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HomeMy WebLinkAboutPZ - Narrative Oo- 1W AIFO JIJWK Adero Park Mixed- Use Narrative The Adero Park Mixed-Use Neighborhood Design Team has submitted applications for rezoning, a development agreement, and a preliminary plat for a project north of W McMillan Road and west of N Ten Mile Road. Designed in alignment with Meridian City's pre-application meetings, neighborhood meetings, comprehensive plan, and zoning code, this project represents the last undeveloped area within a larger mixed-use community. The Adero Park Mixed Use community will offer an integrated design of pedestrian and vehicle pathways, with 24 acres dedicated to single-family homes, 21 acres for future commercial development, and a new collector road. Residents will enjoy close proximity to commercial/retail services and amenities like parks, playgrounds, sports courts, pathways, and landscaping, with infrastructure utilizing existing utilities and roads. Hero's Regional Park is located at the northeastern corner of the project, residence will have access to one of Meridians Premier City Parks. SUMMARY OF APPLICATIONS ZONING INFORMATION • Rezone • Current Zone—C-C, C-G, L-O • Preliminary Plat • Comp. Plan Designation — MU-C, MDR • Development Agreement Modification • Proposed Zone— C-G, L-0, R-8, R-15 Table of Contents Exhibit A— Vicinity Map/ Comprehensive Plan Map 2 Exhibit B— Site Plan 3 Exhibit C— Mixed-use General Overview 4 Exhibit D— Integration of Uses 5 - 7 Exhibit E— Functional Integration 8 - 10 Exhibit F— Pedestrian Connectivity 11 Exhibit G - The "Fifteen Minute City" 12 Exhibit H — Commercial/Retail/Office Area 13 Exhibit I - Residential Neighborhood Amenities 14 - 16 Exhibit J - Residential Open Space 17 - 19 Exhibit K— Home Design 20 - 21 Exhibit L— Rezoning/P.Plat/Comp. Plan Density 22 - 23 Exhibit M — Transportation 24 Exhibit N — Schools/Emergency Response/ Utilities 25 Exhibit 0— Residential Parking Plan 26 Exhibit P— Bridgetower Park 27 Exhibit Q- Comprehensive Plan Goals 28 - 32 Appendix 1 - Commercial Development Options 33 - 38 Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 1 101 Ole] 1 ■.- : • IN ■il��11��1 `- IIII AVVAIFRY � 1111 MINIMUM■ M� •� • �! u��r11111111i��� iM �II11�I11� ��— � t �. ■,■ ■ 1��1�11� �� � � �� �1 In m� �■ 11 II1111 �� �� m �C �� ��III #� ► "i SIR —. ■■�� i��i■■■ �� �� :III I - •- - '— 1111M M� 11111 li i I� I�■ — . — ■11 ■■■■ 1■■I s.: : 1111� 11NINON ��� ■1■I ■IIIII ■ �I1��� . �. � OEMMOSE �� ■ IS 11.IS i i�� 11■ � - ■ = �lip ►,�: .. 11 1■ �: f�11�11 � • �� ■ � �� I,��11�� � � �� ■111�1 �11 � II11111ii I Oo- 1W AIFO Ilift Exhibit B - Site Plan The Adero Park Mixed-Use Neighborhood will include 69.18 acres of mixed -use commercial, office and single-family homes, and the finalization of the Bridgetower West Park offering much-needed commercial and housing options in northwest Meridian. The additional residences will help support nearby commercial and retail areas along the Ten Mile Corridor. Walkability is encouraged through pathways connecting to regional trails, parks, Plaza's, amenities, and landscaped boulevards throughout the development will foster a welcoming sense of community. Site Plan Version 1.0 1 _ � i L Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 3 Oo— IW 4W AIFO11111k Exhibit C- Mixed-Use General Overview . o Adero Park Mixed-Use Neighborhood is the last development property in the larger mixed-use region and integrates with the rest of the community. 6ftere here you Live Vibrant mixed-use communities feature shared spaces for gathering and recreation, benefiting residents, employees, and visitors.The integrationnhanced of residential and non-residential uses is crucial for justifying the intensity eil-being and density of these areas. Successful mixed-use environments provide a Where you Spend Time balanced mix of living(1st Place), working(2nd Place), and leisure (3rd Place) options, with the proximity of a 3rd place contributing to the emotional and physical well-being of individuals. ► ' CostCo Costco Gas Station, Slim Chickens. Dutch Bras Costco Pharmacy, Mt-American Coffee,Burger King Credit Union,Cafe Rio Fresh Rocky Mt Chocolate Factory F Tara Willow Creek Elementary Keith Rir�l l ngacy Park urch of Later l ay Saints Hefoes Park Pleasanl View Elementary ' A ro Park Y fixed Use Cooley Dentist,Pawspital Animal Hospital Kropt Family Practice,Dental Care at Walmart Verona Starbucks,Marco's Pizza,Horizon Credit Union Supercuts,Panda Express,20 Nail&Spa r — L _ �! Noodle&.Company, Frontier Credit Union Mister Gar Wash,Les Schwab Tire Centef .. } Hunter Elementary I ❑irect Onhopedie Care,Chevron I r I I I w , w- } IIIIIIIIIIIIIL Broken Yoke, weinsechnitzel,W11Stmark 1 st Place - Where you Live Credit Union Papa Murphy,Take 5 riI Change,Rudy's Pub&Grill,Timberline 2nd Place - Where you Work Pharmacy,Bamboo Massage&Spa,Creative Nail Bar 3rd Place - Where you Spend Time ..4. - -5 Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 4 001W - 'Fo'p Exhibit D - Functional Integration Integration of Uses We have reviewed the Mixed-Use Sections of the General Comprehensive Plan and are proud to have applied the principles from the Integration of Uses and Holistic Design sections to Adero Park Mixed Use. These functional Integration principles form the foundation of the Adero Park Mixed Integration of Uses Use development and work together with the existing community. Comprehensive Plan's Mixed-Use Section and our responses in italics. Mixed Use projects are to be developed with an overall master or conceptual plan for the larger mixed- use area; during an annexation or rezone request, a development agreement will typically be required for projects with a Mixed Use, future land use designation. • Adero Park Mixed Use developments are the last parcels of underdeveloped land in the area and integrates with the existing community. Mixed use areas must include at least three land use types within a designation. • Adero Park Mixed Use includes office, residential and commercial. Neighboring properties to the south include multifamily development. High intensity residential (higher density or significant percent of an overall mixed-use area) requires commensurate levels of employment or other non-residential elements supporting residents and reducing local vehicle trips (see specific allowances of residential and non-residential within each sub- category). • The Adero Park Mixed-Use Neighborhood will have a density of 7 DU/AC, which is on the lower end of the range for the Comprehensive Plan's Mixed-Use Community Designation. • Adero Park Mixed Use will feature pedestrian pathways and sidewalks, creating a connected and walkable environment for residents and the public. A nearly half-mile regional pathway will be built along W Gondola Dr, integrating with the existing community. This system will offer residents many opportunities for walking and biking. • The close proximity of Hero's Park and Keith Bird Park will provide additional non-residential supportive activity areas for residence to recreate that should help to reduce vehicle trips in the area. Mixed use projects must inherently support intentional opportunities for neighborhood and community services such as recreation centers ( e. g. -specialized gyms), daycares, and office ( e. g. - professional offices). Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 5 Oo- 1W • The location of the office is ideal for professional offices as it between the Adero Park Mixed- Use and the neighborhood Bridgetower West. In addition, the commercial section capitalizes on the high visibility it is afford being along an arterial road. Community-serving facilities such as hospitals, clinics, churches, schools, civic buildings, or public safety facilities are expected in most mixed-use developments thereby reducing extraordinary service and transportation network impacts. • Adero Park Mixed Use is located within: o Hospital-less than 3 miles from Saint Alphonsus Meridian Health Plaza; o Clincs-less than one mile (or a 5-minute walk) to the Cooley Dentist, Kropf Family Practice, Dental Care at Verona, Direct Orthopedic Care. o Churches—less than half a mile (0.5 miles) to the Church of Latter-day Saints. Calvary Chapel and Rock Harbor church are 1.5 miles away. o Schools—less than a 15-minute walk to three schools. It is less than one mile from Hunter Elementary School, 1.1 mile to Willow Creek Elementary School, 0.5 miles to Pleasant Valley Elementary School. o Civic Buildings—Hero's Park is adjacent to Adero Park and Keith Bird Legacy Park is less than a five-minute walk(0.4 miles) away. o Public Safety Facilities—Meridian Fire Station#5 is 1.5 miles away. Supportive and proportional outdoor public and/or quasi-public spaces and places including, but not limited to, parks, plazas, outdoor gathering areas, linear open space, and schools are expected. These areas may be located in spaces between residential and non-residential uses to provide both integration and transition between uses. • Adero Park Mixed-Use is located adjacent to one of Meridian's premier regional parks, Hero's Park. Adero Park Mixed Use has almost a mile of linear open space on the northern boundary of the property that will connect to a pedestrian friendly HAWK crossing at Ten Mile that leads into Hero-s Park. K 3-STORY f �5,550 5F .• •i Adero Mixed-Use Neighborhood-Narrative 12.17.2024 Page 6 Oo- 1W 4W AIFO 1111k • A thirty-foot landscape buffer of linear open space will transition between Adero Park and the existing community. • Adero Park will feature five pedestrian pathways and one vehicle pathway to connect to the future commercial and office. • The future commercial property(approximately 21 acres) could have a plaza(s)located along Gondola Drive. The Mixed-Use Community i designation expects residential Off ice uses to comprise up to 50% of the Mixed-Use area. The entire mixed-use area West of Ten Mile Road and North of McMillian Road equals 87.61 acres of land. The breakdown 52 A c. of commercial vs. residential Residential is: Commercial =47.49 acres or 54.2% 21.42 AG. Residential =40.12 acres or Commercial 45.79% The Adero subdivision will1 provide the perfect ratio of commercial and residential property to meet the Comprehensive Plans vision '— for this area and to provide a ; walkable connected l -07Ac- - neighborhood. 16.6 Ac. Commercial Multi-Family Existing Approval c Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 7 004W - IFO'P Exhibit E- Functional Integration Holistic Design General The Adero Park Mixed-Use development is not simply three different land uses combined into one. We have thoughtfully designed elements that are integrated to Functional Integration fulfill a cohesive vision. Our designs have created Integyation Of Uses visible, attractive pathways, accessible and desirable amenities, purposefully arranged to establish focal Holistic Design points that link various components. This ensures residents can easily access the services and spaces they value most. Key design principles used for the project include walkability, connectivity, diverse spaces, human scale, mixed incomes, future public transit integration, active frontages, open spaces, and sustainability. Comprehensive Plan's Mixed-Use section and our conformity in italics. Mixed use areas are to be centered around spaces that are well-designed public and quasi-public centers of activity. Spaces must be designed with community supportive purpose, incorporate permanent design elements with features to promote frequent use, and support amenities that foster a wide variety of interests ranging from relaxation to play. These areas must be strategically integrated into the overall development, interconnected with meaningful points of interest, prioritize pedestrian infrastructure, be highly visible and accessible, and designed to enhance both the adjacent uses and larger mixed-use area. • We propose the following amenities in our large central park: a neighborhood park with three pickleball courts, play structure, climbing dome, climbing rocks, swings, passive open spaces, and seating areas. As with all our playgrounds, it will be fenced with open vision fencing for safety. • Two dog parks and several open space areas with attractive landscaping are also proposed. • The park is strategically located in the center of the development. • Pedestrian infrastructure is a prominent feature of the development with over one mile of regional pathways and over six miles of internal pathways with attractive landscaping. • Adero Park Mixed-Use development will have seven pedestrian pathways connecting it to the surrounding community. In developments where multiple commercial and/or office buildings are proposed, the buildings should be arranged to create some form of common, usable area, such as a plaza or green space. • We have provided several concept plans for the future commercial space. We must stress that these are just concepts of what could happen. Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 8 004W - 'Fo'p • We are in agreement that there should be conditions in the development agreement that require community spaces as part of the final design for the commercial and office spaces. Open space should be purposeful in supporting a visible community and utilized to enhance synergies between residential and non-residential uses. • Adero Park Mixed-Use provides over six acres of open space. It is adjacent to one of Meridian's premier regional parks, Hero's Park. Kelly Bird Legacy Park is less than%mile away. • Over one mile of regional pathway runs though the development and connects to Hero's Park. These regional pathways will allow Adero Park residents and neighboring non-residents pedestrian access to the park. • Adero Park Mixed Use has almost a half mile of linear open space on the northern boundary of the property that will connect to a pedestrian friendly HAWK crossing at Ten Mile that leads into Hero's Park. Open space should be prioritized along natural or naturalized amenities (i.e. creeks and canals), integrated with pathways and pedestrian corridors, and located away from site features that may obscure visibility and attract dangerous or illegal behavior. • Unfortunately, there are no creeks or canals on this property. Regional pathways will meet city standards with 10ft widen buffers. Internal pathways will feature attached and detached sidewalks with attractive landscaping. Commercial drive aisles must contemplate a pedestrian friendly built environment with a minimal number of conflict points, and oriented so that aisle ingress and egress is generally parallel to multiuse pathways, sidewalks, and linear open space. Drive aisles supporting primary pedestrian connectivity for a site must feel safe and should include planted and/or hardscaped parkway treatment, or other enhanced separation with both aesthetic and safety benefits. • We have provided several concept plans for the future commercial space and some of those plans have pedestrian friendly pathways. We must stress that these are just concepts of what could happen. A condition of approval should be required to ensure that these facilities are part of the final design and approval of the commercial area. All mixed-use projects should be accessible to adjacent neighborhoods by both automotive and alternative-vehicular transportation opportunities. Pedestrian circulation must be convenient and interconnect different land use types. Vehicle connectivity must not rely on arterial streets for neighborhood access. • The Adero Park Mixed-Use development will be accessible by two automotive routes and seven pedestrian routes. • The Adero Park development will be building, at the expense of developer, the missing collector road, W Gondola Dr. This will significantly reduce traffic on the existing arterial streets (Ten Mile and McMillian). Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 9 004W - IFO'P • The regional pathway along the new collector will connect residents to the future commercial and office development and regional assets such as Hero's Park. A mixed-use project should be designed to support alternative transportation such as public transit stops, park-and-ride lots, other ride sharing services including auto, bike, or scooter, and/or other innovative or alternative modes of transportation. Alternative transportation improvements should be integrated as functional, convenient, and comfortable spaces. Electric charging stations for a variety of transportation modes is encouraged. • We have provided several concept plans for the future commercial and office space. We must stress that these are just concepts of what could happen. Non-residential buildings should transition to and compliment adjacent residential buildings in mass and form and include safe and meaningful mitigation for operational impacts such as loading docks, storage, and outdoor equipment. • We have provided several concept plans for the future commercial and office space. We must stress that these are just concepts of what could happen. New buildings on pad sites adjacent to existing single-family neighborhoods should be limited to no more than a 1-story disparity in building height (or floor height equivalent). Natural features, differences in grade, and other context sensitive neighborhood preservation design features should be considered with transitions. • We have provided several concept plans for the future commercial and office space. We must stress that these are just concepts of what could happen. Transitions between different residential product types and dissimilar land uses should include the use of use alleys, roadways with landscaped parkways, or highly connected open space. The use of barriers such as closed vision fencing or walls that limit connectivity and reduce visibility are typically not appropriate as transitions. • The regional pathway along the new collector road will feature 10 ft widen detached sidewalks on both sides. This will serve to transition between the single-family neighborhood and the non-residential areas, while still providing connectivity. • A 30'pathway lot along the north side of the residential portion of the project will provide both connectivity and a buffer to existing homes. Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 10 Oo- 1W A"� Exhibit F — Pedestrian Connectivity The Adero Park Mixed Use Neighborhood will feature pedestrian pathways and sidewalks, creating a highly connected, pedestrian-friendly environment. Nearly half a mile of regional pathway will be added along W Gondola Dr, integrating with the surrounding community and offering ample walking and biking options for residents. ' f ' 1 -J• 1 � I �' f IIIIEIIIII - IIIIIIIIIIII I (D f.� _ - CL Red = Internal Sidewalks and pathways Blue = Regional Pathways Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 11 001W — IFO'P Exhibit G - "The Fifteen Minute City" Adero Park Mixed Use embodies the concept of the "15-minute city', which is an urban planning concept that is difficult to achieve. Adero Park will have essential services — work, shopping, education, healthcare, and leisure — are accessible within a 15-minute walk, bike ride, or transit trip from any location in the city. This model reduces car dependency, supports sustainable and healthy lifestyles, and enhances residents' quality of life. COStCQ W. :c Gas Statier w: Costco Pharmacy Mt AwircanC [Union S.�Chickens •ti Rica ,r,.,. ` { (Dutch Bros Coffee Cafe Rio Fresh furger King Tyra Willow Rocky Mt Chocolate Factory ' y Creek Elementary Keith Bird Legacy Park ' r '.............■ . �•t[ ,,. Heroes Park r -. 15 minute walk from Adero Park Mixed Use Cooley Dentist `r +r Pawspital Animal Hospital , Pleasant View Elementary +� Kropl Family Praclice Dental Care at Verona F Noodle 8 Company ., F,cnlir,,Credo Union Vlf bucks r Mister Car Wash w+ Starbucks Les Schwab Tire Center Marco's Pizza ; Direct Orthopedic Care u i r [,r;-^,: lJr;uri S uperc Chevron uts . Panda Express _ 20 Nail& Spa + r, l` Hunter Elementab. ry :.1+ Broken Yoke Weinsechnitze ` k �. Wc.stmark Crecir Urion , Papa Murphy , Take 5 01 Change �$ rtts in Rudy's Pub&Grill Timberline Pharmacy , r X 1 ,1 Bamboo Mass ape SL Spa �I Creative Nail Bar iF iJf� �i Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 12 Oo- 1W AIFO 11ift Commercial/Retail/Office Area Exhibit H — Site Plan The Commercial and office portion of the - mixed-use area will be developed later. fa Several different possible layouts and building configurations have been y - submitted with the application. As we do not know what the users will be in the " future, we wanted to leave some level of flexibility. Future users will have to apply Y' — for a conditional use permit, thus allowing w for city staff and decision makers to have input and approval. We anticipate a mix of commercial uses such as retail, service uses, restaurants and office. - - 1 5 i There will be opportunities for vertically flit s - f integrated uses such as live-work or offices above a commercial use on the ground , floor. ; An existing deed restriction in favor of7 Walmart reduces the types of uses that can be developed on the property. The commercial concept site plans T. - provided herein are for illustrative purposes only. They represent = „ preliminary design ideas subject to = change based on future market - conditions, tenant requirements, and other influencing factors. These plans do notguarantee specific layouts, uses, s. or design elements in the final development. Additional Commercial Concepts are provided in Appendix 1. Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 13 Oo- IW Residential Neighborhood Exhibit I — Community Amenities PROJECT AMENITIES As the developer, we have researched and interviewed past homeowners and used the city ordinances as a guide to plan the most productive amenities for this neighborhood. The Adero residential portion of the mixed-use area will consist of 270 single family homes in both the R8 and R15 Zones. As typical of our developments, the amenity package exceeds the Meridian City Development Code requirement, which requires that the application have one amenity point per every 5 acres of development. We are providing 27 points worth of amenities, where only 8 are required. Below is a list of the amenities for each development area of the project We propose the following amenities: o Three pickleball courts o Play structure o Climbing Dome and Rocks o Swing set o Passive open spaces and seating areas. o As with all our playgrounds, it will be fenced with open vision fencing for safety. o Plaza's o And numerous pathways and pedestrian facilities. o Two dog parks and several open space areas with attractive landscaping are also proposed. Proposed Amenities: One Acre Central Plaza (Block 4, Lot 33) • Three Pickleball Courts • Fountain is • Play Structure • Dog Park Climbing Rock • Seating Benches • Attractive Landscaping ®' C Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 14 r rY w r t Y"�p�i ulll{II{1iYi IIIIIIIIIIIiiIGil�ll91�� 0 illp o 1W • Pathways—The Adero Mixed Use Neighborhood will include the following pedestrian pathways: • 10' Wide Regional Pathway 2,752 LF • 5' wide pathway in liner open space 1,700 LF Pedestrian pathways within the Adero Mixed Use Neighborhood will total a half a mile in length. • Dog Park (Block 5, Lot 45) • Fenced encloser • Dog Waste Station • Sitting Benches • Attractive Landscapingp -_ • Other open green areas—Several other open spaces will have the following Amenities: - • Shade structures • Large open grass areas • Internal Pathways • Picnic Area • Attractive Landscaping q7 c Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 16 001W — IFO'P Exhibit J — Residential Open Space Open Space—The Adero Park Mixed Use Neighborhood will provide 6.28 acres of landscaped common area, including a large one-acre neighborhood park, interior pathways, landscaped end caps on each block, and collector street frontages. The area of Qualifying open space equals 6.28 AC. (15.6%), which exceeds the City Code requirement of 15%. Adero Park Mixed Use borders a 10-acre park to the west and is adjacent to Heros Park (25 acres). It will also be less than a thousand feet from Keith Bird Legacy Park (7.5 acres) A 30' landscaped pathway buffer along the northern portion of the residential area will provide a buffer to the existing homes as well as a perfect pedestrian connection to Hero's Regional Park. ADERO PARK SUBDIVISION �` -----'--` --" OPEN SPACE EXHIBIT TOTAL RESIDENTIAL AREA=±4033 AC QUALIFY I NG OPEN SPACE=±628 AC p 5JM NON-QUALIFYI NO OPEN Ma=AM AC I CIRU YIN.OI'EY Sf RCE NON-'JALIEYING OFEN SYA-E Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 17 Oo— Iw �w AIFO JIJWK Project: Adero Sqft Open Code Block Lot Space Dimensions Description Section 1 15 37313 Collector Frontage E 1 24 3000 Pathway B 2 9 6475 End Cap E 3 1 6788 End Cap E 3 11 6333 Park A 4 1 36823 Pathway B 4 2 3145 End Cap E 4 14 2325 Pathway B Park, Pickleball Courts, Dog 4 33 50117 Park, Playground A 4 61 5336 End Cap E 5 15 47754 Collector Frontage E 5 45 6139 Dog Park A 5 49 3629 Pathways B 5 60 6656 End Cap E 5 79 2708 Pathway B 6 1 5300 End Cap E 6 14 8567 Park A 7 1 5581 End Cap E 7 15 7625 End Cap E 8 1 3396 End Cap E 8 12 5089 End Cap E 9 1 5453 End Cap E 9 14 5453 End Cap E w Percent of Subtotals Total Total sqft 271,005 Qualified Open Space Acres 6.22 Total Project Acres 40.33 Non-Qualifying Open Space Acres 1.6 Percent of Qualified Open Space 15.6% Qualified Open Space/AC 6.28 15.6% Non-Qualified Open Space End/AC 1.6 0.03% Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 18 Oo- 1W 4W A011116 Code Section Description A 11-3G-3A-2B Open grassy area of at least 5,000'in area. B 11-3G-3B-1E Linear open space area that is at least twenty feet(20')and up to fifty feet(50'), has an access at each end,and is improved and landscaped as set forth in subsection E of this section. C 11-3G-3B-3 Full Area of Buffer:The full area of the landscape buffer along collector streets may count toward the required common open space. D 11-3G-3B-3 Percentage of Buffer: Fifty percent(50%)of the landscape buffer along arterial streets may count toward the required common open space. Parkways Along Collector and Local Residential Streets: Parkways along local residential E 11-3G-3B-4 streets that meet all the following standards may count toward the common open space requirement: Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 19 Oo- 1W AIFO Ilift Exhibit K — Home Design The Adero Park Mixed Use Neighborhood will include 270 single-family homes that will include a mix of lot sizes from 3,040 ft to over 12,783 sq ft. Homes will have two and three car garages. Photo Representations of the proposed home designs are included below: r AA r f eJh myYY � = 000 0 - Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 20 �y a Oo- Iw 4w AFO 411"k HI JAI Acero Mixed-UseNeighborhood—Narrative I Oo- 1W AIFO Ilift Exhibit L— Zoning/Preliminary Plat/ Comprehensive Plan Density REZONING Parcel #S0427428024 is currently zoned R-4, and we request it be rezoned to R-8 and R-15 Parcel #S0427417210 is currently zoned Community Business District (C-C), General Retail and Service Commercial District (C-G), and Limited Office District (L-O) and we request that it be rezoned to R-15, Limited Office District (L-0) and Service Commercial District (C-G). Per the attached legal descriptions. TI R-8 ----------------- 1 {' , R-15 I - - - ' _ c-G _ Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 22 Oo- 1W PRELIMINARY PLAT APPLICATION The Meridian Comprehensive Plan intends for the Mixed-Use Community (MU-C) to have "Residential uses are expected to comprise between 20% and 50% of the development area, with gross densities ranging from 6 to 15 units/acre (of the residential area)."The proposed density is on the lower side of the density range allowed within the comprehensive plan and meets the desired density planned for this property. Adero Park Mixed Use will provide a mix of commercial, retail, offices and homes in very high demand in a very desirable part of Meridian. With an additional 21 Ac. of commercial uses, and 270 residential lots at a proposed single-family density of 7 DU/AC Adero will be the perfect infill project for the greater Ten Mile Area. The 21 acre commercial area will be rezoned Service Commercial District (C-G) and will be developed as a community commercial and office at later date by the owner. y E.Silverleat 3 DUTAC _ I_ou,se The Residential portion of the Adero Falls _ 3.37 Park mixed-use development will fill a Bainbridge 2.76DU'AC '' � DUTAC much needed "missing middle gap of ' KIiMW �'` s` housing in the vicinity of the project. r - ° I `'Adero Mixed Many g of the existingneighborhoods f - , USe Future CollectorR°ad ' in the area were developed at Residential 10.2Ac 7DUAC �: Verona 3.24 DIJAC densities averaging 3 units per acre. Park r Adero Mix etl Use Commercial and Offlee OMIP Adero will provide a density of 7 units per acre that will fill the gap between V2.i8c eDnUzTaA Norih i , �" ' traditional single-family residential C Bridge Tower —� " �� homes and apartments. Multi . i `i ■ r", Family 14,61 Y DU/AC Vle.enza South Bridge Tower 2.8 DU1AC Crossing 2.5 DU;AC INFRASTRUCTURE INVESTMENT This development is an infill project and one of the last parcels to be developed in the area of Ten Mile and McMillan Roads. • City services such as sewer and water already exist. • Power, gas and telecom are already adjacent to the site and have capacity to service the development. • Ten Mile Road has already been widened to 5 lanes. • McMillian Road is planned to be widened in the future. • Large regional parks and schools are within walking distance. • Many commercial services are already available. Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 23 Oo- 1W Exhibit M — Transportation As the developer, we are constructing the missing final portion of a much-needed collector roadway (in red below) Gondola Drive. This will improve traffic flow for the entire area. It will create secondary access between Black Cat and Ten Mile. This will help to alleviate existing traffic issues at Ten Mile Road and McMillian Road. .a •7 r• f yk7_ � �.3 i • 1t ■ A � a ! {r{ rr New Collector Street • ► I Gondola Dr Malt Dr � Et • A traffic study was submitted to ACHD and approved with no issues. Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 24 Oo- 1W Exhibit N - schools / Emergency Response Times / Utilities WEST ADA SCHOOL DISTRICT The students who will live in Adero Mixed Use Community will attend Pleasant View Elementary, Star Middle, Owyhee High School boundaries. Pleasant View Elementary is currently overcapacity but there are two nearby elementary schools that are under capacity, Hunter and Willow Creek Elementary. Star Middle School is currently near capacity but there are two nearby middle schools, Sawtooth and Heritage, that are undercapacity. In addition, Sawtooth Middle (2 miles) and Heritage (2.5 miles) are closer than the development. Awhile, the assigned school, Star Middle, is located 6.5 miles from Adero Park. Owyhee High School is currently near capacity but there are two nearby High Schools, Rocky Mt and Meridian High, that are undercapacity. Both Rockey Mt. (2 miles) and Meridian High (3.5 miles) are closer to Adero Park than the assigned high school, Owhyee (4 miles). A simple boundary line adjustment by West Ada School District could be the solution. We believe that the Idaho Legislature has recently provided additional funding for schools and that the West Ada School District has a plan to accommodate growth. EMERGENCY RESPONSE TIMES The Adero Mixed Use Subdivision will be within the fire department's response time goals. Adero Mixed Use is located 1.4 miles (4 minutes) from Fire Station #2 (2401 N Ten Mile Rd) and 1.5 miles (5 minutes) from Fire Station #5 (6001 N Linder Rd). UTILITIES Municipal water and sewer mains are available and of adequate size to serve the Adero Mixed Use Neighborhood and adjacent to the proposed project. Dry utilities such as electrical power, natural gas, telecom, and cable are also available. Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 25 Oo- 1W AIFO IIJINK Exhibit O — Residential Parking Plan The Adero Park Mixed Use Neighborhood will meet or exceed all City of Meridian's Code requirements for off-street parking. All homes within the neighborhood will have a minimum of a two (2) car garage and a driveway that will accommodate an additional two (2) parking spaces for a total of four (4) off- street parking spaces. As illustrated below, a further 130 (or 0.5 additional per home) on-street parking spaces will be available for use by the residence. 7 x 7 Y, l 4I $ 1 y 12 . F � ufi 9 A � r f 130 Extra Parking Spaces 8 } 1 (0.5 additional I parking per home) 4 Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 26 Oo- 1W Exhibit P — Existing Bridgetower Park The Bridgetower West Neighborhood was originally preliminary plated with a development agreement that required a 10.2 ac. park. The majority of that park was never dedicated to the homeowner's association. The prior approvals for the Bridgetower West Neighborhood have expired. The Adero Park Mixed-use application will include the remainder of the Park that was never dedicated to the Bridgetower West HOA. This will create a path for the current property owner to be able to record a final plat that will create the correct size parcel to meet the development agreement requirements and allow for the parcels to be deeded to the HOA. _-WJ N4R 1 t � � 4 � l + J „ ti � f- � N = s Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 27 Oo- 1W 4W AIFO11111k Exhibit Q— Comprehensive Plan Goals Adero Park Mixed Use development meets or exceeds at least 40 policy goals set out in the Meridian Comprehensive Plan The following table describes how the Adero Park Mixed Use Neighborhood meets the City of Meridian's Comprehensive Plan Goals: Section Goal and Response 2.01.00 Support a balance and integration of diverse housing and neighborhood types. • The Adero Mixed Use Neighborhood will incorporate several housing types that will provide for sale and rental housing in a variety of price ranges and sizes. 2.01.01 Encourage diverse housing options suitable for various income levels, household sizes, and lifestyle preferences. • The Adero Mixed Use Neighborhood will add to a diverse range of housing sizes and price points. 2.01.01H Locate higher density housing near corridors with existing or planned transit, Downtown, and in proximity to employment centers. • With an overall density of 3.80 units per acre the Adero Mixed Use Neighborhood will add residential density near the intersection of one of the Treasure Valley's major transportation corridors at Highway 69. 2.02.00 Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. • The Adero Mixed Use Neighborhood will provide 6.23 acres of qualified open space (and an additional 1.6 acres of non-qualified open space. It will have 27 points of qualified amenities, which is 19 points beyond the 8 that are required by the UDC. The community park and dog park will be fully fenced to keep children safe. 2.02.01A With new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. • The Adero Mixed Use Neighborhood will provide pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. 2.02.0113 Evaluate open space and amenity requirement and criteria for consistency with community needs and values. • The Adero Park Mixed Use Neighborhood will provide 6.23 acres of qualified open space. It will have 27 points of amenities. It will have a playground and climbing rocks for children, it will have a dog park for pet owners, it will have pickleball courts(a game for all ages but especially popular with seniors) 2.02.01D Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. • There are seven pedestrian access point linking the project to the surrounding existing neighborhoods. Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 28 Oo- 1W 2.02.01E 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. • The Adero Mixed Use will provide housing density and roof tops along major transportation corridors. The Adero Mixed Use Neighborhood will be near the planned Mixed-Use area at the Ten Mile and McMillian. 2.02.02 Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe. • The Adero Park Mixed Use is an infill project and is the last vacant parcel in Ten Mile and McMillian area. Public services already exist to the neighboring developments. 2.02.02C Support infill development that does not negatively impact the abutting, existing development. Infill projects in Downtown should develop at higher densities, irrespective of existing development. • The Adero Park Mixed Use will have a 30ft landscape buffer, completed with 10ft widen pedestrian pathways, between it and the existing development to the north. Homes along the abutting existing development to the west will be similar in house and lot size. 2.0202F Ensure that new development within existing residential neighborhoods is cohesive and complementary in design and construction. • The Adero Park Mixed Use will be comprised of single family detached homes which is the same as the existing single family neighborhood. The design and construction materials will be complementary so the neighborhoods will feel cohesive and connected. 2.09.03A Establish distinct, engaging identities within commercial and mixed-use centers through design standards. • Adero Park Mixed Use has used holistic design standards to allow for the integration of the residential, and future office and commercial components of the project 2.09.0313 Promote Ten Mile, Downtown, and The Village as centers of activity and growth. • Adero Park Mixed Use is the last undeveloped property along Ten Mile and McMillian. The project mixed-use components will promote activity within the region. It will complete the north section of Ten Mile as a fully integrated area where people can live, work and play. 3.02.00 Maintain, improve, and expand the City's infrastructure to meet existing and growing demands in a timely, orderly, and logical manner. • The Adero Park Mixed Use is contiguous to the City of Meridian and is the next in line to develop. Construction of the Adero Mixed Use Neighborhood will provide for orderly extensions of the City's Municipal services such as sewer and water mains to neighboring properties in the area allowing for orderly and cost-effective development. 3.02.01A Provide City utilities in high priority growth areas and discourage in low priority growth areas. • The Adero Park Mixed Use is in a priority growth area of the City of Meridian. 3.03.03E Require all development to be contiguous to the city • The Adero Park Mixed Use is contiguous on all sides with the city. 3.03.01E Encourage infill development • The Adero Park Mixed Use is an infill development and the last undeveloped property in the Ten Mile& McMillian area. 3.06.02B Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability. Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 29 001W - i/19k • The Adero Park Mixed Use will provide much needed housing density, office that supports neighborhoods and commercial along the Ten Mile Corridor in alignment with the Comprehensive Plan, 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. • In designing the Adero Park Mixed Use layout, we have taken particular care to provide transitions to existing neighboring uses and future proposed uses. The western portion of the project will be zoned R-8 and blended in with the existing neighborhood. Lot lines will closely align with existing lot lines. To the north a 30ft landscaped buffer with pedestrian pathways will be constructed and this will serve as a transition zone to the existing neighbors. 3.07.02A Require pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments • Adero Park Mixed Use will have a mile of regional pathway and several miles of internal pedestrian pathways. It will have five pedestrian pathways that cross neighboring commercial and office areas. 3.07.02B Locate smaller-scale, neighborhood-serving commercial and office use clusters so they complement and provide convenient access from nearby residential areas, limiting access to arterial roadways and multimodal corridors. • The office area of Adero Park Mixed Use is ideal for these neighborhood-serving businesses such as daycares and professional offices. 3.08.01 Plan and expand public utility facilities and services as part of the development process. • Construction of the Adero Park Mixed Use will provide for orderly use of the City's Municipal services such as sewer and water mains to neighboring properties in the area allowing for orderly and cost-effective development. 3.08.02B Coordinate with developers, irrigation districts, and drainage entities to implement the proposed pathway network along canals, ditches, creeks, laterals, and sloughs. • The Adero Park Mixed Use will incorporate pathways along the proposed transportation corridors and irrigation easements. 4.04.01A Ensure that new development and subdivisions connect to the pathway system. • The Adero Park Mixed Use will incorporate pathways along the proposed transportation corridors and irrigation easements. 4.04.01B Provide options for passive recreational opportunities not typically supplied by parks and facilities, such as jogging,walking, and bicycling. • The extensive pathway system within the Adero Park Mixed Use will provide recreational opportunities such as jogging, walking, and bicycling. The Adero Park Mixed Use will also provide for passive recreational activities such as nature and wildlife viewing within attractively landscaped areas that will create a calming and relaxing sense of place. 4.05.02F Promote the increase of permeable areas through sound site design and use of materials that limit stormwater runoff. • The Adero Park Mixed Use utility and stormwater drainage design will utilize the latest in storm water pollution prevention technology and engineering best practices to limit storm water run-off. 4.11.03 Work with public and private development and management groups to promote and implement Crime Prevention through Environmental Design (CPTED) strategies. Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 30 00- 1W iI 14k • The Adero Park Mixed Use Design Team has used best design practices and coordinated with local police and first responders to implement Crime Prevention through Environmental Design (CPTED)strategies into the neighborhood design. 5.01.01 Encourage the safety, health, and well-being of the community. • In the Adero Park Mixed Use walking paths, large open play areas with perimeter fencing, narrow streets with curb, gutter and sidewalks will promote a safe and healthy community. 5.01.01A Foster a walkable and bikeable community through good site and street design. • The extensive pathway system with both attached and detached sidewalks within the Adero Park Mixed Use will provide recreational opportunities such as jogging, walking, and bicycling. Regional pathways that are 1Oft wide will be designed along the new collector street. 5.01.01B Provide pathways, crosswalks, traffic signals and other improvements that encourage safe, physical activity for pedestrians and bicyclists. • The pathway along the northern boundary will connect to an existing HAWK beacon and connect to a regional park, Hero's Park. 5.01.011) Plan for and encourage neighborhoods that provide reasonable pedestrian and bicycle access to services like healthcare, daycare, grocery stores, and recreational areas. • Adero Park Mixed Use has pedestrian and bicycle access to all of these services. Ther are four healthcare services, two grocery stores, and two parks are located within a five minute walk one mile o Adero Park Mixed Use. 5.01.01G Ensure developments employ proper water drainage techniques to eliminate the risks of water contamination, mold,and pests. • The Adero Park Mixed Use Storm Drainage and site grading will meet all City, Highway District, State and Federal requirements and best practices. 5.01.02G Require attractive landscaping and pedestrian friendly design within new developments. JIL • The Adero Park Mixed Use not only meets the City Code requirement for qualified open space it exceeds it with over 16%landscaped area. The landscaping along the neighborhood perimeter and all common areas will be both attractive and water wise.All collector roadway frontages will be landscaped. Vegetated entries and endcaps will create a peaceful natural eel as one enters the neighborhood. 5.01.03B Review and implement design guidelines for properties along entryway corridors and gateways to promote aesthetic features and clearly identify the community. • The Adero Park Mixed Use will have a prominent community entry feature at the entrance to promote the identity of the neighborhood. 6.01.011) Pursue construction of the Ci 's pathways network. • Adero Park will be constructing a mile of regional pathway along the new collector. This will lead to a HAWK beacon crossing at Ten Mile and into Hero's Park. With this new pathway pedestrians can't avoid the use of the busy arterial roads (Ten Mile and McMillian). 6.01.01H Require pedestrian access connectors in all new developments to link subdivisions together and to promote neighborhood connectivity as part of a community pathway system. • The Adero Mixed Use Neighborhood will provide numerous pedestrian connections to the major thoroughfares and neighboring communities and will construct east/west pathway that will connect to the neighboring developments. 6.01.01J Encourage new development to include buffered sidewalks, a sidewalk separated form the motor vehicle lane by a planter strip, especially on collector arterial roadways. Adero Mixed-Use Neighborhood—Narrative 12.17.2024 Page 31 001W - 0019k • The regional pathway along the new Collector Street will have a buffered sidewalk. Several streets within the Adero Park Mixed Use will have buffered streets. 6.01.02C Require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. • The Adero Park Mixed-Use street network will provide transportation connections to all adjacent properties where connections are possible. 6.01.03B Require collectors consistent with the ACHD Master Street Map (MSM), generally at/near the mid- mile location within the Area of City Impact. • In developing the land plan for the Adero Park Mixed Use, the ACHD Master Street Map was consulted, and we will be building a mid-mile collector per the Master Street Map. 6.01.03D Consider ACHD's Master Street Map (MSM), Complete Streets Policy and the Transportation and Land Use Integration Plan in all land use decisions. • In developing the land plan for the Adero Mixed Use Neighborhood, the ACHD Master Street Map was consulted. 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