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HomeMy WebLinkAboutCC - Staff Report for 9-24 REVISED/UPDATED COMMUNITY DEVELOPMENT C��fERJMAN*,­ DEPARTMENT REPORT i Qa H o HEARING 9/24/2024 - IN I �: DATE: Continued from:911012024& 911712024 low TO: Mayor&City Council .___---__ , FROM: Sonya Allen,Associate Planner 00 208-884-5533 --- sallen@meridiancity.org _��iJ— __ - APPLICANT: Ball Ventures Ahlquist -,- SUBJECT: H-2023-0071 Legend _ Project Location c J District at Ten Mile-CPAM,MDA, i.: - _Area of Impact RZ,PP := City Limits LOCATION: Northwest corner of S.Ten Mile Rd. & O Analysis o 1-84 in Section 15,T.3N.,R.1W. I. PROJECT OVERVIEW A. Summary The Applicant has submitted applications for the following: • Amendment to the Future Land Use Map in the Comprehensive Plan(CPAM)to change the designations on portions of the subject property and adjacent properties,resulting in a net change in this area as follows: Medium High-Density Residential(MHDR) (+9.26- acres),High Density Residential(HDR) (+2.66-acres); Mixed Use-Residential(MU-R) (-10.61-acres),Mixed Use -Commercial(MU-C) (+0.32-acre),Mixed Employment (ME)(-0.22-acre), and High Density Employment(HDE)(-1.40-acres); • Modification to the existing Development Agreements(MDA)(Vanguard Village H- 2021-0081,Inst.#2022-049799; Fedrizzi Ten Mile LLC AZ-11-001, Inst.#112073618; SJJV LLC AZ-11-001, Inst. #112073617;Janicek Properties LLC AZ-11-001, Inst. #112073616)to consolidate them into one(1)new agreement,which will replace the previous agreements (or a portion thereof, as applicable for Vanguard Village),and include a conceptual development plan for the overall area; • Rezone(RZ)of 7.48-acres of land from the C-C to the TN-C district; 12.96-acres from the H-E and R-40 to the C-C district; 9.13-acres from the C-C to the H-E district;25.97- acres from the C-C and H-E to the C-G district; and 1.37-acres from the H-E to the M-E zoning district; and • Preliminary Plat(PP) consisting of 38 building lots and one(1)common lot on 108.77- acres of land in the TN-C, C-C, C-G,H-E and M-E zoning districts. B. Issues The proposed conceptual development plan,use area plan and intensity of development is not consistent with the development guidelines in the TMISAP for the proposed FLUM designations. City of Meridian I Department Report 1. Project Overview Further,the TN-C zoning is not an appropriate zone for the proposed multi-family residential development(see analysis in Section III below for more information). C. Recommendation Staff: Staff is in support of the proposed plat but is not in support of the proposed MDA,CPAM and RZ applications as the proposed development plan doesn't meet the minimum development guidelines in the TMISAP and doesn't provide the mix of integrated uses desired in Mixed Use designated areas. If Council is of the opinion the proposed development plan is more appropriate for this area than that 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. Otherwise, Staff recommends denial of the proposed MDA, CPAM and RZ applications. Commission: Recommend approval to Council with the additional recommendation that Council consider if the proposed FLUM designations &zoning are consistent with the proposed development plan and whether those need to be modified. D. Decision Pending II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Agricultural - Proposed Land Use(s) A variety of uses are proposed consisting of multi-family - residential(apartments&townhome style);commercial (large format/anchor and specialty retail,restaurants, entertainment,recreation,hospitality,childcare,office); and employment(medium to higher density office, commercial,recreation,medical and hospitality uses). (See Use Area Plan in Section V.H) Existing/Proposed Zoning Existing:H-E(High-density Employment),C-C VII.A.2 (Community Business),TN-C(Traditional Neighborhood Center) Proposed:TN-C(33.42-acres),C-C(59.11-acres),C-G (General Retail and Service Commercial)(25.97-acres), M-E(Mixed Employment)(10.19-acres)and H-E(34.82- acres) Ad Existing/Proposed Future Land Use Existing:MHDR(Medium-high Density Residential),MU- VII.A.3 Designation Res(Mixed Use—Residential),Mixed Use—Commercial (MU-Com),HDE(High-density Employment) Proposed:MHDR(on adjacent property only),MU-Res, MU-Com,HDE Table 2:Process Facts Description Details Preapplication Meeting date Tuesday,November 21,2023 Neighborhood Meeting 12/4/2023 Site posting date 8/5/2024 City of Meridian I Department Report II.Community Metrics Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received No • Commission Action Required No • Access S.Ten Mile Rd.,arterial street • Traffic Level of Service F Traffic Impact Study(Y/N) No(ACHD didn't require one;ITD is requesting one) ITD Comments Received Yes—ITD requests a Traffic Impact Study for this development as impacts to the State Highway System are anticipated due to the type and proximity of the development. Meridian Fire Distance to Station:2.1 miles to Station#2;Response Time: 3 minutes Meridian Police Distance to Station:5.9 miles;Response Time:4:13 minutes Meridian Public Works Wastewater Distance to Mainline: Sewer is in S. Ten Mile Rd. and stubbed to this property—it's in the process of being extended to the west in S.Vanguard Way to serve this site; Impacts or Concerns: See Public Works comments Meridian Public Works Water Distance to Mainline:Water is in S. Ten Mile Rd. and stubbed to this property—it's in the process of being extended to the west in S.Vanguard Way to serve this site (pressure zone 2);Impacts or Concerns: See Public Works comments See City/Agency Comments and Conditions Section for all department/agency and the public record for comments received on this application. City of Meridian I Department Report II.Community Metrics Figure 1:One-Mile Radius Existing Condition Metrics Reference Parcel:51215131401 Date Retrieved:2024 18/6 Parcel Count Parcel Acreage I nfill Indicator: 156 709 Surrounding Area 314% ► of city ® City Limits 1,429 ■ Not City 7 7Q7 Household Change Household& Population Growth ■ Households 02020 Population Change:34.5% Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 Use Types Residential Addresses All Addresses ■ Single-family 72% 69% 4% ❑ Multi-family 28% 27% ® Commercial Preliminary Plats(last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 1000 2D00 3000 4000 0 1000 2000 3000 4000 ■ Single-family Multi-family 2.00 - 1,000 Single-family °i 1.50 Residential u C a Parcel Diversity N 1.00 Soo U O Parcel Count in 0.50 u m Q.10 *Average Acres 0.00 0.00 u.14 a 0 R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average 15.00 aiResidential NetDensity Q 10.00 010.04 o 0 7.30 5.00 $.20 o.00 ____qa•39_____q0:00 Dwelling Units 1 Acre R-2 R-4 R-S R-15 City of Meridian I Department Report II.Community Metrics Figure 2: Service Impact Summary Ready OW 0 0 0 0 a Marginal Caution �y�o�ye C:e��t 00 a ��\ie Q0\�`e ��4 ���� a\o� \���� \Q`\�e 4 ` M. aC.°c roo .�o° Qac oa �' S Q- III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. History This overall property consists of several parcels of previously annexed land governed by five(5) different Development Agreements (DA) (i.e. The 10 at Meridian;Vanguard Village; Fedrizzi Ten Mile,LLC;Janicek Properties Ten Mile; and SJJV,LLC).The southwest portion of this site (Parcel#1215427850)was included in the Vanguard Village preliminary plat;the final plat is currently in process.Links to these agreements are provided below in Table 4. The existing DA's for Fedrizzi, Janicek and SJJV do not include a conceptual development plan but do include provisions for future development of the property and restrictions on certain uses. Prior to development, an amendment to these agreements is required to include a conceptual development plan that demonstrates compliance with the TMISAP. The DA for Vanguard Village includes a conceptual development plan, shown in Section VI.F below, and provisions for future development of the property consistent with the TMISAP; an amendment to the DA was recently approved but has not yet been recorded.Note: The amended DA does not affect the subject property. The concept plan included in the DA for The 10 at Meridian,the adjacent property to the north, did not include a development plan for the property at the northeast corner of this site that was previously part of that development. Table 4:Proiect Overview Description Details History AZ-09-008 (Meridian Crossing—Ord.#10-1467;DA Inst.#110115738); AZ-11-001 [Ten Mile Annexation—Ord.#12-1520(Fedrizzi Ten Mile LLC—DA Inst.#112073618,Janicek Properties Ten Mile—DA Inst. #112073616,SJJV,LLC—DA Inst.#112073617)];H-2021-0025(The 10 at Meridian—Ord.#21-1948,DA Inst.#2021-132704);H-2021-0081 [Vanguard Village—RZ,PP,CUP,MDA Inst.#2022-049799(replaced previous DA#110115738);H-2023-0072(Vanguard Village—MDA not yet recorded);FP-2024-0012(Vanguard Village FP,PS—currently in process) Phasing Plan 1 Physical Features The Purdam Gulch Drain crosses this site.The Williams Northwest gas pipeline crosses the southwest portion of this site that's part of the Vanguard Village plat. Acreage 108.77-acres(preliminary plat); 163.67-acres(DA boundary) 38 building lots; 1 common lot City of Meridian Department Report 111. Staff Analysis B. General Overview Comprehensive Plan Map Amendment: This property is within the area governed by the Ten Mile Interchange Specific Area Plan (TMISAP),which is part of the City's Comprehensive Plan. An amendment to the Future Land Use Map(FLUM) in the Plan is proposed to change the land use designations on portions of the subject property and adjacent abutting property and right-of-way,resulting in a net change in this area as follows: (see FLUMMap-Adopted vs. Proposed in Section VT C below) Net Land Use Change =Total Change0 Med-High Density Residential 9.26 High Density Residential 2.56 MU-Res 1.51 MU-Com (11.80) Mixed Employment (0.22) High Density Employment (1.40) Total (0.001 The map amendment includes some"clean-up"changes recommended by Staff on the abutting property to the west(Endurance Holdings—Parcel#S1215244200,zoned R-15 and mostly designated MHDR); and the right-of-way for W. Cobalt Dr. along the northern boundary of the site adjacent to Outer Banks Subdivision(zoned C-C and designated MU-Res)based on the existing multi-family entitlements on those parcels and the Applicant's proposed amendment(see pink/white dashed line area on the exhibit in Section V.0 below).Without including the proposed clean-up changes on adjacent properties,the changes to this property are as follows: -2.8-acres of MHDR,no change to HDR,+2.3-acres of ME,+3.74-acres of MU-Com, and no change to HDE. In summary,most of the Applicant's proposed changes are just a reconfiguration of existing FLUM designations and not significant changes. Development Agreement Modification: A new Development Agreement(DA) is proposed to consolidate and replace all of the existing DA's(i.e.Vanguard Village H-2021-0081, Inst. #2022-049799; Fedrizzi Ten Mile LLC AZ-11- 001,Inst. #112073618; SJJV LLC AZ-11-001, Inst.#112073617;Janicek Properties LLC AZ-11- 001,Inst. #112073616)on the subject property. A new conceptual development plan is proposed for the overall area as shown in Section V.G below; the existing conceptual development plan for Vanguard Village is included in Section V.F below—changes are proposed to that plan. The other DA's do not include conceptual development plans and require modifications to the agreements to include one prior to development. A phasing plan is not proposed for the overall development plan.As this is critical in understanding timing for infrastructure improvements, Staff recommends one is submitted prior to the City Council hearing. The Applicant has declined to do so. Rezone: A rezone of 7.48-acres of land is proposed from the C-C to the TN-C district, 12.96-acres from the H-E and R-40 to the C-C district,9.13-acres from the C-C to the H-E district,25.97-acres from the C-C and H-E to the C-G district,and 1.37-acres from the H-E to the M-E zoning district. With the proposed rezone, a significant amount(i.e. 21+/-acres) of the H-E zoned area will be lost and replaced with C-C and C-G zoning,which will likely further decrease the amount and intensity of employment uses in this area because a wider range of uses are allowed in the C-C and C-G districts than the H-E district(i.e. allowed uses in the H-E zone consist of corporate headquarters, office complexes,research and development facilities and complementary services such as conference centers and hospitality use with limited retail; allowed uses in the C-C district are larger scale and broader mix of retail,office and service uses; allowed uses in the C-G district are the largest scale and broadest mix of retail, office, service and light industrial uses). This will result in less employment uses(i.e. family wage jobs) in this area than anticipated,which is a key City of Meridian I Department Report III. Staff Analysis component of the TMISAP. Note: If Council approves an amendment to the FLUM for the proposed development plan and Staffs recommended associated"clean-up"items, a rezone from H-E to M-E (on the southern portion of the site) and C-C to R-40 (Cobalt right-of-way) should also be approved. Preliminary Plat: A preliminary plat is proposed consisting of 38 building lots and one(1)common lot on 108.77- acres of land in the TN-C, C-C, C-G,H-E and M-E zoning districts. The plat does not include the Vanguard Village property. The plat is proposed to be developed in one(1)final plat phase. Staff recommends the subject property is subdivided prior to issuance of any Certificates of Occupancies within the development. Permanent addresses cannot be assigned until Ada County has approved street names. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on this site; infrastructure improvements are currently being constructed. 2. Proposed Use Analysis (UDC 11-2): A Use Area Plan was submitted with this application and included below in Section VI.H. The Plan depicts three (3)different areas;however,the boundaries of these areas do not coincide with the proposed FLUM designation boundaries,which makes determining consistency with the FLUM designations difficult. These areas are as follows: • Area 1) accommodates a mix of multi-family residential such as townhomes and multi- family. This area is mostly designated MU-Com with MU-Res and a small amount of MHDR and zoned mostly TN-C with some C-C. The map amendment proposes a MU-Res land use designation with TN-C zoning for the entire area. The Applicant states a gross density of 8 to 12 units/acre based on 268 to 402 residential units on 33.42-acres of land is proposed, consistent with the density range desired in the MU-R designation. A diversity of compatible land uses is encouraged in MU-Res areas,which may include a mix of residential,office,retail,recreational, employment and other miscellaneous uses. While the focus is on residential uses,the horizontal and vertical integration of retail,office and employment uses is essential.This designation requires developments to integrate the three(3) major use categories—residential, commercial and employment. Live-work units are strongly encouraged as are a variety of other housing types. Office, employment and commercial uses are generally small in scale and focused on neighborhood services within the MU-Res area. Traditional neighborhood design concepts—higher density buildings close to the street, easy pedestrian access,narrower streets to slow traffic,parking lots behind or under buildings, and residences with porches or balconies facing the street—are essential.The mix of uses should allow for a diversity of housing with for-sale and rental properties and may be achieved horizontally throughout the site;however,vertical mixes within buildings are highly encouraged. The goal to achieve in these areas is a floor area ratio (FAR)of 0.75 or more.No more than 40%of land area within MU-Res areas should be utilized for non- residential uses.An overall target density of 8 to 12 dwelling units per acre is desired with higher densities allowed on individual projects. City of Meridian I Department Report III. Staff Analysis The purpose of the TN-C district is to serve as the focal point of a neighborhood center, containing retail,commercial,and community services to meet the daily needs of community residents within a one-to two-mile radius.It's pedestrian oriented and is designed to encourage pedestrian connection with a traditional neighborhood residential district.Uses in the TN-C district includes small-scale retail, restaurants,recreational,personal services,public or quasi-public uses, churches,and attached and multi-family dwellings. The allowed uses for the TN-C zoning district are listed in UDC Table 11-2D-2; the proposed uses(i.e. multi-family and townhouses)are principally permitted in the TN-C district. The standards for the TN-C district are listed in UDC 11-2D-5,as follows: maximum building height is 45-feet(additional height may be allowed as noted in UDC 11-2D-3B);minimum number of stories for new construction adjacent to any street is two (2); maximum building footprint is 20,000 square feet,however, other than retail,all other uses may be allowed a footprint of greater than 20,000 square feet through the conditional use permit process; and minimum contiguous district size is 6-acres,or 2- acres when adjacent to property with a mixed-use future land use designation. Only residential uses are proposed in the requested MU-Res FLUM designation and TN-C zoning district—the"mixed-use"component of the designation and TN-C district is entirely missing.Only one of the three major use categories are proposed (i.e.residential)—no retail, office or employment uses are proposed as required, which are essential in MU-Res designated areas.The proposed MU-Res designation and TN-C zoning is not consistent with the proposed development plan or the intended plan for this area as the required mix of integrated uses is not provided. • Area 2)accommodates predominantly commercial mixed uses, including large format/anchor and specialty retail,casual and fine dining,entertainment,recreation, hospitality,childcare and office uses. This area is currently designated mostly MU-Res and MU-Com with a small amount of HDE;the zoning is mostly C-C with some H-E and M-E. The map amendment proposes MU-Com and HDE land use designations with C-C,H-E, C-G and M-E zoning with the majority being C-C. The MU-Com designation encourages the development of a mix of office,retail, recreational,employment(i.e. family-wage jobs) and other miscellaneous uses with supporting multi-family or single-family attached residential uses. While the focus of these areas is on commercial and employment uses,the horizontal and vertical integration of residential uses is essential to securing entitlements.As with all mixed-use areas,this designation requires development to irate,-rate the three(3) major use categories—residential, commercial and employment.In MU-Com areas, three(3)or more significant uses also tend to be larger scale projects. This designation is intended to provide flexibility and encourage developers to build innovative projects. Traditional neighborhood design concepts with a strong pedestrian-oriented focus are essential. The goal to achieve in these areas is a FAR of 1.00-1.25 or more. Development should exhibit quality building and site design and an attractive street character. The mix of residential uses may be achieved vertically within buildings;however, some horizontal mixes may be allowed. This designation calls for an overall target density of 8 to 12 units per acre with higher densities allowed on individual projects.No more than 30%of the ground level development within the MU-Com designation should be used for residences. HDE areas are recommended as predominantly office,research and specialized employment areas; and generally do not include retail and consumer service uses serving the wider community. Limited retail and service establishments primarily serving City of Meridian I Department Report III. Staff Analysis employees and users of the HDE area are encouraged. These areas should provide a variety of flexible sites for small, local or start-up businesses, as well as sites for large national or regional enterprises.They should be designed to encourage multi-modal travel and convenient circulation to supporting services located within the area. Whenever ^.2505F 5.000 Sr S. )� 21 050 Sr ^ ^ ``115,\86o SF MU-RE5 24OW5F L V K.YF 1 13.500 SF 4,5005' —'S505F 2]1]W SF MU-COM m I 3,4005E 16,8755E I1 i\ n, 7.5005F 4.275SF �fi,0005F I I W.VILLAGGIO WAY f 151 109505EP .._........... .. ��3i305F 8,5505E � 10 300 SF 1^ 25.000 u t 0,0005E 45.4505E SF 9.4505F30.750 SF———— 9 rI lf ],500 SF 7.V00 SF 20.250 SF 25.000 SF I` CC 26,800 SF 147,150 SF HDE 18.000 SF 24 200 SF W,NAVIGATOR WAY t< 1.8.000 SF 57.100 SF I4,000 SF 20,5005E _ 18000 SF 73800 SF 1NTERSTq , , ,E✓19 ' possible,HDE areas should provide restaurants,lodging and other services in support of the employment uses and be designed as compact urban centers rather than lower density suburban-style development. It's anticipated that buildings will range in height from 1 to 6 stories,have total floor areas of 10,000 to 1,000,000 square feet, and that the FAR will exceed 1.0. Designs that promote open space and parks are strongly encouraged. Structured parking is also allowed. Land use types desired in HDE areas are corporate, business and professional offices;research facilities and laboratories; and complementary uses primarily serving district employees and users, such as business services,conference centers, child care,restaurants, convenience retail, and hotels and motels. Per UDC Table 11-2B-1,allowed uses in the C-C district are larger scale and a broader mix of retail, office and service uses located with access to arterials or non-residential collectors; allowed uses in the C-G district are the largest scale and broadest mix of retail, office, service and light industrial uses in close proximity and/or access to interstate or arterial intersections; allowed uses in the M-E district are offices, medical centers, research and development facilities, and light industrial uses with ancillary support services with access to arterial or collector; and allowed uses in the H-E district are corporate headquarters, office complexes,research and development facilities and complementary services such as conference centers and hospitality use with limited retail in close proximity to Federal and State highway interchanges and major arterials. The allowed uses for the C-C, C-G,M-E and H-E zoning district are listed in UDC Table 11- 2E-2;the dimensional standards are listed in UDC Table I1-2B-3. The Applicant submitted a plan shown below that depicts building square footages for the 76.15-acre HDE area totaling 533,450 s.f. resulting in a floor area ratio (FAR) of 0.16 and for the 64.21-acre MU-Com area totaling 489,640 s.f.resulting in a FAR of 0.18, which is significantly below the goal of 1.00-1.25 or more in the MU-Com area and exceeding 1.0 in the HDE area. Development in these areas needs to be much more intense in the MU-Com and HDE designated areas and designed as compact urban centers rather than lower density suburban-style development in order to be consistent with the Plan. City of Meridian I Department Report 111. Staff Analysis Although a mix of commercial uses are proposed,only one of the three major use categories is provided(i.e. commercial)—no major employment uses are proposed as required in either the MU-Com or the HDE areas and integrated residential uses are not proposed in the MU-Com area,which are essential. The proposed MU-Com and HDE designations are not consistent with the proposed development plan or the intended plan for this area as the required mix of uses is not provided—significant changes to the concept plan and use area plan would be needed in order to be consistent. Area 3) accommodates medium to higher-density office,commercial,recreation,medical and hospitality uses. This area is currently designated MU-Corn and HDE with C-C,M-E and H-E zoning. The Applicant proposes a reconfiguration of the MU-Com and HDE areas and a rezone to reconfigure the boundaries of the C-C,H-E and M-E districts accordingly and add C-G zoning. The Applicant also proposes to change a"sliver"of the HDE area along the west boundary in Areas 2 and 3 of the Use Area Plan to ME and rezone from H-E to M-E for the southern portion of that area to match that of the abutting property to the west and to align with the future lot line. The ME area will be developed by Adler Industrial separate from this development. See above for information on MU-Corn and HDE designated areas and associated analysis.As noted above,the FAR's in the MU-Com and HDE areas are significantly below the established goals in the Plan.Although commercial and employment uses are proposed from the three(3)major use categories,integration of residential uses is not proposed as desired.Office and other employment uses need to be of a much higher intensity in this area in order to be consistent with the MU-Com and especially the HDE designation and designed as compact urban centers rather than lower density suburban-style development Recreation uses are not desired in HDE designated areas. In 2022,Planning Staff prepared a Land Use Analysis for the Mayor& Council related to alignment of development approvals within the Ten Mile Area in relation to the TMISAP itself.The Plan was adopted in 2007 and encompasses 2,200 acres; this area was planned foremost to serve as an employment area with supporting residential uses to balance transportation impacts and to provide for unique lifestyle opportunities. The Plan is envisioned by land use area(acres)to be approximately 48% non-residential and 52% residential. The analysis at that time reflected 27% non-residential and 73% residential; additional approvals since that time are referenced in Section VII.A.S,there have been no updates to this analysis.Much more and a higher density of employment uses are needed in this area to provide jobs for area residents and balance transportation impacts. In summary, Staff is not in support of the proposed map amendment and associated rezone based on the conceptual development plan proposed as it doesn't meet the minimum development guidelines in the TMISAP nor does it provide the mix of integrated uses desired in Mixed Use designated areas or the intensity and/or types of uses desired in the MU-Com and HDE designated areas. If Council is of the opinion the proposed development plan is more appropriate for this area than that envisioned in the adopted TMISAP,Staff suggests 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 (see second adopted vs.proposed FLUM exhibit in Section City of Meridian I Department Report III. Staff Analysis VII.C). Note: The City Council previously approved an alternate FL UM designation of Commercial for the Ten Mile Crossing development across Ten Mile Rd. to the east that deviated from the TMISAP. 3. Dimensional Standards (UDC 11-2): See UDC Table 11-2B-3 for the dimensional standards of the C-C, C-G,M-E and H-E zoning districts; and UDC 11-2D-5 for the TN-C district. 4. Specific Use Standards (UDC 11-4-3): The future multi-family development must comply with the standards listed in UDC 11-4-3- 27. Other uses as noted in the applicable Allowed Use table may require compliance with specific use standards. D. Design Standards Analysis 1. Existing structure and Site Design Standards (Comp Plan, UDC 11-3A-19): Future development should comply with the structure and site design standards listed in UDC 11-3A-19;review for compliance with these standards will take place with future development applications. Comprehensive Plan Policy#3.07.01A-"Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices." 2. Qualified Open Space&Amenities (Comp Plan, UDC 11-4-3-27): The future multi-family development should comply with the open space and site amenity standards listed in UDC 11-4-3-27C, D.Review for compliance with these standards will take place with the Conditional Use Permit and/or Certificate of Zoning Compliance application for such, as applicable. An open space exhibit was submitted as shown in Section VII.L. Comprehensive Plan Policy 42.02.01E—"Encourage the development of high quality, dense residential and mixed-use areas near in and around Downtown, near employment, large shopping centers,public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map." 3. Landscaping(Comp Plan, UDC 11-3B): Comprehensive Plan Policy#5.01.02D—"Require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods." i. Landscape buffers along streets A 35-foot wide street buffer is required along S. Ten Mile Rd.,an entryway corridor and arterial street; 20-foot wide street buffers are required along all collector streets(i.e. W. Cobalt Dr.,W. Villagio Way/Grand Mogul, S.Umbria Hills Ave., S.Navigator Dr., and the off-site S. Sunset Point Way); and a 50-foot wide street buffer is required along I-84. Landscaping is required within the street buffers in accord with the standards listed in UDC 11-3B-7C.Additional landscape design features are required along entryway corridors(i.e. S.Ten Mile Rd.). Street buffer landscaping is required to be provided with the subdivision improvements. ii. Parking lot landscaping Internal parking lot landscaping is required in accord with the standards listed in UDC City of Meridian I Department Report 11I. Staff Analysis I 1-3B-8C. iii. Landscape buffers to adjoining uses The C-C, C-G and H-E zoning districts require a 25-foot wide buffer to be provided to residential uses; landscaping and sometimes fencing(if the use can't be adequately buffered by landscaping)is required within the buffers in accord with the standards listed in UDC 11-3B-9C. iv. Tree preservation Existing trees 4-inch caliper or greater that are removed from the site during development may require mitigation(see UDC 11-3B-10 for more information). v. Storm integration Stormwater integration is required in accord with the standards listed in UDC 11-3B-11 C. vi. Pathway landscaping Landscaping is required along all pathways in accord with the standards listed in UDC I 1-3B-12C. 4. Parking(UDC 11-3C): Off-street parking is required to be provided with all development in accord with UDC standards. i. Residential parking analysis Off-street parking is required to be provided for the multi-family development in accord with the standards for such listed in UDC Table 11-3C-6.Note: Townhomes are considered multi family when not on individual lots. ii. Nonresidential parking analysis Off-street parking is required to be provided for non-residential uses in the commercial and traditional neighborhood districts in accord with the standards listed in UDC 11-3C- 6B. iii. Bicycle parking analysis A minimum of one(1)bicycle parking is required to be provided for every 25 proposed vehicle parking spaces or portion thereof, except for single-family residences, duplexes and townhouses per UDC 11-3C-6G. Bicycle parking facilities should comply with the standards listed in UDC 11-3C-5C. 5. Building Elevations (Comp Plan,Architectural Standards Manual): Comprehensive Plan Policy#5.01.02—"Support beautiful and high-quality development that reinforces neighborhood character and sustainability." Typically,all building elevations should comply with the design guidelines in the TMISAP (see Application of Design Elements table on pg. 3-49) and the design standards listed in the Architectural Standards Manual. However,the Applicant requests that these guidelines and standards not apply to this development and instead proposes alternate design standards and a design review process of their own for the proposed development as part of the development agreement. The proposed project design standards incorporate site development and architectural design standards. The intent of which, as stated in the document, is to establish a set of criteria and procedures that will be used to implement The District at Ten Mile's land use policies to ensure economic viability and a high-quality standard of development that encourages flexibility, innovation, creativity and design elements within the overall development. These City of Meridian I Department Report 11I. Staff Analysis standards are proposed to supersede the design guidelines in the TMISAP. The document proposes to create an overlay district and applies to all development within The District. Prior to submission of a Certificate of Zoning Compliance(CZC)application to the City,a Design Review application will be submitted to the Master Developer for review to ensure compliance with the Site Development and Design Standards. Once approval is granted,the application will then be submitted to The District at Ten Mile Architectural Review Committee(TDARC) for review and approval. Following both approvals,the CZC application can then be submitted to the City without further design approvals from the City. While all of the proposed design standards may not expressly align with the guidelines in the TMISAP,they appear to generally follow the guidelines and should ensure a high quality of development. These standards may not allow deviations to UDC standards. Note: The City Council previously approved alternate design standards to those in the ASM and the guidelines in the TMISAP for the Ten Mile Crossing development across Ten Mile Rd. to the east. The proposed design standards and process is similar to those. 6. Fencing(UDC 11-3A-6, 11-3A-7): All/any fencing proposed on the site should comply with the standards listed in UDC 11-3A-6 for fencing along waterways and 11-3A-7. 7. Parkways(UDC 11-3A-17): All parkways should comply with the standards for such listed in UDC 11-3A-17. 8. Public Art—TMISAP (3-47) Public art in a high quality of design is required to be provided in shared spaces and incorporated into the design of streetscapes as set forth in the TMISAP (see pg. 3-47). The Applicant should submit a plan depicting general locations of public art along with examples of the art proposed with the final plat as plies E. Transportation Analysis A Traffic Impact Study(TIS)was not submitted for this development as ACED did not require one. ITD is requesting a TIS for this development as impacts to the State Highway System are anticipated due to the type and proximity of the development. Collector streets are required to be constructed with development in accord with ACHD's Master Street Map(MSM). The preliminary plat depicts the extension of Villagio/Grand Mogul from S. Ten Mile Rd.to the west boundary of the subdivision,the extension of W. Cobalt Dr. to S. Umbria Hills Ave.,the extension of Umbria Hills south to Villagio/Grand Mogul, and the extension of W.Navigator Dr. to the west boundary of the site in accord with the MSM. The Street Section Map in the TMISAP requires Vanguard/Villagio from Ten Mile to the roundabout to be constructed in accord with Street Section B as a typical 4-lane parkway and west of the roundabout with Street Section C as a major collector street; Cobalt with Street Section D as a residential collector street; Umbria Hills with Street Section E as a minor collector street—because diagonal parking isn't appropriate for this section,Staff instead recommends this street is constructed as a residential collector in accord with Street Section D; and Navigator with Street Section C as a major collector street in accord with the following diagrams,unless otherwise required by ACHD: City of Meridian I Department Report 11I. Staff Analysis r' �4 f ;• Lr I Lr lr Pr I n g �! I.,H L.* 4ngl�rw Neim' �raeFYxe NMLere RLr LAN 4e 91— y.w rI B G �'- [uMat��hdvam ' City of Meridian Department Report III. Staff Analysis c eFFdRI LIM? ave e e �SnP lane fi— {ur�ta•rurbd�tan€e D g Pew Irmitane Trae tialp I Farmiel Paking Lanr �. Lane Parkng I Cub•to-m6 ckkante 10 1 1]' na iinmLane I MEILBW tPht MgOMI Parking lane 6& Laos PaNng i Curb-ro-curbdunre Note:Street Section `E"is included for reference but not recommended to be constructed. Collector streets should be designed in accord with the street sections shown above as depicted on the Street Section Map in the TMISAP unless otherwise approved by ACHD with the exceptions of 10-foot wide detached sidewalks/pathways in lieu of on-street bike lanes for public safety and the provision of on-street parking in areas not indicated for such where buildings are close to the street and parking is warranted. 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via the extension of S.Umbria Hills Way from the north boundary; and the extension of W. Cobalt Dr., S.Vanguard Way/Villagio and W.Navigator Dr. from the east boundary of the site, all collector streets. Comprehensive Plan Policy#6.01.02B— "Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity." City of Meridian I Department Report 11I. Staff Analysis 2. Multiuse Pathways (UDC 11-3A-5): Multi-use pathways are required to be provided with development in accord with the Pathways Master Plan. Per the plan,a 10-foot wide multi-use pathway is required along the Purdam Drain(or drain alignment)and should connect to the existing pathway in Baraya Subdivision to the north;within the street buffer along the east/west collector street(i.e. Villagio/Grand Mogul); and within the street buffer along I-84. A 14-foot wide public use easement is required for the multi-use pathways required by the Pathways Master Plan where they lie outside of public right-of-way and should be submitted to the Planning Division and recorded prior to City Engineer signature on the final plat. The easement and recorded instrument number should be depicted on the plat. 3. Pathways (Comp Plan, UDC 11-3A-8): All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. A mobility plan was submitted as shown in Section VII.M below showing vehicular, pedestrian,bicycle and service drives that demonstrate good connectivity throughout the site. 4. Sidewalks(UDC 11-3A-17): All sidewalks should be constructed in accord with the standards listed in UDC 11-3A-17. Staff recommends as a DA provision requiring 10-foot wide detached sidewalks/pathways to be provided along all internal collector streets and those abutting this site(i.e. along the west boundary)in lieu of on-street bike lanes for public safety. 5. Private Streets(UDC 11-3F-4): All private streets constructed within the subdivision should comply with the standards listed in UDC 11-3F-4. A separate application is required to be submitted for approval of private streets and should be submitted concurrently with the final plat application. 6. Subdivision Regulations (UDC 11-6): Compliance with the subdivision design and improvements standards listed in UDC 11-6C-3 is required. F. Services Analysis See Service Accessibility Report in Section VILB below. 1. Waterways(Comp Plan, UDC 11-3A-6): All waterways, except natural waterways, are required to be piped unless used as a water amenity or linear open space, in which case they may be left open as set forth in UDC 11-3A- 6. The Purdam Gulch Drain bisects this site and lies within an 85-foot wide easement and is proposed to be piped with development.A private drain exists along the west side of the property as depicted on the plat and should be piped with development. 2. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided in each development as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in accord with the adopted standards, specifications and ordinances; design and construction shall follow Best Management Practice as adopted by the City per UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities for the proposed development are required to be installed in accord with the City of Meridian I Department Report standards listed in UDC 11-3A-21. Water service will be provided to this property via extension of main lines in Ten Mile Rd.; main lines are required to be extended to and through the subject property with development. The developer should coordinate main size and routing with the Public Works Dept. and execute standard forms of easements for any mains that are required to provide service. Sanitary sewer service will be provided via extension of main lines located near the Purdam Drain on the northeast side of the subject property; main lines are required to be extended to and through the subject property with development. The developer should coordinate main size and routing with the Public Works Dept. and execute standard forms of easements for any mains that are required to provide service. IV. CITY/AGENCY COMMENTS&CONDITIONS Staff recommends approval of the PP application but is not in support of the proposed MDA,CPAM and RZ due to the proposed development plan not being consistent with the minimum development guidelines in the TMISAP for the proposed FLUM designations as discussed above in Section III. If City Council is in favor of the proposed development plan, 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) and the following development agreement provisions and conditions of approval: If Council is not in favor of the proposed development plan,Staff recommends denial of the MDA, CPAM and RZ applications and striking the following DA provisions and conditions A. Meridian Planning Division 1. A new Development Agreement(DA) shall be required as a provision of the MDA and RZ applications. The previous DA's [i.e. Fedrizzi Ten Mile LLC(Inst. #112073618),Janicek Properties Ten Mile(Inst. #112073616), SJJV,LLC(Inst. #112073617),The 10 at Meridian (DA Inst. #2021-132704);Vanguard Village(Inst.#2022-0497991 shall no longer be in effect for the subject property. Prior to approval of the rezone ordinance,a DA shall be entered into between the City of Meridian,the property owner at the time of rezone ordinance adoption, and the developer. A final plat application shall not be submitted until the rezone is finalized. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the date of City Council approval of the Findings of Fact, Conclusions of Law and Decision &Order for the Rezone and DA amendment request. The new DA shall incorporate the following provisions: i. Future development of the subject property shall be generally consistent with the conceptual development plan,use area plan,mobility plan,preliminary plat and landscape plan included below in Section VI and the standards in the Unified Development Code(UDC). ii. Future development of Area 1, as depicted on the Use Area Plan in Section VI.H, shall be consistent with the development guidelines of the Medium High Density Residential Future Land Use Map designation in the TMISAP. iii. Future development of Areas 2 and 3,as depicted on the Use Area Plan in Section VI.H, shall be consistent with the Commercial Future Land Use Map designation in the Comprehensive Plan. iv. Future development shall be consistent with the Project Design Standards submitted by the Applicant and approved with this application, included herein. These standards shall City of Meridian I Department Report supersede the design standards in the Architectural Standards Manual and the design guidelines in the TMISAP. These standards shall not allow deviations to UDC standards. v. A collector roadway system shall be constructed on the subject property in accord with Ada County Highway District's Master Street Map and in accord with Street Section Map in the TMISAP as recommended by Staff, as follows: Villagio/Grand Mogul shall be constructed from Ten Mile to the roundabout in accord with Street Section B as a typical 4-lane parkway and west of the roundabout with Street Section C as a major collector street; Cobalt and Umbria Hills shall be constructed in accord with Street Section D as a residential collector street; and Navigator shall be constructed in accord with Street Section C as a major collector street in accord with the associated diagrams in the TMISAP,with the exception that 10-foot wide detached sidewalks/pathways shall be required in lieu of on-street bike lanes and on-street parking may be provided in areas not indicated for such where buildings are close to the street and parking is warranted,unless otherwise approved by ACHD. vi. The subject property shall be subdivided prior to issuance of any Certificates of Occupancies within the development. vii. A 10-foot wide multi-use pathway shall be constructed along the Purdam Drain(or drain alignment)in accord with the Pathways Master Plan and shall connect to the existing pathway to the north in Baraya Subdivision.A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the pathway. viii.Ten(10)foot wide detached sidewalk/pathway shall be constructed along both sides of all collector streets(i.e. W. Cobalt Dr., S.Umbria Hills Ave.,W. Villagio Way/Grand Mogul, S.Navigator Dr. and the off-site S. Sunset Point Way)within the site and adjacent to the west boundary of the site in lieu of on-street bike lanes; and within the street buffer along 1-84.A public use easement shall be submitted to the City for any portion of the sidewalks/pathways that lie outside of the public right-of-way. ix. Public art in a high quality of design shall be provided in shared spaces and incorporated into the design of streetscapes as set forth in the TMISAP (see pg. 3-47). The Applicant shall submit a plan depicting general locations of public art along with examples of the art proposed with the final plat application. 2. The final plat shall include the following revisions: i. Depict a 35-foot wide street buffer along S. Ten Mile Rd., an entryway corridor; 20-foot wide street buffers along all collector streets(i.e.W. Cobalt Dr.,W.Villagio Way/Grand Mogul, S. Umbria Hills Ave., S.Navigator Dr., and the off-site S. Sunset Point Way); and a 50-foot wide buffer along 1-84 in common lots or on a permanent dedicated buffer easement,maintained by the property owner,homeowner's association or business owner's association. ii. Depict street sections in accord with the Street Section Map in the TMISAP as required in the development agreement. iii. Depict 10-foot wide detached sidewalks/pathways along both sides of all collector streets (i.e.W. Cobalt Dr., S.Umbria Hills Ave.,W. Villagio Way/Grand Mogul, S.Navigator Dr., and S. Sunset Point Way) and within the street buffer along I-84. iv. Depict public pedestrian easements for any portion of the detached sidewalks/multi-use pathways along the collector streets that are outside the public right-of-way and recorded City of Meridian I Department Report instrument numbers of the easement where a separate easement is required by the Park's Dept. 3. The landscape plan shall include the following revisions: i. Depict a 35-foot wide street buffer along S. Ten Mile Rd., an entryway corridor; 20-foot wide street buffers along all collector streets(i.e.W. Cobalt Dr.,W.Villagio Way/Grand Mogul, S.Umbria Hills Ave., S.Navigator Dr.,and the off-site S. Sunset Point Way); and a 50-foot wide buffer along I-84. ii. Depict landscaping within all street buffers in accord with the standards listed in UDC 11-3B-7C. Additional landscape design features are required along entryway corridors (i.e. S. Ten Mile Rd.). iii. Depict 10-foot wide detached sidewalks/pathways along both sides of all collector streets (i.e. W. Cobalt Dr., S.Umbria Hills Ave.,W.Villagio Way/Grand Mogul, S.Navigator Dr. and S. Sunset Point Way)and within the street buffer along 1-84. iv. Depict landscaping along all pathways in accord with the standards listed in UDC 11-3B- 12C. 4. Prior to submittal of the final plat for City Engineer signature, a 14-foot wide public pedestrian easement shall be submitted to the Planning Division,approved by City Council and recorded for the multi-use pathway along the Purdam Drain(or drain alignment) and any other pathways required by the Park's Department in accord with the Pathways Master Plan that are outside of public right-of-way. 5. All private streets constructed within the subdivision shall comply with the standards listed in UDC 11-3F-4. A separate application is required to be submitted for approval of private streets and should be submitted concurrently with the final plat application. 6. All waterways, except natural waterways,are required to be piped unless used as a water amenity or linear open space,in which case they may be left open as set forth in UDC 11-3A- 6. 7. Permanent addresses cannot be assigned until Ada County has approved the proposed street names. 8. Approval of the preliminary plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat. Upon written request and filing by the applicant prior to the termination of the period,the director may authorize a single extension of time to obtain the city engineer's signature on 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 may be granted.With all extensions,the director or City Council may require the preliminary plat. combined preliminary and final plat or short plat to coWly with the current provisions of this title. 9. Staff's failure to cite all relevant UDC requirements does not relieve the Applicant from compliance. Other Agency comments maybe accessed in the project ale included in the public record. City of Meridian I Department Report V. FINDINGS A. Rezone(UDC 11-513-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Commission 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. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission 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. 3. The map amendment shall not be materially detrimental to the public health, safety,and welfare; The Commission finds the alternate map amendment, as suggested by Staff if Council deems the proposed development plan appropriate, should not be materially detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The Commission finds the alternate map amendment, as suggested by Staff if Council deems the proposed development plan appropriate, should not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts. 5. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the proposed request is for a rezone, not annexation. B. Comprehensive Plan(UDC 11-511-71)) Upon recommendation from the Commission,the Council shall make a full investigation and shall, at the public hearing,review the application. In order to grant a amendment to the Comprehensive Plan,the Council shall make the following findings: 1. The proposed amendment is consistent with the other elements of the comprehensive plan. The Commission 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. 2. The proposed amendment provides an improved guide to future growth and development of the city. The Commission finds the alternate amendment suggested by Staff that's consistent with the proposed development plan, if approved by Council,provides an improved guide to future growth and development in the City. 3. The proposed amendment is internally consistent with the goals, objectives and policies of City of Meridian I Department Report the Comprehensive Plan. The Commission finds the alternate amendment suggested by Staff that's consistent with the proposed development plan, if approved by Council, is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. 4. The proposed amendment is consistent with the Unified Development Code. The Commission finds the alternate amendment suggested by Staff that's consistent with the proposed development plan, if approved by Council, is consistent with the Unified Development Code within the conditions listed herein. 5. The amendment will be compatible with existing and planned surrounding land uses. The Commission finds the alternate amendment suggested by Staff that's consistent with the proposed development plan, if approved by Council, will be compatible with existing and planned surrounding land uses if approved by City Council. 6. The proposed amendment will not burden existing and planned service capabilities. The Commission finds the alternate amendment suggested by Staff that's consistent with the proposed development plan, if approved by Council, will not burden existing and planned service capabilities in this portion of the city. Sewer and water services are available to be extended to this site. 7. The 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 Commission finds the alternate amendment suggested by Staff that's consistent with the proposed development plan, if approved by Council,provides a logical juxtaposition of uses and sufficient area to mitigate any development impacts to adjacent properties. 8. The proposed amendment is in the best interest of the City of Meridian. The Commission finds the alternate amendment suggested by Staff that's consistent with the proposed development plan, if approved by Council, is in the best interest of the City. C. Preliminary Plat(UDC 11-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: In consideration of a preliminary plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The Commission finds if City Council approves the proposed development plan and alternate FL UM designations suggested by Staff with the conditions contained herein, the preliminary plat will be in conformance with the Comprehensive Plan and the UDC. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The Commission finds public services are available to the site and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's City of Meridian I Department Report capital improvement program; The Commission finds there are no scheduled public improvements adjacent to or on this site. 4. There is public financial capability of supporting services for the proposed development; The Commission finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The Commission finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. The Commission is unaware of any significant natural, scenic or historic features that need to be preserved with this development. City of Meridian I Department Report VI. ACTION A. Staff: Staff is not in support of the proposed map amendment and associated rezone based on the conceptual development plan proposed as it doesn't meet the minimum development guidelines in the TMISAP nor does it provide the mix of integrated uses desired in Mixed Use designated areas or the intensity and/or types of uses desired in the MU-Com and HDE designated areas. If Council is of the opinion the proposed development plan is more appropriate for this area than that envisioned in the adopted TMISAP, Staff suggests 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 (see second adopted vs. proposed FLUM exhibit in Section VII.C). B. Commission: The Meridian Planning&Zoning Commission heard these items on August 15,2024. At the public hearing,the Commission moved to recommend approval of the subject CPAM,MDA,RZ and PP requests. I. Summary of Commission public hearing_ a. hi favor: Tonn Peterson,Ball Ventures Ahlquist; Geoff Wardle,Clark Wardle, Colin Ronhaar,Ardurra; Elizabeth Allen,Ball Ventures Ahlquist—Applicant and Representatives b. In opposition:None c. Commenting: JerLny Defrates d. Written testimony: Kristina Bolt; Geoff Wardle,Clark Wardle(Applicant's Representative) e. Staff presenting,application: Sonya Allen f Other Staff commenting on application: Bill Parsons 2. Key issue(s) public testimony a. Concern that the proposed development will increase the traffic gridlock on Ten Mile, Franklin&1-84. b. Desire for preservation of the existing(cedar?)tree along Ten Mile Rd. and any othe trees on the site. c. In support of the services and shopping opportunities proposed within the development. d. Against the proposed development. 3. Key issue(s)of discussion by Commission: a. Agreement with Staff that the proposed development plan is not consistent with the TMISAP. b. Concurrence that the TMISAP being 17 years old may be outdated and there may be a need to refresh it to reflect current conditions. c. General agreement that the proposed development plan is appropriate for this area and supports Staff s suggested path forward with FLUM designations and zoning districts. 4. Commission change(s)to Staff recommendation: a. Recommend approval to Council with the additional recommendation that Council consider if the proposed FLUM designations&zoning are consistent with the proposed development plan and whether those need to be modified. 5. Outstandingissue(s)for City Council: A. Staff requested the Applicant submit a phasing plan for the overall development to understand the timing of infrastructure improvements—the Applicant has declined to do SO. City of Meridian I Department Report VI.Action C. City Council: The Meridian City Council heard these items on(continued from: September 10,2024) September 17. 2024 and continued the project to September 24.2024. 1. Summary of the City Council public hearing: a. In favor: Geoff Wardle,Clark Wardle b. In opposition:None c. Commentiny: Gina Johnson,Kristina Bolt,Karla Ehlers,Ryan Manwaring,Katie Manwaring d. Written testimony: Several letters of testimony have been received(see public recordl e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s) of public testimony: a. Request for the developer and the City to consider an alternate development plan for this area that would benefit charities: b. Concern what the proposed development will do to this area,no need for more multi-family in this area—the City already has The Village, consider the neighborhoods in this area: c. Against more high-density apartments in this area,concern pertainingtpacity of area schools: cL Concern about lagging infrastructure in this area,quality of education for our kids. healthcare issues- 3. Key issue(s)of discussion by City Council: a. None 4. City Council change(s)to Commission recommendation. a. None VII. EXHIBITS A. Project Area Maps Note:Because the subject property has not yet been subdivided, the following maps depict the parcel as it exists today; however, a portion of the parcel at the southwest corner of the site is not a part of this application. (link to Project Overview) City of Meridian I Department Report VII. Exhibits 1. Aerial ... lam. •�,�..a_-- � —— — 1 — I � _�, � Legend Project Location _ Area of Impact OAnalysis is 2. Zoning Map R-15 4N R1 M-E T C-N I-L Ml RUT C2 RUT n R-40 I TN-R R-15 TN-C TN-C f-L C-C C-G Legend R-8` O Project Location Area of Impact H-E R1 OAnalysis I RR �R1 M-E RUT TN-R LSO R-15 City of Meridian I Department Report VII. Exhibits - AI - Ulr11 L.I�UJ�I�°1J • e �" Z W �- FR�ANKL-INN � • • .IAl1A a== r AID� illl=-7 ko H -• • __ 'NA lul a m � 111 -01/ERL'-AND -� - • ■■■ - NII\\\\11�=111�IIIInnuu1111nA1111 r.�_ W �� lelr �� '�' /nArlrQ • Illlna� ■ III 167♦ L+-IIJIIIIIIIIIIIIIII. 'INIII4,i,�.��_ _� is r M■�r■ .r nu FRANKL-IN - �� ��■���,■ Illr IIIIIIIIIIIIIJIIIiIllllillll I ��. �umur=��m �S ■ Wit. �� 7�IpAJ���. .i" mi. :♦�uulll=_r=a ������ � �� \� Q fluBnArrmrl, i IAs= IWA; l ��+illllll IIIIIII 1 V_IIIPIIIIIIIIIIlI��' � �I�r_ '�:� Qc IIIIIIIp111111111=- m1 -1111111111111111111�== _h11111111111111J 1111111 :.:.� :�'� ■1 - - . I � ■■ � � ' ■i� r�■II����IIIIIIII I . -. . .. ��� .>, _ - . _—� � *�11�■lam IIIIIIII i �►�■■it��■ �� I� OYER�AND =■� l�� ��� B. Service Accessibility Report PARCEL S1215131401 SERVICE ACCESSIBILITY Overall Score: 29 32nd Percentile Description Location In City Limits GREEN Extension Sewer Trunkshed mains e 500 ft.from parcel GREEN Floodplain Either not within the 100 yrfloodplain or> 2 acres GREEN Emergency Services Fire Response time > 9 min. RED Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1f4 mile of current pathways GREEN Transit Within 1f4 mile of future transit route YELL0%N Arterial Road Buildout Status Ultimate configuration (#of lanes in master street= GREEN plan) matches existing(#of lanes) School Walking Proximity Within 112 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Park Walkability No park within walking distance by park type 'RED City of Meridian I Department Report VII. Exhibits C. Future Land Use Map—Adopted vs.Proposed Applicant Proposed: 0 500 1.000 Date:7/22/2024 Feet Adopted Future Land Uses r(NON FRANKIIN iIMN 1 a 11 rk PSI So, OIj i� WOO � ar ion��� - • III � II.1 ► 1 I Area of Change Applicant Proposed Proposed Future land Uses OPM, ��� StaifiCleanup -- —FRANKLIN i •I II 1I V •• Zi� •l r ti. 1 1 /IIIaw rAw lmzyyl+ti�•, en High D Mal 0 'I I I City of Meridian Department Report VII. Exhibits Staff Recommended(if Council Approves Proposed Development Plan): 0 500 1,000 Date:8/12M24 nnmw::::�Feet Adopted Future Lana lases ----FRANKLIN---- •.•� kv F. - I f i�I . Q W:� } i JIJ�J Hig Q •�� 1 Wr Fri I Density Ii 1 li I I ai '.. -J w� /� Area of Change StaFf Aftemative to Apolicaton Proposed Future Land Uses l..4 — — —— — --- ■..a Staff Cleanup '0J --FRANKLIN-- �I ,d r. � ii �Lk lar r. I� t ffMIR r fi :iliwv 00 Op ''7SJ 1• I ••` y4* 7 IP �_. City of Meridian Department Report VII. Exhibits D. Rezone Legal Descriptions&Exhibit Maps C-C I TN-C I Z 1 k ...... �3 w 1 i-. -'r �417 fC�LTiCi GRiI Fn C-Gia 184 — City of Meridian Department Report VII. Exhibits /,, ARDURRA Project No:230739 Date:July 11,2024 Page 1 of 1 ZONE TN-C DESCRIPTION A parcel of land located in the SWI/4 of the NE114 of Section 15,Township 3 North,Range 1 West, Boise Meridian, City of Meridian,Ada County,Idaho,more particularly described as follows: COMMENCING at the northeast one-sixteenth corner of Section 15;thence,along the north boundary of said SW1{4 of the NE1I4, A. N.89°15'15"W.,21.07 feet to the POINT OF BEGINNING,thence leaving said north boundary, 1. S.00°44'48"W.,60.36 feet;thence, 2. 5.14°46'461N.,96.99 feet:thence, 3. 5.28058'46'"W.,589.66 feet;thence, 4. 5.04°43'51"E.,297.25 feet;thence, 5. 5.46031'04'W.,77.20 feet;thence, 6. S.04°54'04"E.,279.57 feet to the beginning of a non-tangent curve;thence, 7. Westerly along said curve to the right having a radius of 2000.00 feet,an arc length of 130.48 feet,through a central angle of 3°44'17",of which the long chord bears S.88°53'09"W.,130A6 feet to the south boundary of said SW 114 of the NE114:thence,along said boundary,tangent from said curve, B. N.89014'39"W.,15.40 feet,thence, leaving said boundary, 9. N.00°45'22"E.,67.95 feet to the beginning of a non-tangent curve,thence, 10.Northerly along said curve to the right having a radius of 914.00 feet,an arc length of 615.97 feet,through a central angle of 38°3648",of which the long chord bears N.04°48�03"W.,604.38 feet to the beginning of a non-tangent curve;thence, 11.Northerly along said curve to the left having a radius of 1450.00 feet,an arc length of 580.02 feet,through a central angle of 22°55'09",of which the long chord bears N.01°3971"E.,576.16 feet;thence, non-tangent from said curve, 12.N.001,12'10"W.,83.53 feet to said north boundary,thence,along said boundary, kL CA)V 13.S.89°15'15"E.,450.78 feet to the POINT OF BEGINNING. CONTAINING: 7.48 Ac. 13765 °µN�° r 332 N.BroodmGm Way I Numpq,ID 8368J 1 208.442.6360 1 www.uFdurro.com EXHIBIT SKETCH - ZONE TN-C LOCATED IN THE SWI14 OF THE NE114 OF SECTION 15, 0 TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDAN,CITY OF MERIDIAN,ADA COUNTY,IDAHO if 2024 21,07' y POINT OF CN1116 N89'15'15"W 1320.78' BEGINNING NE1116 848.92 _ 0 a w 62 a ZONE TN- ! S V Inn• 200' 100' 7.48 AC � � I o I � ;o (TN-0)Go to N AN A Q w m r)LL � � o o cn [n � a 1 I LAB �{�f�f�J�. � �5 CL 13765 wa 'p 0 i� a a ff C114 U6.41' CE1116 r 589'14'39'E 1321.43' Li 250:39'�-9d4111G i CCA-4�rg z -- a //�/ ARDURRA i� q 332 N.6ROAOMORE WAY NAMPA,IDAHO 83887 LJ 20&-dd2#300 1 WWW.ARDURRA.COM l/ ARDURRA Project No:230739 Date: May 16,2024 Page 1 of 1 ZONE C-C DESCRIPTION A parcel of land being all of Lot.2 Block 2 of Outer Banks Subdivision,recorded in Book 126 of Plats at Pages 20200-20205, records of Ada County, Idaho,located in the NE1J4 of the NE1{4 of Section 15, Township 3 North,Range 1 West, Boise Meridian,City of Meridian,Ada County, Idaho,more particularly described as follows: COMMENCING at the north one-sixteenth corner common to Sections 14& 15,thence,along the south boundary of said NE1f4 of the NE1f4, A. N.89°14'59"W.,81.87 feet to the POINT OF BEGINNING,thence,continuing, 1. N.89°14'59"W.,358.84 feet; thence,leaving said north boundary, 2. N.59°25'50"E.,162.82 feet to the beginning of a tangent curve;thence, 3. Northeasterly along said curve to the right having a radius of 263.00 feet,an arc length of 117.45 feet,through a central angle of 25'35'17",of which the long chard bears N.72'13'2811E. 116.48 feet to a curve;thence,non-tangent from said curve, 4. 5.59031'25"E.,110.35 feet;thence, 5. 5.03°39'59" ., 57.05 feet; thence, d. 5.86°20'01"E.,17.00 feet;thence, 7. 5.03°39'35"W.,9.27 feet to the POINT OF BEGINNING. CONTAINING: 0.62 Ac. a. 13765 0 F 'MP-� 332 N.Bfaadmare Way Nompo,ID 83687 1 208.442.6300 WWW.Wdumo.com EXHIBIT SKETCH - ZONE C-C LOCATED IN THE NE114 OF THE NE114 OF SECTION 15, TOWNSHIP 3 NORTH, RANGE 1 WEST. BOISE MERIDIAN,CITY OF MERIDIAN,ADA COUNTY, IDAHO 2024 A 0' S0 im 2M ZONE � CrC 0.6 AC NE1116 �aa.sa N1116 N89-14'59'W 1321,21' 15,914 POINT OF {C BEGINNING m 31- UL o 0 ;}z m C E V 115 S89'15'03'E 1321.73' A4 L A k� AL 13765 Of OVA- ARDURRA 332 N.BROAD MORE WAY } NAM PA,IDAHO836a7 208- 42-6300 1 WWW.ARDURRA.COM RDURR Project No:230739 Date:July 11,2024 Page 1 of 1 ZONE C-C DESCRIPTION A parcel of land located in the NE114 of the SE1l4 of Section 15,Township 3 North,Range 1 West, Boise Meridian,City of Meridian,Ada County,Idaho,more particularly described as follows: COMMENCING at the one-quarter corner common to Sections 14& 15;thence,along the east boundary of said NE114 of the SE114, A, 5.00°30'02"W.,278.31 feet to the POINT OF BEGINNING,thence,continuing 1. 5.00°30'02"W.,606.98 feet,thence, 2. N.89°16'04" .,880.37 feet;thence, 3. N.00°43'56"E.,442.18 feet to the beginning of a tangent curve;thence, 4. Northerly along said curve to the right having a radius of 200.00 feet,an arc length of 103.87 feet,through a central angle of 29°45'21",of which the long chord bears N.15°36'37"E., 102.70 feet to a point of reverse curve;thence, 5. Northerly along said curve to the left having a radius of 200.00 feet,an arc length of 103.87 feet, through a central angle of 29°45'21",of which the long chord bears N.15°36'37"E., 102.70 feet; thence,tangent from said curve, & N.00°43'56"E.9 83.67 feet;thence, T S.87°57'20"E,30.11 feet,thence, B. S.DO'W'00"E.,107.18 feet;thence, 9. S.88°34'44"E.,793.76 feet to the POINT OF BEGINNING. CONTAINING: 12.34 At. wk LAB EN 4 375 •T jk46 � 332 N.Broodmore Way f.3npa,0 83687 208.442.6300 1 WWW.ardurra.com EXHIBIT SKETCH - ZONE C-C LOCATED IN THE NE1l4 OF THE SE114 OF SECTION 15, TOWNSHIP 3 NORTH, RANGE 1 WEST,BOISE MERIDIAN,CITY OF MERIDIAN.ADA COUNTY,IDAHO 2024 E2 CE11113 $8915'05-E 1321.73' n — — — 15 94 o POINT OF BEGINNING Ex! ca s I o � I (H-E) o ZONE r 12.34 AC (mix W LU W m o 0 LL (H-E) � w o � w it ¢ v u7 0 S89'13'37E 1.322.88- SE1116 - - - — 1514 W S1116 L9_ L e 4r ' } 291�39u-%P.dOYIXG_3_IimC�,dg $'�6iQ� 230�79 13765 If of =14.BROADMORE WAY NAMPA,IDAHO 83687 208442-6300 1 WWWARDURRA.COM ARDURR Project No:230739 Date: May 16,2024 Page 1 of 2 ZONE WE DESCRIPTION A parcel of land located in the NE1{4 of the SE1/4,the NW114 of the 5E114,the SW114 of the NE1l4 and the SE114 of the NE1/4 of Section 15,Township 3 North, Range 1 West,Boise Meridian,City of Meridian,Ada County,Idaho,more particularly described as follows: COMMENCING at the center one-quarter corner of Section 15;thence,along the north boundary of said NW1l4 of the SE1l4, A. S.89"14'39"E., 721.00 feet to the POINT OF BEGINNING,thence,continuing, 1. S.89"14'39"E., 190.81 feet to the beginning of a tangent curve;thence, 2. Northeasterly along said curve to the left having a radius of 2000.00 feet,an arc length of 304.36 feet,through a central angle of 8°43'10",of which the long chord hears N.86°23'38"E., 304.07 feet to a curve; thence, 3. Northeasterly along said curve to the right having a radius of 1500.00 feet,an arc length of 145.02 feet,through a central angle of 5°32'22",of which the long chord bears N.84°48'23"E., 144.96 feet;thence,tangent from said curve, 4. N.87°34'33"E.,9.81 feet;thence, 5. 5.00°4512"W., 199,38 feet;thence 6. S.89019'13"E.,411.44 feet to the heginning of a non-tangent curve;thence, 7. Southwesterly along said curve to the left having a radius of 221.22 feet,an arc length of 160.92 feet,through a central angle of 41°40'42",of which the long chord bears 5.69°45'07"W 157.40 feet;thence,tangent frorn said curve, 8. S.49°45'00" .,229.53 feet to the beginning of a tangent curve:thence, 9. Southwesterly along said curve to the right having a radius of 247.12 feet.an arc length of 148.00 feet,through a central angle of 34°18'48",of which the Iong chard bears 5.71°09'48"UV., 145.80 feet;thence,non-tangent from said curve, 10. S.00"33'00"W., 124.95 feet;thence, 11. N.89"14'39"W., 579.54 feet to the beginning of a non-tangent curve;thence, 12. Northwesterly along said curve to the right having a radius of 200.00 feet,an arc length of 93.52 feet,through a central angle of 2V4732",of which the Iong chard bears N.12°47'04"W.,92,67 feet;thence,tangent from said curve, 332 H.Broad more Wary I Nampo,I 83687 1 208.442.6300 1 www.ardurro.corn Project No:230739 Date: May 16,2024 Page 2 of 2 13. N.00°36'43"E.,450.89 feet to the POINT OF BEGINNING. CONTAINING: 9.13 Ac. 1 765 7 ,Q OF .� O l V, 2 332 N.8r nod more Way Nampo,D 83687 208.442.4300 www.ordurro.com EXHIBIT SKETCH - ZONE WE EZ LOCATED IN THE NE114 OF THE SE114,THE NW114 OF THE SE114, THE SW1l4 OF THE NE114,AND Trig SE114 OF THE NE114 OF SECTION 15,TOWNSHIP 3 NORTH, RANGE 1 WEST,BOISE MERIDIAN. CITY OF MERIDIAN,ADA COUNTY, IDAHO 2024 C3 0' 100, 200' 400' 0 NE1116 a V a cn O � ti w � X POINT OF (TN-G) BEGINNING (G ) —_ C114 589'14'39"E 1321,43' c! S89'15'05% 1321.73' _ 721.00' GE1116 BASIS OF BEARINGS 15 14 L� Ld V GO O Y r ZONE a H-E PC) s.13 AG 0 x 0 (H-E) LO w � w � o n ;'7 .d pL LANDS z } SE1116 v GCSµ 29P'391xF 951kG; U-q 6 SYEit ?]h7:H m of /��/ ARDURRA 332 N.BROAD MORE WAY NAMPA.IDAHO 83687 206- 42-6300 1 WWW.ARDURRA.COM RDVR Project No:230739 Date: May 16,2024 Page 1 of 1 ZONE C-G DESCRIPTION A parcel of land located in the NW1l4 of the 5E1I4 and the NE1/4 of the SW1l4 of Section 15, Township 3 North,Range 1 West, Boise Meridian,City of Meridian,Ada County, Idaho,more particularly described as follows: BEGINNING at the center one-quarter corner of Section 15;thence,along the north boundary of said NW114 of the SE114, 1. S.89014'39"E., 721.00 feet;thence,leaving said north boundary, 2. S.00°36'43"W.,450.89 feet to the beginning of a tangent curve;thence, 3. Southeasterly along said curve to the left having a radius of 200.00 feet,an arc length of 93.52 feet,through a central angle of 26°47'32",of which the long chord bears 5.12°47'04"E,,92.67 feet;thence,non-tangent from said curve, 4. N.89°14'39"W.,309.87 feet to the beginning of a tangent curve;thence. 5. Southwesterly along said curve to the left having a radius of 1000.00 feet,an arc length of 244.64 feet,through a central angle of 14°01'00°,of which the long chard bears 5.83°44'51"W., 244.03 feet,thence,non-tangent from said curve, 6. N.39°31'08"W., 748.08 feet to the north boundary of said NW114 of the SEIM;thence,along said boundary, 7. 5.89°14'48"E.,291.84 feet to the POINT OF BEGINNING. CONTAINING: 9,82 Ac, 4 6� Or 13765 332 N,Broadmore Woy Nompo,ID 83687 208.442.6300 1 www,orduric.com EXHIBIT S KETCH . ZONE C.G § LOCATED IN THE NW114 OFF E SE114 AND THE NE1 k OF THE SWIM OF SECTION1% § TOWNS HIP3 NO RTH, RANGE 1 WEST,BOISEMERIDm%CITY OF N ERI DIAN,ADACOUNTYJD O § mm A § N@' 1E« 13 a ad NE t1e 22 § \_ § � � 7POINT OF / BEGINNING A m C1& EN- g@ 4'ms1J2 .43 § k1- 4 § ma43 GE£1 % I § 3ZONE E B ( -C) 982* 2 (M7) * � 3 I W| k $ /I q � t G \I � y § / k ! ,2 ' ' k £ ( BASIS OFBEA�NrGS if cS£18 N&;2y�■ SE111 ( § L�%� m & 6 \ 13765 A R D UR R A \ or ` 'k § 0 1m0- aN-mmmmE ¥ NAMPA,IkHO 83687 442-63001 ■WW.AR»RPA. M Project No.230739 Date. May 16,2024 Page 1 of 1 ZONE WE DESCRIPTION A parcel of land located in the NE1l4 of the SWI/4 and the NW114 of the SE114 of Section 15, Township 3 North,Range I West, Boise Meridian.City of Meridian,Ada County. Idaho,more particularly described as follows: COMMENCING at the center south one-sixteenth corner of Section 15;thence,along the west boundary of said NIN1{4 of the SE1{4, A. N.00°37'23"E.,570.01 feet to the POINT OF BEGINNING;thence, 1. N.89°49'30"W.,65.26 feet;thence, 2. N.87°57'46"W., 195.19 feet to the beginning of a non-tangent curve;thence,. 3. Northeasterly along said curve to the left having a radius of 750.00 feet,an arc length of 70.03 feet through a central angle of 5°21'01",of which the long chord bears N.68°46'35"E., 70.01 feet;thence,tangent from said curve, 4. N.66°06'05"E.,231.67 feet to the beginning of a tangent curve; thence. 5. Northeasterly along said curve to the right having a radius of 1000.00 feet,an arc length of 185.66 feet,through a central angle of 10'38'16",of which the Iong chard bears N.71'25'13"E,, 185.40 feet;thence,non-tangent from said curve, 6. S.39°31'08"E.,241.72 feet;thence, 7. N.89°49'30"W.,346.28 feet to the POI NT0F BEGINNING. CONTAINING: 1.37 Ac. 13765 0 F 0'mA 332 N.Broadmare Way I Nampa,0 83&8J 208.442.6300 www.ardurro.corn EXHIBIT SKETCH - ZONE WE LOCATED IN THE NE114 OF THE SW14 AND THE NW114 OF THE SE114 OF SECTION 16, 6 TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN,CITY OF MERIDIAN,ADA COUNTY,IDAHO 2024 a _ CE1f15 N$g'14'39"W 1321.43 4 m r � LA � IL] W iV M1 2 (H E) (C-C) Eli 1.37 AC cl POINT OF (H-E) z BEGINNING w I 4 H O O Y u 100' 200' 400' adr 4 CS1116 BASIS OF BEARINGS SE111B uu IV8$`13'31"W 1323-1 S y ypL LAkU � 5r 73�39X�9NING N f4E�lJ�drg - - . 13765 T£ Of o'm h � 332 N.BROAD MORE WAY y NAMPA.IDANO83W tiJ 208-442-6300 1 WV W.ARDURRA.COM Project No:230739 Date: May 16,2024 Page 1 of 1 ZONE C-G DESCRIPTION A parcel of land located in the NE1l4 of the SW114 of Section 15,Township 3 North, Range 1 West. Boise Meridian,City of Meridian,Ada County, Idaho, more particularly described as follows: COMMENCING at the center south one-sixteenth corner of Section 15;thence,along the east boundary of said NE1f4 of the SW114, A. N.00°37"23"E.,574.32 feet.thence,leaving said west boundary, B. N.89022"37"W.,260.40 feet to the beginning of a non-tangent curve and the POINT OF BEGINNING;thence, 1. Southwesterly along said curve to the right having a radius of 750.00 feet,an art length of 252.69 feet,through a central angle of 19'1&16",of which the long chord bears S.81°06'13"W., 251.50 feet,thence,tangent from said curve, 2. N.89°14'39'W, 51.86 feet;thence, 3. N.00°44'31"E.,41.94 feet;thence, 4. S.89°17'19"E.,299.81 feet to the POINT OF BEGINNING. CONTAINING: 0.21 Ac. ge �" r 13765 tiM1 Iq4 p'lrl�+ - 332 N.Broadmore Wary Narnpo,ID 03687 248.442.6300 I www.ardurro.corn EXHIBIT SKETCH - ZONE C-G LOCATED IN THE NEIf4 OF THE SW114 OF SECTION 15, TOWNSHIP 3 NORTH. RANGE 1 WEST, BOISE MERIDIAN,CITY OF MERIDIAN,ADA COUNTY, IDAHO 2024 a m 581'14'3B.E 1322.75' 1 1 FJ S89'14'48"E 1322,78' C 1�4 �� — a Fk a 4 0' S4' 104' 2W o � � r O N � NS iy pq w W U a (M-E) `+ fl a Z O ci m 2 Nag 22'37"W 26U.40- El LZCOINF/ // n.21 Ac/ POINT OF BEGINNING (N-E) w % O M. 51116 — — — BASIS OF BEARINGS CS1!16 = N69'14'03'w 2647.96' — — ❑ pL LA NO 95 L 13765 IRDURR OF 332 N.BROADMORE WAY O'MAV r[- NAMPA.ICAHO8368T LJ 208-442-6300 1 WWW.ARDURRA.COM I"rV\ DURR Project No:230739 Date:July 11,2024 Page 1 of 2 ZONE C-G DESCRIPTION A parcel of land located in the NE1I4 of the SW1{4 and the NW114 of the SEIM of Section 15, Township 3 North, Range 1 West,Boise Meridian,City of Meridian,Ada County, Idaho,more particularly described as follows: COMMENCING at the center south one-sixteenth corner of Section 15;thence,along the east boundary of said NE1l4 of the SW1l4, A N.00°37'23"E.,77.72 feet to the POINT OF BEGINNING;thence,leaving said east boundary, 1. N.84°05'20"W.,208.50 feet;thence, 2. N.84"22'21"W., 139.20 feet;thence, 3. N.81"25'39"W.,216.99 feet;thence, 4. N.00"45'17"E.,393.76 feet;thence, 5. S.8 9a 14'39"E.,5 1.8 6 feet to the beginning of a tangent curve;thence, 6. Northeasterly along said curve to the left having a radius of 750.00 feet,an arc length of 252.69 feet, through a central angle of 19°18'16".of which the long chord bears N.81°06'13"E.,251.50 feet;thence, non-tangent from said curve, 7. 5.89013'33"E.,606.67 feet;thence, 8. N.39°31'08'"W.,241.72 feet to the beginning of a non-tangent curve;thence, 9. Northeasterly along said curve to the right having a radius of 1000.00 feet,an arc length of 244.64 feet,through a central angle of 14°01'00",of which the long chord bears N.83°44'51"E., 244.03 feet;thence,tangent from said curve, 10.S.89014'39"E.,309.87 feet to the beginning of a non-tangent curve;thence, 11.Southeasterly along said curve to the left having a radius of 200.00 feet,an arc length of 50.49 feet,through a central angle of 14°2748",of which the long chord bears S.33°24'43"E.,50.35 feet;thence,non-tangent from said curve, 12.S.50a34'i 9"W.,15 7.65 feet to the beginning of a tangent curve;thence, 13.Southwesterly along said curve to the right having a radius of 301.72 Feet,an arc length of 222.21 feet,through a central angle of 42°11'50",of which the long chord bears S.71°43'54"W., 217.22 feet;thence, non-tangent from said curve, 332 N.Broadmora Way I Nampa,0 8368J 1 208.442.6300 1 www.ardurra_eom Project No.230789 Date:July 11,2024 Page 2of2 14.5.39°31'08"E.,721.50 feet;thence, 15.N.86°48'58" .,573.95 feet;thence, 16.N.84°05'20"W,,337.77 feet to the POINT OF BEGINNING. CONTAINING: 15.94 At. 0L LA o t� 13765 Of O p M A 2 332 N_Broodmora Way Nampo,0 83687 I 208.442.63DO www.ordUFro.com § g >l' oySCGa o ) < / LL § � § Lu / ) LJ /\ ce `` § \ | { fa 2 i 2 j) ( � § 3 ] § H # / 0 t % U) f / h < / \ \ co w I �� 8 L _ LU oD � $ \ N w A ) , LU 22 j & 2 T § m 9 § y % / � / � / LU 2 o k § � q § Z & ƒTZ % w § LU 7 b ] w � $� n § } aq § $ 0 ) / LU- L k M § 7 ¥� §|m 0 t 2 e w ± § 2 ( © ;W' L ±»��N E. New Development Agreement Boundary—Legal Description & Exhibit Map ARDURRA Project No:230739 Date:July 11,2024 Page 1 of 2 DEVELOPMENT AGREEMENT BOUNDARY DESCRIPTION A parcel of land located in the 5112 of the NE114,the N112 of the SE114,and the NE114 of the SW 114 of Section 15,Township 3 North,Range 1 West,Boise Meridian,City of Meridian,Ada County,Idaho, mare particularly described as follows: BEGINNING at the center north one-sixteenth corner of said Section 14,thence,along the north boundary of said 5112 of the NE114, 1_ 5.89°1515'E_,1320.76 feet to the northeast one-sixteenth corner of said Section 15,thence, continuing, 2_ 5.89°14'59'E_,880.50 feet to the south right-of-way of Cobalt drive;thence,leaving along said right-of-way the following courses: 3_ N.5902550"E.,162.82 feet to the beginning of a tangent curve;thence, 4_ Easterly along said curve to the right having a radius of 263_00 feet,an arc length of 117.45 feet, through a central angle of 25135'16',of which the long chord bears N_72113'28"E_,116.48 feet, thence,non-tangent from said curve, 5_ 5.60°24'53'E_,88.51 feet;thence, 6_ 5.55°54'35'E_,21.M feet;thence, 7_ S_03°39'59'W_,57.05 feet'thence, S_ S.&6D2901'E_,16_90 feet to the west right-of-way of S.Ten Mile Road;thence,along said right- of-way the following courses: 9. S.03°39'35' .,670.74 feet;thence, 10.5.10°44'07' .,96.98 feet;thence, 11.5.43°06'22' .,84.65 feet;thence, 12.5.06°21'28' .,207.42 feet;thence, 13_S_01D25'18'W_,559.90feet-,thence, 14.5.01°25'16' .,57.7D feet;thence, 15.5_0402957'W_,550.74 feet;thence, 16.5.04°20'S7' .,34.63 feet;thence, 332 N_8roodmore Way ' Nomp4 083687 , 2U8.442.6300 l www.ordurro_com Project No: 23D739 Date:July 11,2024 Page 2of2 17_S_15°01'39'W_, 99.2D feet to the north right-of-way of the westbound Interstate 84 on ramp; thence,along said right-of-way the following courses: 18_S_47°33'D4'W_, 109_D9 feet;thence, 19_S_66°54'29'W_, 105.73 feet;thence, 20_S_80°09'20'W_, 150.16 feet;thence, 21_S_76DO1'12'W_,330.69 feet;thence, 22_S_79°54'25'W_, 177.77 feet;thence, 23_S_84°46'37'W_, 162.75 feet;thence, 24_S_88°47'D4'W_, 108.25 feet;thence, 25.5.88°46 59'W_,3 12.10 feet to the north right-of-way of Interstate 84; thence,along said right- of-way the following courses: 26_ N_86048'58"W_, 675.49 feet; thence_ 27_ N_84005'20"W_, 546.27 feet; thence_ 28_ N_84022'21"W_, 139.20 feet; thence.- 2 9- N_81025'89"W_, 216.99 feet; thence_ leaving said right-of-way, 30_ N_O(r45'12"E_, 1190.89 feet to the north boundary of said NE114 of the SW 114; thence,along said boundary, 31_S_89°14'48"E_, 558.49 feet to center one-quarter corner of said Section 15;thence along the west boundary of said S112 of the NElf4; 32 N_00°36'37"E_, 1328.96 feet to the POINT OF BEGINNING_ CONTAINING: 163.67 Acres pit L 137 U% f ION0 Ir of 332 N.Broadrnore Way hrmrir;ID 83687 208_442.6300 wwwxrdUFro_wm . LO f Ud ■ � K / cH3im &]IS \ \ k 2 Z � 5L'65T�� ,E'g & er+ -2 § z & m / j I) ,\ g 2 § | \ I\ I o j | _ 7 )�o areJ� ym,�£mN LU co � Lk222 - - - - -- 6 . @ LU & / \§E zi - R [ w ��§ ■ \g f k w it La | ) §z \ \ 2 a. 22 I&■ R § � 2 LL 2 i b 0Irl " w � \ z \ k a � w g RT%�zL£oDN i � z LU & m a 0 § x f - - - - I� I} 77 I\ ± § co � § ELL � z § E © k I e — } § § 8 \ § < n B U § ` Ui < § 2 � g F. Existing Conceptual Development Pa for Vanguard Village TEN MILE ROAD 2 | # . � � ■� e� � a ■� � sus, - a . . � e ■ .0 - .� , .46 : - � - . �- NmZTepoepwaa6ere oullaeaeaoa(i.eVnurd Village) R proposed mb included in then w Development A ee me 6 G. Proposed Overall Conceptual Development Plan r �a O £ J ................. n - 46 9.TEN MILE ROAD _ cN'EN.. ¢`oa 49 NM ................. —S S a s Z w 9 _ F- rx� e A!' Diu w f Vl .Mwir s..swiss.i. � ON. "q !�„�r+ � Ptifl,# _ *i__ E�"00, or x 0 S i' �.10��, i. 1, DO; Ld j W f Ld — Z W m X .... -- = S I I I I I ! I ' I H. Use Area Plan The image above shows three (3)areas that make up The District at Ten Mile Development based on the underlying zoning and future land use designation boundaries. AREA 1 accommodates a mix of multi-family residential uses such as townhomes and multifamily. AREA2 accommodates predominantly commercial mixed uses,including large format/anchor and specialty retail,casual and fine dining,entertainment,recreation, hospitality,childcare,and office uses. AREA 3 accommodates medium to higher-density office,commercial,recreation,medical,and hospitality uses. Vil' S ` � `' 46 % 40 A• !time J;r� 3+•• � 1,6 w 111116. _ www r►.� - EW •y°r: r I' t 7. o� •. Rr� �w ° wi- •• t�" °fit t# r .• r f � e..=ar=a• ........... • t t .i�iy. INTERSTATE B< 1. Preliminary Plat(date: 6/4/2024) viina v NOISIAKiens A11A N3113Ib1SIO 3H1 � I. ao�l�ndAavnuwnaad ����� 11 0--ri iL 9 e © `o% i otd � 3 0 LD ao Q _ W Fwo O OW �} s o .Wuj O f i W R /R A i W R R � a j _ o MW11 66w„00000_ � yy WWW6 899988 9999 k � 4 4 C� 9� 6 6 6 9 R � aap� §§6666�alisi m-- !9 llllll �IIIAWW � � s � � � R R A W r R r r W a o ® s W a aaiieinoadnuoiws ai ruanauvm nase�rwaa xauixm�dmasuwHnmsinuna�sai w ix�nrWucai euum nour.�iaiaarno asnaW'noiia�oonmaun mwrowdo.umdoadaxi ai nrnrvusni snu aA'dnoeFJvuanow uoe® _ mme I wan..cx ('V SNOISN3WIO 101 h �m eA vana Y NOISIAIflsns 31IW N311OIU1Slfl 3Hl �� �ao�l�ndAavNiwi�aad �`� � � lit I e s 5 } t y 1 lid ,,y ao ,� � s a !�•� :q , °' 1 l ,e I�" ® �9>affi � a� •W --� e I€ 3I o •� 11 �, JA „�II��•q � � !//��/ � � a� is �,m f� il9° / - \ J �� w lox a � SNO11038 13MUS N cMi 3 yea 'ef' van(MV NOISIAI(io 1S 3lIW N311ORi1S10 3H-L NOdlYnd),aVNiwn3ad z z z z z z z e � LD p ee Y d i e � Lj i B T a w a . F iyUj � r N p C i W d a Z U P N a 3 3 3 a s s s 8 Ll 3 3 3 3 U11SHMd 770Id18 SI tldtlnlO O NUIUMUd N3UIW OIl03deln1 1IM91N.L1 ul w L131VIY18NI elm O NoMilIQOW tldtlfmjo A dmtl 3H18I Aanm18N1 slH �I'dH01sW flO -.® mono± »2gHi { Ya nMV NaSAQBnS 311VY N3i 1 e1 e 3H [ R. 77 _ �� :,iaa*_me \ ) \ | } � {� .�, | � | � � | , � | ) Ll ( k § J. Site Plan(date: 6/5/2024) NHId 311S N ni m van( V NOISIAlcons 3_1IW N31 IO ISIG 3Hl �. �� aOd 1Vld IaVNIWll3ad 11n R go Iy C. 3fr u fiJ c r ILE [ [ I ` I v ------- ----` f u - la'iendl'anv i � NOAM�]OX]a'S 3 J @ III I / j � C f ¢ [ NHId 311E N cv van(AV NaIS1/1148f1S ��IW Nil l�I�IlSl4 3Hl � U :UOJ iVld ANVNIWIl3bd _ � s LF '- fanendlavoa aiiw++gls ._ .. y Jo u ,I ^ I l I � �"' a ��. ¢� Haag .• � � � 1 i _ s N M3aw Ndld 311E r ni vanaNY N©ISIAlaons El�IW N31 iDIHI51a 3H1 9 aoA avid AaVNiwn3ad lam em In YI U} n U 0A 11 a > >A r - � L • • I 3 � � -=_ 1 � j GLl1 •,i 1 I 1` I -- �g -------- �� + --------- III i K. Landscape Plan p a 9q � 'E E ' E g LU m 2 u o s > IX E o - 4 E c a E a g y F a a m $ o L @ 5 zi m w N V 8 z 5 a vVi n a v m o o c F w J L� w i m o s v E _ § ° O ° g a" n 0 5 fn a O 0 g Z w r I� r i.1 — • S.TEN MILE ROAD �+ Q i IF do � i L F �(• • q � F...F..� M i` � rb y 1 l s+ 4 12, e m j — (A at c j' - z ome I mia I I ' I N ass t J 1i� ................. w — _ -- Wad w a : IRY < rcY u y N 3 p fig. �;x � sp gm � a& o .,tea d ya ` $ + � u�s • ` � ................. J aa _ Q Q z V — z CL Wg S.TEN MILE ROA❑ W �'w* : s r a .. �%P s r : k s s ; : I m r ` W •2 r A :����t 'Ry �•, fIKiW�� 4 Ors^- f m I e' r-!s6 r I � I • c Z W .� H f ................. III �ic III I m>a I II ► Ili L. Open Space Exhibit q §rn oa ^� J #� Q �o LL m � N i w � aWN W � ¢ U Cmm i 0 a p a yW I N 0� J a a O All ~ ................. W O w CL IL LJ Z V — LuW a Z ED a W 0 J_ f S.TEN MILE ROAD Z W r F- U IF— - .�.. a r N W F 2 in W Z W m H f ................. I m>i I I . II M. Mobility Plan M '=8 O J ! 3 ................. z o a o � - 5 ° - - U U Z ¢ O C V g N w U J V � LU J ' • Z • ................. • ~z —8 g a a • J F1 • a°' — O 1 • ?m — F L f w 2 0. J .�f�-i'►.•-�•,••� $,TEN MILE ROAR Z ot OWIK pro Jill.,0 C4 to. 41 Sp st a �••�p • a • •ar- F in e •1 �1. w W 2 Z 4 W .�5 H E ................. it s° it I m>i I Ili . Ili I .' I N. Project Design Standards Please click on the following link to access the Applicant's proposed design standards for the development: (also included in the project file in the public record) https://weblink.meridianciU.org/WebLink/DocView.aspx?id=355939&dbid=0&repo=MeridianCiV&cr= I