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HomeMy WebLinkAboutPZ - Applicant's Response to Staff Report 8-15 DEVELOPMENT REAL PROPERTV ZONINC CLARK WARDLE Geoffrey M.Wardle (208) 388-3321 gwardle@clarkwardle.com August 14, 2024 Via email (sallen@meridiancity.org) City of Meridian c/o Sonya Allen 33 E. Broadway Ave. Meridian, ID 83642 RE: District at Ten Mile Applications H-2023-0071 CW File#: 24101.0 We have reviewed the Staff Report for the District at Ten Mile Applications, H-2023-0071, in advance of the hearing on August 15, 2024. We appreciate Staff's work and guidance. We understand Staff's position regarding the Ten Mile Interchange Specific Area Plan ("Ten Mile Plan"). The surgical approach we pursued in developing design standards, implementing a realistic mixed use plan, working within Meridian's Unified Development Code ("UDC"), and implementing the land use compatibility matrices adopted in the Ten Mile Plan, with our master development plan is defensible and valid. As noted by Staff,the City Council has recognized the limitations of the Ten Mile Plan in light of economic development trends, neighborhood evolution, and the UDC's existing requirements. The City Council in their approval of both Avani Neighborhood Subdivision, H-2023-0049 and Ten Mile Center, H- 2020-0074, acknowledged that adherence to the TMISAP does not make it an absolute zoning code, but rather an aspirational guide, accommodating alternative development plans. However, we are neither too proud, nor too stubborn,to acknowledge that Staff's alternative proposed path leads to the same result, and more importantly, does so in a manner that Staff can support. We therefore agree with Staffs recommended alternative findings and actions: If Council is of the opinion the proposed development plan is more appropriate for this area than envisioned in the adopted TMISAP, Staff recommends alternate FLUM designations and zoning are approved consistent with the proposed development plan, as follows:MHDR and R-15 zoning for the property in Area 1;and Commercial and C-G zoning in Areas 2 and 3, as shown in the second map in Section VII.0 below. — APPLICANT AGREES! Staff suggests changes to the FLUM and associated zoning to coincide with the proposed plan (i.e.Area 1 —MHDR FLUM designation with R-15 zoning;Areas 2&3—Commercial FLUM designation with C-G zoning). —APPLICANT AGREES! T.Hethe Clark Geoffrey M-wordle Joshuo J.Leonard Preston B_Rutter T:208.388.1000 261 E Front St.Suite 310 F 208.388.1001 PO Box 639 clarkwardle.com Boise ID 83701 Date: August 14, 2024 Page: 2 Staff finds the alternate map amendment, as suggested by Staff if Council deems the proposed development plan appropriate, complies with the applicable provisions of the Comprehensive Plan.—APPLICANT AGREES! Staff finds the alternate map amendment, as suggested by Staff if Council deems the proposed development plan appropriate, complies with the regulations outlines for the proposed districts.—APPLICANT AGREES! Staff finds the alternate amendment suggested by Staff that's consistent with the proposed development plan, if approved by Council, is consistent with the other elements of the Comprehensive Plan.—APPLICANT AGREES! We believe that Staffs alternative approach will arrive at our desired destination. As such, we can support and agree with Staffs alternative recommendation of FLUM designations and zoning modified consistent with the proposed development plan to implement a FLUM designation of MHDR and R-15 zoning for the property in Area 1 together with a FLUM designation of Commercial and C-G zoning in Areas 2 and 3 all as set forth in the maps prepared by Staff in Section VILC of the Staff Report. We will provide a phasing plan prior to the City Council hearing to assist in understanding infrastructure improvement timing. Additionally, if Staff and the Commission desire for us to modify the Applications to adhere to Staff's alternative recommendations prior to the presentation to the City Council,we are willing to do that, so that the Staff and the Commission can both recommend approval of Applications adapted to conform with Staff's alternative recommendations to the City Council. Sincerely, i Geoffrey M. Wardle