Costco Wholesale H-2018-0004ADA COUNTY RECORDER Christopher D. Rich 2018-069276
BOISE IDAHO Pgs=88 LISA BATT 07/25/2018 11:10 AM
CITY OF MERIDIAN, IDAHO NO FEE
DEVELOPMENT AGREEN ENT
PARTIES: 1. City of Meridian
2. Costco Wholesale Corporation, Owner/Developer
THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into
this 2-LI'll day of ')11l , 2018, by and between City of Meridian, a municipal
corporation of the State of Idah , hereafter called CITY whose address is 33 E. Broadway Avenue,
Meridian, Idaho 83642 and Costeo Wholesale Corporation, a Washington corporation, whose
address is 74 East 500 South, Ste. 200, Bountiful, Utah 84010, hereinafter called
OWNER/DEVELOPER.
1. RECITALS:
1.1 WHEREAS, Owner is the sole owner, in law and/or equity, of a certain tract
of land in the County of Ada, State of Idaho, comprising approximately 17.006
acres of land, described in Exhibit "A" (Costco Site), which is attached hereto
and by this reference incorporated herein as if set forth in full, herein after
referred to as the Property; and
1.2 WHEREAS, Idaho Code § 67-651 IA provides that cities may, by ordinance,
require or permit as a condition of zoning that the Owner/Developer make a
written commitment concerning the use or development of the subject
Property; and
1.3 WHEREAS, City has exercised its statutory authority by the enactment of
Section 11-513-3 of the Unified Development Code ("UDC"), which
authorizes development agreements upon the annexation and/or re -zoning of
land; and
1.4 WHEREAS, Owner/Developer has submitted an application for annexation
and zoning of the Property, known as the Costco Site, with an C -G (General
Retail and Service Commercial) zoning district, under the Unified
Development Code, which generally describes how the Property will be
developed and what improvements will be made; and
1.5 WHEREAS, Owner/Developer made representations at the public hearings
both before the Meridian Planning & Zoning Commission and before the
Meridian City Council, as to how the Property will be developed and what
improvements will be made; and
DEVELOPA'n1NT AGREE\SENT— LOST RAPIDS (COSTCO SITE) (H-2018-0004) PAGE 101* 8
1.6 WHEREAS, the record of the proceedings for the requested annexation and
preliminary plat on the Property held before the Planning & Zoning
Commission, and subsequently before the City Council, includes responses of
government subdivisions providing services within the City of Meridian
planning jurisdiction, and includes filrther testimony and comment; and
1.7 'WHEREAS, on the 24"' day of April, 2018, the Meridian City Council
approved certain Findings of Fact and Conclusions of Law and Decision and
Order ("Findings"), for the annexation and zoning of the Property with a C -G
(General Retail and Service Commercial) zoning district, which have been
incorporated into this Agreement and attached as Exhibit "B"; and
1.8 WHEREAS, Owner/Developer deems it to be in its best interest to be able to
enter into this Agreement and acknowledges that this Agreement was entered
into voluntarily and at its urging and request; and
1.9 WHEREAS, City requires the Owner/Developer to enter into a development
agreement for the purpose of ensuring that the Property is developed and the
subsequent use of the Property is in accordance with the teens and conditions
of this Agreement, herein being established as a result of evidence received by
the City in the proceedings for zoning designation fiom government
subdivisions providing services within the planning jurisdiction and from
affected property owners and to ensure zoning designation are in accordance
with the amended Comprehensive Plan of the City of Meridian on October 11,
2016, Resolution No. 16-1173, and the UDC, Title 11.
NOW, THEREFORE, in consideration of the covenants and conditions set forth
herein, the parties agree as follows:
2. INCORPORATION OF RECITALS: That the above recitals are contractual and
binding and are incorporated herein as if set forth in full.
3. DEFINITIONS: For all purposes of this Agreement the following words, terms, and
phrases herein contained in this section shall be defined and interpreted as herein provided for, unless
the clear context of the presentation of the same requires otherwise:
3.1 CITY: means and refers to the City of Meridian, a party to this Agreement,
which is a municipal Corporation and government subdivision of the state of
Idaho, organized and existing by virtue of law of the State of Idaho, whose
address is 33 East Broadway Avenue, Meridian, Idaho 83642.
3.2 OWNER/DEVELOPER: means and refers to Costco Wholesale
Corporation, whose address is 999 Lake Drive, Issaquah, WA 98027, the
party that owns and is developing said Property and shall include any
subsequent owner(s)/developer(s) of the Property.
3.3 PROPERTY: means and refers to that certain parcel(s) of Property located in
DEVELOPMENT AGREEMENT—LOST RAPIDS (COSTCO SITE) (H-2018-0004) PAGE 2 OF $
Meridian City Council Meeting Agenda July 24, 2018 — Page 200 of 534
the County of Ada, City of Meridian, comprising approximately 17.006 acres
of land, as described in Exhibit "A" (Costco Site) describing the parcel to be
annexed and zoned C -G (General Retail and Service Commercial) zoning
district and attached hereto and by this reference incorporated herein as if set
forth at length.
4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right
to develop the Property in accordance with the terms and conditions of this Agreement.
4.1 The uses allowed pursuant to this Agreement are only those uses allowed
under the UDC.
4.2 No change in the uses specified in this Agreement shall be allowed without
modification of this Agreement.
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner/Developer shall develop the Property in accordance with the following
special conditions:
1. Future development of this site shall substantially comply with the conceptual
development plan, preliminary plat, and landscape plan included in Exhibit A of the Staff
Report that is attached to the Findings of Fact and Conclusions of Law attached hereto as
Exhibit "B" and the conditions contained herein.
2. Future development shall comply with the design standards listed in UDC 11-3A-19 and the
City of Meridian Architectural Standards Manual.
3. Up to two (2) building permits for the Costco Wholesale and associated fiiel sales facility
structures are allowed to be issued on the subject property prior to recordation of the
subdivision plat.
4. Prior issuance of any building permits, a property boundary adjustment application shall
be approved and a Record of Survey recorded for the reconfiguration of existing parcels to
coincide with the boundary of the preliminary plat.
5. The street buffer landscaping and 10 -foot wide multi -use patliway/sidewalk along the
entire frontage of US 20-26/Chinden Road and street buffer landscaping and 5 -foot wide
sidewalk along the entire &•outage of N. Ten Mile Road shall be constructed with the first
phase of development.
6. Business hours of operation in the C -G zoning district are limited from 6:00 ani to 11:00
pm when the property abuts a residential use or district; extended hours of operation may
be requested through a conditional use permit as set forth in UDC 11 -2B -3A.4.
7. A buffer with dense landscaping consistent with the Master Plan in Exhibit A.3 of the
Staff Report is required on the commercial portion of the development to the residential
uses as set forth in UDC Table 11-213-3 in accord with the standards listed in UDC 11 -3B -
9C.
DEVI;I.OPWNT AGRIATIMENT— LOST ELAPIDS (C:OSTCO SITE) (H-2-018-0004) PAGE 3 OF 8
Meridian City Council Meeting Agenda July 24, 2018 — Page 201 of 534
As committed to by the Owner/Developer in response to neighborhood concerns, the
following restrictions shall apply:
a. The primary service access for Costco delivery trucks and other local vendors shall be
from the driveway access via N. Ten Mile Road approximately 660 feet north of W.
Lost Rapids Drive. The driveway access via W. Lost Rapids Drive driveway,
approximately 350 feet west of N. e'en Mile Road, may be used when access to the
Lost Rapids/Teti Mile traffic signal is needed. Businesses within the development
shall notify their delivery providers of this access preference.
b. A "no thru truck traffic" sign shall be installed between N. Tree Farm Way
intersection and the W. Lost Rapid Dr. service driveway access.
c. No deliveries shall take place for Costco between the hours of 10:00 pm and 5:00 am.
d. Parking lot lighting shall be designed for 0.0 foot candles at the property line in accord
with UDC 11 -3A -I IC.
e. Lighting on the site shall be reduced to the level necessary only for public safety and
security purposes within one (1) hour of closing; there shall be a 50% reduction in
lighting levels after store closes consistent with that shown in Exhibit A.8 of the Staff
Report.
9. Prior to issuance of the first Certificate of Occupancy within this development, the
following improvements shall be completed: SH 20/26/W. Chinden Blvd. shall be
widened to 4 lanes with signal/intersection upgrades from Tree Farm to Linder (1.5
miles); N. Ten Mile Rd. shall be widened to 4 lanes fi•om Chinden Blvd. to Walmart (0.80
of a mile); and signals shall be installed at N. Black Cat Rd., and W. Lost Rapids Dr.
10, if within two (2) years of issuance of Certificate of Occupancy for the Costco Wholesale
building, assuming the Idaho Department of Transportation Department is able to secure
the required right-of-way, SH 20/26/W. Chinden Blvd. shall be widened to four (4) lanes
fi•om N. Tree Farrn Way to SH -16 (1.44 miles).
11. This Agreement shall be amended in the future to include conceptual building elevations
for the Costco store as discussed at the Hearing in April 3, 2018. The conceptual
elevations included in Exhibit A.7 of the staff report are NOT approved.
6. COMPLIANCE PERIOD This Agreement must be fully executed within six (6)
months after the date of the Findings for the annexation and zoning or it is null and void.
7. DEFAULT/CONSENT TO DE -ANNEXATION AND REVERSAL OF
ZONING DESIGNATION:
7.1 Acts of Default. Either party's failure to faithfully comply with all of the
terms and conditions included in this Agreement shall constitute default under
this Agreement.
7.2 Notice and Cure Period. lir the event of Owner/Developer's default of this
Agreement, Owner/Developer shall have thirty (30) days from receipt of
written notice from City to initiate commencement of action to correct the
DEVELOPA,ir AGRBIsA'IENT —LOST RAPIDS (COSTCO SIT[>) (H-2013-0004) PAGE 4 OF 8
Meridian City Council Meeting Agenda July 24, 2018 — Page 202 of 534
breach and cure the default, which action must be prosecuted with diligence
and completed within one hundred eighty (180) days; provided, however, that
in the case of any such default that cannot with diligence be cured within such
one Hundred eighty (180) day period, then the time allowed to cure such
failure may be extended for such period as may be necessary to complete the
curing of the same with diligence and continuity.
7.3 Remedies. In the event of default by Owner/Developer that is not cured after
notice as described in Section 7.2, Owner/Developer shall be deemed to have
consented to modification of this Agreement and de -annexation and reversal
of the zoning designations described herein, solely against the offending
portion of Property and upon City's compliance with all applicable laws,
ordinances and rules, including any applicable provisions of Idaho Code §§
67-6509 and 67-6511. Owner/Developer reserves all rights to contest whether
a default has occurred, This Agreement shall be enforceable in the Fourth
Judicial District Court in Ada County by either City or Owner/Developer, or
by any successor or successors in title or by the assigns of the parties hereto.
Enforcement may be sought by an appropriate action at law or in equity to
secure the specific performance of the covenants, agreements, conditions, and
obligations contained herein.
7.4 Delay. In the event the performance of any covenant to be performed
hereunder by either Owner/Developer or City is delayed for causes that are
beyond the reasonable control of the party responsible for such performance;
which shall include, without limitation, acts of civil disobedience, strikes or
similar causes, the time for such performance shall be extended by the amount
of time of such delay.
7.5 Waiver. A waiver by City of any default by Owner/Developer of any one or
more of the covenants or conditions hereof shall apply solely to the default and
defaults waived and shall neither bar any other rights or remedies of City nor
apply to any subsequent default of any such or other covenants and conditions.
8. INSPECTION: Owner/Developer shall, immediately upon completion of any
portion or the entirety of said development of the Property as required by this Agreement or by City
ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written
approval of such completed improvements or portion thereof in accordance with the terms and
conditions of this Agreement and all other ordinances of the City that apply to said Property.
9. REQUIREMENT FOR RECORDATION: City shall record this Agreement,
including all of the Exhibits, and submit proof of such recording to Owner/Developer, prior to the
third reading of the Meridian Zoning Ordinance in connection with the re -zoning of the Property by
the City Council. If for any reason after such recordation, the City Council fails to adopt the
ordinance in connection with the annexation and zoning of the Property contemplated hereby, the City
shall execute and record an appropriate instrument of release of this Agreement,
DEVELOPMENT AGREENMENT LosT, RAPIDS (Cos`rco SiTr) (H-2018-0004) PAGE 5 OF 8
Meridian City Council Meeting Agenda July 24, 2018 — Page 203 of 534
10. ZONING: City shall, following recordation of the duly approved Agreement, enact a
valid and binding ordinance zoning the Propertyas specified herein.
11, SURETY OF PERFORMANCE: The City may also require surety bonds,
irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed tinder the
UDC, to insure the installation of required improvements, which the Owner/Developer agree to
provide, if required by the City.
12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued
in any phase in which the improvements have not been installed, completed, and accepted by the City,
or sufficient surety of performance is provided by Owner/Developer to the City in accordance with
Paragraph 11 above.
13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agrees to abide by
all ordinances of the City of Meridian unless otherwise provided by this Agreement.
14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall
be deemed delivered if and when personally delivered or three (3) days after deposit in the United
States Mail, registered or certified mail, postage prepaid, return receipt requested, addressed as
follows:
CITY: with copy to:
City Clerk City Attorney
City of Meridian City of Meridian
33 E. Broadway Ave, 33 E. Broadway Ave,
Meridian, Idaho 83642 Meridian, Idaho 83642
OWNER/DEVELOPER: with copy to:
Costco Wholesale Corporation Givens Pursley LLP
Attn: Bruce Coffey Attn: Deborah E. Nelson
999 Lake Drive 601 W. Bannock Street
Issaquah, WA 98027 Boise, ID 83702
14,1 A party shall have the right to change its address by delivering to the other
party a written notification thereof in accordance with the requirements of this section,
15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto
concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may
be granted, to court costs and reasonable attorney's fees as determined by a Court of competent
jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall
survive any default, termination or forfeiture of this Agreement.
16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time
is strictly of the essence with respect to each and every term, condition and provision hereof, and that
the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default
under this Agreement by the other party so failing to perform.
DEVELOPMENT AGREEMENT - LoST RAPIDS (COSTCO SITE-) (1-1-2018-0004) PAGE'6 oF,8,
Meridian City Council Meeting Agenda July 24, 2018 — Page 204 of 534
17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure
to the benefit of the parties' respective heirs, successors, assigns and personal representatives,
including City's corporate authorities and their successors in office, This Agreement shall be binding
on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the
Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions
thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor
owner or owners shall be both benefited and bound by the conditions and restrictions herein
expressed, City agrees, upon written request of Owner/Developer, to execute appropriate and
recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, had
determined that Owner/Developer have fully performed their obligations under this Agreement,
18, INVALID PROVISION: If any provision of this Agreement is held not valid by a
court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement
and the invalidity thereof shall not affect any of the other provisions contained herein,
19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party
shall act reasonably in giving any consent, approval, or taking any other action under this Agreement.
20. COOPERATION OF THE PARTIES: In the event of any legal or equitable action
or other proceeding instituted by any third party (including a governmental entity or official)
challenging the validity of any provision in this Agreement, the parties agree to cooperate in
defending such action or proceeding.
21, FINAL AGREEMENT: This Agreement sets forth all promises, inducements,
agreements, condition and understandings between Owner/Developer and City relative to the subject
matter hereof, and there are no promises, agreements, conditions or understanding, either oral or
written, express or implied, between Owner/Developer and City, other than as are stated herein,
Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this
Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or
their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted
ordinance or resolution of City.
21,1 No condition governing the uses and/or conditions governing rezoning of the subject
Property herein provided for can be modified or amended without the approval of the
City Council after the City has conducted public hearing(s) in accordance with the
notice provisions provided for a zoning designation and/or amendment in force at the
time of the proposed amendment.
22. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective on the
date the Meridian City Council shall adopt the amendment to the Meridian Zoning Ordinance in
connection with the annexation and zoning of the Property and execution of the Mayor and City
Clerk.
[end of text; signatures, acknowledgements, and Exhibits A and B follow]
ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement and made
DEVELOPMENT AGREEMENT— LOST RAPIDS (COSTCo SITE) (H-2018-0004)' PAGE 7 OF 8
Meridian City Council Meeting Agenda July 24, 2018 — Page 205 of 534
it effective as hereinabove provided.
OWNER/DEVELOPER:
Costco Wholesale Corporation, a Washington corporation
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CITY OF t �Df) ATTES s
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Mayor Tam de Weerd C. ay Coles, i clerkIDIAI�TtDAt;o
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County of
On this V day of tau, , 2018, before me, the undersigned, a Notary Public 'n and for said State,
Personally appeared Citi: t L" , known or identified to me to be the 4V{' A5,*.S-c (e la, pf
Costco Whe q tlt�Z'` ij?ji, a Washington corporation, and acknowledged to me that he executed the same on behfilf
of said g,
lRFF�rl, I have hereunto set my hand and affixed my official seal the day and year in this
cord Fi6a0fgdabove Nyrtlt(M
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(SEAL�}w ctr�4,�4 S U �2� -'t-otary ubli �or � v�
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STATE OF IDAHO )
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County of Ada ``'' ) ` i
On this �i� day of 2018, before me, a Notary Public, personally appeared
Tammy de Weerd and C.Jay Coles, know oro dentified to me to be the Mayor and Clerk, respectively, of the City of
Meridian, who executed the instrument or the person that executed the instrument of behalf of said City, and
acknowledged to me that such City executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this
certificate first above written. ®®a®®®0®®®
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DL•vELOP�iI P��Ii tG) �4ENT —LOST RAPIDS (COswo SITE) (H-2018-0004) PAGE 8 OF 8
Property Boundary Legal Description
A parcel of land situated in the Northeast 1/4 of Section 27, Township 4 North, Range 1 West, Boise Meridian,
Ada County, Idaho and being more particularly described as follows;
Commencing at a found aluminum cap monument marking the North 1/4 corner of said Section 27, which
bears N89°17'35"W a distance of 2,647.29 feet from a found aluminum cap monument marking the
Northeast corner of said Section 27, thence following the northerly line of said Northeast 1/4, S89°17'35"E a
distance of 1,459.29 feet;
Thence leaving said northerly line, S00°42'24"W a distance of 100.00 feet to the POINT OF BEGINNING.
Thence S89°17'35"E a distance of 26.36 feet;
Thence S00°00'18"E a distance of 274.80 feet;
Thence S89'17'16"E a distance of 825.43 feet;
Thence N00°30'23"W a distance of 16.69 feet;
Thence N05°18'11"E a distance of 99.94 feet;
Thence N00°42'55"E a distance of 158.55 feet;
Thence S89°17'35"E a distance of 247.74 feet;
Thence S44°28'27"E a distance of 42.56 feet to the westerly right-of-way line of N. Ten Mile Road;
Thence following said westerly right-of-way line, S00°20'42"W a distance of 405.21 feet;
Thence leaving said westerly right-of-way line, N89°17'05"W a distance of 265.51 feet;
Thence S00°39'31"W a distance of 873.24 feet;
Thence S09°57'53"W a distance of 84.84 feet to the northerly right-of-way line of W. Lost Rapids Drive;
Thence following said northerly right-of-way line, 20.03 feet along the arc of a circular curve to the right, said
curve having a radius of 1,337.50 feet, a delta angle of 00°51'28", a chord bearing of N82053'18"W and a
chord distance of 20.02 feet;
Thence leaving said northerly right-of-way line, N09'57'53"E a distance of 79.10 feet;
Thence N00°35'20"E a distance of 166.79 feet;
Thence N89°59'00"E a distance of 6.50 feet;
Thence N00°3622"E a distance of 179.49 feet;
Thence N89°15'45"W a distance of 863.62 feet;
Thence N00°4224E a distance of 965.00 feet to the POINT OF BEGINNING.
Said parcel contains a total of 17.006 acres (740,793 Sq. Ft.), more or less, and is subject to all existing easements
and/or rights-of-way of record or implied.
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ENGINEERS SUVE`DRS "I PLANNERS
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Meridian City Council Meeting Agenda July 24, 2018 — Page 207 of 534
22 N. 1/4 COR, SEC. 27
W. Chinden Blvd. (20/26)
NE. COR. SEC 27
LENGTH
BASIS OF BEARING
CHORD BRG
CHORD
—
_264_7.29'----_—_-7----
20.03'
221
—
27
_
— — _
—
27 X26
NOQ'42'24"E
— —
100.00'
— T — —
S89'17'35"E
I
S89' 17'35"E
N00'42'55"E
247,74'
I
�
i
26.36'
158,55'
N44'28'27'
i
S00'00'18"E
4-2.56
274.80'
N05'1 8' 11 "E
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99,94'
NOO'30'23"W
S89'1 7 16 E 825.43 16.69'
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- -� - - SECTION UNE
BOUNDARY LINE
ADJACENT BOUNDARY LINE
- - - - - - -- SURVEY TIE MINI;
ALUMINUM CAP
FOUND 5/8 -INCH REBAR
CALCULATED POINT
CURVE TABLE
CURVI_
RADIUS
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1111511214 -
ENGINEERS. SURVEYORS. PLANNER!
9233 WEST STATE STREET
BOISE, IDAHO 83714
PHONE (20B) 639-6939
FAX {2D8)639.6930
DATE: 02/02/2418
PROJECT: 17-104
SHEET:
1 OF 1
S89'15'45"E 863.62'
500'36'22"W
179.49'
S89'59'00"W
6.50'
S00'35'20"W
166.79'
1N'
S09'57'53"W_
79.10'
0 100 _200 400
IWC_ --
Plan Scale
W, last RaAlds pr.
17'05"E
57'53"W
.,
E. 1/4 COR. SEC 27
COSTCO AND FUEL CENTER -- BOUNDARY EXHIBIT
ADA COUNTY, IDAHO
SITUATED IN A PORTION OF THE NORTHEAST 1/4, SECTION 27
TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO.
Meridian City Council Meeting Agenda July 24, 2018 — Page 208 of 534
EXHIBIT B
CITY OF MERIDIAN -I "IAN'
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
in the Matter of the Request for Amendment to the Future Land 'Use Map Contained in the
Comprehensive Plan to Change the Future Land Use Designation on 32,83 Acres of Land frow the
Medium Density Residential (16.33 acres) and the Mixed Use -- Community (1.6.50 acnes)
Designations to Commercial; Annexation and Zoning of 75.33 Acres of Land with R45 (39.01
acres), R-40 (6.50 acres), and C -G (32.83 acres) Zoning Districts; Preliminary Plat Consisting of
One (1) Residential Bnilding Lot, Thirteen (13.) Commercial Building Lots, and, One (1) Other Lot
for Dedication of Right -of -Way on 36.2 Acres of Land in the Proposed R-40 and C -G Zoning
Districts; and, Variance to UDC 11-3H-411.2 which Prohibits New Approaches Directly Accessing a
State Highway to Allow Two (2) New Accesses via US 20-261W. Chinden Blvd., by OFI Meridian
Investments, LLC and Brighton Investments.
CaseNo($). H-2018-0004
For the City Council Hearing Date of: April 3,201.8 (Findings on April 24, 2018)
A, Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of April 3,2018, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of April 3, 2018, incorporated by
reference)
3, Application and Property Facts (see attached Staff Report for the hearing date of April 3, 2018,
incorporated by reference)
4, Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date ofApril 3, 2018, incorporated by reference)
B, Conclusions of Law
1, The City of Meridian sllall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I,C, §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning imps thercof, The City of Meridian has, by
ordinance, established the lrnpact Area and the Amended Comprehensive flan of the City of
Meridian, which was adopted April 19,20 t 1, Resolution No, 11-784 and Maps,
3, The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A,
4, Due consideration has been given to the conunent(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5, It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed,
CITY OF MEPUDIAN FINDINOS OF FACT`, CONCLUSIONS OF LAW ANT) DECISION &, OLWEIZ
FILE NO(S),11-2018-0004 ' I
Meridian City Council Meeting Agenda July 24, 2018 — Page 209 of 534
6. That the City has granted all order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice,
7, That this approval is subject to the Conditions of Approval all hi the attached Staff Report for tile
heating date of April 3, 2018, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, itis hereby ordered that:
I, The applicant's request for a Comprehensive Plan Map Amendment, Annexation and Zoning,
Preliminary Plat and Variance is hereby approved per the conditions of approval in the Staff
Report for the hearing date of April 3, 2018, attached as Exhibit A.
D, Notice of Applicable Time Limits.
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and stinal plat, or
short 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 or the combined
preliminary and final plat or short plat (UDC 11-66.7A).
In the event that the development of the preliminary plat is made ill successive phases in an
orderly and reasonable manner, and conforms Substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC I 1-613-7B):
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11 -6I3 -7.A, 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 comply with the current provisions of Meridian City'
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6B -7C).
Notice of Development Agreement Duration
The city and/oran applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67.6511 A, The development
agreement may be initiated by the, city or applicant as part of a request for annexation and/or
rezone at ally time prior to the adoption of findings for such request.
A development agreement may modified by the city or an affected party of the development
CITY OF MERIDIAN FINDINGS OF PACT, CONCLUSIONS OF LAW AND DLCISIt7N & ORDER
FILE NO(S). H-2018-0004 7 -
Meridian City Council Meeting Agenda July 24, 2018 — Page 210 of 534
agreement, .Decision o►1 the development agreement modification is made by the city council in
accord with this chapter, When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six (6) months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six (6) month approval
period,
E. Notice of Final Action and Rightto Regulatory Takings Analysis
l , The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis, Such Request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed,
2, Please take notice that this is a final action of the governing body of the City of Meridian,
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial Review as provided by Chapter 52, Title 67, Idaho Code.
R Attached: Staff Report for tile hearing date of April 3, 2018
CITY Or NIElUDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-201 Q-01004 .3.
Meridian City Council Meeting Agenda July 24, 2018 — Page 211 of 534
B action of the City Council at its regular meeting held cin the day
Y of
2018.
COUNCIL PRESIDENT JOE BORTON VOTED e4
COUNCIL VICE PRESIDENT LUKE CAVENER VOTED Y&t
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER TY PALMER VOTED l
COUNCIL MEMBER TREE BERNT VOTED �k6
1�r
COUNCIL MEMBER GENESIS MILAM VOTED e4
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER).
r�5l e -n+
�s
Attest: O�
�oaH� (ii
C,. f Coles
City Clerk
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney,
By:►,� ( Dated:
City Clerks Office
CIT1' OF mLmb1AN FINDINGS 01" FACT, CONCLUSIONS OF LAW AND DECISION & ORIDLR
RIX NO(S). H-2018-0004 v -
Meridian City Council Meeting Agenda July 24, 2018 - Page 212 of 534
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
April 3, 2018
Mayor & City Council
Sonya Allem, Associate City Planner
208-881-5533
Bruce Freckleton, Development Services iVlanager
208-887-2211
Lost Rapids — CPAM; AZ, PP, VAR (H-20180004)
i
Note: Since the stci�f'report was originally issued'&- this project, the ,4pj)lie(mis and Stafiraret prior to 10
Commission meeting to discuss the changes reconitnendecl by Str?ff to the concepttaal developmentplan
(included in Exhibil ,8), Stafjfelt substantial changes were needed in orderjbr the developtiaent to be
consistent with the prol,,osed.A4U-R FLUM tlesiognation. T ,ithout these changes, the proposed
developmentplan ivas more consistent! with the Commercial FLU114 designation than the requested AlfU R
designation.
The ,4 pplicunt ',c position tvas t/lrat th v'd prefer to develop the site consistent with the proposed concept
plan without sigtri�ecuat changes, Thc�rr?fore, both ,StcrJf'antl the Applicants agreed that a Commtemicd
FLUM designation would be more uhpropriate jor the eastern portion gf'the site where the conmaemicd
and multi-ftrmily residential uses are pr-oposed (i.e. the preliminw-11 pkat aretr),` and the remainder of the
site would remain under the eurrent MDR FLUA4 designation. The applicantsubmitted a 'letter to the City
requesting this change.
The Commission hearing and reeommendation was based on the Al-)plicant's revised request. Staff'has
revised Section I and &vhibits rt, B and D to reflect this change in accord with the Commission's
,kecommendation; hotwever, stcif ilid not revise the body vf'the repoa•l.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, GFl — Meridian Investments Il, LLC and Brighton Investments, has submitted a joint
application for the following:
Amendment to the Future Land Use Map containedd in the Comprehensive Plan to change the
land Use designation on a eonibined 7 32.53 acres or land from the Meditun Density
Residential (64743 16.33 acres) and the Mixed Use — Community (16.50 acres) to Mixed Use
�4on a1 Coin -n ercial.
Ajineaation and zoning of 78.33 acres of land with R-15 (39.01 acres), R-40 (6,50 acres), and
C -G (32,83 acres) zoning districts;
Preliminary flat consisting of 1 residential building lot, 13 commercial building lots, and 1
other lot for dedication of right-of-way on 36.2 acres of land in the proposed R-40 and _C -G
zoning districts; and,
Variance to "UDC 11-3f1 4B,2 which prohibits new approaches directly accessing a state
highway to allow two (2) new accesses via US 20-26/W. Chinden Blvd.
See Seetion JA o f the staif'reporl,for more it formation.
Lost Rapids — (PANNI, AZ, PP, VAR 1-1-2018-O004 PAGE I
Meridian City Council Meeting Agenda 40124, M&,— fPmpZU mifM
fl. SUMMARY RE�CONVNWNOATION
Staff recommends approval of the proposed CPANI, AZ, and PP applications with the rcconiniended
Changes 10 (lie Conceptual development plan and conditions ol'appeoval noted in Exhibit 13; and denial
of the, proposed VAR application in accord with the condition.,, of approval in Exhibit B and the
1"Indin -- of I
gs or Faet and conclusions -,.,iw in ENhibii 1), Note: The Varhowe rwqrwvt docs ool 1equive
action fi-orn the Commission,- City Cotmed is the tivei.vion making tar dl�
The Meridian Planning & Zoning Commission heard these items on Nlareh 1, 20tS. At tile
I)IIII)k JIV-11611114', We C0l!)l))jssj(jtj ijjt)ve,(I to q.colpmeod approval of Vie, sqbjecl CPAINI, AZ, alld
requests.
a. Summai-y of Commission Public Hearing:
L, In f4vor: Njilig 11lardlc,,Brig,,-Iitoii.Cori)ot-atioii,. Brian NVII6,111 trite selector), Peter
Kahm,Costw; AnftDaIeideji,-VrincipwIEmgjjwqr ,Kittelsoi & AssociateN,Don
Petei-sik, Anly Cubadyan; Mike Dtintal). Roger Nielson; David Zaremb.1; Michael
INIorr vid Turnbull; Trevor Gasser,
H. In oprwilitinw.Tom McNeil; Denise L-alli'vvej-z Edward Simian: Robert Netiruld-, David
Reyes: Andren Carroll (Attorney representing a. group of residents in Bainbridge &
St)-jimitiL, Still) -, Ken 'Marsh-Ok-Sly A Robe, 11, Fri (,If(
(jjvi,9j(ms)*- ! I I py I - r C 6n;
Sue-Fillman; Bob -Ruck; MeLmn Rock; Kim Miles; Dirk Nflinati-e; Jerry Stevenson; Terri
Damon,- Sally Revitolds-, Paine- Winter., Kevin Donnison.
ifi. Commenting:, None
ily. Written testiniony: Mike Wiwdle, BrIgIltoll corporation, and 1111111V letters (if testiIIII011V
(for wind against) have been received see nroiect file Cur a te record.
v. Staff presenfingappliegf"mi.Sonya Allen
I
vi. 0(berstaff commen(ing otj applicallion: None
1). Key Iqq ljv&s l oflltl�hjje
L In favor of a Costco in this location and opinion thatthwwy ai-e itgood neighbor and will
residents
IL Negative impalef of Costco Oil (11111ity oflife (i.e. noise created from delivery trucks,
idling, of engines at tile fuel fficility" hours of ()ler action inervased denAN—and inter ity
of land use) fol- m -eft resident's.
yit Concern related to traffic impacts from the proposed developmentand access,
restrictions from the state highway and already, heave traffic on S1,11-20126; access
constrained location with
1(Lag�c
e Shpgrgs,; S points, gusafp wdestrian
—j(L
- --
� -IN
connections within tilt! twonosed development; Iftek of safe aeass for the Keith Bird
LeL-.tcv- Park.
iv. Incommd nuke (I"'e, roof top ventilation systems, power e4johment used to maintflin
property, ince ianical etttiitintetit, Brading, & milyading deliver-' truch's, back-up
beepers, generators and i-efrigerntion equipment} and air pollution from the site;
-xe'vsSive Hubtilm, u0nerated fl-oll) the Site resuilting in inervase(l 16LAIt'sky ilit
pollution; generation of hazardous material such as petroleum and contaminants front
surfaces of the Darkinu lots: incomatible architecture of the indUNtIjill sized building
and adjacent OHL) malls to the exisfing_pL
j ,hljorkjoods.
L. Against proposed ditingrt to Compi-ehensive Phin Fixture Land Ilse NN12 from NICAIIIIII
Density Rusidoitiak
vi. Positive impact to the Intal economy, froth jjaw,Jjjg C,ovtro locate here; NY111 also generate
business for other i,etaileis/rcstatiratits/services in the area,
- and will contribute -to the
Balance and what is available for Nhoppinj!, and employment in Meridian.
Lux,t Xwpith, (TANII, AZ, PP,. VAR 11-2018-0004 PA611 2
A —
Meridian City Council Meeting Agenda,6400 14, MWO
y1j., The provision of much needed. Infrastructure in this area with the approval of this
development without havin to wait for fanding for (hese improvemolts (i,
e, road
widening, intersection Improvements, etc.).
viii. 0p:jnion that this site isn't a good tit for a CostK%,preference for it to be located at the
SH-16/Chinden intersection to the Nvest instead of this property.
c. Kiw Issues ol'Discussimi by Cor"Mission:
The Applicant's request to change their reguest for an amendment to the future land
use, rival) from all MiNed Use — Regional to Illie, o3styri 32.83 acres of the site as
Commercial and the remaining area staying Meditim Density Residential as is
currently-,
H. The traffic impact from the proposed development on adjacent streets and S11-20126;
iii. Impact on guality of life, for area residcntsg
iv. The location of the Wel facility wid staffs recommendation for it W bC N11MU1, from the
corner,
L. Feeling that nie size or buildings allowed in the current MU -C designatioll (Le. X000
restrictions, which will allow the proposed 168,652 square foot huildhig.
th Commissionch;"I fe's)
L to staff Recoil] Inendation -
L Apptqved Staff's recommended ch-.ttifyes-to, -the conditions of app-rov I in Exhibit Bas
noted in the memo to Mayor & Council from Staff dated Nfarch 1, 20M
I Removed condition Illb rvhieh rcetllired the fuel facility to bt shifted off the earner to
the south.
u. Outstmiding Issim(s) for City Council:
Nniie
4.
C.,
I. I" fa
U -co mmentifig.-Se-e-me-e"t this
allaam—ft—'OL
t
A wha-AW-Upaumilaw*9_01
ii. Ka
that, a,modification to the —dydopme qI aggyniq1t beAmocqNc in the -future to finatize
ILk (IIAN-1, AZ111', VAR 11-201,i-0004 PAK&I3
Meridian City Council Meeting Agenda, 40l IN,2010— P`4cV2t6off 5'441
111, PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move toapprove File Number 11-2018-
00(4,as presented in the staff report for the hcarinl, date oil' April 3, 2018, with 111o. following
modifications; (Add any proposed 1110difICLIG011S).
Dellial
Afterconsidering nil staff, lapplicant and public lestiniony, 1 move to deny File Number ll-20IN-0004,
as presented during the hearing on April 3, 2018, far the following reasons: (You should state specific
reasons for denial)
Coil till till lice
I move to voritinue File Number 1-1-2018-0004 to the licaring date of (insert continued hearing date
here) for 1110 rollowing rcalson(s): (Votl shonld slawspecirk". reason(s) to)- Colli u alit c)
IV. APPLICATION AND PROPERTY FACTS
A, Site Addre."A..ocation.,
'me site is iocate(i at the southwest corner of US 20-26/W, Chin len Blvd. vinel N. Tett Mile Rd,
in the NE 1/4 ol'Section 27, Township W, Range IW.
11arccl No.'s- S04271 10011, S0427110023, S0427141803. 5042712061 1, 50427120910
B. Owner(s):
GFI — muridi.,111 filmstillonts 11, LIX
74 Fast 500 South, Ste, 200
Bountil'id, UT 94,010
Brighton Investnwnts, LLC
12601 W. Explorer Dr., Ste. 200
Boise, ID 83713
C, Applicant:
011 — Wridi'lli hivC811livilts 11, LLC
74 East 500 South, Ste, 200
Boun0rul, UT 94010
D, Representative:
Kelly Kehrer, KIM Engineering, LLP
9233, W. State St.
Boisv, Idaho K3714
E, Appi ican I's Statc rhuniki List it leat i oil: 11 Icase sce appl icant's narral ive Im this inkirmation,
V, PROCESS FACTS
A, 'rhesubject application Is for an amendment to the Conipreliensive Plan Future Land Use Mal),
Annexation and Zonirqm, Prulilnill�m-y Platt and ki Val-41rice, A public lwaring is roquircd bellore the
Planning & Zoning Commission and City Council on all of theseapplicati-oris except for the
Varianee, which only requires ("OL11161 approval, consisum with Menclian City CodeTitle 11,
Chapter 5.
13. NCWNPaper notifications published on-. Vcbrmu-y, 1), 201',,-,' (Commission);
Mm- 11001.1-;11-(—Citv
L(A'-'tXf1lflds (T ANI, AZ, I'll, VAR VA61; 4
Meridian City Council Meeting Agenda A4tl0A,ZNl8)— ft"ZMW514'
Qqun-6-110
C. R,-LdiLls notices mailed to properties within 300 feet on: February 5, -20 19 (Commission); Mardi
City
counci
Al
E. Posted to Next Door: February 5, 2018 (Commission), Nfurch 9, 2018 (City Council)
VT LAND USE
A.
in Ada County,
B. Character of'Surrounding Area and Adjacent Land Use and Zoning:
1. North: US 20-26/W. Chinden Blvd. and single-family residential properties in Spurwing
Orchard Suhdi�+,,ion and Westwing E.States, ionod IZA, K-8 im(I IZ- 15 in tho City and ROT in
Adit County, respectively
2. Fast: Single-family rcsidcntial propci-ties ill Irvine Subdivisiull and it rural residlnitial parck:l,
zoned R-8 it) the Cityajid RUT in Atin County; regliectivoly
3. 'South: Existing and future single-family residential properties in Bainbridge Subdivision find
a church, zoned IZ-9 and L-0, respectively
4, West: Future single-family residential properties in Bainbridge Subdivision, zoned R-8
C. History ofPreviousActions: In 2008, an aniendnicnt to (lie ComprOwnsive Plan F'uturc Land
I-ko Map was approvcd to chango tile, land ilso desilYI1CROO11 On 14-57,acro,,? or land lit (lie imilhem'A
corner of tic sitc from Medium Density Resk1cmial to Mixud Usc - Comilluni(y (hinieck - Tvn
NI i I o/Chi ndcn, CTIA -014-00 I ),
A conceptual development plan wassubillitted that showed how tile property might develop in the
Puture Nvith zi mix of'retail 1,62,988 A11.11,4re I�et (sS,)], retait/office (111,412 and multi-11-i'llilY
residential (39 units) uses. However, because annexation, and zoning was not reqUOStCd, a
development agreement was not required to do Future. dovdopment to the C()1l(:CP1L1a1
1). Utilities:
1, Public \\Vorks:
a, Location ofsewer: The sanitarysewer main intended to provide service to thosmbJect
site Q-tirrently exists in W, Lust Rapids Drivealon-g the soulbern boundilly.
b, Locatioo of'\vator: Wkr mains intended to providcw.rvicc to they Nubject site Currently
exist in N. 'Fen Nfile Road and in W. Lost Rapids Drive.
c. Issues or concerns; None
V1. PhY.Acal Features,
1, Canal!01)itches Irrigation- The I larrell Lateral runs along tho camorn portion of the southern
I oundary ordlis site mid is pi,jwd,
2, 1 hiziirds: SIA'is, not aware oj'¢Iny hazards tliw exist 01-1 11-11" property,
3, I'lood Pboin: This sito is [lot Il'-feated in the Ivierldi'm Flovid pklin OviLn'kly District.
LoAXujdds CIIANI, AZ, PP, VAR 11-2018-000`1 P AO F, 5
Meridian! City Coun-c11 Meeting Agenda hy(O 1K ZON - Paqm Z Woff 534'
VII. COINIPREIIENSIVE PLAN POLICIES AND GOALS
CURRENTLAIND USE DE-SIQN,%'riON(S): Approximately 14.57 acres of (lie annexationarea is
designated on (lie Future Land Use Map as infixed Use Community and the remaining 52
'IeWs is (IcSigilaWd MOiLim Density Residential (MDR).
'mu-ccnc. putioso of the mu -c (jcsignatioij is t(jallot ,.ate arm where community -serving owsaild
dwollingsarescamlessly integrated into the urban fiabric. The intent is to integrate a variety oruses,
including residential, and to avoid mainly -,ingICAUSO and strip commercial type building,-,. Non-
residential buildings in these areas have as tendency to be larger than in Mixed Use -- Neighborhood
areas, but not as large as in IMixed Use , Regional areas. Goods and services in these areas lend to be
of the variety that people will mainly travel by car to, but also Nvalk or bike to (Lip to 3 or 4 miles),
Employment opportunities, for thOSC liVin" in aud around file neighborhood arc; encouraged.
Developtnents are encouraged to be designed according to file conceptual 'MU -C' plan depicted IV -low
(Figure 3-3 in the Comprehensive Plan, pa, 27),
Apaitinums
Four-Plexes
or Upleko
0 IfT(P 0'.
seivke USt
Arwialftwd
Wile Fwjly'
Re-sIdentml
Nice,
Dai tare of
sm,
ke 1UR
mm
Developnionusshould have- a mix of at least 3 land use types [i.c, commercial (includes retail,
restaurants, etc.), office, rcsidmiat, civic (includes public open space, parks, entertainnicill ventics,
eta:..), and industrial]; residential uses should comprisca minimum of 20%u of (lie dcVelopillclif arcailt
clengideq ranging From 6 to 15 tinitshicre., non-residential buildings should be proportional to and
blend in with adjacent residential buildings; vertically integrated structures are C0001.11'agled;
supportive and proportional public andlor quagi-public spaces and places including but [lot limited to
parks, plazas, outdoor gathering areas, open space, libraries, and schools that comprise a minimum 01
5% off diad development area are required.
iNIDIZ. The purpose of (lie iNIDR designafion is to allow smallff lots for residential purposes within
?71
City limits, Uses may include singic-flullily ljoules alt gross densities ora to 8 (iNVC1 Hug tillitS POF aCI-C
PAOF 6
Meridian City Council Meeting Agenda. glrylV�,?flnl8t— ftVZ*905341
PROPOSED LAND USE DESIGNATION: The applicant proposes an amendment to the FLUM to change
the land use designation on a combined 78.33 acres of land from the MDR (61.83 acres) and MU -C'.
(16.50 acres) to the Mixed Use —.Regional (MU -R) designation.
MU -R; The purpose of the MU -R designation is to provide fora mix of employment, retail, and
residential dwellings and public uses near major arterial intersections. The intent is to integrate a
variety of uses together, including residential, and to avoid predominantly single use developments
such as a regional retail center with only restaurants and other commercial uses. Developments should
be anchored by uses that have a regional draw with the appropriate supporting uses. For example, all
employment center should have support retail uses; a retail center should have supporting residential
uses as well as support retail uses; a retail ;.enter should have supporting residential uses as well as
supportive neighborhood and community services. The standards for the MU -R designation provide
all incentive for larger public and quasi' -public uses where they provide a tueaningful and appropriate
mix to tile, developments, The developments are encouraged to be. designed according to the
conceptual MU -R plan depicted in Figure 3-5 of -the Comprehensive Plan shown below,
slogle ramily
,J
Iks(deol(bl
Milo of
Hosl>Itality iv, I t Y 1_.._
F;<esidkrdinl
Local or(olledor Road _ of Office
C)f$r+l'�ti+! � II (r F r i �SetYltri152
Ileadquarlcrs -71 [dS ff �0.{ems + or a�n IF I
'�r
F
Retail
k� 5 s. ,t 4 y a p,
—!L-
Art�si31 flair)
TRANSPORTATION: The subject property is located at the southwest coiner of N, Ten Mile Road and
US 20.26/W. Chinden Blvd, and is two miles east of US -16 and five miles north of Interstate 84 (1-
84). Ten Mile Road, between Chinden and I-84, is improved with two lanes between Chinden and W.
Ustiek Rd, and five lanes south of W. Ustick Rd, to 1-84.
A Traffic Impact Study (TIS) was prepared for this development and submitted to the Idaho
Transportation Departnnent (ITD) and Ada County Highway District (ACRD) ror review,
lTD is requiring US 20-26/W. Chinden Blvd. to be widened to 4 lanes between Tree Farm Way and
Linder Rd. with a concrete median island; widening is to include construction west of Tree Farm Way
to taper the pavQment back to a 3-1ane section; and installation of conduit with fiber optics the entire
length of the widening, A signal is required to be installed at the Black Cat Rd:/Chinden intersection
in accord with ACBD requirements and should be interconnected with the signals at Thee Farm Way
and SH -16, An additional eastbound and westbound thru lane is required as part of the overall US 20-
26/Chinden widening at the Ten Mile/Chinden intersection with the eastbound lane configuration on
Chinden to include two thl-u lanes — one left and one dedicated right turn lane. An additional
Lost Rapids — CPAiM, AZ, PP, VAR 11-2018-0004 PAGE- 7
Meridian City Council Meeting Agenda 40 12q,200— ll`atpZ%afl5W
NvestboLind left turn lane is required with lane configurations on Chinden including one combined
1hro/right turn lane-, one IN'tt lane and Iwo loft Ikirn Itines, A STARS a s,
ggrc�em-cnt is In process 1"Or these
improvements.
The applicant has requested a variance from the City for the proposed accesses via US 20-261AV.
Clihiden Blvd as the UDC prohibits new accesses via the state highway, Staff is very mim-ned
that these accesses will critically impact the mobility of the SH 20-26/Chinden transportation
Corridor long form, if approved by City Council.
-ed or rajoired by AC No iniplovements or ad(Ilitional right-of-way (ROW) dedir-,ation are propos,
For the existing NMI. Lost Rapids Drive. A traffic signal at the Lost Rapids1ren Mile intersection is
proposed by the applicant.
The appi ica III proposes to o1flizo flie STAR agreoment to widen Ton Mile Road to 5 lanes bet -ween
Chinden Blvd. and Milano Drivc to include hike lanes, planter strip.s, and do ached sidmalks, which
will rcqoire the dedication of an additional 48 red of ROW From tho ceritcflimofTe!) klilc: Rd Thais
will move tip ACYID's roadway Nvidvning project scimitilcd ror 2022.
Conceptual Development Plan; A concept plan (and narrative) was submitted that depicts/describes
how this site N proposed to develop with a mix of commercial, retail and office uses and a fuel sales
fiticility at the intersection of -US 20-26/Chinden Blvd. and N. Ten Mile Road..A very large box store
(I 640524V -square feet) is proposed ror Costco Wholesale internal to the development to the south
and Nvest or the commercial, retail, Awe P;Ids; 111LIhi-faillily N-Sid(Aldid iS p1r0l)0-SCd to 1110 SOLIth of tile,
('o,,(co site nand wom of the commercial lia(k alont, Teti Mile Rd,, and single-flamily attached and
detached rusideritial tlsys ure proposed dircelly 1vesa ofand :abutting. tho Commercial site.,
GOALS, ORn,( ' -nVVS, & AC'noiN ITfEms; Staff' the. Following Comprellensivo Plat, Policics to
be applicable to this application and apply to the proposed use of this property (staff analysis in
"Support a variety of rosidOkltkill citogoriesI -donsity
i)jcdhuji-, medium-high and I igh
Inulti-ramily, townhouscs, duplexes, apartments, condominiums, et(:,) for the
ptirpose oll'providing the City with a range of affordable housing opportunities." (3,07J) 1 F)
A vflrie(j� qrresidemifll c(liq"ork"s are 1wolnised in this develolmi ont consisting qfsingtc-
filiniAr, w(ached mid detachml hr rim mid 1011--ahome (Indg(Inkil stvtv apat-1111vills, st(I(fis
WWWWIC hoot, "affin-thible "the nodis ivill he4
"Coordinale with ACI ID, rrD, COM PASS, and other agoncies to determine Ftiture
infrastructure plain, Iralisp-orlation corridors, high1vay alignments, etc, and ollov't only
compatible adjacunt land uses, appropriaicsite dusigjis and traffic patterns." (3,06,021-1)
A0-11).11 , aml COAIA4,5S have (III been Provielcel em opporhmit ' 1, to reviol, and comment
of? iho 1woln)'Ved elj)]Vicalion, 17D and A CY/D have hath heldseverell addiflomil meolhis,�V it)
reviev afiet dixciiss the prolmsed applicalimr, Agent -v stqffcoollilme 10 disci(xv wharf
"alywolm1ate " and cOmpalible "siie do sign and irit1fic patterns eniad, the
Commis'Vion and Cmilwil cmisider (m), additiol)(41 communts or colrditions thell (11 -c -Provided
lav ACHD, I rD of- COMP/16S.
"Provide housing options close to uniployinunt and shopping cciatcrs," (3MT02D)
7*hvp;-oposvdprqjm amiddprovhlv additional A oj�ph kit opportrinitiesfin- mislinq andfitture
reSidelmyi 11olvever, Staff is converned that the convelVIdan does mitt provider tliq
Pedextriall Connections betfi,een i-exidential (amid conintercial asm; thcr�ffirv, waff
Lm,ARulliLk (TAN -1, AZ, IIP, VAR 11-2011.-1-00tm IIA61" K
Meridian City Council Meeting Agendalyl A, X)ft— R%W- =Wf 5V
r-econtrt mitis pedestrian eonlie tiOnN are pi,ovided. The py-olloseel location is not within a
t:lav,ent llesigoaled area.
"ProtcO existing residential a--troperties from ineoailp atitsle land use dlevelopinent on actiacent
parcels," (3,06.01 F)
T lrery are no exi,w7iri,;,F r°cWrlr rrtrrrl lir°r,,�7r�oies Mat abut this �sity, the closest i�t virlr�rrtlart
llr�aipej-tjes aat,e sel)ai-attd1filwn the sile Q.v c'drNoctoit and arterial r'drdrd'1ivgi� a; id associated
stre'crI hff fiFvv, Thu applicant's them tit) deliveries avill ttlkoplarre 17d1tween than
hours of 10A0pin and 5:00 ain; c•vtntnelcial 11-itelc deliveries will he resh-ieteel ar vt" vfi'onr
rc'-sa<lc�rrticr! itses,° and site lightiiw, ar'lll he r-e4ved within one haul- ctf-cllrsr"nq and 1rvhtr'rtg 11411
be designed so that it is fl, fl,tirol candles at lrr•alaer(Y litres.
Nota.: Afany, letters of teastirtroir v have been aviceived1ry they 01)d Jraln adjacent pl-`petit,
owners in r'e'spon-ve to the IJrY71?r sed f%evelopillent,
"Man Rw and dr'a courage survicus lake liealth care., daycare, grocery stores rml recreational
areas to be hadih ww"it% a r alking dimance, or residond al dwollitags," (2.01,01 C)
The 1n r717n,stjd [,'lr.st{'r! 01r7loi`trla° sttrrir will lrr`r_7a rale ,Ir'rra'a ry trs well as othul, hous,harltl
prvehicts ill close hrrreirnity to resielential dwellings: hoivevei-, the toncepi plan eloes not take
iutta trwoma tray pedestrian or vehicalew intcr'c-onneclivitv bettiven the r•esr`deletiad and
eonnnel-cial pol-tions qf the development, The plait slit idd he i-evise d to pi-ovtele or
intervotinectivio beloa"een the uses,
"Work with transportation aagencks and ivivale property owners to prescive transportation
cora-idwo liitwv V ansat molt s and aallrUsirucalre" road and highway exllnSld. nsa and to
fiteilittate access taa ansa einent r4 anning." (3.01.011)
C: v SJgfl'hras beert coon-linalinl wilt hath the allplictint rlrrtl the trerrr.slrr)r°terlicrrr tri t'neixas
(.f1'(11D and 1T 1)) crit this prgivel, The pl-opped lrr-tc jCc( willlir vsvva,tr r`rs�rlrt-er/ ta�tra,la3r ftrtrarc�
U� 1li hwiq 20126 widenrngprgjects, The applicant is in the process vt'-enlerind_; into a S'T•(R
caret{rrtetrt with 177) 10 rttaihe Sallie (aj14rte iln1n ltvenfent,c it, USS ?0/,26. These-, irrrlfvcrvc•alenis
would widen the highii,crt', to 4-11-avel lanes and itrtln- ve: illipacted r'nterseartions in cvgMnvtivn
lvith 117)'s17tetje cl it) widen the crrrrtidtwfi'rrrn 1'agle Road, The t: oonui-ssion rural Council
Should vonsidel-r 0119's and 1TD`s continents when delelinining apivolviate accvss and
ar"7z ralerticrn frit this site,
ThV C'iy has polivie°s lilnilinj; rrcl css lrlrirrts t!7 u),joi-jell t'omlivgits antl.Stetter lth;hia��rats, the
subinitteil site plan shows two e1r`r-ect erect=.ss points to a .Slate lli h1 tq-, inchiefin rsne/iall
aaawem, and one lavvess poli l to Wn Adile Road, art atria r°icrl stye c t, lYa,e;y aatl(lilion al a vves,s is
a point q,1'ecrq lic l that mart impact twaalav ), jrituclionatily„ cosic°cr ,stoi-es (.,(tit be hi (,g and
e,r ng(.%tion eat t lvililles in hwh Me and .Nanip a shill ar elr onto eta javent rxrrlrllavdzJw (aloe r?f
which are 5twvfilcilities), 7-gfflc° wailing to exit they site cit the signal On Cole Road art the
Boise iwili�v backs tilt to the jrr int qfblocking vehid,les Ji oin t,,vilin1 lrut'king stalls, ThiS ,clraaa's
vehicles ('11ful-ind the site., stgff I'c colitrne nds that site a ve°ess be designed ned tat pi-it_rr�ili„ e and
ent-wir•a ge etevess,J oln 1,1!11 ,dila: ertrel Lost Rttlrr"ds, r°ailrej- Man u .5/arty! J te'tllt}�.
"Support land uses that do not harin natural systems and resource„.” (3,06.0 111)
They existing land is,j` wined and there are lie) nalutil syste ens which t-einain to be pjvtee°tud,
"I;xud pt in North Nloridian sand the On Mile Q617id Area, wvhura as spociE c collector system
is Ifltanaacel, rcahre CoillinUOUN collcoor�i at rc gtalbar iaatervals !around the north --south land cusit-
ss,cgt haalt rile limes within the undeveloped sections or (w,4e.t'is aaas Area of City hmpact at file
snu or new efcVcluljanvot, Such collcctor�i should be the p6mmy de ipated Biku funu "Ws
in lieu of nrterial ;streets, whenever possiNe," (3,03,03E)
LwA l.uayids +:'Pr1M, A4 Ph VAR tt-2MK-1?MM !'AIM 1?
5�4
Meridian City Council Meeting Agenda ,6011 l , affAM fP.0 WIT Off
Lost Rat hlv is an c-visli;Ig collector roadsvew that trtanneets into I ree Furin WaY to the north,
ot-I, ls:s' US 20-2010iinden Bli,cl, and exle'Iacis to the east ac'1'ras,s 7i?rl AWile lttl into Loehsa Falls
.Slebelivision.
"Require pedestrian access conneelors, in x111 nets (level opment to link subdivisions
together to promote neighborhood cunnc e ivity ass hart of a comnntinity pathway systen","
Ac-re (Ire Ito pec tc?sfrion tt'trlklvcgs cicLlir,`lt rl on Me concept plclnjor iratc'1'c;rntlTcfc:W oily ht:'117'een
the eoJl mercierl site mol the residential portions of the site, Me plan shofilel be revised it)
tltt' t11�C' f�L'i �'4tt'ltltd !t('cem conflecl lrs.
"Reduce the number of existing access paints onto arterial stWets by using ntetheocls ratted aas
cross-ace;apeenatrtts, access nanae_atnt, and 1-untag,az k,;e roads."
(3,03,02N)
There is oilly one er;r.slim fin111 iac'Le,Ss nand ai'ltaeh l isec'ts flit. t?A`T, Ji1tj 1e71'rtT,�r4'llllt !T(tE�v1k'C11"
between Tert A'lile !`toad and Lost Ralxick Drive,', There aJ't' ljo existing pathic., access points on
vitherr !be Sttate fiaciliti, in, Telt Hiles flowl, The emir lrratierly has ttt't e'ss• %tuft' WI imp-Oveel
colleetm° iwadwt�y to the west and south ty'the site which !Traps act and j metio n as to hw:A-(q,'v
road,
;Identify transitional areas to buffer commercial and residential users, to allow use:a aaeh €a5
offices and other low inttlasity uses." (3.05.03A)
Me lreltlrrsed cealac:'ept dealt eloes 1101 delict alxt, tr"arTsitiralrral areas oche v thou laluls{-aping to
bit{�er lite re�sicic rttial (110 rzrmmervial user. The Costco htultling (rind lomling 4irec�), the most
llttt'It.St't'tTIJIITat')-t'ital Tl,t't''TIT llte'',tint', tll)Tat,t' the SirTr'le"-
jlrmit 're'iN!"enlial poi'tit)rt (# JlIV
site. The lower intensitt, cottat lerejal taes (ix. o1 ic'e and retail pculy) are j3OYR)Seel elrr the
iat�rtl ht 1 a' t?{'tlre� (/ek.-cloPme'lat ttc{dyctc ccltt to US 0 261(;,'himleii Blvd. e nen tai. Teti ,4Wle Rrl,
tTLSteead l.1-as it laalffer between tlTe T esidended Band hkgher intense t°tJrl me�rtied'Ise'.See E.Yhihit
,,I, 3,1, Staff reteearraar ends the conceptplan is revised to provides Irarlsitiorreal (areas rias noted,
d'eca'l al(j, netsmen the Costen building and'sfngle-fdrtatlt'reste-lenticel area.
Tires hi,,h-dens tt, i-esiclentiell erre°cr tis jt,ell els the str'ect bgft .l' anel collector .street (IV Lost
Rapids t)r.I tloes btf#6- inileaets fi`mot the [ osico site on Th tar {tIr t laJfiltalre? sirli;lc'm{;:arJliltr
I-esidt',ntiat pi-openie's to the south of Lost Rapiels.
(:;'nt►r•(lint ie with publicworks,, police, r")d f ire c1eparimeals oil proposed annexation
and development regtiests, and the impacts on services." (104.0111)
public I'` jar,PidFre�ieilinvited
c'rtaolrcdlrteio-Clirpsp, liilc`lariion and prc1edeviel"
'uvicttd, ru"z ilrell(tic-1 it
Exhibit leteecomments
B of this I•epor-t.
"Plain for at variety (if ;:tammorci rl :irate r'c(tail OtSpol-itilliticx Nvithin the, .'treat of City
Impact." (3.05,01) )
This area is Manned fior sonle coil,vje ivied uses Cartel the lrulau.se(l silt, plan rm"Id eXhalnl
re%sieltllat eatvi-'ss to vW11111VI vital (Ind remit ulallrTl'tatriitit s'.
"Minimize noise, odor-, <aii' pollution, and visual pollution in industrial and commercial
cicveloptrictrt rteki rccrit to t'esiticiat't,11 areas," (3,06,01 Taj
The pi-opose(l Hasler Plclyd r`rtc`latdcd iIl h.t'Itibit .&3 elt`lic•t,s (jeltsc' leatidscaphris to ha{f°r lite
alarattilig I'esi(jenatil trie=sfi -om the commercial rases.
'.tart r;upids C'['�list, 1til, C'1', 1''.��12 tt �rri [)I�O1 i'A(ii" 10
Meridian City Council Meeting Agenda hWlyIA, AW-- ftc; 3W°ff514'
"Pormit lim devc1opment only Where urban services can be reasonably provided tit the time
of final approval and development is contiguous to the City," (3.111.01 F)
This Ilrcrl)eriJ, is contigttoas it) land that has cahva(ly been annexed into the OtY, 6,`Y•han
services cart be provided to this Ilrrllvr (i, ulalm (develellzlltent.
'T'waluate cctmprolionsive impact of growth in all land tlsc decisions traffic impacts,
sullool cor jllme w. parks, Lme.)K" (3,01,01 B)
/Isla) was pi-ovitdvd will) a tra31lic. impact stladY and has inchaled aaal!asis ill their real ol-1. Thv
alll)licatiolt oil to llarmel° e1g;envles and other Cit , Deparimentsfim- cllttrly�.sr',e t7f
irrtlmets toSer vievs...scamv oflhe'ir° Comments eare inelude(l in Exhibit B,
"Adopt land use designations tliai will allow for housing opportunities for all income levels.
(3,07,011`0
The IlflLll7te'll ftlttfl'e land use (kvignadolls allolt'fv a variet'(!
1, f housig n1i�1-mC than tnaY be
ally"acti1�1.' to till inl'ome} levels. The applicant is proposing; to anne (11111 ZonePortions qfthe
site as R-15 (alA dhm)-hijzh mmsity I?esielential) and R-40 (Ilis;h Densiii, liesl dcllti(tf).The
proposed residential is withlrr the zlrc.eille d arca and rarjge described 111 ill(! C;'n1n11re=he=rrsl► l
Llan, but they coverall concept plan links!!rait), of the infixed use elements 1 ecessary for it tri
fie* lnttogiwmd tioeves,,;f fully tis a ntived rr,xl.pr it ect. Set-4 the General r4?'ived I/se lexi allillysis
berldrr!',
'"Consider the: adopted COMPASS regional long-range: trtn7sportation !elan to all Vand-use
e1euisions. " (3.(13.112(,)
Ihey corr intinitics ill Motion (C/Al) 2040 Plan ielenflfkw US 20126 as (a lrrirariit, eovri(oi, with
a tJ jmlug;k qf ccvj et vslvgljt, 1t is 11.1ted els ('Irl ",infllrrtkel' hrtmij,, thoo h seemw eeirv
rrtlf>�I'alt' r1le rtt,S` ars` fll'rt111aPg, lfrt'fitll[i4VrrA ' is as'trlrtrararY (lolly the CIA1 f I"5' � ti/�, 0 lei-im-ity
Corl•idol-Slarrlrtlaly,
14+v el rlt(3f or nlrehidl'(J, high! q'V, LIQ ?i 126 is cxpi rivne�ing vongscstion a1le nl q mlwh c, f its le:llg ill
but e ltccitally between Linder Road and State Iligrlmv r), Si ti q!Ie Road), a strelch with onlY
two trill=cel lades. LIS 20/26 has l belt it reg4ollat In-iol-ity'Ibi- it mollber r.,f :J e alx dell it rc ntlitl.s
aallflnllded, callsilq�,, tril(fiv ill eliveri io whhr row" such as atleAlillran Road. Ill addition to high
WelfJle lem,ls nal this rcra(d, Ihe illtursecticrrl with State llrgPhweq 55 Road) i4 1•ellrk ,'tl h'1
oil 111) '.s list of /tigh-(li'cident laa )tions,
IBJ, 20,40, drai& traffie he'tllven A elelh-tall Road tela( Siaie Ilig hives. j 5 i4 e jatoeel to incivrtse
strl�slalrtirtllJ�.�
o From i fitidleton Road to Stcal°,coati, traffic is projected to ntr)rce than clotthle, float
12, 000 in 201.3 to30,000 ill 2040.,
o Pr-om Star Road to Lin(lej- hilae(, traffle is lar(ljecfe d to doteble, -alit 14,000 hl 2013
to 2N,000 ill 2040,
This would ltc sl'anilar to elfrrcllt trgff r'c= on US 20126 ('Chiltede li Boulevard) ill
o !Freya!! Linder Road try ,taw !lig htt'aY, sal (Eeigle Road), Iraiffle, is prfrje Teel ter ina°t'eiis'
rrltl'}ii, ft'Irrlr 21, NO in 2111,3 lel .38p000 in 2040,
This ivould he ,shnilarr to eurrent lrafflc° on Eagle Road hearth of 'LI 20/26.
o hitsh hiller driving three- bef ween A- i(dtllvlem Road an(1 Glenwood Sta c'erl is e.tp}e'e° e d tit
mom Than cloleble, f oils -','S l hnitc v ill 013 ill lid) nlinates tit 2040, "
"Consider ACI ID's lvliaswr Sheet Map (INISNI) in all hand Luse. dec,isions,"(;3,03nt) K)
H'ith the r_'14ciPlieln elf C'hindell Blvd (which is earl 171l,fiae4fli3O, the earferial and colleviol.
reladwaIs Shown Earl AC110'x streei alta]) erre aalivaelv inlm-olv l (lrase'he(hllca'fs)�r Ividellin t.
L0,Ir I.utiidS
fag
Meridian City Council Meeting Agenda hq 10 4,20$ crlt5 4'
"Prolcol %itizen irtvestmetits in existing public f acilitic (Water, sewer, strects, fire., police,
etc.) by c ricourabring controlled growth tlu-caUgh development application reviews and
development agrecinc.rits," (3,04.0 f G)
�1t''lJr"rAla(ti�'c��fJr`C C'C`t is /;v 1whilli dt'vetolml kilt awl would be the/lst'.rvecl1?i'the
Citj% Tia enstwe public b?fiYtsti 1aC'mw is (idegmale to sei-ve the elevela71Jar ent wid c'ranWol the
1t1jmr1gr161-,Salmi imp-ovements, shall a alvvelopmrvw tli;Yir[t1lPew he i-i'tlWj'(,W
with emne'Aation qf lho IN gjec'l.
"Evrall.11ate development proposals based on physical, social, economic, ell vironi aent<al, sand
aesthetic criteria." (3.0 L0 I G)
The PI-olaasecl site Plan inclicaatcs lcar',t e lamisctal)e bullet: anel generally ellalaealhig
ar aaritc�r tatrral alaws glrs. Q# -site impacts sitch (IS tr'uc`ks and lighting; ave clescrrihed 01 -shown (IS
being rc'cluced, and the high (lensill, resiclential is on a rmq&7 trwispo"14a6011 c01711r101.
However, it is aniclear how thehrolaysecl silo irre-lasive tati.veal arse
design elements, rani° how the pt`oposed 1'UJAI designation and site plail it hener for the
a teiar,�1(ahcrrrr awl City than a des,elaaliraaerat with iiaov a eighbot-h od and corals uni , accessible,
.serviees.
"I'4 Strl t pl')va(e etli't kUtS and tlecess I'oirtts oil cojje ,jots land iariori,ial st vets (3.tWWI ))
T helar'jm,sed crarlC.vin Plan anal (11y licaatinrf reglle,sts one allre t arecress aria M Ten Mile Rawl,
an ar°ter ia1 Stivel, loc•atccl cappi-o.>;imate ly hal f-aq,cri� between IML cast Raisins fir., a c ollcviol`
stre et, amyl �:hillclen Blvd, ra Slowliir;laia�al incl a mohilityt coral,1 ichor, Allodle° , acca�ss is
lar-olaase(I via W heist ltal)ichs Di-, along the smahern lraaaraclmy ca1`the site. Local str-c cit access
is twit rar'rftlrtllla"fin- this ,Sita,
"Locate small -.scale neighborhood commercial ureas within planned residential developments
as part of the development plan," (3,05 OI E')
h'ulave cancl existing altars arc= local"al on tho bew ssiale r_1J`Coslco. with the sm all -
scale neighhoi-hood serving tqw pad .ilea g ene l -allyl existing and
lirrl ose d neighhw'hcaci k IYri,s larVarut is inc onsis ew with the isle*tit cab llixe(l Uvea &,sig ncaflml,
higm-C 3-5, mal the putl+mve of bac cage and c oll of-Itor tylie r-crcadwalw.
"Locate high-detisity development, where possible, near alien slake; corridors or other
permanent major open space and park facilities, told Town, and near nu jor access
thoroughfares," (MT02L)
iFhc lartalaarsecl ha°g}1l-ilryrt.ei i' rasr`alerltlall is r?ew- tivo 1parrt s (Keith 11'i),al I eg;alcy orad foci°nett'
and a ma0w access thoraarg111it-e ,( ti 20-20),
"Provide year is wide; diversity of hollsing tyjws (Single-fllnllly and 111111 iml:lnaily 4arrsmgc`.1 cal s)
,and choices betwe n ownership anal rental dwelling traits for all income groups in a variety of
locutions wtiitiahle till re%identiail develcapment," (3,07M31i)
gra:'�ri'r71r1r,1'c'r1.1`11C'lilrtrf aa'aruNdtor] it) ride iilimi X rliaviwitir g1'h(mshxi; with mfee ulm (islet hitfh
tlensiti' r'tWfienliul idse in -close p)loxia itY to a Jrfall v lIvIn s17a7)'la(ion 6.0YPWCJ1". SI(I is
umatar�aWe Ohe lrifils will he olviker ovC-ml)iecl or 1'enmis,
"hategrtiaw hand use and transportadon planning to clisaare that they taaaattlaily support the
001111111111 goals and dosiro ," (7,f)1.01 t')
t:i(i' and (egencies have mitt nf(ltilrle tltirr�s to &.cuss than suhli'r't lia'rajvvt, 11111f
xome c•hcatges to the hr-aal)oscal, stalfarlac'lic�i�crs tlrc! p1piect c oithl salatacar-t the communities' ,i coals
ramal rlr:+sir'a:s.
Lssra Kupiit t`t' 1\t, .�s a f?lr. �''ot1 tt �a11� -gi;r 6't'tO" 12
Meridian City Council Meeting Agenda hy(d 11A, 20M— 1 agR 2M, Of 534' '
"Coordinate Nvith transportation atgencies to cllslll,e provision Cil servic s and lralnsit
development." (6.02,0211)
77re alyAcant slroarlad coorclirraate with Vt7llclt' Re;innarl T}•crnsit to tlelerauilae ditllf 1D' bars
stral_a is nc7edetl tat this loc atiant,
In reviewing development applieations, the following items will he cnnside ed in all Mixed Use.
arras: (trlfj's einalvsis in italies)
Residential densities should be a mininium Of six dwellin";slacre.
rfgros,s densitf, of 5 to N unit.slr(}r tat -rte is emlicipelted to tlt�lztrlop in the R-1� area with ItS' to
24 units per tact -e in the R -ltd area,
Where I'a Bible, higher density a lldlor nitllti-fa roily residential deve..lopilic:rlt will be
enC0Llr,kgCd, especially for projects with the potential to serve as employment destination
centers and when the l)roicct i£.;,t(liacent to US 20/26, S11-55, Sl 1-16 or SH -69,
A wiv a(f"mosthl, sing// -S101 -Y aalttachee-1 and elefaached Innis al-eprq)osed to, that tVaost q/,than
a trnttttc't`c 1c11 areet heiive en the collector .street (ix, X Tree Pa t'tttt%itt!(lfi : Lost Rapids Dr.)
natal US 20-26,1111, (,,hin(leat lilt'a%-,' taratl 2-,s•tot:1 tarn ralraiatta astylc> aaaaal 3 -slot a aardell stl'lt
apariments are proposed to thesouth of tIle c lilaliel-ci£!l tlpeel tatliel+"elle lit) the colle tor.Ci'1 Wet,
jfl`hlle this lrrtt/evt is addiaeent to IN 20-26, it is not an "t'mplaryrnent center" Costen is the
011t1, wore with tt regional antra to tile An e.n11)lu1q1reni center in this general
area is contemplated fi r thellrtrRer(+ located nearr the northwe t cornerof FV a�Ic�tlillnrr
and rV, Ten Mile Roans, a h alfltttile south of'thelrrolwsed a eveltpinent,
t ctincel�tr.tatl xite plan for file entire; mixed-tisc area "411001d Ire ia'tcindcd in the alt)l Rlion,
�1 Crartet.drt plent wars suhaniaejl Farr the entires ,situ with lhis trlrlt nation; hove' er, lhepfin), doet
rte�t <°lc�atar�trsta°aat�� �ctrt,�°i.�r��ar�•rt t,�;'tlr tla�t�ctlr�l�tr�c�att�;�tals tataal cti�jc�ctlr�c�� a�J`th�� r�•l�-l� al'��sr��atcttic5tr
ta,�sralarrailta'td, 5't'a(lf'laats itar�laularrl r�rtrttllxrarcrtt�lattirrla,� _%1r 1-evisions to the plan that Ivolritl he.,
consislew with the AICU-R desipnaltion in f?rhihil ft ars clisexissed below tat Section L1.
In developments Guttae lnultiplc commercial anaVor office buildings are proposed (not
rt,sicl+ latittl}, the boilclinp. t-,houlc Inc:. airratngod to create. s011i _ tarns in oo mton, usa hlo alrea,
Alch as at plaza or gl'e`n spalcL.
The concept plerar for the commercial areal (toes not inchalc arae}a furnl 0 'cunrrnoll area, S't((ff
rt?a°ontiFatnds the plan is revised to incur JmWe Common usable area within the {"oiniver tial
portion of they aleveltylrnrent ars noted.
The site, plan shotilcl depict ai transitional use, and/or landscaped buffe.rinl between
commercial and existing lore- or inedinni-de nsity residential develo ittent.
The'r'e is no t'.Vistittg 1't'.tiil�C?Irttelap aart'vel++(pate' dira`o' v f7e#(weadl to the ctir7rlttercia7IInn'tion qJ,
the site. 1/011'eVel-, Sira,41(f7finnilil, and residential Irses are Prf)hatsefl f irealt'
tlrliara eni it) tht' of the rleveloi n e al to the tl esl 010 ,1;011111, ,1 donse
iiandscaapt, (trd1 r with berms is dellicted on the alcaster Plan bell eun the aascs awl is requiredl
(see L'Wdbit
A mixed -rise project sltatlld inClUdc at least three types ofland rises [i.e. commercial
(inel4tdcs CIC), cml.50c,, resieieattial, civic (includes public open quace., parks,
entertainment venue;, etc -)i and indushial]. ;xceptions may be granted farsla�aller sites on a
cake -by -disc: basis.
Me ator cePt Plan del)icis as anal tll'o ill'Iy s of
r't'sidewield arsla . The atlrlVivat m newl'rtlive Slates tr,�ia°cj a NVAI trrW pelf -r t(/ the ilov slopment l pin
t.� rl Itii��i[Cti t'.t'ri\t, , I, ['P: 1?. 1£ tt- t91s-t7fit)1 PAU; t3
Meridian City Council Meeting Agenda,Jgtlry'12 p, i ll$1 limp=, (0534'
hall does not speer/i, aa-hiah laatsipaaras 11,1411 contain those cases, A mix of fit locust IIwee Ove -v of
latah taseti is a•equircif to be jn'ovhled;
Coniniunity-serving; i{te.ililies such las bospittals, churches, schools, parks, daycares, aares, eivic
buildings, or public safety facilities tire expected in larger nnixcd=lane devc1opments.
None of these types ol'uses an -e pra lensed within this hoitvre,r, seve)-al of these
Imes es'ist ill i'1ose pmxhnitj, tat this site, ars frrlla wv, o 7-5 orwe C it4, Park (Keith Hirai) exist";
(lirc-a tl)y aac:iwss the street (l'1'; Lost Rapids i-) to the saint); aan the)- Of'v Park (a'1`+Jro'4 a t'ist,+
to the .wra beast Nitta, corner to this site ur;ro�'s Ten Able R(J.; schools exists is V,, mile to Mc-!
east' act the southwest cornea- cif Chiliden Rivet rrraci N. Coag Laker ItVa), and oil Eves est Ln., east
gI'Long Lake ilial,; afire station vxist caj)prc.,xirmate2 miles to lhe.sovih ort Ten A -file RJO a
church exists threcila= to the smath at the soaathayest covnei- r?f Lost Ral ials fir'. & e'en I ile Ila{.;
canal on aassisied livilrl;=.l' icilit.V c tviit,s /..S mile to the cast agar C `hillalnal lllVd,
II"Ifilep these usets/faac°ilities aaa a near the site, the:!y are not integrated into the proposed
development as desired. All required r>pen sli ace arnd amenities arse centralked within their
respective developments (i.c, the lira =ter-finnitir land nirilii-frarrtil�F Poa-tions) without wri,
shaared fi vilitia nearer to oia within they eaaminerdell area.
Suppertive anti proportional public and/or quasi -public, spaces and places including but not
hinked to parks, plazas, outdoor gaath4rinl; aaact1s, open space, IN s, and sr -ho, are
expected; outdoor scaling aircda.4 :at restaur-ants do not count.
The conc-epl plain daces nol depict ants public eurdloi- quasi -1-m clic simeeslplarc es within ;chis
a evelojnneill, Statff`ivealtnanends that plan is revked tacaordhjgly to in hith? Plib/tv arid/6),
quasi public tiy>art£eslplaces within the development
All mixed -rase patiucts should be directly ac.cmiblo to ncigl`borhoods within the section by
both vehicles and pedestrians.
The ovo) call site is ,selkil atteal frranl araljaacent alevelolmie t.s ltt, Imbliv sweets (I. e. US` 20-
2 hdC'hinelen. 111. Ten Mile R(1, curd ll'` Lost Roj)iels LV) than w,i// provide ewc°ess tea the,
(la°velolmie t. Thew is no irltt'rc'{,lrlat'e tra,ita' 1whie,t11crr r r jrc°ale `triaarl, projrose d hoive gin the
single-filrnilY 1'esidentiaal, r111111ifianlal'),1'e iclential and the commercial portic,ras (?/!the site,
Sta/frecommends the plant is to, locltade sa,rtrayfiwni of inter-volmeetivity hetwe en the
residential and continerciad portions of tlt site.
Sircet section's consistent with (lie Ada Cu►ntty iliglawoyy District Master Street Hyl tp dart";
required within the. Uairted Development Code.
There is an exis'ling collector street (PP'. Lost RojoidLs Di-) that anis along the southern
boialrettall, r1/ the site vonsistelrl aa,ath the �tfarstt'r ,5'l1°tier ,9�'arp; no ollivi- sweets are adepie'tc'cl on
the ;41eap fry this .site.
In reviewing development ;applications, the Iiallu�ving items will be considered in 'NIU -It are as
F tkvi 1oputcllt should geaaeridly voluply, vd(ll llae gcracr¢al guidi:line"' Jor (kwOopn'tcnt in all
Mixed -List areas. See emaalVsis• above,
Residential uses .should comprise a minimum of I tl% of (lie development arca at den:tities
ralatg,ing From, 6 to 40 ujaits,'aac►c,
rI'lle ca,lrauejat plain (/e/) cts 585" � (45.5 oures) (if the total prctjeut area with resielenliral us'cs,
Densitieys in the s=ingle front/t' portion of the clevelolmient are aantivilmletl to range la om 5- to
rSmua)it,sriar-l'r' With alayrasitia<'s ill than rrlarlti�farnrifr' portie�rl mitajphl f om ry a tea 24-imilslarere,
R laail cou'll"nera°ital tasty Shotalar comprise a nw%imuaa'i til°ill%,. ol'th , de.veAaalsltii^lat •areal,
LmA KIII)ials CPANI, AZ. PP, \''AR 11-2018-01")04 PeViE 14
Meridian City Council Meeting Agenda alytlyi#1 ��riia— faga2rmit5 int`
Reid d, commercial and office uses, (11•e,{rr•rtl)osc.Frl tr1 conywise 42% (car 3,83 eic i -es) ref the
develolmlettl orect Pei, MV uurt(,ei)t t)hm included in E hibif A,3 and lire (1t)pliccrrrl 's rrer 41vtive;
lheo-cJ 11•t, the t•elrid partion alone' ivill be under- 50`ft;.
There is neither at minimtu» near maximum imposed on non-relatil commercial uses such as
earlice, clean industry, or onlef atinnuent users.
1'rvr e r11'rA fro ctcrcut irlrhrstrFt, m, e1ltenainment trsel-s 1, i,oltt sed tat this bine; Ihis Provision is
noteel /tit' the rrfJic e us( .
Where- (lie deve.lol)niacn( proposes pkiblic troll quasi -public lases to support the development,
the developer may he eligible lar additional area rnr retail development (beyond the allowed
50%) as provided for un Pg, 31 ofthe Coniiprelle ksive I'la1n.
The vola ve/)l plan does not int -lade= uIt}' Imblic clndhv quasi-j"whliv rrsc,V t« striat)r rt the
r evelol,mil =nt 1101. is it discussed to the ctlytrc nrt r nrtrt�rtrive, Slq1TI'eC0J0"?'eIIdv they pan ir-
ivvi'sed tci ilncl ide pablic,quasi-Imhfic lues cis desired in mixet-1 use care! AR -1=1? designWed
ct1'eU S,
VIC1. UNIRE''D DE'a''I'aL')Piti"IENT CODE (UDC)
A, Purpose Statement orZOI)ian14 Diatriet(O.-
I, The ptupom of the residential (listtacts is to provide for ra range cai`housing caplW)rttattitic
consistent with the Meridian comprehensive plan. Presidential districts are distinguished by
ilio dimensional ;i€aaadatrd; of the col-respontling zone: aaald housing types that cant be
acctaa-kmodaatcd (UDC 11.211-1).
2. The purpos+. or [lie c n"aialc rcial districts is to provide ro 1, the retail and service needs or (lie
ec mrnunity int aecoa dance witli illi~ moridisaai plan fix (6) districts fare
designated ivivich dallier in the sire aartcl s4ule orc.ollullereial structures accommodated ill the
district, the: scale and aaaix of allowed effllianc;rCial users, and the location of the divtriet ill
prcaxiniity to _streets and highways (UDC I I-213-1).
Allowed eases in the C. -t district are cif` the.: largest seaale and broadest mix car retaail, office,
service and light industrial vases and fire usually located ill close proximity atnd"Of with access
to interstate, or aartcriaal inwrsectiuns.
B, Schedule of Use:
I. UDC Table I I -2A-7 list:the principal perattittcd (P), accessory (A), conditional (C), and
prohibited (-) users ill the lin Is zeroing; district, Any use: not explicitly limed is prohibitc &
2, UM'Table 6 la'?A-8 lists. the principal pernaitte(l (14), accessory (A), conditional (C), -and
prohibited (-) uses in the R-40 zoning district, Any use not explicitly listed is prclhibited,
3, UCC `I`:ablc l 1-213-2 lists this princilsatl 1wrnaitt d (P), accessory (A), conditional (C`), -and
prohib4ed (-) lases in the ('-+fir /.oning distaricl, Any use. not 0xi licitly listed is 17rnllibited,
I)inanLn; ionnf l Standards: Davolcapinorii or tile site s'llould he Consistent with the diniiensiontfal
standards listed in U[)C `Taablc 11-2A —7 for the R -1S •roaring district; UDC Ta blu 11-2A-8 rear the
R40 inning; district, rind 11-22-3 for the ('-G voninig district.
D. L indscaaping: Landscaping is required within street buffer.,; in accord with the standards listed in
UDC 11-313-7C,
f.:
off -Street ParkingNA (not regUire:(i or rc\lieWed With the, sub Jct application)
1„tar,t I.ulyi[ts
(TAM, AZ, f'1', 1''AR 11-201K-01)011 PAW” 15
Meridian City Caunail Meeting Agenda 440r 1 tltt—ftg,P W'Off-'4'
IX, ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
NOTE: A LOT of public testimony has been received in response to this application; please see
the public record.
A. C;omprehtatsive Plan Map Amendment (CPAN,!).* (,41y)Iie ttr the ol=erctll site)
An a amendment to tiie Future Land Use Map contained in the; Comprehensive flan is proposed to
chane; the land use designation on a combined 78.33 acres of land fi°om the Medium Density
Residentiaal (MDR) (61.83 acres) and the Mixed Use -- C-omniunity (MU -C) (16.50 acres) to
Mixed Use Regional (MU -IC) is requested (see Section VII above and Exhibit A.6).
White the property is proposed to be designated entirely MU -R, the concept plan shows two, if
not three, lislinet separate, pet jcet s as R)110%%,s: nlcditua�i density residerlti, in aeturd Willi file
current FLUNI oil the: western portion or tile ::site, c:oninierc:iral oil the. northern, portion or tile site;
,and high density residential oil the southern portion of the site, 'I`hctc is no pedestrian
connectivity between any of these .projects and only a driveway, access is proposed along the utast
side of the multi-f""artily project tolfronl the cornni rciat property via the collector street (W. Lost
Rapids Dr.). No integration is shown between the commercial and residential uses, which
csscntitally creates a predorniti antly single use development with Costco las file prinlaary anchor
with slit aller coallralereiaal/office. tiles and scpaarale residential areas, which is not the 111(cnt carthe
NIU -11 designation,
Tile MU -R diagram in Section Vll above depicts a big, box retail stare transitioning to high
density residential or oftiee uses, at local/collector street and then single-faunily residential users.
This providers a buffer spatially as well as tisc-Nvise laetween the higher intense commercial uses
and inediuni density (single=ftamily) residential uses. The proposed concept plan depicts the most
intense commercial use: (i,C, the 169,652 square foot Costco building) directly abutting single-
to mily honles with only landscaping as a buffer, which isnot as transition ill uses and is 1101
t;.ciatsistent Willi the t\4U-R designaition,
Tile Net sales fiacility associated with too tco is proposed at the Chinden Ten Mile infersec.tion,
an entryway corridor into the City, at thenortheast corner of the; development. Tate to the lack of
access in the corner of the development, Staff is concerned this will. create traffic conflicts and
congestion and possibly blockage of drive aisles in and out of the facility at this location,
Additionally, stuff would like to sec it beautification cfliort in the storm of a landscaped
design/ontrywaay I,caaturc at the comet- of tile: site chic to it bt'ialg all cntrywav corridor intra the City.
Traffic circulation within the site as well as enter ng/exiting, the site. via Lost Rapids is al%o likely
to be a problem. The driveway access via Lost Rapids le.-tding tolfrora the commercial portion of
the development is only 33(-)'-1;1- from the ecnterline ofthe Ten Mile/Lost Rapids intersection,
which will likely create conflicts with vehicles trying to merle into traffic can Lost Raapids with
vehicles waiting to get onto'I'ull resile at the fiattnyc signal..
I'llc aapplicattion does not clearly indicate why the City would be better served by an MU -R
itastead cil'all MU -t; development in this area, catlte.r thiial [haat the tine of1he Costco htailtliilID isn't
allowed in the mill-Cdesignation; or it!hy (itis prt�jeet can't be located within ion area already
designated MU -R such ars closer to the SI I -I talll:S 20-20 intersection, Although the application
demonstrates that north Meridian (and all of northern Ada and Canyon counties) is "underserved„
and distant from existing Costco sites in Na rnpa and Boise, it doesn't explain how the community
would he better served by as regional, project than a community sired prgject as currently
cnvisioned for this atreit, 133 proPosing it Costco wilh unique trafllc anld t iic:tllaatitaai patterns on it
rsin Aller eonatiaerc.ia l portion ora mixed Dose cicsi ai itecl site, colttice0vit`r° and integrtalion
requirements urs: dif'ficnit.
Lost ltapids, t;t'AN-11, AZ, t't', VAR 11,201, 0001 PAi it^, lb
Meridian City Council Meeting Agenda hglyl i ?t4711IIi— Iluag off 5 4'
To address the above -noted concerns, Staff recommends s;gnifleant changes are made to the
concept plan in order for the development to be consistent with the requested JN.IU-R
designation, as follows:
Rearrange the site layout io (hal there is a Ir"imitioll ill intensity of uses [C'g' single-
family attaeheitldc.tached residential to tillilti-finnily re.sidential to
0011111)e.k'Cilll/t'etail/,L)I'f ice to the most intense commercial (LeCosteo)J. Most intense
commercial uses should be located adjacent to the state highway (US 20-:226/01inden) and
arterial street (Ten Mile), rather (ban abLiliting residential areas, especially low-density
residential areas.
Shill the; fuel sales, filcility off the comer to tile south near (he,driveway via 'I*cn PAile R(L;
or, to the wesl clear one of the drivewatys via US 20-26/Chinden Blvd. (fl'the t1rivel"'aYN
are al)proved 1?1� (7council as f TO),
Include a landscaped design/entryway feature at the northeast corner of the site adjacent
a
to the US 20-20/Ten Mile intersection for beautification purposes at the City's entlYW� Y
corridor,
Shift the driveway access to/1"rom the site via Lost Rapids ruillier to the west away from
the Ten MilclLost Rapids intersection to alleviate traffic congestion at the intersection,
Integrate (lie collitilercial With the. residential portions of (lie development 11111-01191) the
Provision of paillways and/or vehicular connections and changcs (0 the site IVOW that
niay include re-po.qi6cming, of buildings so that the rears of buildings aren't facing
abutting uses.
In the commercial/office portion of tile. development, the buildings should be arranged to
create some form of common, usable area, such as a plaza or green space.
Include Supportive and proportiontal public and/or quasi -public spaces and places as
desired in MU -R designated areas (see Comprehensive Plan, page 281).
Site access should be designed to prioritize and encourage access from Tcn Mile and Lost
Rapids, rather than it State racili(y (ix. US 20-26),
A pedestrian circulation plan should be submitted demons(rating pedestrian
intercollneeti\,ity Nvithin the overall site.
41thotif these changes" staff is Of the opinion the proposed developinent is PHOVe consistent
with (lie Commercial (whicti includes multi -family residenlia r U
1) and existing N4t1di tit
Density Residential designations than the proposed Mixed Ilse - Regional designation and
should , be designated accordingly (see Commercial in the. Comprehensive Plan, pages 21-22
for more information).
13, Annexation & Zoning (AZ), (11plilies to the overail site)
�-P
Annexation aurid zoning or 78,33 acres of land with R- IS (39-01 nacres), R-40 (6,50 acres"), and
G (32.83 ,Acres) zoning district; is requested consistent \vith the proposed MIJ-k FLUM
designation.
The legal description submitted with (lie application, included in Exhibit C, shows the boundaries
elf the property proposed to be annexed and zoned, The property is contiguous tel land that has
been annexed into the City and is NN-rithin the Area ot'City Impact bWndar�,,
Conceptual Development Phill: The ,Ippliclilt 11,,ts submitted a conceptual development plan,
meludcd in Exhibit A3, m1dch doplots it 169,652 square foot big bo,
\ (Costeo it hates inlerieir
to flee. devOOP11-1011t; a filvi sales racilily at the 11orthells( Corner or (he "i(e at the haler: eQ6011 elf N,
Losti-tapids CPANI, AZ, PP, VAR 11-201-K-0004 1'AG14 17
Meridian City Council Meeting Agenda h4jly1211,2011188— ftqp322AO#5'j4'
Ten Mile Rd. and US 20-26/W. Chinden Blvd.); ( i0) Future commercial, retail, restaurant,
professional and office pads located tit (ho northeast ast corner of the site radjac:ent to US 20-26/W,
Chinden Blvd. and N. Ten Mile Rd.; (fa) townhouse -style multi -family stitictures containing 49 i
units, () paarden-style nualtiaftancily wiruCtures coratariclrcg fit)-hln units, nand as CItibhousc: aatacl
swimming, pond at the southeast boundary of the site adjacent to W, Lost Rapids fir., south of the
cosleo site; and gillawtle-family aattacimi dial detauhecl age -qualified units on (lie wo"morn portion
of tlae site,
Conceptual Building Elevations: Conceptual building elevations (photos and renderings) were
submitted that depict the ,general style of development proposed for the single -fancily attacked
and ctctaached, multi -family and commercial structures as shown in Exhibit A.7.
Except for the Costco Wholesale building, the end-users in the commercial portion of lice
cle.ve.lopnvent are not known at this bice, delaailerl htrilding elevations will be whinined
in the futtnc as ouch building develops and be reviewed through tlrc design review process, As
noted above in Section 'Vill, "Olt-residentiaal buildings should be proportional to and blend in
with adjacent residential buildings; future building eleVatitrns submitted for design review
Should dercconsir ate coilipliaince witit this requirement.
All structures, except single-faicvily residential detached lionlcs, are required to comply with the
design standards listed in UDC I I -31A-19 and in the Arelliteclannal Standards Manual. To ensure.
Compliance, as dd sigo Itcvfiew applicaacion is required to be subinklcd to the PlOnning Divi. ion and
approved prior to application for building purmits, !',truce of the proposed concept clev ations are
approved with lhiA application.
A [;crtiiitaatc of Zoning Compliance: atpplieartion is also required to 110 Submitted and approved for
all now uses can tile, site, cx4ept fi-r ainglc;-4urlily re:sicic11li4al detached humins, io unsure tile use
and site design is c;onsis:tent with 1JDC standards.
The City may require -a development agreenicnt (DA) in conjunction with an annexation pursuant
to Idaho Code suction 67-651 ] A. To ensure. the. site develops as proposed and recommended
by stuff vvitlr this application and ire accord with the Comprehensive plian, staff recommends
a DA hT required with the annexation containing the provisions included in Exhibit B.
Becaauso there fere to be wore different property for this site, staff`
recommends two sepaaritte DA's are required that contain provisions for each portion of tine
development area.
C. Preliminary Plat (PP): (Onty appCjes to the C-6' and R-40 rirli�t�' portion of the site the . mile -
mlilV rt�sldewivl portiem gf'tlae site is not proposed rr) he platted al this time)
1'1fOTE ff thu concept plrlrt iv re l,iseel per sail! "s re'e'earrrrrrL?t hilion above, this will requio-ce
ljln liJica irrlls tel the pial et) min eide wilh the; r once_,ril1)1[m
The acpplicaant proposes a preliminary plat consisting of"{ (} residential building lot, (131)
c+ rcaratcr'Liitl' building lots, and (l) other lot l'or alcdlicavtloin of'r'ight-of-way ora 36,2 acres of 1mid in
the proposed RAO and C-6 zoning districts. Although ultimate build -acct of this pr()teect will be
maarkel-drive n, the ,applicant intendis to p ,at thesubdivision in one phase.
Commercial, rciaail and ofl im uses arc proposed to develop within tl C -G ;,,(,)'led portion ol'the
site adjacent to U '20-216A V. Chinden Blvd. and N. Ten IN-lile load; Icdcatsing Within the R-40
coned portion of tllc site: a (lj,jeclit to W, Lost !torpids Dr, iso proposcd to consist orlownhome acne!
garden style acitalti-fvtccilti' uicits with xpeeled densities between 0 and 24 unity; Per acre,
t.s+ t I,npiEts t:['r1 t, .�tf., t7P, 1"rite li-�(11 s-t?f,31?#
PAO-" 1X
Meridian City Council Meeting Agenda h4fli l2400,116-- Paw 2affi@#534'
The applicant requests that they be allowed two (2) Building permits for the construction of
the Costco store rano fuel sales facility prior to recordation of the saandivision pItat. Staff is
amenable to this request:
Existing Structures. ]'here arc nal existing structures oil this site.
Dimensional Standards- The propo.ged plat ,i nd subsecitie nt development is required to c.arnnply
with the dinaemional staandards listed in UDC: Tables I 1-2B-3 flor the C -G zoning district and I 1
2A-9 for the R40 zoning district,
Staff has reviewed the proposed plat and finds that all of the proposed lots comply with the
minimaana standards. The maximum building Height is 65 feet in the. C -CT district; and Citi sect in
(lie R-40 district.
Access. Access to streets i* riiquirCd to comply with the standards listed in UDC 1 1 -3A-1 and I I-
31-1-4, Access is proposed as discussed in Section VII above per the concept plan in Exhibit A.3,
The IJDC roquires access to be taken tram a local street when available; however, theme: is im
local street access available to this site. One (1) access is proposed via N. Tell Mile Rd., an
arterial street between Lost Rapids and Chinden Blvd.; two (2) ,accesses are proposed via US 20-
26/W, Chinden Blvd., a state; highway; and, two (2) accesses are proposed via Lott Raapids Cir., a
collector strict. New approaches directly accessing a state highway are prohibited; the applicant
requests it variatncc to this standard (scu analysis below in Section D),
The applioant's naarrativu states that primary service aoceSS for ('critics delivery trucks and other
laical vendors wwrill be front the drivewaty access via Ten Mile Road, A driveway visa Lost Rapids
Dr, is also available when access via the traffic signal at Teal Mile/Lost Rapids is needed, A self
imposed restriction is proposed by the applicant ft7r a "nen thru truck traarla0 sign tea be installed
between the. Tree Iaarrn Way intersection and the Lost Rapids [fir, sc i ice driveway access.
A emass-accesslin cess -egress easement and driveways are required to he provided between
all of the proposed lots in the subdivision and should ine depicted on the plat.
lnaprovoriiunts to UIS 20 ` 61('hinden [Ilvd, and 'fags Mile Road ,are pliaiincd as follows:
Phase 1: Chindun is to be widened to d lanes with signaal+'interseeti011 upgraaal4s from Truc
Farm to Linder (I's iinalcs); `)?ern Mile wviderncd to 4 lanes from Chiridell to Waalnnaart (0-8t)
of as mile); and signals at Black Cat Itd. and Last Rapids Dr. prior to Costco opening.
Phase 2: Chinden widened to 4 lanes from Tree Farm to SI 116 (1,14 miles) within 2
years of C.osteo opening.
In addition, Costco and the other coaauniercial uses and residential units will pay impact fees
ill excess of $2 million to ACI -ID for local street systeni iniprove'llents.
`file ;street sections oil Sheet CIO of (lie plat included in Exhibit A.4 tlepiet Chindcri widened to 4
travel, laancs with 2 tarn kine-, within 140 feet of and K Ton Mile Road widened to
laancs:
`I"raffle Impact Study (TIS): A 'T`IS was prepared ror' this (levelotinient and submitted to iI'D and
ACI"lD ror reviewv with this application, Staff hats not vet received comments From ACI ID on this
application, A letter was received From ITIS in response to the TIS, inchided in Exhibit I3.9.
The letter states that the westernmost access via CIS 20-26 (1,160' west or the US 20-26v`Ten Mile
intersec(ion) will he aallowa,cal as a temporary right-inr'riglat=out/left-in until such time as thc
highway is wvideried to 3 lanes in the, caawtbound directions, then, irriot beftir+, it will be limited tea
ri htairniaa ihtaa}ut, a 550' hang cicce-ler ition kine wvill he rcyuired, the drivewaay nt rst the.
inkcrscutiOn (545' eaa,st of the previous acc"ess and 015' wast orthe intersection) will be allowed an;
an rifht inr'ri tat -Dart; ra 550' long deceleration lane (including taper) is required, however, (tile, to
t. om h' p it'kF C PAPNt, AI, t'1', VAR t t r LPI `: t)tii;r t 3'ti(. F 19
Meridian City Council Meeting AgendahOV1241,2008i— Pagw2ss1W5214'
the distance restriction between accesses, lTD may allow fora 1011% decrease of the standard
1-0(1 Ll i YOnle nt -
Landscaping., Lotidscal)ing is required to be provided with development in flecOrd will) tile
standards listed ill UDC I I =313.
Street buffers are required to be provided along all sheets as set forth in UDC Table 11-213-3 and
lundscalvd per the standards listed in t JDC 11-313-7t:', A 35 -root widestreet bulTer is reqtlived
I -s-, and a 20 -
along both US 20-26/W. Chinden Blvd, and N. Teti Mile Rd,, both entryway corridors;
root vvi(le street btflTa is required jilting W, Lost Rapids Dr,, a collector street, Staff
recommends the entire street buffer and pathway/sidewalk along N, Ten Mile Road and Sit
20-26/Nil, Chindvii Blvd, for the subdivisioll is collstrUcted with the, rirst phase. of
development. All commercial street buffers are required to be on it common lot or on a
perillancill deliletitod hoffel., IllailitailINJ by the property owner or bosiness owners" kutociaticti,
All rcsidentialstrect buffers tire required to be oil as common lot maintaincd by as hollicowner's
association,
A 25-fuot wide bliffier to residential uses is required to be provided with develoWlielit 011 the C - (i
zotle(I portion of the site in accord Nvith tile standards listed in UDC Ir 1 -3B -9C, The Concept Mall
�idcnth ) (- C
depicts a buffer with dense landscaping between the commercial and re., al pt r1i ills )rthe
site, The buffers should facilitate pedestrian access from the residential to the commercial
development in accord ivith UDC I 1-313-9C.3.
Parking lot laildseapil%v will be required internally within the „ire in '10cord wit'll the slandar(4,;
lisleti ill UDC 11-313-8C:' with de-V001)"'4lit.
Note: Landscalfing associetted with internal pm king areas and resid(mlial co"1111011 elf -cc's Will be
withfimirt, sothdivision, Cha nditiollal tjvt-? pty),lit ellItIlf))i cc.,rqlivato qj'7oWng
CWIIJtIimlce 411)[Vivations" these, areas shuldd beNhOW)l (M the P1011 ill " kghtel- "lle /)Ve-
Open Space & Site Amenities: QL1,11ified Opel, ,pace. and site tirtionifies are required (0 be
provided in tile MLI Iti-fa Vilily (R-40 zollea) portion of the development (Lot 1, Block 1) in accord
with the standards listed in UDC 11-3G-3 and I 1-4-3-27C & DA conditional use purnit is
required to be submitted forapprov,11 of the ntih 1-jiAjjjj ly development ill (lie R-40 district;
collipliance with these saindards will be vwtltluted ut than tin -IQ,
Sldewaltts: Sidewalks are rquirvd to be provided with dQVelopilicilt in tjccord with thestandards
listed in U DC I I -3A-17. Detaclic(Isidewalks are required along N. Teti Mile Rd. & US 20-:261W.
Chinden Blv(L, both arterial streets; ;And along W. Lost Rapids Dr., it collector Street,
Pathways, The UDC (I 1-31,1-4C.4) reciLlires a lo -toot wide injild-use pathway to be consiructed
in as public Use easement within the street buffer along . the frontage of this site on LIS 20-26AV.
Chindull Blvd.
The upplivaillslloill(l ksoordimme witit Kim - Warivil, Park -'s Dquolmll Pathwayh AN1411mger
(209-898-3579)., regarding specifications for the pathway and the Pkiblic kisc eaF,011lerit; the
atselnent should be submitted to tile ftinning Division pricer to sigilattirc Oil tile 1111411 plat by the::
City Engineer. ThepathwaY almkg US 26-26/11". Chinden 111jd. saaqies the requiremetiffin- as
defueheal sidelvalk.
wtiterivays. 'rherc are no major walclAvays that cro,-s thisshc, All ditches that cross this site
should be piped as set forth in UDC I 1-3A-6.
Fencing: All llencing, is required to comply with the standards listed in UDC I I -3A-7.
Utllitjess Street lights are requinod to be installed alollo public qtreets adjacent to the
development ill accord kvilh the ('ity's. ale upled starl(lartis
Ijjjj ordivinned s. All
development is recit ti rcd to connect to the City water and sewer systClIl 11111C.SS OtllelAOSC 1IPj)r0VCC1
1-4111i&'� CPAN4, AZ, PP, VAR 11-220 PAGFI 20 — Rblp2a� off 5141
Meridian City Council Meeting AgendahVl02WZ0Aa
I)y the City Engincer in accord with UDC I 1 -3rd -21. Adequate fire protection shall be required in
ac -card Nvith the appropriate fire district standard's'.
pressjlj'jzed Irrigation: Ali uncler�rojjljd pressItrize(I irrigalioll system is required to be pr4--wided
for tile development in accord with UDC I I -M"l 5 as proposed and will be served by Settler's
irrigation distrim
Storin Drainage: Ali adequale storm drfI ill a ge syst coil kreqllired ill all (10MOI)II-101118 it) ace'ord
with tile City's adopted stamdards, specifications, and ordinances, per UDC I I -3A- 18.
D. Variance (VAR), (01FIV al)Plhv to the CG Zoneel portion of the site aeliaceni to US 20 -26A -V
Chinflen 11114)
The appi ica lit rcqucsts as var-imicc to IJDC 11-31-1-413.71, Wilic,11 prj)ljij)its jicm,, approaches directly
accessing a state highway (i.e. SIT 20126). Tile applicant vequestsapproval of (2) acms-sys Via US
20-26 asshown on tile preliminary plat included it, F-Mlibit AA
A letter received from ITC) dated October 18, 201'7, included in Exhibit B, states that they will
allow the two (2) proposed accesses via Sill 20-26 with tile, in1provernents and spacing outlined in
tile letter,
`I'lle UIX' (11-511-4) allows rcqmst, rora variince for the placement and/orilumbor of ac
points to Stale hipliways. In order to grant it Wlri,111VC, 111c, COU1161 is required to make 3 findings:
1) (lie variance call't grant as right or special privilogo that isn't Otherwise allowed in the district,
2) (lie vaflancu ruliems all LIMILIV JIURI:Illill t3CCUUNC or'llk: si(c; and 3) tile
viriance can't be detrimental to the public health, safety, and welfare (We Exhibit D).
Because staff can't make all of the required findings listed in Exhibit D, staff s recom nic n ding
Menial of tile Proposed variance application.
fit srunmatjv, Staff i-ecommemly tij)lwoval qflhe pioj)ose(l CPA41 and IJZ aplAcations ii,ilh the
requirement qfel del,elol-nneill agmentenl(s) that inchules 1heproOsions listed ill EvIlibil B Will'
re 14sions oy the ef-mvel)t lylan consistent iNill the A40-1? dosiviali011,' (IPIjIrOV(11 rel the PP
aj,qkcatitm ik,ilh Me con dilions contelinvel iP E'.WrIbil B; cruel rlcraicrl qflhe VAR application in
(jecoAl %Oth the Findinps in A'xhibil 1),
X. EXIIIIIII'S
A, DrawingslOther
1, Vicinity/zOning Map
2, Existing; & lIrtillosed Futtire Land Use Map (REIVISEID)
I Overall ConcuPtIlal DOVVIOPmont Plan (darted: 111 V201 9) 8, Mastel' Plan
4, prelil-IjiRlary 111,1t 1112/7-018)
5, Lamkvupc Hall 1/121201 K)
6, Coneeptual Site. Plan l'Of N41-11fl-FaIllilY Rcsidelltiltl Lk�
7. Coneepwal Building Elevations (Pliotos & Renderings)
9, C,y)moo Site, Ligliting
20 J;i AO F2 I
lImpiLb., (TAN4, AZ, PP, VAR Il- -0004 1
Meridian City Council Meeting Agenda.J*101 - las—
M Ageny and Department Comments and Conditions
g
C. Legal Description ut, Exhibit Map for Aimexation & Zoning Boundary
U. Required Findings from Unified Development Code
(:IIANI,AZ�1'1',N'Al�11-201,,i-0004 f, t ( i I ,, 2'? 1 1 I I
Meridian City Council Meeting Agenda ,64ilyl 24,200— Paip W4)055341
Dmyings/Othcr
Exhibit A.I: VicinitylZoning Map
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11
Meridian city Council Meeting Agenda,6002K,201AW— Pagg, WB 0534'
Exhibit A.2: Existing & Proposed Future Land Use Mal) (REVISED)
Date-, 3W2018
00@0 1,000
N Feet
Legend
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Estate I Rural Residential
Low Density Residential
Medium Density Residential
Med-High Density Reddenfial
High Density Residential
commercial
Office
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tridustriat
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Mixed Use Neighborhood
Mixed use community
Mixed Use Non-Re-,Idential
Mixed Use Regional
Mixed Use - Interchange
civic
Civic TM
Park
MU -Res
MU -Com
Lifestyle Center
Mixed Employment
Low Density Employment
High Density Employment
Gas
W�Chi6d67nBlvd
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Meridian City,Counell Meeting Agenda
Existing Land Uses
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11
Proposed Land Uses
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7
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Exhibit A.3. Overall Conceptual Development Plan (dated: 1/12/2018) & Master Plan & Pedestrian
Circulation Plan
BAINBRIDGE NORTH - LOST RAPIDS
OVERALL SITE EXHIBIT
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Exhibit AA: Preliminary Plat (dated: 1/12/18)
PRELIMINARY PLAT SHOWING
LOST RAPIDS SUBDIVISION
Situated in the Northeast 1/4 of section 27,
Township 4 North, Range I West, B,M.o
city of Meridian, Ada county, Idaho
2018
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Exhibit A.5: Landscape Plan (dated: 1/12/018)
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Meridian City Council Meeting Agenda hVI912A,M8383 ( 1 w�15314'
Exhibit A.6: Conceptual Site Plan for Multi -Family Development (dated: 9/5/2017)
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Exhibit A.7.- Coilceptual BuIldhig Flevatlows (Photos & Renderbigs)
Meridian City Council Meeting Agenda h*102A,2W*— PaVU&Wf"'
Single -Family Attached/Detached Units:
TYPICAL HOME ELEVATIONS
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Meridian pity Council Meeting Agenda Aµtiyl,Mft— 0'awW)c¢ff514
SOUTHEAST PERSPECTIVP
Meridian City Council Meeting Agenda hkglr�r`l it, Wl& i cit 5 4
Exhibit A,8Costco,S.ite I,i9ht„ lM
Costco Site lighting
50 reduction in lighting levels after store closes.
Costco site lighting during store hours.
'V-3/2018
Chinden Blvd
Im 0-1 FOOT CANDLES
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Meridian City Council Meeting ,Agenda Aglyl ,200 If �rYVmif9�'
11
B. EXtItBrr B - AGENCY AND DEPARTMENT COMMENTS AND CONDITIONS
1, PLANNING DEPARTNUNT
Staff recommends the: conceptual development plans in Exhibit A.3 & A.6 are revised prior to
the City Council hearing on this application to addiress Wconsisteneies with
4 �]�����jA �y��- •r tti arr r n a �: ���:.. �r.,a . c j , as follows:
"i+iopiwS{+Il"♦-T1�FIR�fli 'R�CF'i•3>�' IIf[Rt77
a.
1? ,..,--anger the si yottft--s tl,a re i + isit 'i to n git f-', - „ r�J iil��,�cle- a+niliy
attae 1/d 1 l rl 1 nt 1 t 1t Family ity A 1 i:1 ti .,
l t . rre 4`1/ fF t t1 m
state highway 11
IS 20
,... - 5 rather than abut4ing reside
-
illy low density Fesidential areas.
b, Shift the f�iel sales fheility off the eemer to the e
� near the.
est neav one of the di -iv
/
c, Include a landscaped dcsignletattyway feature at the northeast corner of>the site adjacent to the US 20-
26/Ten Mile intersection for beautification purposes at the City's entty�vay corridor.
13e lrivetva-y-ac—ees 4000 �nlie sitevia l -R ,ds � e • lie -Fere
s
_ integrate tl a eonmmereial With (lie ' d ti 1 t+ ns ofthe de iielit ti•3fougi.1-the provision of
path, s and/of eontieetioiis and ehmiges, to the site
. may o4+gfurl}i 6C3 , s
as apffl—
h. Site aceess should be designed to pi4oritize and encourage access from Ten Mile 9nd Lost kapids.,
rather- tliftn a Statefaeility (i,e US an 26),
the ov m!4 si Submitled (Included in EvhiG%t A 3)
l .1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior,to the
annexation ordinance approval, a DA shall be entered into between the City of Meridian, the propet-ty
owner(s) at the time of annexation ordinance adoption, and the developer(s).
Currently, a fee of $303.00 shrill be paid by the applicant to the Planting Division,prior to
commencement of the DA(s), The DA(s) shall be signed by the property owner(s) and returned to the
Planning Division within sit (G) months of the City Council granting annexation.
a. The DA for the property owned by Brighton Corporation (the R-15 zoned property) shall, at
minimum, incorporate the following provisions:
1. Future development of this site shall substantially comply with the conceptual development, plan
and building elevations includedin Exhibit A and the conditions included in Exhibit B of the staff
report.
2. Future development shall comply with the design standards listed in UDC 11-3A-19 and the City
ofMeridian Architectural Standards Manual, as applicable.
19 -
Meridian City Council Meeting Agenda !1/OgiX,rTM= Hn off Ff ;+
I Noise abateanent in accord with the standards listed in UDC 11-311-4D shall be provided for
residential uses adjoining US 20-20W Chioden Blvd,
4, QLIalirICd open space and site amenities sholl be provided within tile development in accord with
the standards listed in UDC I I -3G-3 for residential developments.
5, Prior to issuance of any building peniii(s oil the sti1ject property, the property shall be
Subdivided,
F -I
s4ml t4e
b. The DA for the property owned by G - Meridian Investments 11, LLC (tile C -G mt*141,40
zoned property for the fature Costco site) shall, at minimum, incorporate tile following
pmvisions:
I , Future dovolovillent of this rile ~Ball Substantially Comply With (lie Conceptual (kVelopment plan,
Preliminary Plitt; and kinchscilpe planI ibi (A and
included in Ex I
the conditionq contained Iterein.
2, Future development shall comply Willi the design standards listed in LJDC I I -3A-19 and the City
of Meridian Architectural Standards livianual.
3, A mix 01-LISeS, at le-dSt tl!Fe.e types 014and
offivih-residen 4�* OS,
park-s-j-�mertfmImejIl-V lit) d
4. Up to two (2) building permits for flio, costco wholesato and Umciatvd fuel salv's racility
structures are allotted to be issued oil the subject property prior to recordation of the subdivision
plat,
5. Prior to iSSI.lanue ofany building permits on this site., as property boundary adjLI.S(RlCn( application
f
sl) vey recorded or (lie reconfiguration, orexisling p'll-cels to
s all be approvechad a Rccoqj ofSm
coincide with 11w boundary of the- pi-climinary Plitt,
V&41 4-216 AV-,
Chi A-14-tet%at-wide-public,l�ciestriaa��asenacnt is
tu
to-!iti"ImItalOft
De Sub, -ec-ar4e '14
itt i' 41 F}Ett seque-tAly-" ed4vy-(�_' �une4-and4 w
om lit 12ailtways-44ofo"amik,-
tApRl-�dt", jai I- eO0F(j;i-flMf-W4 e tf-�
T The street buffer lind.waping and 10 -foot wide multi-user pathwayYsidewalkalong the entire
(il't-JS 2.0-26/Chintki7 Hlvd, fuid sIrcel buffer han I (I mt
(Iscapirij,, and 5 -fool vidc�- Si C 1, 1
along tile, entire frontage, of N. ren kvlilc Road shall, be constructed with the first phase of
C,
development,
8. BUSikICSS 11001-S OfOI)CYatiOn ill tile C -(j zoning (Ii.striel are limited from -6-00 ani to 11,00 pill
when the property abuts a residential use or district; extended hours of operation may be
roqucstcd (III-OlIgh a condilional use permit as wt ford) in UDC 11-213-31AA,
9.
development -in accord-wi ill-( lie -standards -tilted in -V DC'I- lopments
Meridian City CounrAl Meeting Agenda h4tIO2A,200
li-�Aekl in UDC 11
11. A buffer planted with dense landscaping consistent with the Master Plan in Exhibit A3 is
required on tho Coriltnercial portion of tile developrIlenj to the rc,idejjtial Its zis set forth in 1JDC
Table 114213-3 inaccord with the standards listed in UDC I I -3B-9C,
12,
13, As committed to by theApplicant/Developer in resportse to neighborhood concerns, the
Following restrictions shall apply.
a.and other local vendors shall be from
The primary service access for Costco delivery trucks,
(lie driveway aceess via N, Ten Mile Koad, approNimately 660 feet north OfW, LOSI Rapids
Drive, The driveway access via W. Lost Rapids Drive driveway,approximately, 350, feet Nvest
of M Ten Mile Road, may he ailed whori 1jeces,-, tt) the Least Rapidsfl'on Mile traffic signal is
needed, Businesses within the development sliall notif"y their delivery Providers of (his accus".
preference.
17, A "no thru truck traffic" sign shall be installed between tile N, Tree Farm Way intersection
and the W. Lost Rapids Dr. service driveway access.
c, No deliveries shall take place for Costco between the hours or 10.00 pin and 5;00 am.
(1, Parking lot lighting shah be designed for 0,0 foot-candlus ia the property line, in accord Nvith
ODC I 1-.!A-1 W.
C. Lighting Oil tile site shall he reduced to the level neoegs,,iry only for public infily arid security
purposes within one (1) hour orcloshig; there shall be a 50% reduction in lighting levelS CAACT
store closes con-
sistent -with thatshownin Exhibit A.8.
14,
15. Prior to issuance of the first Cortificate of-Ocutiparicy within this developincrit, (lie following
improvements shall be compleled:S11 20"26/W. Chinden Blvd, shall ho widened to 4 laries, with
upgrades From Tree Farm to Linder (L5 iniles); N. Ten Mile Rd, Liliall be,
widened to 4 lanes from Chinden to Walmart (0,80 of I mile); amtsignals shall be installodat N,
Black (':it Rd, and W, Lost Rapids Dr,
16. Irwithin two, (2) years of'lssU3rI('e of' the Certificate ofoccuparloy for the CO.-aco Wholesale
building, a.s.stinling the Idaho Transportation Department hm.-o-t-mained is ableto, -secure the
n~,""'af-Y required right-of-way, SH 20-261W. Chinden Blvd, shall be, widuried to four (4) lanes
from N. Tree Fami Way to 4H-16 (1.44 miles).
17. This agreement shill be aanaeaarled in the futunto include conceP tual building elevation,% for the,
c'+J."wo store its di aeatssed it( the lictilring on April 3, 2108''I'liv cojlea;pttmj vlevatiojts irlelkldO ill
F.xhibit A.7 orthe Ntaff'report are jim approved,
C.
9
1, I'll t Life deve I opillent of th is site -shall substantia I ly c onip] y- with III c, concleptua I Acvcl opine n t,,pI an,
preliminary plat, l"Jild"'Cape plan and conctptlifil htlildnig e1eyiji(jug included in Fxhibil A and,ilict
conditions contailled haciti.
Meridian City Council Meeting Agenda Aq102A,
2, Future developnictitshell comply with the design standards listed in UDC 11-3A-19and the City
orivileridian Architm.tkirol Standards Malwal.
3, priol- to issuance of any building,, panlits on his site, a proPertY bol"AlrY adillstMerit aPplication
shall he opproved-and -a Rue ord -of Stinvy recorded -for, the reconfiguration of i ng parcels to
coincide willi the boundary of the prolfininary Iflati
4, Will) flic firsit 010W of (kNolopment, provide a delached 10-1`60! wido Imilti-tise pal1l%wjY within
the street buffer along US 20-2161W. Chinden Blvd. as set forth ill UDC I I -311-4C',4, 1 A 14 -foot
Nvide publio liodcs1iiao casetnent is rcqkiij
-qd to lacsubmilled to the PlAntling Oivis'011 prior to
Pathways Project Manager _(208-888-1579), regarding speci ficittions for the pathway and
i. The sir", 1, buffer larfdspj�iqg and J 0 -foot wide along-ttleentim
rron - I , ago o - rUS -, 2 - 0-201Chinden Blvd. and street buffer landscaping and 5-footwide. sidewalk
along N� Ten, Mile Road shall be constructed with the first Phase of deVOOP1110111�
6. Rusiness 110111's of OiVratiffll if) the C -C
j_Z10niklg district fire linlitCd fl -0111 6-00 111 to 11:00 P
when I tile property,abults a residential use or district; extended hours ofoperation maybe
re ttest� through I condilion4l kise peripit as set forth in LJDC 111-213-3AA,
7, Qjwlified open space andsita jimellifies sball be provided within the Pus 11 i -Ain illY Portion Of tile
development in accord will, (lie stajjdards listed in UDC I I -3G-3 for residential developments
and 11-4-3-27 for 1111,11fi,141111ily &VeJOP,1111011ts�
9, A conditional apse permit is mquired r0j-,-,j 111111ti-ffl,111ily cJcvelopment in the R-40 zoning district as
sant rorl - If ill UDC Table 11-2A-2, compliwljcv with the slimific use Malldams listed 111 UVC 11-4--
3-27, Tyltilti-Fanlily Development, is,required,
9, A buffer plantedwithdense kandscapingelonsistent with vItele -Master Plan,in-Exhibit A J, is
reqLtirCd,011 the C011111101-CiA Portion ol'the devc-lopment, to the, residential tises is set firth in UDC
Tubes 'll-2li-3 in accord with tho starfdard,,; liswd in, UDC I I -,IB-9C,
K Atel -ixinitilill gross density of 24 residential units poracre is allowed to develop within the 111111fi-
fiamily residential portion this site.
11, The App1iuwlVPQN1eloPer slit ll coordinate with Vallcy Rik Transliortatioil i(VRT) to &wrioinc, it.
an ADA blus stop is needed opt -this site;,written documentation from VRT should be slll-,niitteld.
12. Priorto issuance (if the first co
nimercia[Certificate of'OcctmancY NVithin this, development, the,
ro 1 11 ow - ing 1111provellic'nis sliall be colnpletc(l: SIJ 20-26/W. ChindQn Blvd. shall be NvidQ11Qd to 4
Imes with signal/intersection upgrades from Tree -Farm _tQLindcr,_ltd. _(I.5_n1iIes); N. Ten Mile
Rd, shall be wideactl to 4 lanes from chillcle'll (o walinart (0,90 ofaa Inile)"and signals shall be
installed at N. Black Cit Rd, and W. Lost Rapids Dr,
1.2 Site Specific Conditions — Pretim-inury Plat
1,2: I The proliminary plat included in Exhibit 1.4, dated 1/ 12/2019, .sl call be revised as Hollow at
a,lots within the subdivision.
Depict a eawniont between,, III I
b, Note #5: "Lot 44 15 is a non-boil(Lable lot � ."
c. Under 11rcliminary Nal Data, Zoning, Proposcd Zoning, C-6 (Lots 24415)
& mpio the s(rect bufferN within the residential (R40 zonc(l) portion ofthe development within as
conilljoll lot 111,1intained by the homeowners association; and (lie commercial (C -G zoned) portion of
Meridian City Council Meeting ,agenda h�I�IA,201*
the development within a common lot or on a permanent dedicated buffer maintained by the property
owner or bLlSiIIC$S owners' association in accord Nvith UDC I 1-313-M2,
1,2.2 The landscape plan included in Exhibit A5, dated 1/1 V2018, shall he revised as follows:
a, All inicnial landscaping and the site plan should be shown in a lighter line type; only street buffer
improvenlen(s should be shown.
1,23 The entire street buffer and pathway/sidewalk along N. Ten Mile Road and US 20-261ANI, Chinden Blvd.
I mel
shall be constructed with the first phase of devel)() it
1,22 The applicant shall coordinate with Valley Regional Transit to determine if an ADA bus stop is nettled at
(his location.
LIS All fencing.shall comply with (lie s(andards listed in UDC 11-3A-7.
t 3 General Conditions of Approval — Preliminary Plat
11,11 Comply with till bulk, use, and development sjauidards or the applicable district listed in UDC Chaptcr 2
District regillat i Otis,
1.3,2 Comply with the provii1orls for irrigation ditches, laterals, canalsind/or drainage courses, as set forth in
UDC 11-3A-6.
13.3 Install lighting consistent with the provisions as set north in UDC 11-3A-11:
1.3.4 Provide a pres suri zed irrigation systern consistent with the standards asset forth in UDC I 1-3A-15, U DC
I I-+ 13-6 and MCC 9-1-2&
13"5 Comply Nvith 1110 Sidewalk standArds msct forth in LJDC I I -3A- 17,
13,6 Install all mililles, consistent with thestalldards as set forth in 1.100 I 1-3A-21 and 11-311-5
1-1.7 coni;tmetall off-street I)ai-kiiigai-ci,;coiiqi,,tetitwilli the standards ilsset forthin OD' 11-3B-51, 11-313-
8C, and Chapter 3 Article C.
13.8 Coiistruct the re(wired landscapQc ol 1 C 1 13
t)Urrcl-s collsisteill Nvill, the stajjjd�jrd, s s t r -11 irk k UD 1 -3 -7C
(streets).
1.3.9 Construct storm water integration facilities that nicet the standards as set forth in UDC I 1 -3f3 -11C,
1.3.10, Protect any existing trees on the subject property that are greater than four -inch caliper and/or mitigate for
the loss of such trees asset forth in UDC 11-313-10.
1,3.11 Provide bicycle parkin',; spum a,; set forth in UD(-,' I I -IC-66 consis.tent with the design standards as set
forth in ODC 11 -3C-5c,
1.3.12 Comply with the outdoor service and equipment areastandards as set forth in U DC I I -3A- 12,
1.3.13 Construct all requircd landscape areas Used for storm water integration consistent with the standards as set
florth in UDC 11=3[3=11C,
1.3,14 Comply with the sirLICILlre, ajjjd site design stanckArds, as set rorth in UDC I 1-3A-19 and 1110 design
standards listed in the Architectural Standards Manual.
1. 3. 15 Comply with all provisions or UDC I 1-3A-3 'with regard to maintaining the Clear VWOII tritulgle.
13-16 Low pressure FOCHIIIII li�htinf,, shall be prollihited as ,In exterior lighting --;ource oil the site,
1.3.17 All fencing constructed on the site shall comply with the standardsas sot f6d]) in UDC I I -IA-7.
1.4 Ongoilit. Conditions of Approval — Prcliminary Plat
Meridian City Council Meeting Agenda,6*1, 1A,ZW$— RaW 2ftwT-
534'
1:4.1 The applicant and/or property owner shall have an ongoing obligation to prune all trees toa mininautn
height of six feet above the ground or sidewalk surface to afford greater visibility of the area.
1,5 Process Conditions of Approval — Preliminary Flat
1.5.1. No signs are approved with this application. Prior to installing any signs on the property, the applicant
shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and
receive approval for such signs.
1.5.2 The applicant shall submit and obtain approval of a Certificate orZoning Compliance and Design Review
application from the Planning Division, prior to subnYittal of any building permit applications for the
single-family attached, ttiulti-family and commercial structures.
2. PUBLIC NVOt2Ks DEPAITI'MENT
2.1 Site Specific Conditions of Approval
11.1 The 12 inch diameter water main in N. Teti Mile Road will need to be extended north to the point where
it changes direction and enters the site. From that transition point into the site, the mainline size shall
drop down to an 8 -inch diameter, This project wilt beserved from water pressure zone 2, The existing
water mainline stub into the property west of tile PRV located in W. Lost Rapids shall either be
abandoned per meridian Public Works standards, or preserved as an emergency interconnect between
pressure zone 1 and 2.
2. l .2 The conceptual engineering submitted with this application do not show any of the proposed routing of
sanitary sewer or water through the multi -fancily portion of the development. Applicant shall be required
to complete a looped system through the area to connect tothe mainline along the back of Costco.
2.1.3 Astreet1ightplan will need to be included in thefinal plat and/or building permit application. Streetlight
plats requirements are, listed in section 6-5 of the improvement Standards for Strcct Lighting. A copy of
the standards can be found at http://wkvtv.meridiancitY.or- )ublic works. ►spx?id=27?.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and
execute standard forms of casements for any plains that are required to provide: service outside of a public
right-of-way. Minimum cover over sewer mains is three feet, if 'cover from top of pipe to sub -grade is
less than three feet than alternate materials shall be used in conformance of City of Meridian Public
Works Deparhnents Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and Water plains to and
through this development: Applicant may be eligible for a reimbursement agreement for infrastructure
enhancement per MCC 5-6-5.
2.23 'rhe applicant shall provide easement(s) for all public water/sewer mains outside of public right of way
(include all water services and Hydrants). The easement widths shall be 20 -feet wide for a single utility,
or 30 -feet wide for two. The casements shall not be dedicated via the plat, but rather dedicated outside
the plat process using the City of Meridian's standard forms. The casement shall be graphically depicted
on the plat for reference purposes. Subi»it an executed easement (on the form available from Public
Works), a legal description prepared by all Idaho Licensed Professional Land Surveyor, whicty must
include the area of the easement (marked EXHIBIT A) and an S1/2" x 11" map with bearings and
distances Gnarled EXHl1 B1T B) forreview. Both exhibits mast be sealed, signed and dated by a
Professional Laud Surveyor, DO NOT RECORD. Add a note to the plat referencing this document. All
easements must be submitted, reviewed, -and approved prior to development,p`lan approval.
2.2.4 The City of Mcridian requires that pressurized irrigation systems be supplied by a year-round source of
water (MCC 12-13-8.3). The applicant should be required,to use any existing surface or well water- for the
-24.
Meridian City Council Meeting Agenda 40l24,.=B— Fa�pZM off TM
primary source, Ira surface or well source is notavailable, a single -point connection to the. culinary
water systetu shall be required. If a single -point connection is utilized, the devetoper will be, rcsponsible
for the payment of msessirients for the common areas prior to prior to receiving development plan
approval.
2.2.5 All existing str(ketures that are reqtiircd to be removed shall be prior to sigmattire on the final plat bY tile
City Engineer. Any structures that ,ire allowed to remain shall be Subject tG 010IL1,16011sulci possible
reassignment ofstrect addressing to be in compliance Willi MCC.
212,6 All irrigation ditches, Onals, laterals, or drains, exclusive of natural woterways, imersec(ing, crossing or
laying adjJacent and contiguous to the area being subdivided shall be tiled per UDC I I -3A-6. In
performing such work, the applie�lit shall comply with Idaho Code 42-1207 and tiny other applicable law
or regulation.
2,23 Any existing domestic well system within this pro�iuct Shall be removed from domestic service per City
Or(finance Section 9-1.4 and 9 4 A colitut the City of meridian Engineering DeparlIVIC111 a111, (2()R)898-
5500 for inspections of disconneWon or services, Wells may be used rur non-domostic purposes Such its
landscape irrigation if approveci by Idaho Department orWater Resources Contact Roliert'13. Whitney at
(208)334-2190.
2,2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section
9-14 land 9 4 IS, Contact Central District Health for abandonnient procedures tinct inspections (208)375-
5211.
12.9 Street signs are to be in place, sanitary sewer anti water system shall be appromland activated, road base
approved by tile Ada County Hi—ghway District and the Final flat for this, :subdivision shall be recorded,
prior to applying flor b6lding permits,
2,110 A letter orf credit or Qash surety ill the aluount or 110% will be required For all uncompleted ret cin
landscaping, amenities, etc., prior to signature on the final plat.
12,11 All illiprovenients related to public I i fe, safety and heahlishall be completed prior to occupancy of flic
structures. Where approviod by tile City Engineer, an owner may post as perforniance surety for such
io)provemonts in order to obtain City 1--ogincer sigrimure ok, the (-ren) plait for -Ill in tJF)C I I -5c-313'
7,2,12 Applicant shall be required to pay Public Works development plan roView,and coll%structioll inspection
rues, as, determined dtifing the plan review proue"'S' prior to 11c. isstlailec Ora plall approval letter.
2.2.,13 It sliall be tile responsibility of the applicant to elistire that all development features ColuPlY With the
American s with Disabilities Act and the Fair Housing Act,
2,2,14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may
Eye reqti i red by the Army Corps of Engineers,
2.2.15 Developer shall coordinate mailbox locations widi time Meridian Posit Officc,
2.2.10, All gmiding of the. site shall be perrorined iii coilironininec Willi MCC' I 1-12-31-1.
2,2.
-12-31-1-
22. 17 Comiliaction test resol(s, slits(( be submitted to the Moridiar, i3tilldirig oe.paartatent for all Wilding pads
receiving ongincered backfill, Where footing would sit atop fill material,
1118 The design engincer shall be required to certiliy that the street centerline elevations are set a minimum Of
3400 above the highest estoblished peak groundwater elevation. This is to ensure that, the bottom
clevatiol, of tile crawl -
spacc.; or holues is at least I -foot above.
ation and/or drainage
J9, The applicants design engineer shall be responsible for inspection of all irrig�
facility Nvithin this projim fillet do not fall mider tile jLlfiSdiCti0li of an irrigation district or ACIEVVIle
design engineer shall provide certification that (lie, facilities have been installed in accordance with (lie
approved desigo plam''I'llis certifical toll ,vill be w(ItIlred burorc a 01'00CLIJUHICY is iSSUCd 1`01'
Meridian City Council Meeting Agenda bipiyi2 t20$— Pa" 2A(WEM41
any ;structures within the project.
0 At the completion of the projicct, the applicant shall be responsible to submit record drawings per the City
of,Ilvleridian AutoCAD standards, These record drawings must be received and approved prior to WC
issuance of as certification of occupancy for any structures within the project.
2.2.21 A street light plan will need to be included in the civil colls1ructioll plans, Street light plan requirements
al,c listed in section 6-5 orlhe linproveincilt Standards for Street I Jgluing, A c(
11)y of the �stajl(hirds can be
found at llltp,//wNvw.tilevidirtiicity,org/ptiblic_works.,Ispx'?i(l=--272.
2.2.22 The City of Meridian requires that the owner post to the City a perflorniancesurety in the amount of 125%
ofille- total construclioll cost for alll incomplete Sewer' Water and reuse infrastructure prior to flual Plat
signature, This surety will be verified by a line iter cost estimate provided by the owner to the City. The
surety can be posted in the forill of all irrevocable letter of credit, cash deposit or bond. Applicant Illus -I
file nit application for surety, which can be fOLInd on the COMITIMIlity Development Department website.
please contact rzn(l Development Service for rn(Ire il'15011113tiOrl at: 887-2211.
12,23 The City or Meridian requires that tile Owner post to the City warranty surety in the anionrit or20% of
the total construction cost for all completed sewer, water and reuse infirastructure for duration Or two
years. This surety will be verified by a title iteral cost estimate provided by the owner to tile City. The
Surety can be posted in the form oran irrevocable letter orcredit, cash deposit or bond. Applicant must
file all application for surety, which can be found oil the: Community Development DOIXIIIInent Websitc.
Please contact Land Development Service for more information at 887-221.
-Onneoti ,Jjorlld be providcd between tho 1-'c.qitientiIl devolopments and the commercial
�
devc1oprilunt,
3.2 Svcurily 4111d -,;Kray 14411(iiig should be provided within [tic: Intilti-Gurtily portion ofthu avvolopinclit oil all
tile mic . ro pathways between the buildings and to the parking, lots and open space/play areas.
33 'rhe loading dock area for the Costco shall be screened for both si-Qllt and sound; or, enclose -d.
4. FIRE DEPAWPUENT
U Final Approval of(lic fire, hydrant locations shall be by the Meridian Fire Department in
accordance with International Fire Code Section (IFC) 508.5.4as follows:
it. Fire hydallit's shall litive. a Stun/, LD" connection in plaeQ. or the the 4 !4," outlQ1, The, SIM/
connection inay be intogtated into the hydi-wit or an approved k1dapter may be used on the 4 1/2" outlet,
K Firo hytir-ants sliall have tile, StOFI, outlet face tile main street or parking lot drive aisle.
c. Fire hydiwiti shall be placed on comers when spacing permits.
(1, Fire hydrants shall not have, -Miy vertical obstructions to outlets Within 10%
c, Firo, hydrants shall be placed 18" above finished g, de to the C-ente" Or the StO"/ uutla t.
f:Fire, hydrants shall be provided, taiincet there-quirenicols or the ivicridian Water Dept. Standard,,:.
g, Show all proRosed or existing hydrants fol, all nevv, construction o)- additions to
existing buildings; ithin 1,000 feet of the project.
4,2 In accordance will) Intern atiOnal Fire Code Section 503,15 and Appendix D, tiny
roadway greater than 150 feet in length that is not provided with an outlet shall be
required to have nit approved turn arotilld, phasing of project may require a
turnporary approved turn around on streets greater thall 150' in length NviLli 110
owlet,
43 All ontrancos, internal roads, drive aisles, and alley-,, shall have a turning rad ails of 28,
inside and =18' ouWdo, per hitcl-nati(-mal Fire Code, Section 503.2.4.
-26-
Meridian
26 -Meridian CityCouncil Meeting Agenda A40y1Wit, 2M— PaW2%O,'M4'
4A Provide signage, ("No Parking Fire Lane") for a[I fire lanes in accordance with International l"ire Code
Sections 503,1 & D103.6.
4,5 Ensure that all yet undeveloped parcels are maintained firce of combustible vet ellation as sot forth in
International Fire Code Section 304.1.2.
4.6 Operational tire liydrants, temporary or permanent street Signs, andaccess roads with anall-weather surface
aro required to be installed before., combustible constriletion material is brought onto (lie sile., as set forth it)
International Fire Code Section (IFC) Sill ,4and Meridian amendment to IFC 10-1-2),
41.7 To increase emergency access to the site a minimum of two points or access will be required for any
- ode Stye C. ! 11
pOr4i0kI Of the project which serves more than 30 homes, as set forth ill Intefflia(ional FiI lC C iQ
D 107, 1. The two entrances should be separated by no less than 1/2 the diagonal measurement of the Full
development as 'Wt forth in International Fire Code Section D104.1. The applicilill shall Provide a still)
street to the property to the (wcStlemit/nOrth/sOUL11).
4,8 Commercial and office occupancics will require as fire -flow consistent with international Fire
(,'ode Appendix li to scmdec (lie proposed project. Fire hydran(s shall be placed ViCr
Appendix C.
49 Nlaintain a separation or 5' from tho building to the dunlPster clic-10-91.1re, as set forth in
International Fire Code Section 30433,
4.10 Provide a Fire Department Key box entry systell, for 01C CQIIIPlCx prier to OCCOP,'A 'ICY as
set rorth in International Fire Code, Sc etion 506.
4.11 The first digit of the ApartnicnL/Officc Suite shall corrcsi)ond to the. floor level us set forth
in international Oro (-"ode Section 505,1 and Moridian Amendment 110-4 1,
4,12 Thc applicant Shall WOI'k with Public Works and Planning Department staff to provide all
address ldclitificatioll plan and a sign whish meets Ow requirements or the City or micridian
sign ordinance and is placed in a position that is plainly legible and visible from the street or
ro,ad fronting tile, property, as set forth in International Fire Codc Section 505.1 and Meridian
Arimidnient 104-4-1.
4,11 All poiliolis of thc bllildijry
locajted oil v tll,V.
prryjt t lijusl be within 1501 of as pawed
surkicc as lucastired around (it(; [wrinietcr of the building as set forth in Intemittionill Firc
Code Section 503 . 1, 1 -
4.14 All R-2 occupmcies with 'I or nioro units shall he required to lie fire sprinkled as set forth
it) International Fire Code Section 903,2X
4,15 There shall be as Hire hydrant within 100' of all fire dopartment colincelions;Is set fiorth in total 1111011dinent to
the Internatiorail Fire Code I OA -1.
4.16 Tile Fire Department will require Fire Department locking Corincetion caps on all FDC' inlets. IFC
1010.
4,17 tioilt , lingg over 30' iii height are mltluircd do have acX-cqs roads in aevordillwe Mill tile,
International Firo Code Appendix WSection D105.
4,18 Rnicirgeticy response routes, and fire lanes sliall not be allowed to have traffic calming davices
installed without prior approval oftlic J;jre Code 011icial. National Fire Protection IFC 5014, 1 ,
4.11) CONUMERCIAL AND INDUSTRIAL - BUildilIgS Or tacilities exceeding 30 feet (9144nini)
or three stories in height shalt have at least two means of fire apparatus access for each structure.
ajecess roa& sliall be place(I ,j dimance apart equal to not less than one half of (lie length of
(lie overall diagonal dimension of the property or area to be sm-ed, nicaSUred in as straight line as
se( folill in 11110roallowal fire: CodApfK,-ndix D104, 1,
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Meridian City CounOl Meeting Agenda h4t(yIA, aQAZ— PaV26ObQff5;V
4.20 COMMERCIAL AND INDUSTRIAL Buildings or facilities having a gross building area of
more than 62,000 square feet (5760 rn2) shall be provided with two separate and approved fire
apparatus access roads separated by one half of die maximum overall diagonal dimension of the
property or ,area to be served, measured in .a straight lure between accesses as set forth in
international Fire Cotte Appendix 1 104.2.
Exception: Projects having a gross building area of up to 124,000 square feet (11520 1112)
that have a single approved tine apparatus access road and all buildings are equipped throughout
with approved automatic sprinkler systems, (Remoteness Required)
4.21 As set forth in hternational Fire Code Section 504.1, multi -family and commercial projects
shall be required to provide all additional sixty inch (60") wide access point to the buildingfrom
the fire lane to allow for the movement of manual fire suppression equipment and gunicy
operations. The unobstructed breaks in the parking stalls shall be provided so that building
access is provided in such a manner that the most remote part of a building can be reached with 'a
length of 150' fire Bose as measured around the perimeter of the building from the fire lane. Code
compliant hwtdicap parking stalls may be included to assistmecdng this requirement, Contact the
Meridian Fire Department for details_
S. REPUBLIC SERVICES
5,1 Please coordinate trash enclosure design and locations with Bob Olson, Republic Service's (205-345-1265
office, or 208-371-1745 cell; or, email: ROlson(c�irej)ubliescrvices.corn ) prior to submittal of a Certificate
of Zoning Compliance application. Also, provide provisions for recycling.
b. PARKS DEPAI T)mENT
6,1 The Park's Department has no comments on this application at this time,
7, COMMUNITY DEVELOPMENT DEPARTNIENT - COMPREHENSIVE PLANNING DIVISION COMMENTS
Comprehensive Plana Analysis
The following analysis for the Lost Rapids application is based on adherence of the proposed site concept
plan and narrative with the City of Meridian Comprehensive Plan. Included are general cotnlnents and
analysis based oil the text and policy statements of the Comprehensive Plan,
General Comments:
Tile suibject property is located on the southwest comer of Ten Mile Road and Chinden Blvd (US -201/26),
is 2 -miles east of US -16, and 5 -miles north of Interstate 54, Ten Mile Road, between Chinden and 1-84, is
improved with 2 -lanes between Chinden and Ustick and 5 -lanes south of Ustick to 1-84,
The future land use designations for the subject site are Medium Density Residential and Mixed Use
Community, These two Wid uses allow for and encourage a transition of residential densities with
Supportive commercial opportunities, The application proposes changing the Medium Density Residential
and Mixed Use Community future land use designation to the Mixed Use Regional designation for all 70
acres.
While the property is proposed, to be mixed use regional, the conceptual site plan shows two distinct,
separate projects. One is medium density residential (west side), as the Future Land Use Map currently
shows and allows, and the other is commercial with some high density residential (north and south
respectively), There are no connections made between these two projects, either pedestrian or automotive,
and no integration or "mix" of uses are shown or described, Staff recommends better integration of the
various land use ty pes (single-family, commercial and unulti-family) proposed.
Meridian City Council Meeting Agenda 40124.2=
Analysis Specil"le Err Text-.
The Comprehensive Plan provides the following description for (lie Mixed Use Community designation,
(lie Current designation for a l:aa_rrticlal of illi"; prtallcrly,
7,11c., parpo.se of this desiprcation is to ollcoaxatc tarea.r rawher'a> contarinurti X} sa'ra itai, trses aml tlrarcllitts;:s tart%
se andeFssil, hwa grated into the aarbcann f bi le_ Tlte intent is to integrate to variety of uses, a'r chaling
t ersiduIllial, and to avoid moiult, single -use ward trip commercial ill rYIae J ildtlings, Noll-residenlictl
buildings in these carncrs have ra tendency, to he larger than in Aft. e(I Use� �WeiAhborhood areas, Dalt
taut els large (r,s in t-1 veol Uve Regional (ar etas. i roo(1S (allot se'r°vrcaAs lar tlta'asc' (areas ta,rrcf t'o be of the
v aricav that people will m ailtlyy travel by car la, hilt also walk or, bike to (yah to three or foot(• Index).
l nttTnlc t ararttt oJymitattnities•firr those lialira�; inand around theneighborhood are c:nc oura'rigvd.
Medium Density Residential which allows for residential densities ranging between 3 and 8 unit; per acre,
works well aciiacei t to Mixed Use C onurrunity, which hal: a taarget residential density ol`6 to 15 units per
acre, These two land use types can be seamlessly integrated and allow for full compliance with the
specific policies ol'Mixed Use General' and Mixed Use Community policies,
The comps-clactisave Plan provides the l'ollowirig dcsu_ripllion l'or tlru Mixed Use Rugiontal I'La ►re land use,
the designation proposed by tine Applicant,
The pugwse of this dr"sii rtartictnt is ao pl'ovide el lois ty*emple,Yt lent, retail, and residential cls elltnar ,s
cam1public ta.s'e�s near maiw- atrtcriot itael-sreliolls, 77th intetrt is tea iutc i—olle it afuric jY raj uses to�,,taher,
inae'ludinag residential, and to Single use develol igen is uch cis ca regional retail
center with otrh, resima-aanats and wher commercial ltsvca*, ,houtcl be (rrtcrhor e(l bey uses
that have e,7 regional di -a r with the aal)PI-01)riale S%ttl}l)Orting tlsav, Pier e.vample, all Crr1h1gy nIejI1 Centel,
xhouhl have sulrlacrrt retail uses; ra retail center s'hollN have supporting apses els well cav
supportive neighborhood and c•orramimit"v setiyiees. The staandaards,for° the AW -le, desr',r,n aliont provide
arra attr iRrtra'rr for• larger pithlic load altaa s-iauhlar' mvt!v aa�h re they lrm rade' ea rraa'tarnttrjrIt alld
ttlalrr glaraeae ams to the deivlolm?enrt. The develolaartents are encoura gvd to he designed accoreling to
they ewlee pm al A LI -R pkat dclricted in Fkgm-e 3-5,
The application docs not clearly indict -ate wily the City would be better served by Mixed Use Regional or
plane specifically by ga Costco at the subject location. rather than within all already aadoptcd Mixed Use
Regio ln,11 location located closer to the Highway l tt and US ?t. /26 intersection. `I`lw application duos show
north Meridian (and all of northern Ada and Canyon counties) its beim; "underscrved" and di stunt fora
existing Costoo site's in Nampa and Hoise, hart neither this, of prior studies explain why tial: C ►aaa111011ity Us
better selwe d by a regional project than a community sized project currently envisioaaed. By proposing e,1
Costco with unique traffic and circulation patterns on a smallot' cornMere ial portico oafthO'Sitc-,
colinectivity and integration requirements. are diffiCLdt. This isn't to :au�Ygest tltaat Costco is bad, quite the
contrary, only that ,izo Band coil figurallioa of veIA! distilaet and Separate dwvelopments presonts some
foranidable cllullenl s for ra site with Costco, and within as mixed use dcsignalieata.
,. Meridian pity Council Meeting Agenda 4aµlry`If0— fV2GMmOW
Offlo
Hmpll
OMe f
Headqt�
0
Figur-e-3-5fi-oin the Conymehensive, Plan
FYI'—i
I
u;o
.— A�
Arterial Road
L
! Iif [ �
L
Single rarliHy
ft-Wential
(9 Ofte
01
11, Retail Of
-r
— L-tILI-74 Retail
'With regard to proposed residendal components, the bulk or (lie sink le-farni ly product (NN,cst side) is
described its between 5 and S8 dwelling units per acre and is consistent Nvilh (lie adopted Medium Density
Residential (MDR) land use. The requested R- I S.mning, designation is atypical ror IMDR, but the
applicant describes it as an age -restricted product type with specific lot dimensional needs. This portion
of' the proposed application may be consistent with the adopted flature land use, It may also be consistent
with the Mixed Use Regional designation, provided significant improvements are made to the interrelated
connectivity improvements of tile larger site. 'Flic application does not however indicate why high density
residentiat (in excess of what Would be allowed under MU -C) is proposed to the south.'I'licre is currently
no nittlor employment in the arca and Costco is the only regional use proposed wifli the application. All
other mitior pad silo would likely be allowed within tl)c IkvIU-C designation (though a different
configuration would be preferred) and do not constitute an employment area as described by the
Comprehensive Plan. It could simply be that the application is proposing higher density residential
because of density targets within the proposed Mixed Use Regional designation, but the minimum density
range is only six dwelling units per acre.
The proposed application does not show or describe any integraietl public or quasi-IlLiblic open space,
C011111110nity scrN,'ijg ftleilitics such as churches, schools, or park% al
I -, �, the rct- 'I and services are separated and
only indirectly accessible to proposed residential, -ind the collijilercial aN-as (Io not show or descril e. any
type of pla7ij or gathering arcaas, The open spacc, In the proposed residential areas (R-1 S and R-40)
contributes to the required open space for those designations, but is not centralized or designed to
integrate the various uses. The proposed uses are all shown in distinct areas, separated by drive aisles,
streets, and tall impassable berms and fencing, only indirect public sidewalks facilitate access between
different uses at the perimeter. There are no pedestrian rocused areas or pathway cormcefions to coniinglc
neighborhood )od sQry i rig tylie uses and tile C011111101lity.
Ass previously slated, as Mixed Usc developnient by the Cit'y's -A'and'Irds is not simplyseveral tyllus of
uses, All or the missing cleniontq discussed within the context of the. mixed use text are intended to
interrelate and activate different uSCS. WiHIOLlt many of these tenants, the basic principles of the City's
mixed use standards are not met. What is proposed is realty no different than what may occur within a
1 30 -
Meridian City Council Meeting Agendahqtyllyk=lgi— paqo2ftoff5341
traditional Medium Density Residential pr�Jcct adjacent to Commercial project, While some of tile
desired clemont ol)porttlftities, such as a church and public park are near the site, neither are integrated
into the Fabric of any portion of the proposed mixed use area, nor are smaller or similar opportunities
described orshown to interrelate the proposed uses, All ofthese missing c1c:111011t.1, w0ll1d help loiti-s-1 ify
having higher density residential be they would better integrate the viaryin,_-1, uses. Without these it's
unclear why high density is appropriate, at least with regar(is to the je,,<t orille (:01-11preliensive Plan and
more specifically to the mixed use standards.
The application narrative also states and implies that commercial development along a State I lighway
should be regional in scale and that direct access is the best approach, While this may be what is in tile
best interest of to potential uscr(s), and is casily understood, (his is not suggested or supported by
PC
Comprehensive Plan text Or policies, or by CitycodeIll fiact,this is not necessarily ( Y i -al of
development in other areas, A Costco in Tigard, OR For example is adjacent to tile intersection of u State
rrccw,iy and highway, but does not take access firom either, instead it faces an internal collector roadway
connecting to tile adjacent bighiyay, Cost(:,o's "back" is to (lie state lacilitiesand it Rice's the Collector
roadway. Similarly the Willco across tile street from the Tigard Costco facility also faces the collector
road%Nqty, Several Costco stores near the Portland International Airport., Aloha, Clackamas, Hillsboro, and
Willsonville similarly cither do not take direct access from mobility highways, instead fronting
frontageibackage roads or "local" arterials, or tire not located on gamy similar state mobility corridor.
Cos,jco facilities in Nampa and. Boise are hoth located ricar to, but Off of, SU1110 filcilities, il)Mcad taking
access Cron) roadways with drastically vehicles 111,111 existing and pl,illijc(l traffic oil US -20/26. That
these other facilities do not take direct access is important because local congestion, into and out of the
site, (toes not dii-cotly impact the State Ilacilitics, A primary entryway drive aisle backed up and onto a
State facility could hinder regional traffic. Given the peak hour congestion at other Costco sites, a
" we In iact, the a(tiaccrit roadways to both of these eXisting-
llario such as this (toes not seem I
Costco sites bear these types of problems.
The Applicant's narrative also suggests that it is in tile communities' best interest that access to Chirlden
he provided, to allevime an(I prevent auto traffic impacts on that exisling neighborhood. The application
that,
... this prqjeci it -ill genet -ate a substantial ennouni qflmlron and defiveil, tritc4- fi-qfflc that uwuld he
(lefrimental to the sro'l-t-ninding, neighborhoods shoa4l it be,lbrcet-1 out onto the locol mol collector
streets alone. Critical to this1we#ecir's success, and to that qf Costco sltccificall),, is the abilily to
ProNde egresslh?gr(?Vs jaffim C.'hinden Routevf.,vyl through two (Ie(llcole(l access Points,
`["he atimication also states however that delivories will be limited, with no traffic between 10 MCI PM and
5:00 ANC It also appears that access to Lost Rapids ricar to Teri Mile could be designed in as Nvay to
accommodate heavy truck traffic, minimizing impacts to existing residential regardless of hours. Lost
Rapids is a collector roadway and intended to serve more than just local residential traffic, and Staff
bolicN,es any necessary capacity iniprovements could be made to Lost Rapids to bear additional 't ra Ill e
burdens without creating new points orconfliet and congestion on the State system.'I'llu State I"zicilitY is
arguably more important than lirical roadway impacts', notiusi for the lOcalq using it to commute-,, but for
all revional users. Again, Costco husa proven record both locally and within other metropolitan arcuN or
n -
operating both ofror and without any direct access to mobility highways, Clearerjustifica(ion or rationale
beyond that they want it should be, provided 11) Justify it as being in the. CiVs best iliterest. It is generally
understood that it would benefit their operation.,,- and business, but regardless of any widening that may be
(lone to US -20/26, any additional access will creote points orconnictand reduce level of'service, While
stating that ITI) approved to traffic study is all aceomplishment and art importaill step for the proposed
application, this docs not mean that it's in Meridian best interest. The applicant is also proposing to unt-cr
-tareenient his not yet
into a STARS agreement with ITIS' but it is Meridian staff's understanding that the i C,
been It nalizcd, Isenlially, the applicant is ing to irnprove LIS 20/26 to lbut, lanes bQtNvQe.n Under
propost
-31-
Meridian
31-Meridian City Council Meeting Agenda
and Lost Rapids before Costco opens and then improve the highway to Four lanes further west, to SI 1- 16
within two years.
Staiffis not stating or implying )haat is future land use atilend"lent may be inappropriate or outside of the
Chy's best interest, only that the site layout its depicted and described is iiot typical of ail Costco stores;
that n0juslification orneed for diroet or primary ao(:cqs to mobility highAway is described r4dativo to Clty
policies, and that the mixed use concept shown does not gener,111yaligi, with text ortlic, Cornprullunsive
P1011,
CjLqle)al 11,fireil Use Tevl Aiialj4sf
Iler tile Comprehensive PlurI, while reviewing develop
11jellt appliCjIti,,)Ijs, tile 140 llowinig, items will be
considered in jill Mixed Use arens:
ci Residential densities should be a mininiurn of six dwell ings/acre.
resiclerillial densilies descl'11tc4 by the aplAcation uw/ Ivilbbi 01' Ilear to (lie PI-ol)ONe(l
mixed use designalion are betWeeit 20 and 24 ulfits per aci-e. The ineelhan ilemill, 1'e-viden tial
poi -tion qj'the site Is (Iesci-ibed as being between 5 awl 8 dtvelihg imits pet' acm,
0 Wherc. fcasil-flo, higher density juldJor mulli-litroily rusidentiul dcN,clopnicnt will be uncoural,-ed,
*11ationi centers ,And wholl the
ospecially for projjects with tile, polenti,11 to.wrveas o-niploylliOnt (to.stI
prqie,ct is zAd.keent to US 20/26, 911-55, SI -1-16 or Sl -l -f)9.
The sul?jecl al)1kcalion is locelteel (14it've"I 10 (JS 201-26, Ilolvevei-, this area is trot an entlA11nielit
ileslillatioll fo&q� Such (IN silverstone, El Doiv(lo, thc Ten Afile Inteichange SpeciJic Area Plan,
the Pine coi°j*101- tica" r(4,,le W, oi- the SI Lake's & Porfice) an -ea, but them is polenualfor they -e
to he einplo�pnenl venteis in the fioure,
A C011CCp1l1a4 Site PhITI 1`017 tile attire. mixed Ilse area should bo included in the application,
A conceplitat site Plan has becit provi(te(I ivilh the Lost Ralfi(Is e1j)lVication,fi)), the eiltil'o ulea-
o In developments where 111,111iPle commercial and/or office buildings are proposed (not
re'sidential), the boildings should be arranged to creake sollic forjtj (,f Conjillon, tISJ11,� arO;I, ISOCII
as. a plaza or green, space.
They sin tiller J -)(Ids Sites with the pi-ojwsed apidivalioll are not (letailed anal t1e) not (lesel1be
coinmon al as, Flarwe buil(fings should be ai-l-angfed to ei-eale somefibi-in qf C01,111,01), Itsablee
(7) Thesite plan should depict a traljsiti()Ijfjl , LIS
0 art(1/01' 1t111(IsCapOd b0fering between voillmorei,11
atid existing low- or iticdium-density residential development.
The p),opaseil application iv ),0I ififllletl!010l)) at#avellf to al)� exisfilkq to it' ol; Ille(lilin) dolofil�v
hontes. Adjacent 1))-omsetl single-filiniti, hoines ai-e tiesefibed as Being separated 1)1, tall berins
atid(lense vegetatioll,
A mixed use prt�lect should inchIde ill least throc typos of kIll(I u, -o
1xcoptjojjs may he granted
for 1111,11cr sites on at c- se -by -case basis.
eVj)lh-4I1Y des"ribvs uses, hill I Ivo
types qfresidentiat are pl'oposed (Viliglefilmill, aild
0r see -vices type uses (weshown (thou =h they maY occul- oil file Pad sil`O),
o Community -serving facilities such as hospitals, churches, school.,;, parks, dayeares, civic
buildings, or public satiety IlAcilifics are (�.xpccjcd in larger mixed use developments.
There al'o no as r14hie(l above iwegi,ated hao the mixed Ilse,
(levelotime.W, A chw-ch andival-A, tare llearblv. '48 require(/ open spave anienities ewe Ceilt"alized
wilhin theh, aity sh(ireelfiivllith�s nearer If) or within the
eoillinel-cial al,vas,
-1A -
Meridian City Council Meeting Agenda PWVAWOff RIT
* Supportive and proportional public and/or quasi-pUblic spaces and places including but not
1 imit.ed to parks, pjazajs, outdoor gathering kireas, open space, libraries, and sellools, tire, OXI)WC(l;
outdoor scating areas at restaurants do not mount.
'there are no public or qmosi_hjjbhr(, sl)jjr-
(11)1kcation.
* All mixed use, projects should be directly accessible to neighborhoods within the section by both
vehicles and pedestrians,
There are on1vi11-diVet col?"ectiolls to e.vi.viijig ellidproposed neiqhborhooels. The proposed
,,inure lwiqhljorhood to the 11'est has Ito dere-el (wcess, pe(lestrim? or alllomWim-'% to IhV
commel-cial rises, Howevej-, Lost Raj)i(ls Dt-he is et collector that aliows Bahtbj*ke access
11,11hol4l having ir) get on the arlerial rowlWaY llellml*.
a Street "weti( ns Consistent 1�vkh the Ada County Highway District Wster Street Map aro required
N,vithin the exi�sltragl
moTher�-,,isem oLos! Raj)jels, atilavent to the pl-olmse(I site (lilt/ emnIkes
li'ith 07113's Nkstel-Street XMIJ,
Af (�xed Use Regiomil TeW AII 01JISIS
in reviewing development applications, the following, items will be considered in MU -R areas:
o f)vvclopmvn1 should generally C,01yiply sNlljh the. gCOUI-A gUidulinus for development in all Mixed
Use areas.
See Gvneralkfi.ved Use Text jimilvvis,
o ResidQnlial uses should comprise a minimum or W% oftllc'developmetlt area kit densities ranging
from six to 40 units/acre.
U'Whin the jurol)ose(I aPPlic-atioll, reshlential densities are (Iescl-ibed /r)' (he (II)I'dication as being
betiveen 5 to 8 marl Vii) to 24 units per acres (and comi-rise 87 qf1hemixed use regional area.
qfthe ,site N prolmsed (Is Wvidelld(ll.
0 Retail comi-ilercial 11se-S shotil(l coinprise j, 111,,1xi nill, of5()%
)t filar ttevelopmeoat rea.
T1171hin the feralusedmixed use tired, )-etail uses aro aj)proxinlam'!)� 42% of the area. Some of the
101101lermd Sites Ina i., he qf
I �flce or Serl'ice wy("S.
C) There is neither a minima nor maximum imposed on 11011 -retail commercial uses such as office,
clean industry, or entertainment liscs.
No noel-ret(ail eommerdal itses are shown, eXcel)l th(It so"Ic f4fiCe 111"Y
Where (lie development proposeA public and quasi -public Usels to stipport the development, the
(leveloper allay be eligible for additional urca for retail development (beyond the. allowed 50%0),
haled on the ratios helow.'
The (levelopmellf d0t1W 1101,show 0 . tjesj�pjbe e?)jj, pilblic or quetsi-Imbfle lues hate grate(( 101hill Ike
jilixetl list, (area. The i1ei,clo,I)er issholvh'S! (11)Proximarel.V 421%; qfthe site as heing I-elail, whieh is
Iellvs 1/1(111 Ille maxim um 5Wl'y ai-ea.
0 I -or huld Illat is ksimnatcd liar a Public use, such as a library or school, the (1cw1wer is 04"iblc
m
liar as 2:1 bonus, That i's to say, if 1herc is as FIVO-acre library site, tile PrqjJeet "votild he eligible for
ten additional aorcs of'rooil devOopaient.
)vo Imblic uses' are shoit,n orprolmsed.
a For active (alien space; or passive recreation areas, such its a park, tot -lot or playfield, the
developer is eligible for as 2:1 bonus, That is to say, iftlic park is 10 acres in area, the site would
be eligible for 20 additional acres of retail development.
_IJ_
118) PaP 2W Off -"34'
Meridian City Council Meeting Agenda h4002 —
ly,Ipliblic ol-quasi-pithlic openspacem-passive mei-eation amas rare shown oi-tlesei-ibeel, The
only qlwjyiej pi-i%wie os part ofthe indiv,i(lual I't'sidellfial compollews,
Analysis Specific to the Pollejw Statements:
o 3,0 1,01 B, "EV,11tKne C0111PI-cliensive impact of9rONN'th in all land usc, decisions (e.g., trail -1c,
impacts, school corollillent, I)ark,;, etc)."
ACHD was prmlieled with a inij
,fie imp"t slud but as of the wi-iihig qflhis )-epofi, the ana,
Ilios not complete, The applivalioll On io pmmei, ageiwies (11)(I Oth(T Cr'ttg
qfimpacls to services.
ea 3,0 1.011j, "Permit nc\N-' develoPluclit only whurc urbon service can bc. reasonably provided at thu
time or final approval and development is contiguous to tile city"
The pwpowe(l lu;pject is l0mfe(l ill (1,11 area lvhere jjtjs• falal is talretaalty occan-ingo, apid
Cjtjv sen ices twe all waXIV available in the i4ciydtj'-
physical, social, economic, envirounlentall,
3.0l .01 G, "Evaluate development proposals based imi
aud aestlictic criteria,"
The pmposetl sile plol) iltdivoles I(wg'v ha ldscape ho iws 010 geomwh�j, appeOlhig (wellite(Ilwal
,si"'lls. q/ its (nicks and ljghm�g an, Awi-ibvcl oi- shown as el", wducofl,
& impacts such b ig)
and the high elemyitv i'esic101Ptial is on as majo), etp,piijoy,. it is lateleca, howewm- how
file pl-opose(I.Vile inctasive mivv(l ase (I&Vign elemews, w how file P)'opoml
fiatwe Imid use awl site Iplanr is bellel-f" the neighbors and Ott' than a tlemlopment
ii,ith mom iteighborhoocl and commanit), accessibleselTicC,s.
3.01,01J, "Work with traylsporlq ,tioll agncicsaljd priNq1to property owners to preserve
transportatioll corridors, NtUre transit rou(cs and infirasmicturc, road and Ilig-liway emenNions, arid
to racilitaw access plamlirlg2'
010 Sialfhas heei? com-elhialitig with both the applietm I (vid the wemspa),latioll flgelleies (A CIID
(414 1 t) oil this prctjvvl, lite pl-(,)pOSI-4pf-(#evI will presemw US I-NIhW(Y
204M wi(lening prt�iects, hiftiell, the applicant is pl-aPOSing to entei* into as STAR eigmement With
177) to make someqll-'sile impt,welneills if) US 20126, These im1wowntenS WorIN wNelt the
hig '.v pl-qjeet
to 4 -travel lanes cmd imp-ove impacted inlersecliolls ill col!jIlliction wish Irl -)
to wNell lite corl-Nol-fix)m Pagle Ro(ml, Ileo C*ommissioit all(I C'milleil chap IN collsl&'I'A (,'Ill) "s
awl IM's commei-its whell (letel-IllillijIg rplp
jpl-i(Ile a(,,c,e.ys (al(I cilvalationjbi- this site,
The Citjl hay polichex lilylidipg ovVess poillis lo al,101*11 mailwa).'s antlSmie hij,,Im?qYw. The
sithmilletl site Plan shows two dij.ect fjcce.vs points 10 (1 SI(Ile fligjjjtv(,Y, irrcJrtcllaig one frill access.
wid (,)lie accevs point to Tell Mile Roml, all (nuiIal sweel, Ewiy whlifloWil access is at poitit of
coltflict that call impact v a
I-OmAt'a * I'Jimetiollaffill" Cosicos cabu.�
n be Banat congestion aifticifilies ill
both Use and Nompaspill oveo, onto w1jacent I-Owlit-ays (hone qj,whieh ow stah%filcililivs),
D-qlfic wwithig, to exil 010 01110 jhe,yigj?(jj (It Colt-, ill the Boise ljjciji(jvp backs ill) to the pollif 0,1'
blockbig, vehic - Icsfiom v,,cwng pi -a -king, stalls, This slows 1'ehh"Ies entering hit" ill(' .cite, Staff
ITCOMIllell(is th(it site" (access he 41esigneel 10 pl-iorilize awl ellcolaw.gc access.pom Tell Hile mol
Lost Rapi(ls, i-ailler than as Statefiwili4l-
3.0-1.0,2G, "Consider the adopted COMPASS regional longy-rangue transportation plan in all land -
Ilse &,CisiollC'
T -joeity eoi-i-itlo), with a
Ile Communities lit Motion (CIAt) 2040 Plan i(kwifies U 201
S 26 as (I p,
(ypology q1'expl-esswav, It is ctil-i-entli, listed as all "wiffintleel "P,10144'p tho'N'll sOIlle early
improvements aero PeR,efing, Thejbllowing is a lite CIAI (IS 20126 Fltiewitv Col-Hela)'
Summary, stioll t1lolig in uch of its length ilial
1,11s el I;jejjor mobiliq- highwtl,j� LIS 201.26 is e.xperieneing conge
especially bemwen Lhotltm- Roud wid Slate Iligghw(f), 55 (Ewjgle Romil, asWc/t4i 114111 (1011 lWO
llywel lanes. US 20126 has been ej Ie(iojjaj Iprltpritiv feet a 11111plbel- of Yeavv but it remains
-34 -
Meridian City Council Meeting Agenda AOM A, WlW— NOWW534'
unfitnclecl, Causing waltic to cf vert to other routes such as McMillan Rawl. In aciclition tci high
tr'u/jic levels crit this roud, tiro rrrterF.section with State Highw aj, 55 (Eagle barer(!) is ranoil
1TDs list rrj'high-accident locations,
41, 2040, daily trcr)Jic l�c�tittc'art i1�1ir11tic�tott l�oatl cnrrl S�lcttcr �li�hiv€raf f3 is c�.lRcrc• e I to incr-ease
.s trh,sian liall v
ca From iWiciclle'lon Rotrrl to Star Roeul,, tic #1V is lt-gjec-io l to rtrrar'& than tlouhle,,%r'om 12, 000
in 2013 to 311,000 in 2040.
o From SAar Road to Linder- Road,, trxt/fic is hr-qlected to elouble, fi-ont 14,000 in 2013 to
,18,111)1) irr 2040,
■ l'lti.s iia�rrlel Ire' ,sinrilen' tea cruris rtt trrrl/it on US 20126 (6,1111arlen llritrlevol-e�) ill Gal -den
iv'it l'.
o From Linder— Road to Slale Hi.,ghwav SSS (a ar glv Road), It -a tic is pr(Vvc'tVcl tri icier c�cr4c
80' , . fi-o a 21,000 in 013 to 38,000 00 in 2040.
This ivoidel he similar it) rttr) cent triffli-i my raglc3Road norlh qI'US 20126,
o (tush hour clrivinf ilnte lretiveen Nfidtfieton Road and Gleinvoocl Street is etpeeleel to
more than (Iouble, fi•Qrn 25 ininutes hr 2013 to 60 rnirrules in 20,10.
o 3,0102N, "Deduce the number of oxisting ac.coss paints onto {Aerial streets by using metliod ;
such as cross -access agreements, access management, and frontage l package roads,"
Thee -e is only, one e.virslinf farm access niecd which bisects the,cr,�ialrrrt��%trrrr.%islet's, Iced/-lvt tv
between Ten ,11ile Road and lost Rapids Drive, There are no existin9litrlrlie acc'es.s lroirrts Orr
either' the Slulujiicililt' or Tell Nfile Rowl, The entire lrrgpertr has crcc•c ss fruit? crrd impi—ovefl
collector rorrrlivav to the ►vest and south of the site which rntt-y rrct anel.,trtnetion os a bacha e
roach
C 3,03.03E, `Except in Nnrlh Mcridian and the ` on Mile'Spc,citie Area, wher+ si :specific collector
System is planned, realize continttcatts cellectors at regular intervals around the nofth-south and
east -west hell -mile lines within the wiiidivc.lopctl vvtions ol'tvfcriditiet's Arca, of C'ity [iitfiact itt the
time of new, development. Such collectors should be the primary designated bike Inne route's in.
Iiett ofarterial streets, whenever possible,"
Lost Rapidls is an existing collector road way that connects into recce Farm F�G qv to the north,
acre>.ss chinclen 1llvrl, crrrcl eswBuds• to they exist avi-oss Ten Miley Rd into Loc'hm Falts.
* 3,0104K, "Comsidcr A('I- DI'S 1 S'N (mister Stroct map) in kill kind use ticc:'isions"
With the exception q,l`clrincl�rt Bli'cl (which is an the arterial and collccrtor
rocrclivetl"Y Shemin crit '4 'lll3 s street r elp etre alrow/V improved a l- sc-htrrlrr I-mli n,11411crtirtl;.
C) 7,04.010, "Protect citizen investments in exisaing public facilities (water., sewer, srrcct r fire,
pnficc; etc.) by encouraging controlled growth through developincnt application reviews and
Cleve 101)ment ag e'em nts",
Theproposed pr ojec°t is sill-roullile(I Il y rtrhrtn (levetopment and woulel be well ,ser•>>cpd by the (WY,
* 3,04k11-1, "'Coordinate with public works, police, and fire, deptu nxtits on preposc d annumition
and eievolopnient rcqrivs ts, aiitf the impacts on services',"
Public: Works•, Police, and Fire wem ell/ irivilc d to pre-upplicatiorr ancllirc?jcc•t ro'iew Illeetings,
Further, tho, arcs irnWied as part qf'a comments meethkg, Their comments crrrcl condilions, if
lirrrt isle*c!, rare irrc-ltrt'le(I cis part gffhc .s•t(i ff i -port.
{ 3,05,01 f�, "Locate small -scare, neigilbcu•huc)tl commercial areas within planned residenti-al
developments as part of the d`vc1opment plan."
Meridian City Council Meeting Agenda 64001 V MBlc¢tt55314'
fYratrrrca acrd e istin ', reesitlnntial (weas aiv located on the backside off'ostco, with the small-scale
iacr hd)r7rlrr,dtal 4fi'r'i'a/r' 4,I)4'Pad silic gener(Illy exisfinx and Proposed
neighborhoods. This laYoul is inconsistent with the intent Qf ,Uixee1 Use desrgnalion, hrA,,ure 3-5,
Land the /)rrrl ose ff hackage corn/ collector five rrrcrrl►,`c�t7:s.
* 3,05.tIU, "1'ian (61—;1 WIdetY Of c r7ntnterc.irri unci retiIil opportr.rnitics within they Arva cif City
Impact."
This rtr'zr r i.v lilrratna rl f it ,virirar c o m orcial arsc{s and the prat ose l ,site plan ivould ct;+[rond re,w• tlma
and mikeholtlem- access to closer cominei vial and retail olportrtnities.
r_, 3.05.03A, "Identify transitional areas to buffer commercial and residential uses, to allow uses
such as offices and oilier low lntclisity uscs."
Poleiltied lain intensil.), users ail, lvecrted eaivelY Irvin eivislirlg enrcllrraT)oseFd residential areas and
ciao not J)rovitleF a haiffi'r. The, higgh tlensily rosiclrrrrtlirl eloe's lraWiY C.'c,,sIC0 inrP00x 1i•om existing
residential, which is sinitlarli" liuVrereel fixe n the existing low(lensitY ivsidcarrtirrl lrtF ar aalleetar`
roathvtty with tt'lrle lcrnrrsetil c? ljtrff Ys
ci 3,tl6.0IF, "Protect existing; residential properties faint incorupatible land use dC%1eioltit1ent on
adlaccnt pt►cels",
The nuoncost existing msirlentiul t eveloplients are sclmltilecl lit, eollvctoirmid mvrial roudlvtc v5.
Afle ilional landsc`(al)ing will separate proposed resr'denliett rases,fi•ont commercierl uses (Costco),
The talilrlicotion nurrafive ine ivelles that nO rle>liverie.s will trrkepluve be'tiveon 10,,00 T,'i and 5: t1f1
ant, that caanrnerVitrl h-ore°k ivill be re tricle(I arr'(gfiwira r�,yide�ratirrl,, and that all lightirr,q
ivill be shielded and 0,O iwt candles tie li)vjertV thleS.
* 3,G 6.0I If, "Support land uses that do no( harm natural systems and res.ources."
The existiarA, liana/ iy,farme d taut there ore torr nolvial silstems which I-enra11r if) be 11mrt'ule(t
* 3,t}6,021), "Re~strict priVittc curb cuts and access Moines ort call eters rirtd {rrtcri�tl
sects
Theprvlrosed site plan and eiplVication rl,cluests educe/ access to Tell kfrle Ro(id located rongh�v
Kral/=u trip betive n L"St Rapid, a vollix,101• roadiveq s and C:'hindell till d, ce Stale highivai' aml et
arloliilrtt� corrieloi-.
cj 3.06.0,21I, "Coordinate with ACI ID, ITD, COMPASS, and outer agencies to determine future
infiastr-ticturc plaits, transportntlon corridors, highway alignments, etc, and allow only compatible
m jaccnt land uses, appropriate: site desigats and traffic patterns."
t•1C'dll), I71J, and (1'0,1-M4SS have tall iry n l)roirNe d on o1,pvvlmdi v to review and ecrmrne2nt oil
the proposetl (ipplicatiorr. ITD and 11C,111) have hath haled severed atNitr'vneilnrecthgs tv reViell'
enol ruse rasy the Iri`ol)rr,se=d r'rlilrltt`iatinrt. 1 t>nr.t" ,stetJle cnnlnfle tri clis'crass who/ "(1plirolwirrtey" rind
°'c•crrnl)(4tible"site design rand trafficpalttrns entail. Stajlre€`rnnmencts the Commission and
Council consider trig° additional co mt ews olr c )rtditlons that ai'v tore ,iced 4v A t;lllt,, ITI) or
C'CJ"111'AS&
* 3,07,04D, "Adopt land use designations that will allow for housing opportunities for all income
levok"",
The ada)Pteel fithav land rasa rk.yr`gncrtr'rarrs (Wow.fvi• rr vai-ioY of'hrrusilig fI'pes than rnaY be
attrac�tiVe to rill hICOrne h.r'epls. Pie olydicarrt is pl-olrrming to annex and Zone portions of the° sill,
as f1-15 (Xfeelinm-lrigh De:nsitl, Residentiu4) miel It -40 (11igh Density R sidentirtl).Thc: piol)vsed
i'c- videntied is within the sheer ied eirea tone/)-anf,U cic:vei-ibed in the (7onnivehensive Ilam, hilt the
overcall cone'cp(plan lacks gf"thc: mkeal (is'? jleve sorra, br it to be rrrtcr�rratr�tl
star {: es#hili, as cr mixed use pi q efra.SeeT the Gienei ttl h•ltxetl Use text cmal,lwis.
3.07.0-2131, "Provide housing OI)tiolIS close to employment and shopping renters"
Me Proposed p q ecl would Provide mh ithintd sholrlairrit erppol-tranrties fnr existing Land proposed
1,esitknis, 11oivvvera`, Stalf iy converne'd them the, site /hoar) dors not pi --vide t0equato pvtlestr=ictal
Meridian City Council Meeting Agenda 3walyl.11t— F1°agp2;EctPa�4'
emmections between residential amt i-elail uses, This im-olmsed locatiol) is 1101 within a C111,1'ent
emplq1,11tem areo
* 3,07,02L, "Locate high-derisity developillerij, where possible, near open space COITidors or other
permanent tmajor open space and park facilities, Old Town, and near nittior access thoroughfares."
The 1)i�qposed high-dcwsi(i, msidemial is ncwr two parks (KePh Bird Ixfvicj, and HO-oes ' POA)
and a niqior access thorou,00(fl-e (US -2042()).
* 3,07�03 13-, "Provide for a wide diversity ofliousing types (single4,1111ilY and Multi -family
arratigoillellts) arid choices between ownership and rental dwelling units for all income grou
Is iii
a variety or locations suitable for residential development."
Thepralmsed site Plan would (,&I to �tfej,j(jicjjj's diversiti, qfhousinge alullwollidesfin. high
deirsit I, residential in closepl.o.yijjjilj, 10 (1 jyjqioj- coi-ridew. The densit), of
1,c�Vi(h11j1h11 WOS 1101 howe%Vljmvtified well. jwrlicld(wy ill light of the 411yWealions conqVialict,
with the 11lixe(I use siandai-d and tht,( it 11,0111ji e.veeeel (le
11sities allowances within the ado/We(I
HU -C land rase.
* 7,0 1,01 F, "Integrate land use and transl-tortation planning to ensure that they mutually Support the
coljjlllujlijie.s, goals and dosircs,"
Q1, and ti-ansimnation agencies have mot niallil4e tiMes to discuss the sid?jecl pi-oject. With
some chairges to thepi-ol)(mal, stei 'bel'ves the pyo ect couldsaj)j)oH the commullities, goals and
te
Surtimary Comments and Recommendation:
in ,uj)im;iry, the proposed application and concept Plan, is not generally consistent with either oftilc
proposed future land use designations. The ma�lor and only envisioned anchor, Costco, is entirely auto
C e s se and remainingcomnict-cial area to OINI tile
centric and there is lirilitCd 011r)O11,01itics ON' 11 ill , -10rciz
intent ofany mixed use designation. The proposed configuration, centralized on the site and facing
chiliden, is not ideal for the oxiitingaild proposed ' 11
� e ir-11,11,11jily, J�ajljcr (11,in using (lie colleCLOr,IS
bickage road and integrating less intense retail and office type Wei 1(ipcent the existing neighborhood.
tile collixtor is itsedn', sccondary access, Givell the size of illo Co in tile reial area left after Costco, mid
Unless cornniercial portions of tile, site are rotated 180 -degrees to be inclusive with tile existing
neighborhoods, it is, unlikely that any number of small a(tiustrinents will allow the PrOI)oed d0vel 0p] en11t
to comply with the inixed use designation, Further, the centralized location and orientation of Costco
s
ma ko's interoollnectivity between residential and commercial and neighborhood s-01-Vilig P01-tiOlU Ofthc
site difficult,
As the solo arichor Mid kirgest portior, of the commerujill ill-eii, a simple Commurcial future land usV
designation may be a more appropriate designation for this corner, Other changes should still 160
considered to better intogratcand protect any proposed residential from traffic conflicts, such acs
cttt-
tht"OUgh driving, and tel 1) rotect the state facility 6.0111 internal drive aNic congestion, Lesqoiis learned
firom Eagle Road should also be considered with regard to access of State facilities, and (lie impacts and
driving behavlors. that occur as ;-, result, Access to Chinden may be appropriate, but tho, 0111plia-Sk --,1100111
be c1scwherc and less directly into parkirim areas. Consider opportunities for better connecting the
proposod residential areas to bode Costco (with a gm -cat food center), and the satellite pads, which may
liave more neighborhood uses, More ertorts shotild be explored to improve rx-ItIlWaY coOnectiolls
and dedicated pedestrian environments so that existing find proposed residential may access the site
without having to drive, To comply Null mixed use requirements, more substantial site layout revisions
Nvould be accessary.
Lessons learned from Eagle Road should also be considered with regard to access to a State facilities, and
the impacts mid (11-iving kohaviol's that occur aIs as rcsullt�
-17-
Pic Wf
Meridian City Council Meeting Agenda V9M
8, Ani, COON-ry llt('.tttiv AY is,rRli'r (,ACIII))
fhej,e ai-e rtca site sf.Wcific: cnaarlitio ns ref' crlala oval associated with the Plan Hal)
11aatem nneant and Anner'atirala & 1r_ani119 ala,)licatiryaas.
8.1 Site ,Specific. Conditions of Approval (Preliminary Plat)
& I .I C'oinply with redinireti tints of I` D and City of Moridian for the C"hinders Boulevard/US 0-26 tiromuge.
$.1.2 linter into a Cooperative Development Agreement (CDA) with ACI iD for the widening of Ten Mile Road
to 5 lanes between Chhnden Boulevard and Milano Drive, prior to ACIID's signature on the first final
plat.
5.1.E The Cooperative Development Agreement should include the roadway construction, contract
requirements, las well as allocution of costs, ACHD will only provide reimbursement for the crista of
permanent roadway improvements consistent with ili0, 1Fy"Wp and CI[', ln(crim improvements are not
eligible for reimbursement and. all costs would be the responsibility of the applicant.
5.1.4 In Girder to ensure the roadway will be improved when vwarninted, the following items natast be in place
prior plans acceptance for the final plat necessitating; the improvements.
Cooperative Development Agreement
Financial surety provided by dile applicant Illecting the terns of tile Cooperative Development
Agreement,
Dedication of tail of the right-of-way necessary to eornplcle the road widening projm.
13.1.5 if the STAR Agrccnaecnt dorms not occur prior to ACIID's signature on the first final plat enter into a
t< ooljvrt ttive Development Agreement with the District to improve the C Kinlen Boolevard Bldack Cat
Road itatmwetion gas listed in; the ACI -ID's C'IP.
Tile Cooperative Development Agreement shall include; tile, intersection cotistructi011, as well as
allocation of costs, ACI ID will only provide impact fee credit for impiact fee clitilile costs of
permanent intersection improvements consistent with CIP.
8. l.6 In order to ensure the Chimers Boulevard/Black Cut lioad intersection will he improved when warrantee.,
(lie following items must be in place prior pliins acceptancefair tiie final lilac oecc,"- itating rite
i mprovements,
Cooperative Development Agreement;
Financial surety provided by the applicant meeting tits; terms of the Cooperatives Devsclopnieaat
Agreement;
Dedication of all of the right -of -Way 11ecess71y to complete tile:
intersection project.
5,13 If the widening, of'f4n Mild Road to 5 lanes buiwcen Chindcn Houleward unl l+rlcMilliati Road t5 romoved
froju the. STAR tagreetilent or if the construction of tile proposed napa`(aw+mnnamnts is nit fe4tsible (lite to of
tinting of ACT IIT) ro advway construction projects in the area, then the following iatiprowements shall he
constructed.
t)cdic ate, rifht-(il-vway,' to total 48 --fa ct from tilde ecnterline of-fcia Mile lWad.
Construct a 5-1oot wide detached concrete sidewalk located a minimum or4l-feet from tine centerline
of Ten Iviile toad abutting lite site. Provide a perni<atient right-of-way casenient for detached
sidewalks located outside of the dedicated right-of-way.
construo a center left turn lune and dledlictatcdd right turn lune on "fen Mile .loud i' "or the icanporaty lull
access driveway loetatcd 660400 north of Lost Elapids Drive_.
11 ii
Meridian City Council Meeting Agenda a 4tiylA, WAl8+— fF'ag 7itF off5314'
justall a signal at the Tcn Mile Road/Lost Rapids Drive inWrscction, The allPlicOnt Should b,
required to enter into a signal agreement with ACI ID for the design, construction, and installation of
the signal. The signal agrecniont should note that the hiterw0ion should be designed to provide a 3 X
4 intersection with three 124001 wide travel lanes; one receiving lane, one dedicated left turn lane,
and one thru/right Lane on the 1101.111, South, and Cast approach, ,,aid with 110LIr 17,400t WidO traWl 1"11108
of the west approach; one I-ecCivir)g lane, one dedicated left turn lane, one thru hine, and one
dedicated rig,111 lane, The "ipplioarit is rospoll-sAfle for all costs assmintod with the hardware, design,
and installation orthe signal.
&L8 Replace any broken or deteriorated portions ol'curb, gutter, all(] sidewalk oil Lost Rapids Drive abuttinv
(lie site.
8,L9 Remove the. Q.,xisting carter landscape island on Lost Rapids Drive ,it tile Ten Mile Road imerscctiton.
8.1.10, When the multifamily portion of the site develops, install "NO PARKING" signs can Lost Rapids Drive
abutting (lie site,
S.1.11 Close the existing driveway onto Tell Mile Road froth the site located 480 -feet south of Chinden
Boulevard,
8.1.12 COJIStl`110 as 36 to 40 -foot wide terripurai-y Full access driveway onto Ten Mile Road located 660 -feet north
or I os! Rapids Drive, as proposed, Construct the driveway aas as curb return type driveway with at 30-floot
radii and pave the driveway its entire width at least i0 -feet into the site beyond the edge ol'pavenlent of
Teti Mile Road. This driveway may be restricted it! the future as traffic conditions warrant as determined
by ACIID,
9,1,13 Construct one driveNvay onto J,osj 1z,,)pids Drive located 35t} fiat west OfTen Mi[C Road, aligned
c,enterline to centerline with all exisjijjg driveway on the south side Lost Rapids Drive, COustrLtut the
driveway as at curb relurit MW drivc\vay xvith a304(101 rildii and pave the driveway its entire width at
least 30-flect into tile site beyond the, edge or pavement of Lost Rapids Drive.
I- - -iVe located 700 -feet West Of Toll Mile ROad, 11ii-P) "'Iteflille
8,11,14 commrucl one driveway onto LOST kapids DI
to ceriterlille with it public street on the south -side Lost Rapid--; Drive, Comiti-LICt the drivcvily HN it Curb
return type driveway with a 30-156ot radii and Naive: the driveway its entire width at least 30 -feet into the
site beyond tile edge of pavertmil of'Lost Rapids Drive.
9,1,15 Other that access ;',al proved as pawl of this application, direc! lotaccess Wren Mile Road and Lost Rapids
Drive is prohibited and shall be noted on tile final plat.
8.1,16, Payment or impact fees is due prior to ismane e of a bui Iding permit.
8.1.17 Comply with all Standard Conditions orApprov�al.
g.2 Stajjjtj-,jr(l ('orlditlons of Approval (PITH1111i"a"Y Plat)
82.1 All proposed irrigation I'acilitics shall be located outside oftlic ACID right=of-way (including all
casemerits), Any exi-sting, irrig,'ilioll facilij'eN qhall be relooted outside of the ACHD right -or -way
(inulkiding all c-mmilents),
8.2.2 Private Utilities i neluding sever or water systems are prohibited from being located within the ACIII)
rit"Ilt-ol'-way.
S1, 2, 3in accordance with Di-iriel policy, 7203, the applic►jnt niay he required to updateany eximing, nova
s
c,oniplicti)t pv(lotrian ill-1proveincrit,., abutting the situ to mcut current Arricrivam; with Disabilities Act
1thli& (10CLImeritation of ADA compliaricc to
(ADA) requirements. Tile a _rrqcrshould llo�
1- -p
Meridian City Council Meeting Agenda PaV2=05V
8,2A Replace any existing damaged curb, gutter and sidewalk and any that nuay be damaged during the
,11structio11 of tile proposed developtuolt. Ct-,111t10t ' 90jjst-tiction S i -vices at 387-6280 NNt lie 1111111ber)
for details.
X,2.5 A I i cen se af,! ree n ! 0 111 a 11 d c Oil)]) I i an cc -%v i I I I tliL I ) isl r i c i "S 6 free 13 L. -In t e 1, 1) 0 11 ey reqll I re'd leer 1111 I a n
proposed within ACI ID right-of-way or easement areas.
Q
9.2.6 All utility rolo0tion Cost", associated Will) improvingcji-et,
lioiltagr s. abiliting thesilts shall be Borns by
the developer.
8,247 It is the responsibility Of the al)pftallt 10 Vffiry kill eXlklillg UtillfiC-4 Wilhill the
applicant I I at i I io cost to ACIID shall repair eXiSting Utilities darnaged by the applicant. The applicant shall
be required to call DI.GLINE (1-811-342-1585) at least two full business days prior to breaking ground
within ACHD right -or -way. The applicant shall contact ACIID Traffic Operations 387-6190 in the event
any A(TID coll(Wils (Spare, 01, filled) are compromised during ally phase ofCollstroction,
8.2.8 Utility street Cuts in PZINTITIC]lt less than five years old are not ailowed unless approved in writing by the
District, Contact tile Districts Utility Coordinator at 387-6258 (Nvith file numbers) for dctails.
81.9 All design and comstruction shall be in accordunce with Ilic ACRD POIiCy MWILlill, I-SPWC Standards and
approved mippicillents, Cons-truction Services procedures and all applicable ACUID Standards unless
specifically waived licrein. An ungincer registered in the State or Idaho shall prepare and certify all
in plans.
&210 Construction, use and propcay dmlopment shall be, ill conromijuicu with all :applicable rcquircincilts of
ACI -ID prior to District aPP"(Wal for O0,c0l'a'lCY-
8,211 No cliange all 1110 1011"IS alld Condition's or this approval shall be vali(l unles they are in writing Wid sigtactl
by the applicant or the applicant's authorized representative and ,in authorized representative of ACRD,
The burden shall be UPOR the applicant to obtain written conlinna(ion orany change 1'rom ACIID.
9,2.12 If the site plain 01' kl,';o should change in the future, ACI Its Planning Reviow will roviexV the site plall and
I ' (0 (lie trUnspOrtation systom at that tjjrlc�, Any Qb"Inge in. the Ph"In d
may require additional '111provi,"lle"Its
use of tile property which is themI)ject of till.. application, shall require the applicant to comply With
ACRD Policy and Standar(l Conditions ol'Approval ill place;(( tilat linle tinless ;t waiver/variance oftlic,
requirements or other legal relief is granted by the ACHD Commission.
(See ne-vt 1)(1ge)
Meridian City Council Meeting Aqenda,640IZA,2000— PWAMWl'
1-10, U4
Your Safety * Your Mobility
Your Economic opportunity
Kittelson & Associates, Inc,
Attn: Andy Daleiden, P.E.
101 South Capitol Blvd, Suite 301
Boise-, Idaho 83'102
Via Email
Dear Mr. Dalelden,
P,O, Bnx* 8028 * Boise, ID 83707-2028
October 18, 2017
The Idaho Transportation Department (ITD) has reviewed the submitted Traffic Impact Study (TIS) dated September
2017 for the T( -q Milo Development In 5
, catcdat the t corner of US 20126 (Chinden Blvd) and Ton Milo Road.
ITD appreciates receiving the analysis of multiple scenarios; however we do take exception to the, reference.s in the TIS
and In Figure A that improvements needed to mitigate present day conditions is an immediate agency responsibility.
I! Dacknowledges, current and future widening needs in the US )O/M corridor plan and are committed to resolving
therm as funding is available, We presently do not have a project prograrnilled to address widening ren Chinden Blvd
between Linder Road and 1'ree Farm Way. Funding Is not currently available for this section, we are working to, fund
the corridor, prioritizing based oil highest traffic volumes, with current p(cjects funded between Eagle Rd and LOCUSt
Grove and Locust Grove to Linder Rd. 'the improvements outlined in the'l IS and as further clarified below, are required
to address additional impacts of the proposc:d develt�prnent and, without a funded project, are the responsibliky of the
development.
Please find our corriments below regarding site access and improvements needed per the Tia,
Site Acfe%,', Ai
lmwill allow a temporary riglit-iti/riglit-olitileft-inat Site Access A located 1160ft west of len Mile
Road until Chinden Blvd is widened to three lanes in the eastbound direction. At that time the
movement will be limited to right-in/right out. If he left=ln movement may also be restricted prior if
there are safety concerns.
The left -in movement will rflnulfe a left turn lane (haL shall be designed per Figure. 313-2 in the ITI)
Traffic Manual.
A 550ft right decelerdtiOn lane Is required and shall be de -signed per Figure 313-4 in the. ITD Traffic
Manual, Per the -standard the deceleration length, (370ft) plus the taper (180ft) shall be 550ft.
-41 -
Meridian City Council Meeting Agenda 44091A,MAW— ftW2VA10#5V
Site Access B:
The City of Meridian will annex In this development changing the access area type fforn statewide rurot
to urban - 35MPH resulting in a required (ilisti,earo driveway spacing of 790ft I(arn the signal and
distance between driveways of 500ft. The access spacing does not meet IDAPA minimum requirements
of 79oft. bowevei, to n result in an additional 83 eastbound rights at
,ot allow the right in at site B will re
'�ile Rd and (hinden Rlvd inter -section in 202.4 which l
Is areadhandling 341 right turndo
y anng gs r n
tel Ten . I g
the Saturday peak hour. Therefore, ITD will allow a variance to the IDAPA minimum spacing
requirements and allow the right-in/right-out at Site Access B located 545ft cast of Site Access A and
615ft west of Ton Mile Road.
• Right deceleration shall be per rigure 313-4 in the ITCH Traffic Manual. The deceleration length plus the
taper should be s5oft. Due to the distance restriction between AccieSs A and Access 13 (545ft) 11D may
allow for a itm decrease of the standard SbOft. requirement.
ITC requires the following Improvements be rnade as Identified in the TIS:
Chinden Blvd:
minden Blvd will be widened to a four lane section between Tree Fari-n Way arid Under Road as
proposed In the TIS and include a concrete median island. The final road section design and layout will
be approved by ITD,
• Widening to hiclude COnStrUttion vvest of Tree rarm Way to taper the pa-venre-i-it back to a three lane
Section,
Install condult Willi fiber opttc-s the entire length of the, widening.
Intersection of Black Cut Rd and Chinclen Blvd:
6 A slgnal sh,-21111 bo lnqtall�d to ACHD requirerrinnts. Th(,, signal p
oles, no( -d, to llocated as such to,
aCtbmnlOdate future widening on Black Cat Rd as identified In the US 20/26 Corridor Plan.
0 The newsignal it Black Cat Rd must bean
Heft
egnals at Tree Farrin Way and SVI-16,
V ITD thaat Rd fail
�t the noithboum light dricl sotlith bound IQ, ning Inovements off of Black C
in the 2024 TOTAL PM Peak hours. ITD awaits comments from AND on how they woold like to
address this concern.
-42-
Meridian City Council Meeting Agenda ra"M X534'
Intersection of Ten Mile and Chinden Blvd:
Install additional eastbound thru lane and westbound thru lane as part of the overall ChInden Blvd
widening, Eastboull-ld lane CO r1figo ratio ris on Ciiinden Blvd will include two thru 181-les,'011e left turn lane
and a dedicated right turn lane.
Install additional westbound left torn lane. Westbound lane configurations on chinden Blvd will
include one combined thrii/right turn lane, one thru lane and two left turn la les.
The Ten Mile Commercial Development may enter into a StAR agreement with ITD to implement all of the work
outlined in the preceding bullets, in addidon to wideninp, Chindell Blvd from Tree Carni Way to the termination of ITD's
cornpleted SI,11-16 pirqjeut. ITC) reserves the right during the STAR agreement negotiations to request additional
Improvements,
ITIS would like to state that US 20/26 and its corridor is a vital east -west carnmuter route in this region. Tile
department appreciates the economic opportunities the Ten Mile Development brings to the City of Meridian, but
must balance that with maintaining mobility along the corridor.
If the applicant Is In agreement with addressing the items as outlined above then this TIS Is acceptable from a state
highway access, safety and mobility standpoint. You may proceed with stamped engirreered drawings of your
proposed access and safety improvements: Final approval of the accesses is determined once all documentation has
been provided and the perm is signed.
M,iintaining safety and -mobility for ldaho"s rnotor105 is of the utmost importance-, to ITt7, Blease let MP, know If YONJ
have any questions. I can be reached by phone at (208) 334-8340 or email at 1
erika.bowen @�td.idaheov
L_
Sincerely,
�rika R. Bowen, P -E,
District 3 Traffic In011eef
M Mindy Wallace ACHD
Caleb Hoot] City of Meridian
Arny Revis ITD
-a3-
Meridian
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Meridian City Council Meeting Agenda hgtlyl „21183_ Rag-2r7P3oft5'A4'
Exhibit C: Legal Description & Exhibit Map for Annexation & Zoning Bonudary
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9P33WEST STATE STREET I BOISE, Ila 837;14 1 208:.639,6939 1 FAX 208.639.6930
September 19, 201.7
Project No., 17-104
EXHIBIT A
LtGAL DESCRIPTION FOR REZONE TO R-15
A parcel of land being a portion of the Northeast 1/4 of Section 27, Township 4 North, Range 1 West, BoIso
Merldia,r, Ada Couni.y, Idaho and being more particularly described as follows:
COMMENCING at a found alur'rthturtt cal) nnobunnent ,marking the Northeast corner ofsold section 27, which
bears 589°1.7':15" E a distance of 2,647.29 feet from a found aluminum cap monument marking the North 1/4
corner of said Section 27; thence following the northerly line of said Section 27, N89°17'35"W a distance of
1,188,00 feet to the POINT OF BEGINNING,
Thence leaving said northerly line, S00'42N"W o distance o(1,201,82 feet;
'thence 560,75 feet along the arc of a circular curve to the left, said curve having a radius of 1.,381.37 feet, a
delta angle of 23"15`34", a chord hearing of N81'40'14"W and a chord distance of 555.91 feet;
Thence S86°42'00"W a distance of 27,55 feet;
Thence 221.61 feet along the arc of a circular curve to the left, said curve having a radius of 1.,070,00 feet, a
delta angle of 11"52`01.", a chord bearing of 580°46'00"W and a chord distance of 221,22 feet;
Thence574'50'0!Y'W a distance of 112,27 fe-3t;
Thence 182,88 feet along the are of a circular curve to the right,said curve having a radius of 410.t11 feet, a
delta angle of 25"3322", a chord bearing of S87'36143"W and a chord distance of 181.37 feet;
Thence N7911736"W a distance of 69.42 feet,
Thence 9-66,33 feetalot)l; the arc of a circular curve to the right, said curve having a radius of 350.00 feet, a
delta angle of 43'35`54", a chord bearing of 1`457°31.'24"W and a chord distance of 259.95 feet;
Thence 579.A3. feet along the arc of a non -tangent circular curve to the right, said curve having a radius of
601.53 feet, a delta angle of 481°00'29", a chord bearing of 1\111'112'58"Wand a chord distance of 562.53 feet;
Thence 389.18 feet along the arc of a nowtangent circular curve to the left, said curve having, a radlus of
1,880,00 feet, a delta angle of 11'51'38", a chord hearing of N06"21'23"E and a chord distance of 388.8 feet;
Thence N00°25'.35"E a distance of 123.98 feet to the northerly line of said Section 27;
Thence following said northerly line, S89'17'35"E a distance of 1,459.29 feet to the PRIM' OF BEGINNING,
Said parcel description contains 39.005 acres, more or less, and is subject to all existing easements and/or
rights-okvay of record or implied.
Attached is EXHIBIT B and by this reference made a part of.
ENGINEERS I SURVEYORS ( PUANNERS
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Meridian City Council Meeting Agenda 9rldgltt;�t1— Ifaa�l8ladf54'
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n u M, ')233 tiNk f STAT(, `;i RFFT i t?C3U, Its 33714 i 2138,639,691) i UM 208.6 49.6930
December 11, 2017
Project No,; 17-104
EXHIBITA
LEGAL DESCRIPTiON FOR REZONE TO R-40
A parcel of land heing a portion of the Northeast 1/4 of Section 27, Township 4 North, Range 1. West, Bulge
Meridian, Ada County, Idaho and being more particularly described as follows;
CO1v MENCIN6 at a found aluminum cap nnonument narking the Northeast corner of said Section 27; which
hears S8913'35"ll a distance of 2,647.251 feet from a found aluminum cap monurnent marking the North 1/4
corner otsald Section 27; thence following the northerly line of said Section 27, N89'17'35"W a distance of
:1,188.00 feet;
Thence leaving said northerly line, 500"4224"W a distance of 1,065.00 feet to the POINT OF BEGINNING,
Thence S89°15'45"L a distance of 863.62 feet;
Thence 500°36,22"W a distance of 179.49 feet;
Thence S89°55'00"W a distance of 6,50 feet;
(hence SOO°.35'20"W a distance of 1.66.79 feet;
Thence 509°57'53"W a distance of 121.64 feet;
Thence 42.90 feet along the arc of a circular curve to the right, said curve having a radius of 1,380.00 feet, a
delta angle of 01'46'52'', a chord hearing of N81*29'40"W and a chord distance of 42,90 feet,-
Thence
eet;Thence 559.90 feet along the arc of a circular curve to the right, said curve having a radius of 1,3BOX feet, a
delta angle of 23°1 '1g", a chord bearing of N68°5934"W and a chord distance of 555,48 feat;
Thence :305.20 feet along the, arc of a circular curve to the left, sald curve having a radius of 1,381.37 feet, a
delta angle of 12'39'33", a chord bearing of N63'42'42"W and a chord distance of 304,58 feet;
Thence No0'42'24"L a distance of 136.82 fEet to the POINT Of BEGINNING.
said parcel description contalns 6.496 acres, more or less, and is subject to all existing easements and/or
rlghtsaoUway of record or implied,
Attached is EXHIBIT B and bythis reference made a part of,
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Meridian City Council Meeting Agenda 11 0124t,RMN fP'aW AASadfM '
ffl9233WIFST5TATESTUTT I 133015F,0337111 1 20,U?,9.6939 1 FAX 208.1,39,6930
December 11, 2017
Project No.; 17404
EXH1131T A
LEGAL DESCRIPTION FOCI REZONE TO C -G
A parcel of land being, I J)cnlion of the Northeast 114 of Section, 27, Township 4 North, Range I West, Boise
Meridian, Ada County, Idaho and being more particularly described as follows:
BEGINNING at a found aluminum cap monument marking the Northeast corner of said Section 27, whirh
bears S89"17'35"E a distance of 2,647.29 feet from a found aluminum cap monument marking the North 1/4
corner of said Section 27,4
Thence following the easterly line of said Sectign 27, SOO'20'42"W a distance of 1,540.74 feet;
Thence leaving said easterly line, N89.39'18"W a distance of 184.82 feet;
Thence .1,75,11 feet along the arc of a circular curve to the right, said curve having a radius of 1,380DO feet, a
delta angle of 07'16'13", a chord bearing of N86'01'12"W and a chord distance of 174,99 feet;
Thence N69'57'53"F a distance of 121,64 feet;
Thence N00'35'20"E a distance of 166.79 feet;
Thence N89*$9'00"E a distance of 6,50 feet;
Thence N00636'22"E a distance of 179.49 feet;
Thence N89'15'45"W a distance of 863.62 feet;
I hence NOW4224"17 a distance of 1,0GS.00 feet to the northerly line of said Section 27;
Thence following said northerly line, SgTiVWT a distance of 1,188.00 feet to the POINT OF BEGINNING,
said parcel description contains 32.830 acres, more or less, and is subject to III existing easements and/or
rights-of-way of record or implied,
Attached Is EXHIBIT B and by this reference made a pail of.
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Meridian City Council Meeting Agenda #01124,21006 haw AM adf W
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Meridian City Council Meeting Agenda PaWABZ-05V
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D. Required Findings from Unified Development Code
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 arriendrile"I to the Corriprehen%ivc Plan, (lie
Council Shall make (lie following rindings:
a. The proposed ainendment is consistent with the other elements of the Comprehensive Plan,
The City Council finds that the proposed map atilendment from Mixed Use — C011)nILInity and
Medium Density Residential to Commercial (I 6,S acres) as depicted in Exhibit A.2 is consistent
with elements of the Comprehensive its discussed during the hearings on Nlarch I and April 3, 2018,
b. The proposed amendment provides an improved guide to future growth and development of
tile city.
Tile City Council finds that the proposal to modifyr the. Future. Land Use Map toallow for
commercial uses will lie compatible with future adjacent residential uses afrcvisions are oracle to the
concept plan as recommended in Section IX and Exhibit B,
c. The proposed arnendine"It is internally consistent with (lie Goals, ObjJectives and Policies of the
Comprehensive Plan.
The City Council finds that the proposed amendment is consistent with (lie Goals, Objectives, and
Policies of the Comprehensive Plain (see Suctions Vil and JX for detailed analysis).
(1. The proposed amendment is consistent with the Unified Development Code.
The City Council finds that the proposed ainerldnient is consistent with (li;Unified Development
Codc.
e. The amendment will be compatible with existing and planned surrounding land irises.
The City Council finds the proposed amendment will be compatible with adjacent existing and
planned future residential if the site is developed in accord with the concept plan in Exhibit A3 and
the conditions ol'approval contained herein.
f. The proposed amendment ivill not burden existing and planned service capabilities.
The City Council finds that the proposed aincridinent twill not burdcri existing and planned servico,
capabilities in this portion orthe city. Sewer and water services are available to be extended to this
site,
cy, The proposed trial) arneadinerit (as applicable) provides a logical Juxtaposition of uses that
allows sufficient area to mitigate any anticipated impact associated with the development of
the area.
The City Council Finds the proposed niapamendinent will provide a logicaIjuxtaposiflon of uses.
h. The proposed amendment is in the best interest of the City of Meridian.
For the reasoris stated in Sections Vil and Ix and the quinjeet findirizs above, the Ci(y Council fio(k
that the proposed ameiidmen( is in the best interest of the City,
2. ANNEXATION & ZONING:
Upon recommendation front the Commission, tile Council shall inake a full investigation and shall,
at the public hearing, review tile application. In order to grant all annexation, the Council shall
make the following findings:
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Meridian City Council Meeting Agenda hol I — Ift" 203) off 534'
a. The map amendment complies ivith the -.Applicable provisions of the Comprehensive Plan;
The. City Council finds (hat (lie proposed map amendment to the R-15, RAO and C. -O zoning, districts
is consistent with the existing MDR and proposed Commercial FLUNNI designations for this site and
shotild be compatible with existing and I'Litore uses in tile area, Therefore, City Council finds the
J, applicable provisions or the Compi-chen."'ive P Ow - to V
.oliendinent is collsstent with the tail 0 wc i 11 11
above for more information),
1). The map aniendment complies Nvith the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds that the proposed map arriendn-kent to the R-1.5, IZ-40 and C -G zoning districts
is consistent with the purpose statements or the commercial and residential districts its detailed in
Section Vill above"
c. The map amendment shall not Ile materially detrimental to the public health, safety, and
welfiare,
The City Council finds that the proposed zoning, aniondment will not be detrimental to the public
health, safety, or welfare Y'tlic site is developed in accord with the condition,, of approval in Exhibit
13. City utilities will be extended at the expense ofthe applicant.
d. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the City including, but not limited to,
school districts; and,
The City Comicil finds that tho proposed coning amendinunt will not result in any adverse impact
upon the delivery of services by any political .subdivision providitig services to this sltc.
e. Tile annexation is in the best of interest of the City (UDC 11 -511 -IE).
The City CoLincil finds the proposed annexation tali this property is in the best interest ol'the City iJ
the applicant develops the site in accord with the conditions listed in L4x]iibi( B.
3. PRELUNIINARV PLAT'
In consideration of at preliminary plat, combined pi-clirriloary and final plat, or short plat, the decision-
making body shall make thu followimn- , Findings,;
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a. The plat is in conformance with the Comprehensive Phin;
The City Council finds that the proposed plat is in substantial compliance Nviiii the Medium Density
Residential and amended Commercial designations in the FLUM contained in the Comprehensive
Plan, Please see Comprehensive Plan Policies and Goals, Seeflon VII, qfllie SIqfl'R(,j)orI'fi)r njore
hi/brination.
h. Public services are available or call be made available and are adequate to accommodate the
proposed development;
The. City Cooncil finds that public services are avaailaalile ataidl will be providud to the SLIb'icUt property
upon development, (See Exloibi! B t?l*ihe,%fl
'I-Repor' .Jbr Inore detail";'fi-onj PrIblic Service pral'illclw)
C. 'rile plat is in conformance ivith Schedulcd public i In prave mell"Is in accord 11,1111, (110 city's
capital improvement program;
Because City water and sewer and any other utilities will be provided by the developerat their own
Cost, the City COLIncil finds that the subdivision will not reqUil-C the expenditure of capital
improverricni funds.
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Meridian City Council Meeting Agenda 64tIyIZ4,,WS— ftVA&4)of5341
d. There is public financial capability of supporting services for the proposed development;
Based on comments provided in Exhibit B from (lie public service providers (i.e,, Police, Fire,
ACI -ID, etc.), the City Council firlds there is public financial capability of supporting services for the
proposed development, (See Exhibit 14 I"or more detail.)
e. The development will not be detrimental to the public health, safety or general Avelfare; and
The City Council find% the proposed development will not be detrimental to (lie public health, safety
or general welfare. ACIID and ITD consider road safety issues in their analyses.
L The developnient preserves significiint natural, scenic or historic features.
The City Council is not aware of any significant natural, scenic or historic features on this site that
need to be preserved.
4. iN'101)tf,'[C,k'riONOl,UDC S'I',Vl'!,"HiGitNAAyAc('LssS,rkNI)AI�U)S:
Under UDC § 11-311-3, the Councit maj, consider and allpti, 111041i, ivations to state hfghlv(tJ) access
stamlards 11pon 11 qj, thv h1aho fronsportation department.
Based on UDC § 11-31-1-3, the Council finds that modification of the City's state highway access
standards is waiTanted, On Oclober 19, 2017, the Idaho Transportation Department submitted agency
counnicrits on the proposed development, which recommended permitting direct access onto SH 20/26 as
submitted by the applicant's plans, Based oil this specific recommendation, (lie Council clouts to modify
such standards beeatise direct ,tecess onto S11 20/26 reduces development impacts, and Improve's traffic
flow oil :surrounding streets, including W, Lost Rapids Rd. and Teti Mile Rd., which will positively
impact neighboring residences.
In addition to mecting tile requirements for modified access standards, the proposed access also meets the
City's variance standards as noted below.
5. VARIANCE:
The City Council shall apply the standards listed in Idaho Code 67-6516 and all the findings listed
in Section 11-5134.E of the UDC to review the variance request. In order to grant as variance, the
Council shall make tile following findings;
a. Tile v.iriance shall not grant a right or special privilege that is not otherivise allowed in the
district;
The Council finds the variance does not grant a right or special privilege, The Idaho Transportation
Department, the agency with authority over SH 20/216, has recommended the access permitted by the
variance for tile bunefill of the; state. highway systolll. 011wr Properties ill the vicinity, that run Xmijacent
to SI -I 20/26 and SI -I 55, have. historically been granted direct access onto S14 20/26 akid all noceissary
right of%vay for mitigation has been or will be acquired,
1). The variance relieves an nridue hardship because of characterlsOcs of the site; and
The Council finds the variance will rclieve an undLIC hardship caused by the characteristics of the site
because the, site requires additional access. The shape of the lot, rectangular with significant frontage
on SI -1 20/20, necessita(cs midpoint access onto SH 20/26 for traffic flow and safety, '111C NurrOl-Inding
road's, and existing access 1101DIS are insufflicict-it to serve the site; direct access onto SII 20/26 is
necessary to disperse traffic Illrou'u'llout the area, Strict adherence to the City's state highway access -
standards would result ill knickie hardshili to the aplAicant by preventing (lie applicant fi-otil using_ tile
property 111or its proposed use.
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Meridian City Council Meeting Agenda 3ytiryrl #a =18— ftqoM off 6341
c. The variance skull not lie detrimental to the public health, safety, and Nvelfare.
The Council finds the variance will not be (Ictrimental to the public licalth, safely, or welkire because
the Idaho Transportation Dep arta nem, the ageney with jurisdiction to plan, design., find grant occess
permits onto the state highwiav system, has specifically recommended the direct access onto S11
20/26. The diroct acoess, will improve tralfic flow and reduce congestion resolting in inereased sal'ety.
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Meridian City Council Meeting Agenda