PZ - Narrative km
GERMIUM
April 7,2020
Project No.:20-005
Mr.Joseph Dodson
City of Meridian
Community Development Department
33 E. Broadway Ave.,Ste. 102
Meridian, ID 83642
RE: The Gateway at 10 Mile—Meridian,ID
Annexation and Zoning and Development Agreement Narrative
Dear Mr. Dodson:
On behalf of GFI-Meridian Investments III, LLC.,we are pleased to submit the attached application and required
supplements for annexation and zoning of a future mixed-use commercial and residential project located at the
northeast corner of Ten Mile and Franklin Roads.
Site Information
The subject property is approximately 39 acres, is located at the northeast corner of W. Franklin Road and N.Ten
Mile Road, and is currently zoned RUT(Rural-Urban Transition) in Ada County. The property is bounded on the
north by railroad tracks and a church, zoned C-C (Community Business district); to the west by Ten Mile Rd., a
church and a storage facility zoned C-N (Neighborhood Business Commercial)and C-G (General Retail and Service
Commercial) respectively;to the east by a recently approved distribution center, zoned I-L(Light Industrial); and
to the south by an ACHD storm drainage facility,zoned C-C,a private residence,zoned RUT, Franklin Rd.,and the
Ten Mile Creek mixed-use development,zoned C-G.
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9233 West State Street • Boise, Idaho 83714 • 208.639.6939 • kmengllp.com
Comprehensive Plan and Zoning
According to the City's Comprehensive Plan,the primary future land use designation is Mixed Use Commercial
within the Ten Mile Interchange Specific Area Plan (TMISAP).Additionally, an area of the northeast portion of
the site is designated as a Civic land use. Our proposed zoning designations and enclosed bubble diagram for
future development align with the intent of the land use designations and the overarching TMISAP,as further
discussed below.
We are proposing a bubble ,,FJ1itl 1_I III II III II III II IYIJI I11111111111111111111111111111111111111I I11.
diagram with zoning
designations in lieu of a plat f--^"�—'"`----- "—"`—`----- -'—__�_
or specific development plan
to afford flexibility for future Im{
development. We believe
that providing an adaptable
template at the forefront will '
allow future development to I tii7vEA T1 �I
respond to market trends
while also remaining
consistent with evolving
adjacent and surrounding I
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uses. This flexibility will also J
allow for a creative approach
to achieving the intent and ;
goals of the comprehensive j
plan and TMISAP. Our vision 'v
is to create a foundation that
will maintain compatibility
and establish the continuity
.
of the Ten Mile area. fFIiE:FETAIL CRICENETM
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As mentioned, the current
zoning designation for the A ., + '
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project site is RUT in Ada ' I '
County.We propose to annex — F �` -= FR4FIIfL�I FriLLG
and zone the property to the _ _ _ _ _'� F"'�°'""
C-G and R-40 (High Density
Residential)zoning districts to —
accommodate a mix of retail,
office,commercial,and high-density residential development.To simplify our request and to afford the widest
breadth of potential uses,we are requesting the C-G district for all areas depicted as commercial and office/retail
in the above bubble diagram; we are requesting R-40 for the residential and civic portion. Both zoning
designations will support future development with the purpose of the mixed-use commercial designation in
encouraging a mixture of office, retail, recreational, employment and other miscellaneous uses. In sum, our
request is for approximately 26.54 acres within the C-G district and 14.74 acres within the R-40 district.These
zoning designations are consistent with surrounding development,will aid in creating an area where people can
live and work,and will yield the high-quality product we envision.
Meridian City
The Gateway at 10 Mile PAGE 12
We foresee office, retail,service and neighborhood commercial and other compatible uses locating within the
C-G district and believe our future development will reflect surrounding development.Our request for the R-40
district on the eastern part of the site is to accommodate future multi-family residential development.The R-40
designation will afford the widest range of setback and development standards, which will ultimately allow
development to meet or exceed the target density within the residential portion while maintaining
complementary neighborhood-serving uses within the commercial portion. Per staffs direction, we have
included the civic land use within the R-40 designation to provide space for future transit-oriented use, should
the need arise.
Access and Connectivity
Two full access points and one limited access point are proposed via Franklin Rd. as shown on the bubble
diagram. Both full access points will be located where curb cuts exist and in alignment with access points south
of Franklin. The limited access point will be located where an access point exists for the Irrigation District's
maintenance of the Ten Mile Creek.
It is important to note that half of a future collector roadway is shown consistent with the Comprehensive Plan.
Development of this roadway will need to be coordinated with properties to the south and east as those
properties are not a part of the subject application.
Two full access points and two limited access points are proposed via Ten Mile Rd. to accommodate the
commercial pad sites and ensure adequate traffic circulation and means of ingress/egress.All access points are
proposed in locations to utilize existing curb cuts along Ten Mile.The three most northern access points align
with existing curb cuts on the west side of Ten Mile.
We understand that pedestrian connectivity and integration of uses is paramount to the TMISAP and this
development.We have included a portion of a north-south collector on the eastern part of the site as depicted
on the future land use map and master street map. Internal pathways will be provided along the collector
roadway and with the future development of each site and as required by subsequent applications.
Ten Mile Creek
In an effort to maintain the Ten Mile Creek and to utilize it as a natural amenity,we are requesting a waiver to
11-3A-6A-.3 to keep the waterway open.As the creek is currently situated,it crosses a corner of the site,leaving
a small portion of land disconnected from the remainder of the project.To best utilize the disconnected space,
we propose the C-G zone there,understanding that it will likely develop into a small specialty office or retail use.
As such, two points of limited ingress and egress are planned. The Ten Mile access point is proposed via an
existing curb cut just south of the Ten Mile Creek. The Franklin access point is currently gated and used as an
access for the Irrigation District's maintenance of the creek.
Development Agreement
In conjunction with the annexation and zoning of the property we propose to enter into a development agreement
to guide future development of the site. As the property is located within the TMISAP, this property could be
subject to numerous design and development requirements not typical of most properties annexing into, or
developing within,the City of Meridian.
To ensure flexibility and the option to implement innovative designs, we propose to adhere to certain design
and development standards found in the TMISAP.The high-quality development we envision for this area will
be a premier destination in Meridian,and we believe that conditioning our development to the design standards
Meridian City
The Gateway at 10 Mile PAGE 13
listed below and in the enclosed draft Development Agreement will garner the kind of development the TMISAP
aims to achieve.These standards are consistent with those required by the City for other nearby properties that
have developed within the TMISAP.
We propose that the following items be included in the conditions governing development of the subject property:
• Buildings should relate effectively to the fronting streets. To the extent practical,
buildings should be at or close to the property line facing the street with main
entrances/facades oriented to the street.
• Buildings at the corner of Ten Mile and Franklin should "hold the corners" to the
extent practical given the constraints of the site due to Ten Mile Creek.
• The space between a building fagade and the adjacent sidewalk should be landscaped
with a combination of lawn, groundcover, shrubs, and trees.
• Restaurants are encouraged to have outdoor dining.When possible, shops and stores
are encouraged to open their doors and street front windows and use clear glass that
allows visual access inwards and outwards.
• Incorporate human-scale design with building entrances placed close to the street,
ground floor windows, articulated facades, appropriately scaled signs and lighting,
and awnings and other weather protection.
• Provide elements that become focal points and announce special places in the Ten
Mile area (gateway and entryway corridor signs, continuous walkways, attractive
streetscape design and landscaping).
• Architectural character should establish a clear sense of identity for each activity
center through an overall palette for each phase of the development while
maintaining a degree of individuality for each building. The palette should address
and coordinate key elements such as materials (walls, roofs, key architectural
elements), and colors, etc.
• Signs should be compatible with the architecture of the buildings and businesses
they identify in colors, materials, sizes, shapes, and lighting.
• Four-sided architecture is important where appropriate and visually effective and
practical.
• Public spaces and linkages should be clearly defined.
• All street names within the subdivision shall be approved by the Street Name
Committee (or Planning Commission, as applicable) prior to final plat approval.
Meridian City
The Gateway at 10 Mile PAGE 4
Conclusion
We feel that the proposed zoning, as conditioned, will complement surrounding uses, fulfill the intent of the
TMISAP, provide additional housing and commercial opportunities in this area, and be a high-quality addition to
Meridian.
We appreciate the time you and other staff members have spent to help us understand the steps needed to
accomplish this project. Should you have questions or require further information in order to process these
applications, please feel free to contact me.
Sincerely,
KM Engineering,LLP
Stephanie Leonard
Land Planner
cc: GFI-Meridian Investments III,LLC.
Mr.Trevor Gasser and Mr. Derek Gasser
Meridian City
The Gateway at 10 Mile PAGE 15