ivi ich ineq act caned jimetiern as 1r huckag roud, o 3,113,031, "Except in North tt criclialn laid the `1'rin Mile Specific Arca, where a1 specilic colltclor system is planne(l, realize continuous collectors at regular intervals around the north south and Grist -west half -mile lines within the undeveloped sections ofMcricli-acs's Area of City Inipg ct of the time of new development. Such Collectorsshould bre the primary designated biker lane routes in lieu offirterial streets, whenever possible,,, Lost RrtRfeks is an e.vivin , collector rcrtadiva1, that connects into ir'ee Little! Wity to the 1101-th, across Chinden 13lvtl, and e'vends to the gelsl ttvi oss Ten Miley ItiRad info .Loc hsu 1ji'rlls. a 3,0-3,04K, "°Consi(ter ACTID's NISNI (Master Street Kai)) in all lin(# use decisions" TVA the exc'elMon c;i-Chinden Blvd (which is an Til)1 ul,i"lit)r), the crrter-iul and colle0ol— ra)ualrvyr ss shown on alt" W's s1ruet' 111111) ure ulrr'araly linl)r emeld m- slrheduly d for widening. o 3,04.t1,1G "Proteci citizen int=estments iii existing public flee ilities (w, ler4 sewer, streets, ire, police,, etc.), by C11COUrating, controlled growth through development application, reviews and t eve'lopment agrc ciiwnts." The pro1laT3edpi-gject is sm-i"e ended by rrr'htrn de velolmient and ivoi d be \4'e11 served kv the Citi". 0 3,00-111, "Coor(limac with public works, police, and fire dupartnicnis on proposed 1111n4sEttic)n and development rediae st° , :and the inputs onservices." erviees." Publics 11`61lis, Polic.a° and fire: at cm all invited to lane-arl31,) va lion atndpivaject revicn, n eelin,i-�s. Further, thej, cera invited as jm)—t of a1 Comments mfjethl . Theh— comments and cone itlons; 1)rcor'iaded, arra included (ts Darr( 1sf they s•tct,j)-vj)ort, 3,05,011.1, "Locate small-scale neighborhood commercial areas within planned residc.,aatial developments as part ortho clevolopmont plan." -_5- Meridian t:ity ur)�>:I tbi tir�g.A� r�c9a Apgu tit r o 4II 1 �7tUa �t2 130902 ; F11111re aatel eatslin residential amass are located aper the betekside of Costeo, with the small -scala arc}ir;lrlprprhararal s<'rtfiirl ttpelpad si'lesAeiteraatli"atrallproposeal neighborhoods. This hiYo tt is t'ucomistent with the intent of A-frsed Case a esi matioll, Pigttre 3-5, and the pio pose (Y'hackage and colleclo)r rupee roaalt,"aat1s. C7 3.05,01J, "I'lrui for.i wiriety tlft`.ti117mcreial mul m(aii a3pporttinitics within (lie /ire;"i orCity Impact." This arou is fplaarrraral fr)r• semie curr inereiatl atsex canal tho / eopai,ved sHe plt tt ti -mild crx, anel resident and sta k-ehcleler access to closer commercial anct retail o plpartimities_ o 3.05,03A, "Identify trauisitional areas to buffer commercial and residential uses, to allow uses such its offices 011d otllcr loW inte118ily uses." Poleartr'al loll, nrterrsiti, resel-s are locateel all'gj,/rant existing areas and alar not provide! ar irtxl/i t', T'lw high ii%'rtsit} r'c'4clatrllrrl rlcrc*,ti irttjfr}r C.'osico irrrp c.lsliom e itilin residewial, which is simdm.lt, 1puffilreat f xxtn the exisling to 11, elensi(v residential bil a collector. rapaati is y with !vide laawt scaalpe htrf/yrs. o 3,06M, I F, "Protect existing res idcntia1 1)roperties fro in incompatible 1a11c1 use Cleve Iopnnen t 0 1 xc pccrrt parcels, - The neatrrst e.eisting i-esialewial develo panews are sepai—aaled 11, collector and arrte4al r'apadit^arras. elalafitional tandsc:alping hilt separate 1proposeal residential rises %-om c'atnrrrerc-i{tl rues (Crrrieo). The application nary°cttivc hulicates that no deliveries will todteplace 1rciwo!cert 10:001',i?`emd 5:00 am. !hart conte en—iol trrtck delhwt-ies !vitt be restricled awaYfrortr and that call fighting will hay,shielded and 0,0,ji)ot candles at 1praplpet°ti, lines. 3.06.0111-I, "Support land uses that do not harm natural systems and resources." The e�Vistflr* load is,fitrtiled and there arae no nartr nil ,� sfems which i -cm n to hergrortc�eta�al * 3,00.021), "Restrict private curb cuts tinct accoss points on colleclors and arterial rstrerts" the jproposed site !plan and application maluest.s dimet access to Teti Mile Road located rrruglrt v hal t-' ivery hetly eii 1,osi Rapid, a auarttacior raraadwatY s and Chinelaea HAW, aSraie highwt-q arm! o ma bilr'tY vol-i-ialew. ca 3.00.0211, "Courdinite with ACAIli, ITD, COMPASS, and ether agencies to determine future h rastructure. plans, transportation corri(lors, highway olignmems, etc, and allow only compatible adjacent land uses, appropriate site designs and traffic patterns." AC111), I'l'l?, and CONIPASS have all linear Iprm,ided art aplplparlladr to and comillew oil the proposed application. IM and AC HD have hath held se vera! additional meelings to ix?view and alisouss the proposed ei plpliraal7orr.Aga my .stcl/j.� f:eprrtFlme to discass whale and Vi(,wrirlaatible"site design and trgflic pailertrs• etrlail. StaxfTrecommends the (7ommission and Council c(��Cansidv)� onl atal(lit tptted umitar oat i• oe c:aittd timis thea arra prrptjidoel lett AC1-1TJ. Jif} air o 3 0TOI D, "Adopt land use designations that will allow Ior hol.lsing opportunities fior all income levels,,"„ The atdopled fimr�we latttat use designations allapwfi)r a vai-ivy i, of/lousing 1l'lpe4 than acral, be catil'OVINO 10 art! irraWarrr' 1+y1 a°l c. lite arlplplicunrt i.s fpiapposbig ter amne x acral zernePiparrtiapns of rhe? .site ars R-15 (1feelium-h4gh Detisit)° Resielvwial,J acrd R-40 (7h`gh DunsilP Residential), The pi-oposed resiaietitied is within they clpecUied area and j'em e a esti lbe d in the Comprehensive ehensive Plan, lint the 01'el-all concept Plan lucks rirattn, q 'the rrrtxed rasa elelnelrts ileva'}sarr't'fil— it to be rrrtCt�E'r'artc'al .s.ucees#idli! as as mixed uselprarjeet. See the General l fiieal Use tc=et aanaltwis. 3.07.0,21), " Provido housing options closo to employment and shopping eemers"° The pi -o posed lrraaject would pros ide add ilional shopping crlrlaarr•trtrritr"es Parr (-1Vistirii„a and iprrrposed )'e'sidews, lh vvl'er, "`Taff is concer11vt.1 that the, site plan doos not pro Wth, adequato peaalersirie'rn Meridian City s;numil tvtepting Agenda Apo Uit201018eclaltne02 eomteeiions between )-esitleniial canal reledl uses, This pipposed location is not within a current empIql'Inum careen o 3.07,02L, 'Uwate high-density development, where possible, near open space corridors or other permanent major open space and park filcilities, Old Town, and near nukjor access thoroughfares." The Proposed is lw-wr two Parks (Keilh ffirfl Lef,,ac-j� tind fhwo(�w ' Park) and a mal I m- aecess thorougliAire WS-201'2(�). o 3,07.03 B, 14 Provide for to wide diversity ot'housing types (single-family and multi -family arrangements) andchoices between ownership and rental dwelling units for all income groups, in a variety of locations Suitable for residential development." The Proposed site J)hm 11-widd ado to klerNialls dik,el-sill, q/11011,01g. andl.wovidesfin. high dellsill, residential in close pt-oxhnitj, to a mcfjoi- trwisliorhilion coj-ri(lor. The elensiIII, of residential was not howevel-jusivie(I Ivell, Particiftm11, ill light qflhe (OplNeations complh-Ince )i,ith the mixed use standard and that it would exceed densities allowfinves within the adoijiml all -Cry land use o 7.01.01F, "Integrate land use and transportation planning to ensure that they mutually support the communitics'goals mid desires," Cily and transimn-lation agencies have met nuthiple times to iliseass the sal?jeclikoject. With V`believtw the ply#ect couhlsueo ppo)-I the mmunitit-Av"goals and 1 Summary Comments and Recommendation: Insummary, tile proposed applicationand concept plan, is not generally consistent with either of"tho proposed future land use designations. The maijor and only envisioned anchor, Costco, is entirely auto ecotric -and thcre is fimitcd 011portunitics given the store: sizcand rcmaining commmial area to mcel the intent of any mixed use designation. Tile proposed configuration, centralized on the site and facing Chindull, is not ideal ror die exisling and Rather Chao iising the. collector as as back -age road and integrating less intense retail and of type uses a(tiacent the existing neighborhood, the colimtol. is (ISQ(t as, ":e:condary access-, Given tile. :size. ref the Coll) rne rcio I area leftafter Cosico'. mid unless commercial portions cif the, site- are rotated 180 -degrees to be inclusive Nvith the existing neighborhoods, it is unlikely that any number of small adjustments will allow tile proposed development to comply with the mixed use designation, Further, (lie centralized location and orientation of Costco, makes intereonnectivity betwoon resi den tia I and comillorcial and neighborhood scildrig portion" oftho Site diffiCUlt, As (lie sole anchor and largest portion of the conitnercial area, a simple Commurcial Future land use designation may be a more appropriate designation for this corner. Other changes should still be considered to better integrate and protect any proposed residential From traffic conflicts, such as cut - through driving, and to protect the State facility from internal drive aisle congestion. Lessons learned from gag le Road should also be considered with regard to, access orstate facilities, and the impacts and driving behaviors that occur as a result, Access to Chindon may be appropriate, fain the emphasis should be ulsoviierc and less directly into Inirking areas, Consider opportunitics for better connecting the proposed residential arem to both Costtco (with a great food conter), and the satellite pads, NvIlIch illay have more neighborhood sen-ing uses' N'Toro efforts should be exlAorod to improve patliway wimectioms and dedicated pcdestrian environments so that existing anti proposed residential may access the site without having to drivQ.' TO Comply with mixed arse, requircnionts, more substantial site layout revisions would be necessary. Lessons learned from Eagle Road should also be, considered with regard to access to as State facilities, and Ille inilm("(S and driving liiollavlol'K Ihill occur as a rcsmW 'ounO Piq Meridian City 0 1 Meeting Agenda Apq . agWIVO N 002 i S. ADA COU"N'ry 111GHWAY Dia: rRICIJACTID) There al -e no site s/)c(V!C C011(litions ,f 0 (11)1vol'al associaled with the Conyweltensive Plan Afal) 11mendment anellinnexalion & Imping alyVicalions. 8.1 Site Speciric Conditions or Approval (Preliminary Plat) 8AA Comply with requirements or [TD and City of Nleridian ror the Chinden Botilcvard/US-10-26 frontage, 9A.2 Enter into a Cooperative Development Agreement (CDA) with ACIID for the widening orTen Mile Road to 5 lanes between Chinden Boulevard and Milano Drive, prior to ACIID's signature on the first final plat, 8.1.3 The Cooperative Dcvclopnicnt Agreement should include the roadway cons(ruction, contrite( requirements, as well as allocation of costs, ACHD will only provide reimbursement for (lie costs of permanent roadway improvements consistent with the lFYWP and CII'. Interim improvements are no( eligible for reimbursement and all costs would be the responsibility of the. applicant. 8, 1A In order to ensure the roadway will be improved when warranted, the following items inust be in place prior plans acceptance for the. filial plat necessitating the improvements, Cooperative Development Agrect-licrit; Financial surety provided by tile applicant meeting the terms orthe Coopera(ive Development Agreement, Dedication ofall of the right -of - way necessai3e to complete the road widening project. 8. 1. 5 It the STAR Agreement does not occur prior to AC HD's signature oil the first final plat enter into it Cooporative Development Agreement with tile District to improve the Chinden Boulevard/Black Cat Road intersection, as lWed in the ACI -ID's CIP, The Cooperative Developinent Agreement shall include the intersection WnStl-LlCtiffll, as, well as allocation of costs. ACIID will only provide impact ree credit for impact fee eligible costs of permanent intemection improvements consistent with CIP. 8.1.6 In order to ensure the Chinden Botilevard/13kick Cat Road intersection will be improved when Nvari-anted, (lie following it il."i must be in place prior plans acceptance for ttw filial plat riecessiladvig, the i mprovcme tits . Cooperative Development Agreement, Financial surety provided by the applicant meeting tile, ternis of the Cooperative Development Agreement; Dedication of all of the right-of-way necessary to complete the intersection project. 9,13 Ifthe widening rat "I'vii Mile Road WS lanes- bowecriChiiiden BoulovardaridMcMillon Roadist-omovvd frons Ow STARagre-crtiorn or if the mistillclion or Ow proposed improvellievils is not rvasible due to of timing of ACI -ID roadway construction projock in the arca, then the rollowing improvernerns.shall be constructed. Dedicate right-of-way to total 48-fect From Clic` couLerline orTun Mile Road, Constroc( a 5-1bot wide detached concrete sidewalk located as IllillilIlUkll ofd 1 -fect rrom tile. centsdine. of' Tell Mile Road abiitting the site. Provide -a permanent right-of-way casonictit for detached sidewalk,; located outside of the dedicated right-of-way. Construct as center leli turn lane and dedicated right turn kinc, oil Ten Nflic Road for the temporary full access driveway locti(ed 660"Icel north olJ,ost Rapids Drive. :�Meridlan City Council 00902" Install a signal at tine Ten Nf le Road/Lost Rapids Drive intersection, The tapplieant should bo required to enter into a signal agreement with ACI ID for the design, construction, and installation of (lie signal, The signal agreement should note that (lie intersection should be designed to provide, a 3 X 4 intersection wvith three 12 -foot wide travel Imes; one receiving lane, one dedicated left turn lane, and ono thm/right laue•. oil the: nor.lh, south, and east tapproactr, and with t+aur i 2 -forst wvi dc travel laules on the west approach; one receiving lane, one dedicated left turn lane, one thru latae, and one dedicated light lithe, The rapplieiittt is responsible for all cost's associ,aled with. the hardware, dc;-ign, and installation of the signal 11,1.8 Replace any broken or deteriorated portions of curb, glitter, and sidewalk oil Lost Rapids [give abutting (lie site. 11,1,9 Remove the existing center landscatpe. island on Deist Rapids Drive. at the Ten Mile; Ro; id imerscetiona 8.1.10 When the multifamily portion of the site develops, install "NO PARKING" signs on Lost Rapids Drive aht0ting the :site. 8.1.1 1 Close the existing driveway onto Ten Mile Read fibro the site located 480 -feet south of Chinden Boulevard, 8.1.12 Construct it 36 to 40 -foot wide temporary rill access driveway onto Ten Mile Road located ural? -feel noilh of Lot Rapids Drive, as proposed, Construct the driveway as a curb reltun tyle driveway ay with a :30 -roof radii and pave the driveway its entire wvidth at least 30-fe:et into the; site beyond the edge of pavement of 'fen Mile Road. This driveway may he restricted in the future as traffic conditions warrant as determined by AC1ID, 11,1.13 C onstrtacf one driveway onto Lost lZapids Drive; l )c ttod 350-fcm west c)f Tc,►t m lic: Road, aliglic l cente?rlirte to c4rltcrlirte with im existing driveway cart the south side Lost Rapid,,; Drive., Construct the driveway as a emb return type driveway with a30 -foot radii and pave the driveway its, entire widlh at least 30 -feet into (lie site beyond the edge; of'pav+ ment of Lost R-apids Drive. I ,1,14 t,'oaastroct otic driveway ante) Lost Rapid. Drive located 700 -feet west of Ton mile wiad, {align cowerline.. to centerline with it public street on the south side, frost Rapids Drive:. C'ortslrttct tlac ch-ivcwvity its it curb return type driveway with it 30 -foot radii and pave the driveway its entir width at least 30 -feet into) the: wile beyond the: edge or patvemctat ofLost Rapid.-,. Drive.. fi, I.I , Other than accessapproved its pari of application, clirer_t lot itt Le s, tt) Tell Mile 1{oad and Lost Rapid~ Driver is prohibited and sliaall be noted can the final plat. 8. 1, 16 Payment of impact 11ees is eine prior to iss ance of a building permit, 8,1.17 Comply with all Standard Conditions cal' Approval, 11.2 Standard Conditions of Approval (Preliminary=' flat) 8,2.1 All proposed irrigation fiteilitics sliall be.. located outside of the AC'I-ID right-of=way (includingall ctl"'ements), ,any existing irrigalion 1'acilities shall be rejoeated outside of (lie r' CI IC) right-of-way (including all ciascnacnts), 8.2.2 Private Utilities including sewer or water systems are prohibited from lacing located within the ACIID ID M't1'llt-uf-wwrCt}'. 9.23 In accordance with District p�:alicy, 7''033, the tappliLauat may Ili* required to tipdate aany existing iron- compliallt pedestrian improvemettts ubatting tite site to me iet curront Arocrivans wvitll Disabilittos Act (ADA) requirement,, The applicants ent inter should provide documentation of ADA a�� llmliancc to Di�titc�t Lac rlrf�:1tilgt Review sta f_lor revicw�', _ _ 7 (s ;Meridian City CoumAi Meeting Agenda ApOUW020181,Pa�aq x N X702 8,2A Replace any existing damaged curb, gainer and sidewalk and any that may be darnaged during the Construction of the proposed (level opm.on t. Contact Construction Services at 387-6280 (with rile number) Or details. 81,5 A license agreement and comphance whh Me I)iMUN Ove Planter pokey is rcqoired for call kandscaping proposed within ACI ID riglit-of-way or easement areas_ UAAN utility rolowadon costs associated "rith improving street 1rontages Witting the she shall be borne by the developer. 8,23 It is the responsibility of Me applicam to vai, all existing udli% widihi die right -o =way, The applicant at no cost to At shall repair cAMIg u(BRIs damaged by the applicant. The applicant shall be required to call DIGLINE (1-81 1-342-1585) at leas( two full businc,�s days prior to breaking ground within ACHD right -or -way. The allpfiewu shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (qmm or ANW) are compromised during any phase of construction, US UUHW street ems in pavement less than five years old are not allowed unless approved in wvriting by the District, Contact the District's Utility Wordinat,or at 387-6258 (with file numbers) for details. &21 AN design and construction shall be in nucordunce with be ACHD P01iCY Manual, ISPWC Standards and approved supplements, Conshvetion Services procedures and all appkablc ACHD Standards unless specifically sically Nvaived herein. An engined registered A the State or Idaho shall prepare and Certify all improvement plans. WO Construction, use and property duvuWpnwnt shall be in con (Jurinaricu with .all appl icablu rcqui rellwnts () I' tkCI-II) prior to District approval ror occupancy, 8,2.11 No change. i It the tornis and col 1di tio 118 or this approval sha I I be valid unless they are is writing; an (I sigi led by the applicant or the applicant's authorized representative and an authorized representative ol'ACHF). The burden shall be upon the applicant to obtain written confirmation of'any change From ACIID, 9,2,12 If the site plan or use should chango in the feature, AC111) Planning Review will review the site roan and may requke addRional improvement s to the Ir.tospoNadon syston at that throe. Any change in the planned use Of the property Which is tlIC subject of this application,shall require the applicant to comrdy YAW ACIID Policy ;uid Standard Conditions of Approval in place, at that tinio unless as orme requirements or other legal relief is granted by the ACFID CommNsion. 0. WAHUTHANSVORTATEON (:AW new jWge) -40- Your Safety * Your Mobility -3 Your Economic Opportunity yu Kittelson & Associates, Inc, Attn: Andy Ualeiden, P.E. 101 South Capitol Blvd, Suite 301 Boise, Idaho 83702 Via Email Dear Mr. Dalelden, P.0, Box 8028 * Boit e. ID 8,1707-2028 334"HAOI7 Rd.Waho.gov October 18,2017 The Idaho Transportation Department (ITIS) has reviewed the submitted Traffic Impact Study (TIS) dated September 2017 for the Teri Mile Developi-nont located at they soothwert cornor of US 20120 (Chinden Blvd) and Ton Milo Road. ITD.-appreclater. receiving the analysis of multiple -scenarios; however we do take exception to the reference., in the TIS and In Figure A that improvements needed to mitigate present day conditions is an irnmedlate agency responsibility. ITO acknowledges current and future Widening needs in the US 20/26 corridor plan and are committed to resolving them as furiding is available, We preseritty do not have a project programi-ried to address widening on chinden Blvd between Linder Road and Tree farm Way. Funding Is not currently available for this section, we are working to, fund the corrid prioritizipig based Oil highest traffic; volumes, with current projects funded between Eagle rid and Loc-ust Grove and Locust Grove to Linder Rd.The improvements outlined in the'] IS and as further clarified below, are required to address additional iropact-s- of the proposed development and, without a funded project, are the responsibility of the development, Please find our cornmen(s below regarding site arciess and improvements needed per the TIS, Site Access A, * Ii l) will allow a temporary right-in/right-out/left-in. at Site Access A located 116011 west of I ell Mile Road until Chinden Blvd is widened to three lanes in the eastbound direction. At that time the movement will be limited to right-In/rIght-out. The left -in movement may also be restricted prior If there are Safety concem% * The left -in CTIOVelne.nt Will rPqtllfe U left Will Iffle that shall be designed per, Figure 313-2 in the ITD Traffic Manual. A 550ft tight deceleration lane is required and !,hall bi-, designed per Figure, 3B-4 in, the ITD Traffic Manual. Per the standard the deceleration length (370ft) plus the taper (lacift) shall be )501`t, Merld!M Oity Council Westing Agenda ApOW42,`1024- aqoqta 029 60 902 site Access 13: I -lie City of Meddlan will annex In this development changing the ar.cess,area type frons statewide rural to arbor) > 35MPH res"1011j; it] a required up.qi-edia, ch iveway spacing of 790ft from the signal l and distance between driveways of 5t ft. The access spacing does not meet IDAPA minimum requirements of 790ft; however, to riot allow the right in at Site B will result in an additional 83, eastbound rights at the Ten Mile Rd and ChIndon Blvd intersection in 2024 wthIch Is already handling 341 right turns during the Saturday peak hour. Therefore, IT'D will allow a variance to the IDAPA mini nium spor-ing requirements and allow the right-in/right-out at Site Access B located 545ft Past of Site Access A and 61 ft west of Ten Mile Road. • Right deceleration shall be per Figure 313-4 in the ITD Traffic Manual. The deceleration length plus the taper should be 550ft. Due to the distance restriction between Access A and Access B (5 ft) 11D may allow for a 1(j% decrease of the standard 550ft. requirement. ITD requires the following improvements be made as Identified In the TIS: chinden Blvd- Chinden Blvd will be widened to a (our lane seaion between Tree. Farm Way and Under Road as proposed In the TIS and Include a concrete median island. The final road section design and layout will be approved by Imo, • Widening to include construction west (if Tree Farm Way to taper the pavernent back to 4 three lane section. • Install condult with fiber optk:s the entire length of the widerdrig. Intersection of Black Cat Rd and Chinclen Blvd: # A -signal shall br- installec] to ACHD rerjulrem-rit-,;. The signal polet�� nreM to lie lorated is nurh to accommodate future widening on Black Cat Rd as identified In the US 20/26 Corridor Plan. * The now signal at Black Cat Rd must be interconnected with the signals at Tree Farm Way and SH -16, IF ITD IS 8Waf-L- that the ItOrthl)ULIrld right and stud h bound left turning inoveri-tents off of Black Cat Rd fail in the 2024 TOTAL PM Peak hours, ITD awaits comments from ACHD on how they would like to address this concern. Meridian r:ixy:ucatinei!efin Agenda /�plai�tt27J�1'1IIx�fdc{ 3 36 X02 :r Intersection of Ten Mile, and Chinden Blvd: install additional eastbound thru lane and westbound thru lane as part of the overall Chinden Blvd widening, Eastbound lane corifigulatiolls ori Chinden Blvd will Include two LhrU 01 -le left (LAM 180e and a dedicated right turn lane. 0 Install additional westbound left turn lane, WestbQuod lane configurations on ChIlriden Blvd will include one combined thru/right turn lane, one thru lane and two left turn lanes. he Tran Mile Commercial Development may enter into a STAR agreement with 1TD to implement all of the., work outlined in the preceding bullets in addition to widening Chinden Blvd from Tree farm Way to the terry inatiorl of ITU's completed SH -16 project, ITD reserves the right during the STAR agreement negotiations to request additional improvements. ffl) would like, to state that US. 20/26 and its corridor is a vital east -west commuter route in this region. The department appreciates the economic opportunities the Ten Mile Development brings to the City of Meridian, but must balance that with maintaining mobility along the corridor_ Ifthe applicant Is In agreement with addressing the Items as outlined above then this TIS Is acceptable from a state highway access, safety and mobility standpoint. You may proceed with stamped engineered drawings of your proposed access and safety Improvements, Final approval of the accesses is determined once all doctimentation has been provided and the permit is signed. Maintaining -safety and mobility for Idaho's motorists Is of the utmost Iroportanre to ITO. Please let me know If yogi have any questions. I can be reached by phone at (208) 334-8340 or email, at er1ka.bowenCWitdJdaho,gov Sincerely, Erika R. Bowen, P.E. District 3 Traffic Engineer CC. Mindy Wallace ACHD Caleb Hood City of Meridian Amy Revis ITD City COUndl tAc e ii nq Agenda Apot&# 2,1026'W PaHdqrf�, M N X502 . TIN it i-rr r t ?Fro]! i}x..>d 3f?f'=§®3, to ':7 �3 •.• _44_ t� , . Meridi�E� t iiy n u i Meeting Agenda nd F��r�I� A � . � 3: . fl �o2 Muldlaro, Oda" A Exhibit C; Legal Description & Exhibit Map foi- Annexation & Zoning Boundat•y lam MEMS= 9233 WEST STATE STREET I BOISE, Ia °3714 1 209.639,6939 1 FAX 208.639.6930 september 14, 2017 i'roject No.. 17-104 EXHIBIT LEGAL DESCRIi'TION FOR REZONE TO R-15 A parcel of land being a portion of the Northeast 1/4 of Section 27,1 ownship 4 North, Range 1 West, Bolse Meridian, Ada County, Idaho and being n'rore particularly descrihed as follows: COMMENCING at a found alunninurn cap monument marking the Northeast cornerof said Section 27, which bears S89117'35"E a distance of 2,647,29 feet from n found aluminurtr cap monument marking the North 1/4 corner of said Section 27; thence fallowing the northerly fine of said Section 27, N89"17'35"W a distance of 1,18&00 feet to the POINT OF BEGINNING, Thence leaving said northerly line, SOO'42124"W a distance of 1,201,62 feet; Thence 560.75 feet along the arc of a circular curve to lire left, said curve having a radius of 1,381,37 feet, a delta angle of 23"3.5'31", a chord hearing of N81"40'14"W and a chord distanrr: of 556.91 feet; Thence S86"42'00"W a distance of 27.55 feet; Thence 221.61 feet along the arc of a circular curve to the left, said curve having a radius of 3.,070.00 feet, a delta angle of 11"52'01", a chord Dearing of 530'4600"W and a chord distance of 221,22 feet; Thence S74'50'Ofl"W a distance of 13.2:27 feet; Thence 182,88 feet along the arc of a circular curve to the right, said curve having a radius of 410,01 feet, a delta angle of 25'33'22", a chard Dearing of S87'36'43"W and a chord distance of 181,37 feet,• Thence N79"306"W a distance of 69.42 feet; Thence 266,33 feet along lite are of a circular curve to the right, said Curve having a radius of 3so.00 feet, a delta angle of 43'35'54", a chard hearing of (457`31'24"W and a chord distance of 259.95 feet; Thence 579.43 feet along the arc of a non -tangent circular curve to the right, said curve having a radius of 691.53 feet, a delta angle of 49'W29", a chard hearing of N11"42'58"W and a Chord distance of 562,63 feet; Thence, 389.18 feetalonethe are of a non -tangent circular curve to the left, said curve having a radius of 1,880,00 feet, a delta angle of 11°51'38", a chord hearing of N06"21'23"E and a chord distance of 388,48 feet; Thence Np0°25'35"E a distance of 123.98 feet to the northerly line of said Section 27; Thence followingsafd northerly line, S89"17'35"E a distance of 1,459.29 feet to the POINT OF BEGINNING, said parcel description contains 39.005 acres, more or less, and is subject to all existing easements and/or rights-of-way of record or implied, L A 1',4 s Attached is EXHIBIT and by this reference made a part of a,, �k t 662 OF 1 FNGINLERSI SURVLYORS i PUANNERS www.kmengAp,caarn 4-i Meridian City Council Meeting Agenda Apghgtl 228201-8 P-a@d08 itf M002 kim 11233 wr.si ,-•1A`f- fRrTT I 13,015r,10. 3714 l 208.539,6930 I FAQ 08,639.6930 December 11, 2417 Project No, -,17-104 EXHIBIT A LEGAL DESCRIPTION FOR REZONE TO R-40 A parcel of land being a portion of the Northeast 1/4 of Section 27, Township A North, Range 1 West, Uolse Meridian, Ada County, Idaho and being more particularly described as follows; COMMENCING at a found alurinum rap monument marking the Northeast corner of said Section 27, which bears S89'17'35"11 a distance of 2,647.29 feet from a found aluminum cap monument marking the North 1/4 comerofsaid Section 27; thence following the northerly line of Bald Section 27, N89"17'35"W a distance of 1;1.88.00 feet; Thence leaving said northerly line, 500"47'74"W a distance of 1,065.00 feet to the POINT OF BEGINNING, Thence S89°15'45"f a distance of 863.62 feet; Thence S00°3C,',2"W a distance of 179.49 feet; Thence S89°50'00"W a distance nf5,50 feet; Thence 500"35'20"W a distance of 166.79 feat; Thence S09°57'53"W a distance of 121.64 feet; Thence 42.90 feetainng the arc of a circular curve to the right, said curve having a radius of 1,380.00 feet, a delta angle of 01"46'52", a chord bearing of N81°29'40"W and a chord distance o(42.90 feet; Thence5S9.3ofeet along the arc of a circular curve to the right, said curve having a radius Of 1,380,()n feel, a delta angle of 23"13'19", a chord bearing of N68'59`34"W and a chord distance of 555.48 feet; Thence 105.20 feet along the arc ata circular curve to the left, said curve having a radius of 1,381,37 Not, a delta angle of 1.2635`33", a chord bearing of N63*42'42"W and a chord distance of 304.58 feet; Thence N00°42'24"E a distance of 136.82 feetto the POINT OF BEGINNING. Said parcel description contains 6.196 acres more or less, and Is subject to all existing easements and/or rights-oUway of record or implied. Attached is EXHIBIT Band by this reference made a part of, /�,LLAyns C)Of r; a. 662 4 Of 0r` 1-14GINFUS I .`3U)RVrYOKS l PLANNERS www,knwngllp,cnm 46 - Meridian City Council Meeting Agenda ApgijR#+ 30201-8 Pa9agIA334 Ofl 002 km923AWEST 5STATLSTRUT 1 1 208,09.6939 1 FAX 2013.639,6930 December 11, 7017 Project No.; 17.104 EXH1131T A LEGAL DESCRIPTION rOJJ RV-ONr TO C-6 A parcel of land being a portion of the Northeast 1.14 of Section 27, Township 4 North, Range 1 West, Boise Meridian, Ada CountV, Idaho and being more particularly described as follows: BEGINNING at a found aluminum cap rnonunient marking the Northeast corner of said section 27, which b,-arsS89"17'35"E a distance of 2,647.29 feet frorn a found aluminum cap monument marking the North 114 corner of said Section 27; Thence folloWing the easterly line of said Section 27, S00*20'42"W a distance of 1'540.74 feet; Thence leaving said easterly line, N89139'18"W a distance of 184.82 feet, Thence 175,11 feet along the arc of a circular curve to the right, said curve having a radius of 1,380.00 (eel, a delta angle of 07'16'13", a chord bearing of N86'01'12"W and a chord distance of 174.99 feet; Thence N09*57'53"E a distance of 121,64 feet; Thence N00035'20"E a distance of 166.79 feet; Thence N89'59'00"E a distance of 6,50 feet; Thence N00'36'22"E a distance of 179.0 feet; Thence N89*15'45"W a distance of $63.62 feet; I hence Non'4224"t a distance of 1,065.00 feet to the northerly line of said Section 27; Thence following said northerly line, S99'17'35"E a distance of 1,188.00 feet to the POINT OF BEGINNING, Said parcel descf 1ption contains 32.830 acres, more or less, and Is subject to all existlog easements and/or rights-of-way of record or implied, Attached Is EXHIBIT B and by this reference made a part of. L A N10-- X 662 Of 0 K CityCouncii NORTH 1j4 raVAR { Of oE m'o NORTNEAV CORNER SE �ICr: t 7 e - - _ � _ '3 - 264729- SECTION 27 155,69 W. CHINDEN ALVO 7- ��,�_��,y,L.1 21- 23 Ll o" 1 POINT OF atGUINitN. Po f,i OF �.E�.Nt ItIG � ft3ri P3EZOF3E TO Pk -a FOR REZQ lE fb C -G a m N, TREE (FARM WX( 6 48 4Cq 0 r PROPOSED Zit {3f,Fis4T Tg - .a .MIM ACREAGE: t" AE70NFArAEM9:WC0'±Ac 04 � E1 cf u Ua POINT OF BiG a -i 1- er"fi IN FOR REZONE TO R-40 LS L § - -' �! P'ROPOSE'D ZoNiNq: R -.,o N su�r3=wsscre n�a. � �� -�-�� L7 G� �.-� � - - suatalsn-StOf, - � `� L3 LF QEN1), W. LOST RIDS DR. - SECT -1111N, EINE u;•aRt�rrr�_i ZONING 13CUNDAIRY LINE C2 1 - - dp,L;,W4t BOUNMRY LSE —IDGE .2 W� __ _FV"—t{t5T1NG; f�itW-I)F-WAY LINE N CH i "RCH �IuRCr{ & ,ALUMINUM W � SUI{, 0 G�t�Iwt.t.TE>1• ROItaT � a�� tt►, L'LN¢ M ENS �+ a� 0 2GO 400 800 4$ 1 6 _ Ptah Scale ,r� 15yirt EA -5T 1/4 CORNER- -OF + SECTION 27� 26 Y K _ ,�_ CATC .SHEET: I OF 2 kin Rf ni[63 StatC95x�.it.�+i$�t# ?M 9ciT SIAU SIFT i id -k ?iuSJ da -nisi 4., ,,;.Meridian CityCoartcil Moeflog CORW T14ALE E1 F1€ € TA W11 c Ll 164, B12 my39liolm, L2 — 201 KY35'20'4 U C-1.0 G2 I WO, 62767 t�g 1 V4 fi'ql ZW4VOQ-W VAI$Voo'?o LO 112,27 w LID 1213198 L11' Nw"Iww W _0-3a51 0,51-37' CORW T14ALE IJAIAA CHO" ORG G2 I WO, 62767 imam, ss -5,304 23'13u" Nw"Iww 0,51-37' 3a5.20 17-19',33' N&342*0,`N C6 1071iCO' 221,81' 11'B2'01® SVV4VD5-W 410,01' 15 .EW 51S .V3' W SA7760-(; VI WM MUM' 45'36'64- Il3'FA1'94-Iff c.) uv1,53, 578,13' 45W29- NI V42'5h'W cio 1"O'cv. g.la, Irzilm- fi_e2v7.1,f,_ _49._ I it -a' 34.58' _ WZY 7E,T1 fly' Meridian Cliy Coun(A Meeting Agenda Ap&!VAP201-8 PogaYOW i5q 902 0 SHEET! 7 OF 2 D. Required Findings from Unified Development Code 1. COtvll'REI]EiS'SIN'EPI,ANANliiX-I)N,IPN'f*. Upon recoalmenclafion from the Commission, tile Council shall Inake a full investigittion and shall, tit (lie poblic, hearing, review the application. I#) order (o (Want an arriendment to the Comprelictisive Plan, (lie Council shall make the following, findings: a. The proposed amendinent is consistent with the other elements of the Comprehensive Plan. The City Council finds; that the proposed map amendment from Mixed Use --- Community and Medium Density Residential to Con-iniercial (16,5 acres) as depicted in Exhibit A.2 is consistent with elements of the Comproliensiveas discussed during the hearings can Nlarch I and April 3, 201& b. The proposed amendment provides an improved guide to future growth and development of the city. The: City Council finds that the. pi-oposal to modify (lie Future Land Use Map to allow for coninicrQ411 uses will laic cornpatible with future adjacent residential uses i frevisions are Illade to the concept plan as recommended in Section IX and Exhibit B, c. The proposed amendinent is internally consistent with the Goals, Objective$ and Policies of the Comprehensive Plan. The City Council finds that the proposed amendment is consistent with the Goals, Objectives, and Policies of tile Comprehensive Plan (see Sections VII and IX For d0aited analysis). d. The proposed 11111CF[dillCilt is COnSiNtent with the Unified Development Code. Tile City Council finds that the proposed amendment is consistent with tile Unificd Devolopment Code, c. The amendment will be compalffik- with existing and planned surrounding land uses, The City Council finds; the proposed amendment will be compatible with adjacent existing and planned future residential if the site is developed in accord with the concept plan in Exhibit A.3 and theconditions of approval contained herein. f. The proposed amendment will not burden existing and planned service capabilities. The City couttei I lands that the proposed amendment wi I I not burden existing and planned service capabilitics in this portion of the city. Sewer and water services arc:. available to be extended to this site. I g. I'lie proposed map amendment (as applicable) provides a logical Juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. The: City COURCit finds the proposed map amendment will provide a logicaijuxtaposilion of uses. h. The proposed amendment is in the best interest of the City of Meridian. For (lie rca,ons stated in Sections Vil 'and IX and the smbjeet Findings abovel, 1ho Oty Council rinds that the proposed amendment is in the best interest of (lie City. 2. ANNEXATION & ZONING,' Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review tile application. In order to grant an annexation, the Council sliall make the following findings: � 50, Meridian OiyCaundl N11rnflt)p, Agoridm Ap6W&t42AJ)201B K@aqe)0,WVA 902 a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The City Council finds (hat the proposed 111ap arnendirient to (lie R-15, R-40 and C-0 zoning districts is consistent with the existing MDR and proposed Commercial FLUIM designations for this site and should be compatibi c with existing and future uses in the area, Therelbre, City Council finds the aniendinent is consistent with the applicable provisions or the Comprehensive Plan (see sect 11 io V11 above for niore information), b, The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds that (lie proposed rnap arnendirient to (lie R-15, RAO and C-0 zoning districts is consistent with the purpose statements or the commercial and residential districts as detailed in Section Vill above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds that the proposed zoning arnendnient will not be detrimental to the 1)Ublic health, safety, or welfare tithe site is developed in accord with the conditions of approval in Exhibit B. City utilities will be extended at the expense of the applicant. d, 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, The City Couricil finds dim the proposed zoning amendinont will not result M any adverse impact upon the delivery of services by any political ,subdivision providing services to this site. e. The anne\ation is in (lie best of interest of (lie City (UDC 11-513-3.R). The City Council finds the proposed annexation ofthis property is in the best interest of (lie City tic applicant develops the site inaccord with the conditions listed in E'xhibi( B, 3. PRELIMINARV PLAT: In consideration of is preliminary plat, combined pre limn aryanti firial plat, or short plat, the decision- making body shall make the following findings: 5 P-1 a. The plat is in conformance with the Comprehensive Ilia"; The City Council finds that the, proposed plat is in substantial compliance with the Medium Density Residential and amended Commercial designations in the FLU M contained in the Comprehensive Plan. Ieasu see Comprehensive Plan Policies and Goak Section JII, ql'the St(# n I e ,j'Rqj)oN,[br i o - hilb)-nialion. b. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that public services are available and wi I I be provided to the. sulijeet property upon development, (See Exhibit B t?f1he 5`la *Reporifijr lnory detailsfi-olll c. The plat is in conformance with scliedided 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 developer at their own cost, (lie City Council finds that the subdivision will not require the expenditure of capital improvement funds. Meridian City Cot �indl',Meafiniq AgetWa ApgWO,?,I -8 Plageac 07. C, d. There is public financial capability of supporting services for the proposed development; Based ort comments provided in Exhibit B from the public service providers (i.e., Police, Fire, ACI -ID, etc.), the City Council finds there is public rinancial capability of supporting services for the proposod developinent, (See Exhibit B for more detail.) e. The development will not be detrimental to the, public health, safety or general welfare; and The City Council find-, the proposed development will not be detrimental to (lie public health, safety or general welfare. ACIID and ITD consider road safety issues in their analyses. fThe development preserves significant natural, scenic or historic features, The City COL11161 is not aware of any significant natural, scenic or historic features on this site that need to be preserved, 4. i4�loiiiric,%,i,iotsoFUDCS'I'A'I-�rHIC.118lAyAcct.,,i.sS'I',%,NI)ARI)S: Under UDC § 11-311-3, the Council nuty consider and rt/>p4, inodficcaiofls to x1file high1val)" acccmv stan(lartA sq)oj) Itlaho own.yportation departnient. Based on UDC § 11-31-1-3, the Council finds that modification of the City's state highway access standards is warranted, On October 18, 2017, the Idaho Transportation Department submitted agency comnicnts on (lie proposed development, which recommended permitting direct access onto SH 20/26 as stibmitted by the applicant's plans. Based on thi,,-, specific rccon-trwndation, (lie. Council elects to modify such standards because direct access onto $11 20/26 reduces, (level optn ont impacts and improves traffic Clow on surt-ounding streets, including W, Lost Rapids Rd. and Teti Mile Rd., which will positively impact neighboring residences. In addition to inecting the requirements for niodified access standards, the proposed access also meets the City's variance standards as noted below. 5. VARIANCE: The City Council shall apply the standards listed in Idaho Code 67-6516 and all the findings listed in Section 11-5134E of the UDC to review the variance request, In order to grant a variance, the Council shall make the following findings: a, The variance sliAl not grant a right or special privilege that is not otherwise allowed in the district; The Council finds the variance does not grant a right or special privilege, The Idaho Transportation Department, the agency with authority over SH 20/26, has recomii-icndcd the access permitted by the variance kir the benefit of the state hio, iway system, Other properties in the vicinity, that run a(tiacent to SH 20/26 and SH 55, have historically beers granted direct access onto SI -I 20426 and all necessary right of way for mitigation has been or will be acquired, b. The varianoe relieves an undue hardship because of characteristics of the site; and The Council finds the variance will relieve ,in undue hardship caused by the characteristics of the. site because the, site requires additional access. The shape of the lot, rectangular with significant frontage on S1420/26, necessitates midpoint access onto SH 20/26 for traffic flow and safe(),, The surrounding roads and existing access points are insufficient to serve the site; direct access onto SH 20/26 is necess,iry to disper,u tran-je 1111-ott-ghout than area, Strio adhercilee to the City's state highway access standards vvottld result in undue hardship, to the applicant by preventing (lie applicant from using the property for its proposed use. c. The variance shall not lie detrimental to the pohlic health, safety,, and ivelfare. The Council finds the variance will not be detrinicnial to the public health, safety, or welfare because (lie Idaho Transportation Depaitment, the agency with jurisdiction to plan, de -sign, and gran( access permits onto the state highway system, has specifically recommended the direct access onto SH 20/26, The direct access will improve traffic flow and reduce congestion reskilting in increased safety. didia 02