Gateway at 10 Mile (H-2020-0046) CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EF�
AND DECISION&ORDER
In the Matter of the Request for Annexation and Zoning of 41.28 acres of land to accommodate the
future construction of a mixed-use commercial and high-density residential development,by GFI-
Meridian Investments 111,LLC.
Case No(s).H-2020-0046
For the City Council Hearing Date of: October 27, 2020 (Findings on November 17, 2020)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of October 27,2020,incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of October 27, 2020, incorporated by
reference)
3. Application and Property Facts(see attached Staff Report for the hearing date of October 27,
2020, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of October 27,2020, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall 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 as
Title I I Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019,Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I I-5A.
4. Due consideration has been given to the comment(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.
6. That the City has granted an 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.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gateway at 10 Mile-FILE#H-2020-0046) - I -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of October 27,2020, 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 § I I-5A and based upon
the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that:
1. The applicant's request for Annexation and Zoning is hereby approved per the conditions of
approval in the Staff Report for the hearing date of October 27,2020,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 final 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 11-613-7A).
In the event that the development of the preliminary plat is made in 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 1-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-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 I I-
6B-7C).
Notice of Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted, shall be valid for a maximum
period of two(2)years unless otherwise approved by the City. During this time,the applicant
shall commence the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth in the conditions of approval, and acquire building penrnits and
commence construction of permanent footings or structures on or in the ground. For
conditional use permits that also require platting,the final plat must be signed by the City
Engineer within this two(2)year period.
Upon written request and filed by the applicant prior to the tertnination of the period in accord
with 11-5B-6.G.1,the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two (2)year period. Additional time extensions up to two(2)years as
determined and approved by the City Council may be granted. With all extensions,the Director
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gateway at 10 Mile—FILE#H-2020-0046) -2-
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title 11(UDC 11-513-6F).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-651 IA. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on 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 Right to Regulatory Takings Analysis
I. 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 § 67-652 1,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.
F. Attached: Staff Report for the hearing date of October 27,2020
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gateway at 10 Mile—FILE#H-2020-0046) -3 -
By action of the City Council at its regular meeting held on the—1 7th day of November
2020.
COUNCIL PRESIDENT TREG BERNT VOTED
COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED
COUNCIL MEMBER JESSICA PERREAULT VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER JOE BORTON VOTED
COUNCIL MEMBER LIZ STRADER VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison
Attest:
Chris Johnson
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 11-17-2020
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gateway at 10 Mile—FILE#H-2020-0046) -4-
Exhibit A
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 10/27/2020 Legend
DATE: Project Location
TO: Mayor&City Council LEL-11
FROM: Joe Dodson,Associate Planner
208-884-5533
SUBJECT: H-2020-0046
Gateway at Ten Mile
LOCATION: The site is located at the northeast comer
of N. Ten Mile Road and W.Franklin
Road, in the SW 1/4 of the SW 1/4 of ------
Section 11,Township 3N.,Range 1W.
1. PROJECT DESCRIPTION
Request for annexation and zoning of approximately 41.28 acres of land from RUT in Ada County to
the C-G(26.54 acres) and R-40(14.74)zoning districts to accommodate the future construction of a
mixed-use commercial and high-density residential development,by GFI—Meridian Investments 111,
LLC.
Note: Followim the ori2inal publication of this staff repoEt for the Plannim& Zonim
Commission,the Applicant requested a continuance to further analyze and address Staff's
concerns and recommended conditions of approval.The Applicant and Staff have worked
touther in the recent months and a revised concept plan was P-enerated out of these discussions.
This revised and more detailed concept plan has been analyzed by Staff and has resulted in
strikeout and underline chan2es throu2hout the staff report includin2 chan2es to the
Development Agreement provisions and conditions of approval.
11. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 41.28 acres
Future Land Use Designation Mixed Use Commercial(MU-C);Civic;Ten Mile
Interchange Specific Area Plan(TMISAP)
Existing Land Use(s) Agriculture
Proposed Land Use(s) Future Residential,Commercial,Office/Retail,and an area
reserved for a future Civic Use
Lots(#and type;bldg./common) None proposed at this time
Page 1
Description Details Page
Number of Residential Units(type N/A;Proposed future high-density residential
of units)
Physical Features(waterways, Ten Mile Creek
hazards,flood plain,hillside)
Neighborhood meeting date;#of February 5,2020— 1 attendee
attendees:
History(previous approvals) N/A
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes Section
VIII.E
• Requires ACHD Commission No
Action(yes/no)
Access(Arterial/Collectors/State See analysis section below for more information(Section
Hwy/Local)(Existing and Proposed) V.F)
Stub Street/Interconnectivity/Cross See analysis section below for more information(Section
Access V.F)
Existing Road Network Franklin Road and Ten Mile Road,arterial roadways,are
fully improved with at least two travel lanes in both
directions abutting the site.
Existing Arterial Sidewalks There is existing 7-foot attached sidewalks along both
Buffers arterial streets;there is no existing street buffers due to the
property never being developed.
Proposed Road Improvements Applicant is not required to improve Over-land Read either
arterial roadway or dedicate additional right-of-way.
Fire Service No comments for bubble plan.,
• Distaflee te Fire statiee .4 miles f+efn Fife Sta4ian#6
• Fire Response Time Meridian Fire ean meet the 5 e tiffle goal.
• Resource Reliability Reliability is unknown at this time--._Phs th-10 stWfion is new.
• Risk identifioation Risk Faetor 1 Residential
• Aceessibility Proposed pr-oj A access,read widths,
and Wmarotinds,
COMPASS
Job/Housing Ratio 9(range of 1-1.5 is ideal;lower number indicates an
-employment need)
Nearest Services Bus Stop—0.4 miles
Public Park— 1.2 miles
Grocery Store—2.6 miles
Page 2
C. Project Area Maps
Future Land Use Map Aerial Map
Legend Legend
7%11*1�61P,d i u 0
'd-n--s i
Project Location si ential Project Location
�Fd�;High LN .
---Mixed
R Went!-I Empliloyment—
'i. Density
R I 'I MU rn .0::
n fi\a
M -R s 61
e -1
Zoning Map Planned Development Map
tb
Legend UIEFFFFI-I Legend
V 0
Project Location Rui Location
R-'R
RU �1 R- 0 City Limits
R IF5 Planned Parcels
R1
14
C-N
zGJ
0 RUT C_Q
=R -------
111. APPLICANT INFORMATION
A. Applicant:
GFI-Meridian Investments 111, LLC-74 East 500 South, Ste. 200, Bountiful,UT 84010
B. Owner:
Franklin&Ten Mile LLC-217 W. Georgia Avenue, Ste. 100,Nampa,ID 83686
Page 3
C. Representative:
KM Engineering,LLP—9233 W. State Street,Boise,ID 83714
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 5/29/2020 10/9/2020
Radius notification mailed to
properties within 300 feet 5/26/2020 10/6/2020
Site Posting 6,15,9020 8/26/2020 9/22/2020
NextDoor posting 5/27/2020 10/6/2020
V. STAFF ANALYSIS
A. Future Land Use Map Designation(https:llwww.meridianciu.orglcomQplan)
Mixed Use Commercial—The purpose of the Mixed Use Commercial designation is to encourage
the development of a mixture of office,retail,recreational, employment, and other miscellaneous
uses,with supporting multifamily or single family attached residential uses. While the focus of
these areas is on commercial and employment uses,the horizontal and vertical integration of
residential uses is essential to securing entitlements.
The subject property-also resides within the Ten Mile Interchange Specific Area Plan(TMISAP)
which plans for approximately 2,800 acres bordered(roughly)by Linder Road to the east;
McDermott Road to the west: the Union Pacific Railroad line to the north and 1/2mile south of
Overland Road on the south. The specific area plan is an addendum to this Comprehensive Plan.
Traditional neighborhood design concepts with a strong pedestrian-oriented focus are essential
within the TMISAP. The goal in these areas is to achieve a floor area ratio(FAR)of 1.00- 1.25 or
more. Development within these areas exhibit quality building and site design and an attractive
pedestrian environment with a strong street character. The mix of residential uses may be
achieved vertically within buildings; however, some horizontal mixes may be allowed.Where
existing parcel sizes are small,development plans should be prepared in collaboration with the
adjacent property owners in order to establish an integrated mixed use project across several
parcels. This land use designation calls for an overall target density of 8-12 dwelling units
per acre,with higher densities allowed on individual projects. No more than 30 percent of the
ground level development within the Mixed Use Commercial designation should be used for
residences.
The proposed annexation area is surrounded by existing City ofMeridian zoning. The proposed
application is onlyfor annexation with the required Development Agreement; no subdivision or
Conditional Use application is currend
y proposed. The Applicant has proposed a bubble concot
plan thatfuture development shall be based off; both its general ideas and its specific details are
important and will help guidefuture development. In general, the proposed annexation and
zoning isfor C-G(general commercial and officelretail) and R-40(high-density residential) with
a goal to adhere to the TMISAP and the Mixed Use Commercial policies. As stated, this site
resides in the TMISAP and will be required to meet certain site design and building design
standards (seefurther analysis below) rgg_ardless of the zoning districts. Enforcement of these
standards will be lar ely done through the executed Development Agreement required with
Z
annexation of this property. Since there are no other concurrent applications associated with this
Page 4
project, Staff anticipatesfurther refinement of this bubb !concgp plan as end-users are
identified and a traffic impact stud
y is completed in thefuture.
The Applicant is requesting R-40 zoningfor their residential portion of the property. Staff
understands the desire is to use this zoning designationfor high-density residential in theform of
multi-family development. Multi-family residential is a conditional use in the R-40 zoning district
and requires additional specific use standards as stated in UDC 11-4-3-2 7. Multi-famil
residential is also a conditional use in the C-G zoning district and theoretically the applican
could propose less verticall
y dense residential across both requested zoning districts. Because o
this fact, Staff is recommending that the gLoss densiV of any proposed residential uses is based
on the entire area of the site and not just within the residential zoning district. This will allow the
Applicant to offer taller and denser residential on a smaller foo�print furthering compliance with
the Mixed Use Commercial goals and policies. Staff is eaHeeiqied that this oeniff t N
g dees He fmbl
meet the in�ent ef the AK*ed t4e Gemmereialfutui;e land Hse d,-signatian beeause it does Hot
eficer aHy addifiaHal site design requirements beyand the standaf4 muhifamily dei,elapme S4aff
is eaneer-ned that traditional garekn s-�yle multi jcanii4,development will be 19ropesed and this
Pffle 04evelapment; at least as a majer4o,jqi�a�et Pffle�, is not supper4ive of thefiiture lan
d,-signafien. One of the main geals of the AIU G designafien in the Ten A44e,4rea is stated abeiw.,
'We mere than 30pereeHt ef Me giaund le+wl development within the A4i*ed Use Gemme
designafiensheuk4 be Hsedfor Fe�qidene T-Staff is concerned that traditional, walk-up garden
style multi-family built in the areas shown on the bubble plan as R-40 would not meet the intent
of the Mixed Use Commercial des�p_nation to build&p_her density and intt-grated housing within
developments. lik-e4,exeeed this 301gereent ma�dmum and the tapget den;qky desired in the 191a
Staff recognizes that meeting this goal is not always 100%feasible, however, the applicant
should implement many of the design concepts envisioned by 9*,-this future land use designation
within the Ten Mile Area lan to ensure general compliance. The Applicant has assured Staff tha
traditional garden sUle multi-famil
X apartments will not be proposed and are not envisioned on
this site. With the revised concgpt plan and conversations that have occurred with the Applicant,
Staff now has less concerns rCgarding the type of apartments that may be built on site but will be
adding provisions into the DA to help ensure traditional garden sule multi-famil not built as
x is
part of this project.
Reeause ef Mese issues, Staff high4,reeammen,-k that Me bubble lgkqn showing eurrent areas.
labeled as.effiee4aetail and 4? 40 be revised to show a IaFger area of residential but iviA-5t
eembinafien 6!�KV R (Ti-aditional Xeighbor-heed Residenfiao and TX G(Raditiona
Aleighbe _Q_Z_ Gen_tepr DisMeO Eaning designatiens.andigravisions.that at least 507%of the
residential area be a eambination of eiAer Verfieally Ategrated stiwetupes or sing4e fami
preduet Pffles. This wouk4l9rovide a goad deal of heuskg ehaieem, evpeitunifies to tr-aHsifian, an
the Heeessary guidanee to ensui;e trwnNk e4ented and tffldifienal neighborhood desigii latei�, �
only a bubble diagFam. Vei-tieally integrated and multi family toa!4,per-mit
within the Pwdifienal neighborhood di-str4ets and mueh of hie sanne us-e-9
are also jqi-inei�qa!4,19eilmWed, Thet;e�i;e, making�hese ehaHg:es sheHk4j9rave kszq iresti-iefive than
thepr-eposedR 40oeniffgd,-signatian.
Staffpreviously recommended changinm the requested zonina from C-G and R-40 to the
Traditional Neimhborhood zonim,districts. This recommendation was made with the intent to
ensure pedestrian oriented desien and ensure some multi-story buildinzs on the subiect site in
order to comply with the comprehensive plan. Since the orikinal Publication of the staff report,
the Applicant and Staff have worked to create a more reflned concept plan that includes an
overall steppinz in buildinz heizht from the arterials towards the interior of the site and street
sections that mirror those within the specific area plan. These proposed street sections show
on-street Parking, bike lanes,Parkways with a tree canopy, and detached sidewalks. These
Page 5
types of street desikns are larrely what a "complete street"should be and offers walkable and
invitinz neikhborhoods for both the residential and commercial component of Proiects.An
additional chanze from the orizinal bubble plan is the Applicant's addition of 3-story
townhomes along the main thoroughfare of the site and one of the roads proposed as a
complete street. These 3-story townhomes are a welcomed additional housinz type on site and
should help to create placemakinz within the transition between residendal uses and
commercial uses on the subiect site. Because of these changes,Staff is now more comfortable
with the requested zoning desianations of GG and R-40 with both Staff and the Applican
understandinz that provisions will be included to ensure the site is constructed in the future
with a pedestrian oriented focus as now propos d with the revised concept plan. These
revisions make the development more consistent with the policies outlined in the Mixed Use
Commercial desienation, specifically those that Promote different housinz types and an
interration of commercial and residential uses.
Ten Mile Interchange Specific Area Plan(TMISAP):
The subject site and development is required to be consistent with the street cross-sections and
design elements contained within the TMISAP. These include elements of streetscape design,
building design, site design, and pedestrian connectivity. Because there is no specific
development proposed with this application, Staff cannot analyze whether the application meets
specific design requirements. However, Staff is including some of the most applicable goals from
TMISAP below and analyzing those portions that are shown on the Wable revised concgpt plan.
The Applicant has also included a list of goals from the TMISAP within their application that
they expect to be included as DA provisions(see Section VII.Q. The following are goals and
design elements in the TMISAP that are most applicable to future development based upon the
submitted bubble plan and submitted application materials—Staff s analysis is in italics:
Traditional neighborhood design concepts with a strong pedestrian-oriented focus are
essential—This type of neighborhood designfocuses on true interconnectivity between
pedestrians, cyclists, and the automobile. One way this is achieved is through Street
Oriented Design. This design requires streetscapes that should include landscaping with
trees between curbs and sidewalks, the adjacent residences, and any buildingfrontages.
It creates development that allows accessfor everyone to be direct and convenient. T-he
Applieant;q bHbble 191aH appears to showseme ef this degign but is laekiffg in the details
that&4weuk4 narnia!4,requir,—, The Applicant's revised concgpt plan speciflca
shows more of these elements (parkways, detached sidewalks adLacent to residences, etc)
throLigh their proposed street sections (see Section VII Q. Because this is 0*a bubble
concgp plan, Staff will analyzefuture Vecilic developmentfor compliance with these
design concepts. Future development of the site should alsofocus on building scale and
design orientedfor 20 mph or slower. Features typical of higher speed traffic are not
compatible with the internal activity centers intendedfor the Ten Mile Area.Allfeatures
of thefuture buildings should be pedestrian oriented, especially thosefronting on
internal travel ways and drive aisles.A simple way to help the City ensure a site design
with these types of designs is to Fequire theAj9p1ieant;9 requested t;esidential:ffening-awd
the eentrwl eammer-eial area to be a eambination of P�4?and4gr P�G de-si�atians,
noted in the seetion abe+w.A eembination wamk4 agawfier greatei-fleg6bility. RegapXass,
to ensurefutui;e eempliaHee-, Stqfi4s recommending-&DA provisions thatfuture
development adhere to the street cross-sections, site design,and architectural design
standards laid out in the TMISAP and within the submitted street sections. to the exten
passible.
Street-oriented design is critical in urban environments and especially at a gateway to the
Ten Mile Area such as this;buildings should be at or close to the property line creating a
Page 6
consistent edge to the public space and making streets more friendly and walkable-The
Applicant has proposed a DA provision that speaks to this goal but the submitted
condition relates to buildings fronting on Ten Mile and Franklin only. Staff agrees that
these buildings should get as close as possible to the edge of the landscape buffers
required along the arterial roadways but because of the required landscape buffers, they
cannot "hold the corners"of these major roadways. Therefore,future commercial
buildings should also aim to achieve this goal on all internal streets as well, where most
pedestrian traffic will occur anyways. This will ens-mile the tmdifienal neighbor-hoe
d,-sign is aehieved in the most benefieial and imper4ant areas ef the siteL, aWayff-ent th-F
arterial roadwa),,s. Afeefing this geal is a majerfaeter in SM#;9 reeemniendafieH to
revise Me requested zaHiffg to the PwdifiaHal Heighbor-head dktrie�q. The revised concot
plan shows a maioriU of the commercial and 3-stoa townhome structures aiming to mee
this goal. Staff is still unable to fully determine whether the proposed structures are
shown at the propeM line or are setback because it is only a concept plan. However,
Staff will be including provisions to require that at least those buildings along he
A_
interior thoroyghfare are built to the back ofsidewalk unless outdoor dining is proposed
within this area. Staff understands that there may be a need for some of these structures
to have frontgge area for outdoor dining or architectural elements—this should not
preclude these buildings from being built with these elements and as close to the back of
sidewalk as possible to aid in placemaking within the development.
In addition, the very southwest corner of the site is constrained by the Ten Mile Creek
and will severely limit any use in this section of the site. The bubble revised concot plan
has a note stating '�possible AHD pond relocation"in this area of the site. There is no
guarantee that A CHD will apyee to relocating their pond and the Applicant should be
open to a number ofpossible options on this constrained piece of the pMM zqhei�w a
ped,-str4an eenneefieH to thk area and ne vehieular eeHHeefieff. This corner of the
property is approximately 1.5 acres (including the easement area) and is highly visible
ftom public roadways. This area should be treated with great care and consideration of
its intended use. Staff ean envision thepedestr4an eemieefien ghei�w en the bubble-z--
leadMg to a Hiee Wegratedjqkaffafer the eemmereial developmew eH theeaqtSide eJi4h_-
TeH Mle Creek-. The Ten Mile Creek should be integrated with thefuture uses proposed
in this area similar to the design concepts implemented with the approval of the TM
Creekproject to the south. Staff also recommends the Applicant work with the
appropriate agencies and City departments tofind the best usefor this corner. There
could be an opportunity to provide a public use on this side of the creek.
Incorporate plazas between compatible uses to provide shared outdoor seating and
enhance pedestrian circulation between uses-The revised bubb �concgp plan shows
plazas between proposed commercial uses and a shared vista between the proposed
officelretail area and the high-density residential. This revised layout shows better
pedestrian connection between uses and should greatly help activate the commercial
uses. AgaiH, aHHe�Eiffg M this jqrepero�with the tradifiaHal HeighbeAaad tffeHiH
de-signafieHs Mstead ef4? 40 would gweady Atelp in aehieving this.goal beeaf�se Ocits
ped,-str4an oriented design r-equh;enieiM9 in the Plan and the r_1LDG Someflexibility in the
location of these should be assumed in thefuture, to ensure maximum benefztftom a
variety and mix of uses and various intensities and scale.
The goal in these areas is to achieve a FAR(floor area ratio)of 1.00-1.25 or more-
There is no development proposed at this time that can have its FAR analyzed. This FAR
is indeed a goal and not a prescribed standard as achieving this will be difficult for most
developments. However, Staff and the Applicant have had discussions regarding this goal
Page 7
and the TMISAP goal of two-story or more structures. In response, the Applicant has
included a proposed DA provision that would require at least one mH16 steiy,struetu
aleffg eaeh arterial rea6h�wy. The eendition also notag that other-some o those structures
along the main interior road that may be single-story wou be designed in such a way
that their buildingJacades appear to be a two-story structure. Staff is supportive of this
provision so long as it does not include more than the two buil&gs shown to be affecte
by this requirement as d
,epicted on the submitted concgpt plan. Staff is suRportive of this
but in reality this provision helps add a look and feel to the scale of architecture instead
of aiding in adding densiU so Staff is not overl
y concerned with this. Instead, Staff is
recommending a provision that all commercial structures along the main thoroyghfar
Lhe onl
y road shown with on-street parking)have a ceiling height of at least 15-feet fo
the ground level commercial—this includes those buildings shown as single-sto!Y with
two-stoa facades. This provision is consistent with language within the TMISAP(see
page 3-38 within the plan). Astead of te ereate the look 4Ave S.",struetures on
sin#e s",buikfings, Staff is reeammending a A4 19ravision that agaifw no mare Man
A�'e (2)fiuture eemmei;eial buik4ings aleng eaeh arterial(Ten Mile and Frankliti) wit
the G G:Faning di-sti-iet to be siffgle z9",. Three andfeur s",nan residenfial a
integrated niked use buik4ings eeuk4 be used to f;equest a"fianal 4.4 agaivaneefie
. gle st-ary st4wetures latei�, assuming eewhiued integiwfien afniked
eemmereialsite d,-sign p4ne��.-Staff will review each building site asJuture land use
applications are submittedfor compliance with this.g;OW the proposed provisions but is
not inclined to hold the Applicant to specific FAR requirements.
Civic Land Use Designation-There is a very small area in the very northeast comer of the
subject site,adjacent to the railroad tracks,that shows a Civic future land use with a Transit
Station icon negLby design on the future land use mgp (FLUM). This area is labeled en the
Futefe Land Use Map (FLUM)as Civic to serve as a placeholder for future multi-modal
transportation options should they arise. This area abuts the rail eeffider-and is a greM plaee
fiAiafe mtilfi modal tr-aaspet4a4iea opfions-,4The Applicant plans to incorporate that area into their
proposed R-40 zoning district. The Applicant shows does not ettffeady have plans fe this area as
an open space area to act as a placeholder as it may be decades before it develops as a public
transportation hub.
Future transportation needs are going to become increasingly importantfor the City ofMeridian,
especially in the Ten Mile Area. To ensure the needs offuture generations are at least capable of
being met, areas labeled as Civic with a Transit Station icon within our FL UM need to be
preserved to the extentpossible. In addition to the specific land area neededfor a transportation
hub, access to the site is equally as important. The access to this Civic area is analyzed in the
Access section of this staff report, see Section VE In order to help preserve this area, Staff is
recommending a DA provision that holds the Applicant to interim uses, such as sharedloverflow
parking or open space and other temporary uses that don't require a lot of investment or
permanent structures until such time that it develops as its intende envisioned
civicltransportation use. In addition, thk Qvie area weuN make a geed trangition beAveen
Ature high dengio,residential and the indu;o4al user direedy te the east:
It should be noted that the City and outside agencies like that of COMPASS and VR T do not
currently have specific plans for how mass-transit within the Valla will work within the rail
corridor or at this location. Because of this, it is currentl
y difficult for Staff to recommend other
uses not be allowed or limit certain uses on this site for the area shown as Civic on the FLUM. It
should be noted that COMPASS is currently doing a stud
y to determine the corridor and mode
for the 1-84 alternative analysis. There will be additional public involvement and stud
y necessaa
Page 8
before any real Eggional decision is made on how the railroad corridor is used for publi
transportation. The Commission and Council should be aware that this Applicant is choosing to
work with Staff on preserving this area for the bene it of the CiU and not necessaril fo
themselves, which is appreciated. Nevertheless, Staff is concerned that the reserved area shown
on the concept plan as Qpen space may not be enoygh area for future transit needs like a transit
station and associated infrastructure; the parking area directl
X to its west and potentially even
the ad
jacent multi-stoly buil&g may need to be redeveloped in the future depending on the type
of public transportation developed in the future. The Applicant is aware that more of this area
may need to be redeveloped in the future to accommodate future needs and also understands that
a multi-modal transportation sLop on this pMpeLty would be beneficial to this development.
The City may require a development agreement(DA) in conjunction with an annexation pursuant
to Idaho Code section 67-65 11 A.In order to ensure the site develops as proposed with this
application and consistent with the Comprehensive Plan Staff recommends a DA as a provision
of annexation with the provisions included in Section HITA 1. The DA is required to be signed by
the property owner(s)ldeveloper and returned to the City within 6 months of the Council granting
the annexation for approval by City Council and subsequent recordation.
B. Comprehensive Plan Policies(https:llwww.meridiancity.o-glcompplan):
L -
The applicable general Comprehensive Plan policies are cited below with Staff analysis in italics.
"Promote Ten Mile,Downtown, and The Village as centers of activity and growth."(2.09.03B).
The location of this site is at a major intersection within the TMISAP, in the northeast corner of
N. Ten Mile Road and W Franklin Road. This site is one of the last major corners of the Ten Mile
Area to be annexed. Even though there is no specific development proposed at this time with this
application, the submitted bubble plan shows theframeworkfor a center of activity and growth.
Staff believes this could be a welcome addition to the City ofMeridian.
"Avoid the concentration of any one housing type or lot size in any geographical area;provide for
diverse housing types throughout the City"(2.0 1.0 1 G). The proposed bubble plan shows R-40
zoning which is meantfor high-density residential. In line with this, the Applicantplans to
construct multi-family residential and some 3-stoa townhomes in the requested R-40 zoning
area. In the nearby vicinity of this site there is detached and attached single-family residential
and multi-family residential. There is other R-40 zoning in the area where multi-family is under
construction, an area where multi-family is already constructed, and another area ofR-40 zoning
that is zoned but not yet developed. There is also R-8 and R-15 zoning districts nearby that house
the single-family residential optionsfor the area. Staff believes that some additional multi-family
residential is a goodfitfor this area and the proposed density of commercial uses,provided there
be a mix of housingproduct types and designed consistent with traditional neighborhood
principles.
"Reduce the number of existing access points onto arterial streets by using methods such as cross-
access agreements, access management, and frontage/backage roads, and promoting local and
collector street connectivity"(6.01.02B).Future development on this site will dictate precisely
where and how many access points to the arterial streets (Ten Mile and Franklin) are needed.
The Applicant is requesting to keep as many of the existing curb cuts as possible but understands
that those locations shown on the bubble plan are not approved. This is because afuture TIS will
be required and the Applicant will be required to show how and why the locations and number of
access points are needed. In general, Staff appreciates the Applicant's desire to not keep all
existing access points. Staff will largely defer to A CHD's staff report on thefuture access points
onto the arterial streets to be determined with afuture traffic study. Staff recommends that the
Page 9
applicant work with A CHDfor the extension of the collector street network to serve the
development with afuture traffic study.
"Provide housing options close to employment and shopping centers"(3.07.02D). This project is
proposed as a mixed use development that would have both residential and employment
opportunities in the same area. In addition, the area immediately south of the subject site is the
Ten Mile Crossing subdivision that isfull of commercial and employment development. Staff
believes this is a prime locationfor residential, especiallyfor the high densi,,�,residential th
different housing O�pes beingproposed.
"Encourage the development of high quality, dense residential and mixed use areas near in and
around Downtown,near employment, large shopping centers,public gpen spaces and parks, and
along major transportation corridors,as shown on the Future Land Use Map."(2.02.0 1 E).
Gateway at 10 Mile is proposed as a mixed use develo our-sto , h It
pment with three and f ly �F_
densiV residential as a main use of the site. The residential piece of this development is proposed
to inhop_rate with the commercial portion of the site as well as offer options to those working in
the employment centers nearby and throughout the Ten Mile Area. In addition, the site is located
at the corner of two major arterial streets which furthers the need for dense residential and a mix
of uses on this corner. Stafi�finds that as development occurs on the subiect properV, future
development on nearby properties will encourage the density and types of uses pmposed at this
location.
Stafffinds this development to be generally consistent with Comprehensive Plan policies and
objectives.
C. Existing Structures/Site Improvements:
The subject site is solely used for agriculture at this time.No other site improvements or
structures are known at this time.
D. Proposed Use Analysis:
The proposed uses are not yet set in stone. However,the Applicant's b4ble�q�e t plan depicts
multi-family residential; commercial; and office/retail. This application is requesting C-G and R-
40 zoning;multi-family residential is a conditional use in the R-40 zoning district per LTDC Table
I I-2A-2 and the C-G zoning district allows multiple types of commercial,retail, and office uses.
As noted above, Staff is reeammending the P�G and P�,R zeniffg 6&trieliq fer a 19ortion ef
site iAere sente ef the G G and a14 ef theR 40 afae being prepesed, This reeammendafien is He
made lighdy and is deHese wiM Me Mteii�ef eff-ei4ftg the Gity,the eppertuflio,te gaiH P-H_-
Heighberheed design M this de+vlepment but alse effer the,4pplieaiitfutur-eflex-ibility in
de-sign alldjgetential uses, beM eemmef;eial and FeLsidential. F-er e�yan*ple; Pw&tiefld
neighberheed di-striets allew vertieally integrated buik4ings as a 19rifleipauy Iger-mWed Use idather
than a eenditienal use as it k in the requestedR 40 oeiiiffg disti-iet. F-HrMernfer'-, the 4fikedd _Tz_�e
Gemmereial kqnd use dasigwatien within the T-Ag&4P ea4sferpedt-str4an eriented des�� i
geneffilly r-equipes Igedestrian eriented s4reAgeapes., en street 19arking as the nemi and net t
ex-eeptiefl, multi stepy develepment-, alld iwegratieii of resideHtial ses.with eemmereial and49-P
&ffiee4;et,ai1 uses. Trwdifienal neighbor-heed zeniffg di tFieliq allewfer these"es ef desigws by
pemikfing higher buil&ng heig�and mixed use dievelepment-, ,lete streets,
—. — eemniei�eial develepment that atticaets Hearby, !afien
eutdoer;spaeeS thtwugh z9har-ed19hqa-,w andpedestWan eipeulation 19 now comfortable with the
requested zoning of C-G and R-40 contingent on the fact that the pedestrian oriented desLv_n
outlined in the submitted street sections and revised concot plan are adhered to in the future.
Staff is recommending a number of revised and new provisions to help ensure the site is built as
Page 10
close to this as possible.Multi-family residential is a conditional use in the R-40 zoning district
and the Applicant is aware that this application is not granting roval of the multi-famil
YPP -Y us
as that will be determined throyg_h future conditional use permit(s). The inclusion of plazas and
sidewalks that connect the proposed commercial and residential uses promote interconnectivity
between uses as desired within the Mixed Use Commercial desip—nation in the TMISAP.
The Applicant has provided an exhibit of these plazas showing what appear to be raised
crossings for vehicles (adding pedestrian safety), benches with trees within tree grates, and sails
provi&g shade for bistro tables between the commercial buildings. Staff flnds that these details
within the submitted exhibit show intg!p_ration ofpedestrian elements and better access to the
proposed commerciallretail buildings for those who will live and work on-site or nearby. Future
development of these plazas should minimally contain these main elements to ensure compliance
with the TMISAP and Comprehensive Plan. Staff is recommen&g provisions in line with these
elements.
An additional element of the proposed uses within this development are the proposed industrial
uses to the east of the subiect site.As more of this area develops with users, thQy will need places
to live, socialize, and grab lunch. It is not unfathomable that employees of the new Fed-EX
distribution center to the east will walk to this pLQPeqy Lor lunch evety week. Because of this,
Staffsupports the ratio of proposed commercial and residential on the subject site, 22.7 acres to
163 acres respectivel
X. Even though the proposed uses are subiect to change as end-users are
identified in the future, the general distribution of land reserved for commercial and residential is
not intended to change. To offer both the CiLv and the Applicant some flexibility in future uses,
Staff is recommending a DA provision to limit the amount ofResidential uses on the property to
no more than 45%
E. Dimensional Standards(UDC LI-2):
All future lots and public streets shall be required to meet all UDC dimensional standards. This
includes property sizes,required street frontages,road widths, and traditional neighborhood
design standards as required by the TMISAP. a-ad the tfaditional fieighbeFhead distfiets in the
UDG.
F. Access(UDC LI-3A-3):
Even though the subject site is used for agricultural purposes and has historically been so,there
are multiple curb cuts along W. Franklin Road and N. Ten Mile Road, arterial roadways. The
submitted bubble plan shows the Applicant's desire to keep a majority of the existing curb cuts
for future access.
According to ACHD,future development of this site must have a traffic impact study(TIS)
completed and approved by A CHD based upon the density of housing and type of commercial
users proposed. Because a TIS will be required at afuture date, Staff will await conditioning the
access points until such time thatfuture development applications and a TIS are submitted.A DA
provision has been recommended in this staff report to ensure compliance with City and A CHD
policies regardingfuture access points to these arterial roadways.
Along the eastern boundary, the Master Street Map (MSM) and the TMISAP show a future
collector roadway that traverses almost the entire eastern property line. This collector roadway
is intended to connect across Franklin and into the Ten Mile Crossing subdivision develepmen to
the south of this site. However, this collector roadway cannot be built at its proposed connection
point to W. Franklin Road at this time due to this Applicant not owning the property that directly
abuts Franklin Road. The Applicant is agreeing to construct ha�fplus twelvefeet ofpublic right-
Page I I
of-way on the area of the site they do own in the southeast corner of their site. This construction
would occur upon development of the site at afuture date.
Directly to the east of this site is I-L zoning and a new Fed-Ex distribution center is nearing
construction. Even though the MSM and TMISAP show thefuture collector roadway going
further north along the sharedproperty boundary and then heading east, Fed-Ex was not
required to build a portion of the collector roadway going north-south on this sharedproperty
line. Instead, they were approved with an east-west collector roadjurther south within their
property that aligns with the proposed east-west roadway in the southern area shown in this
application. This location of the collector roadway is clearly different than that shown within the
TMISAP. This new location should still offer adequate cross access between parcels oncefully
developed but has also changed the type offuture access to the Civic use in the northeast corner
of this site where the collector roadway would connect to. Since the Fed-Ex distribution center
was approved without constructing the north-south collecto Staff does Hot have authef4"
r-equire them to do so uH61 that site redeve&j�s. Therefai-e-, thefutupe Herth seuM eageete
roadway shown on the MSM, it is not a feasible option to require this Applicant construct their
portion at this time. subntioed bubble 191aH M this applieatieH weuN Heed to be whal
eei strueted en thk preperty alld by this Aj9pheant if it were to de+vlep a shown. &4fi-9
eeHeerwed that this is u4i"due to the eipeumstanees eudined, Astedd; Staff beliei,es at least a
publie leealstFeet sheuU be built aleng the easteFn beundaFy of this siteferfuture eaHHeetivky4e
the eelleeteF reaeh�,qy in theseutheast eeHier ef this site that will eeHHeet te FffiHNin Read an-
ft+rjnstead Staff believes adequate access to anyfuture transportation use iff alo�g the north
bounda neFMeast eeme of the site,shown as the Civic land use on the conc�pt plan, can be
obtained via an east-west public street connection to Ten Mile Road as depicted on the concgp
plan.A 19atential aherwati+w to this would be to move Me Qvie usefurtheF west, still alqng th
northern baundai�,,but behind the eemmereialftentiffg Ten Mik-, and ensure Staff believes the
travel way shown in the north of the site&should be built as ajullpublic access (at least a local
street) to handlefuture traffic to andfrom a transportation hub instead of the-private street
shown on the concgpt plan.
In addition to the access points to Ten Mile and Franklin Road, there will be travel ways within
the development. These areas appear to be shown on thesubmitted bu revised concgpt plan
as a combination ofpublic streets, private streets, and drive aisles. and netfull if b Ue Qtl-petQ
Meip leeations.may ehange in MejCWuFe as.more Veeffie development is-19repes-ed. The road
network will be the backbone of the connectivityfor this development and is therefore incredibly
important to thefuture development of this site. Staff wouldprefer the main travel way shown that
starts in the southeast corner and curves up towards the northwest corner of the property be a
public local street. Thk k eytT-en�b!Hot a requiFement due to no TIS beint reouired a4 this tinw
bw Staff believes creating a genui*e_pjjblic thoroughfare would help trafflcflow and create a
grand drive through the development lined with street trees andpedestrian walkways.
Staff is fully suQportive of the proposed street sections as they mirror those presented as "Street
Section C"and "Street Section D"within the transportation section of the TMISAP(see page 3�
20 and 3-21 of the TMISAP). The submitted renderings include street trees, bike lanes, on-stree
parkinZ and detached sidewalks—all of these elements are desired within the Ten Mile area and
especiall
X within Mixed Use Commercial land use des nations where pedestrian oriented desi
jp_ ___gn
is gLxpected. Whether the final street layout within this development is private or public, Staff is
recommending that minimally the main streets within the development be built with these street
sections in mind. Having tffiditional neighbeFheed:Fening designations instead of the R 40 wou
aAe help aehieve this gea(I as stated tht;euOaHt the staff i�eper4. The Faa6h�wy shown dlaffg
eastem jqioper,,�,boundway,however-, is an integ-Fal lee-a!and lik-e4,Fegional eenneetion to thi-9
development and-any- Atureregional hub on this site as.AseH;qsed above.
Page 12
Pedieso4an eennee6vio,tindfiipMep site design eammew-s are di-seussed abe+w in th-e
GenTi;ehensive Plan alla4wis seefien. Staff recommends that the Applicant continue working with
ACHD on the extension of the street network within this development; this will hopefully occur
through thefuture traffic study that is required.
G. Parking(UDC LI-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-5 for all uses other than single-family detached dwellings. Included in these standards are
those for commercial and retail,office, and restaurant uses. ha addition,the pafk4ag standards fe
veAieally in4egfaled buildi - . . ed to be adhefed to if saeh tises afe pfep Future
plannin !a-ad iise applications will determine the required number of parking spaces for all uses.
H. Pathways (UDC H-3A-8):
No multi-use pathways are proposed or required with this development. However,one of the
main goals of a mixed use designation is pedestrian access and connection as well as cyclist
connectivity and safety for all.A recommended DA provision is the applicant provide a
pedestrian circulation plan with a future DA amendment or subdivision,so staff can
analyze pedestrian circulation on the site once end-users are known for the proposed
development.
I. Sidewalks(UDC LI-3A-1 7):
Seven-foot attached sidewalks exist along N. Ten Mile Road; seven-foot attached and detached
sidewalk exist adjacent to W. Franklin Road.No additional sidewalks are proposed at this time
because no development is proposed with this application. Future development projects on this
site will be analyzed for compliance with the required sidewalk widths and locations. Staff notes
that pedestrian connection will be integral to future development of this site and the Applicant
will be required to meet the standards as set forth in UDC I I-3A-17 and those additional DA
provisions outlining the requirement to construct some coMplete streets as proposed with the
submitted street sections commensurate with the TMISAP.
J. Landscaping(UDC 11-3B):
A 25-foot wide landscape buffer is required adjacent to both W. Franklin Road and N. Ten Mile
Road, arterial roadways,landscaped per the standards listed in UDC I 1-3B-7C. A common lot
that is at least 25-feet wide along these roadways will be required upon future development.As
future development and the required TIS will dictate vehicular connections to Franklin and Ten
Mile, Staff does not find it necessary to require construction of the buffers now. Some of the
required landscaping would likely be destroyed upon development. Therefore, Staff will analyze
the landscape buffers at a later date. The landscape details that are a part of complete streets a*d
traditional neighbor400d de4ga will be analyzed with future development.
K. Qualified Open Space (UDC LI-3G):
The Applicant has requested R-40 zoning and has stated their intention of developing that area
with high-density,multi-family residential. In the R-40 zone,multi-family residential is a
conditional use and qualified open space will be required for a minimum of 10%of the gross area
and the open space requirements for the specific use standards in UDC 11-4-3-27 (the
requirement for open space to be provided under both sections of code is currently under review
by staff and the Open Space Committee; therefore,this statement ingy not be entirely accurate
and the Applicant may have different standards that are required upon submittal of future land use
gpplications). The qualified open space and amenities for the future multi-family development
will be reviewed at a later date.
Page 13
WW-h Me tradifienal neighbaAaad ffening 49triets (TAID) reeeniniended by Stffff, niast-, if- not alk,
of the 19atential i�esidenfial housing Pffl a!4,jqernikte�k If tffiditiaHal niulti fianiiby-&
z9fill 191deposed iff thefutur,-,, the speetfie use S. ;H4.1.1 Z96H eq5y��. Staff is reeoninieHdiffg th
ApplieaHt eeHstmet ver�iea!4,integFated buik4iffg-s whieh weuld a8eviate the vei=y,speeoe ep
&paee standare-k as.P;equif;edfer traditienal niulfi fantily develepnient. This is net to say epen
zsp� aee is net i�wwed but the zsp� eeifie use;9taHdaiWsf.9r+vrfieally iwegiwted buik4iHgs alld the
reeeniniended P�D are net as 19t;eseri)9fiVe as thesefer traditienal flmki fanti4,.
L. Building Elevations(UDC 11-3A-19 I Architectural Standards Manua�:
As stated above,no specific development is proposed with this application. Therefore,no
building elevations were submitted. Future buildings on the subject site will be required to meet
the architectural standards laid out in the TMISA-P and the Architectural Standards Manual
(ASM). The architectural design standards within the recommended traditional neighborhood
design often reflect buildings with porches,minimal front loaded garages,and great pedestrian
connections. The vertically integrated buildings being recommended by staff have specific use
standards that will also drive the architectural design for these areas. Staff recommends the
Applicant review these requirements in conjunction with the Ten Mile Plan and its architectural
standards.
The proposed C-G zoning district should house multiple types of uses. The future buildings in
this zone will be required to minimally meet those architectural design standards listed in the non-
residential ASM checklist.In addition,the TMISAP requires the commercial buildings to be built
with street oriented design. Some of the main design points in this specific plan are: buildings
must"hold the comers"of the site when adjacent to streets; street level commercial must have at
least 40%of the linear dimension of the fagade as windows or doorways;no wall frontage shall
continue uninterrupted by a window or public access for a linear distance of greater than 12 feet;
and the principle doorway for public entry into a building shall be from the fronting street. Staff is
recommending DA provisions to ensure future compliance with the architectural standards for
both the commercial and residential portions of this project.
VI. DECISION
A. Staff-
Staff recommends approval of the requested annexation and zoning with the requirement of a
Development Agreement and the provisions noted in Section V11LA per the findings in Section
IX of this staff report.
B. The Meridian Planning&Zoning Commission heard these items on September 17,2020.At the
public hearing,the Commission moved to recommend approval of the subject Annexation and
Zoning request.
1. SqMmaa of Commission public hearing:
a. In favor: Stephanie Leonard,Applicant Representative; Deborah Nelson,Applic
Legal Representative
b. In opposition:None
C. Commenting: Stephanie Leonard; Deborah Nelson; Walt Gasser,Applicant.
d. Written testimony: None
Staff presenting gpplication: Joseph Dodson, Current Associate Planner
f. Other Staff commenting on gpplication: Bill Parsons,Planning SLipervisor
2. Key issue(s)of public testimony:
a. None
3. key issue(s)of discussion by Commission:
Page 14
a. Viability of allowing Lip to two (2)building pennits prior to anny platting process and
before an gpproved Traffic Lmpact Study(TIS)—Staff does not sLapport this request.
b. Are the access points to proposed project from Franklin and Ten Mile Roads,arterial
streets, shovm approved by City Staff?—Provisionally,these accesses are approved b
without a TIS,none of it is guaranteed.
c. Location and potential future use of Civic/transit area along north boundga of site.
d. Overall vehicular travel layout mostly focused on new location of collector roadw
versus that shown on the MSM including where a future signal is planned at Franklin.
e. What is the relation of this comer in terms of development of ther areas within the Ten
Mile Area
4. Conunission change(s)to Staff recommendation:
a. Revise DA provision VIII.A-l.b to include the first part of the Applicant's request for
wording change.
5. Outstanding issue(s) for City Council:
a. None
C. The Meridian City Council heard these items on October 27,2020.At the public hearing the
Council moved to approve the subject Annexation and Zoning request.
I. Surnmant of the City Council public hearing;-
a. In favor: Stephanie Leonard,Applicant Representative; Walt GasserAp-Vlicant
b. in opposition:None
C. Commenting: Stephanie Leonard;Walt Gasser; Trevor Gasser,Applicant;JustinLucas
ACHD Representative.
d. Written testiniony:-None
e. Staff presenting application: Joseph Dodson,Associate Planner
f. Other Staff commenting on application:None
2. Key issue(s)of public testimonT.
a. None
3. Key issue(s)of discussion by City Council:
a. The near and long term potential use of the reserved Civic area near the northeast comer
of the site,how the 2040 timeline was decided by staffif and should there be an
additional option for the City to purchase this area made part of the DA provision.
b. Staff s comfort level with the DA and whether it has been deemed strong enough to
dictate future development on the subject site; should anything change,will the
Applicant be required to go before City Council again?
c. The ex-Dected timeline of development—specifically,whether the residential or
commercial component is expected to be constructed first.
d. The-point of access to Franklin Road that is slated to be signalized by ACHD and how
the construction of this siMal might occur with the A
"licant not owning the prope y
directly adjacent to Franklin Road—Justin Lucas from ACHD responded to this
question following staff s comments outlining that with the required Traffic Impact
Study(TIS),ACHD will review what the Applicant will be required to participate in
regarding the future signal and all requested acc
e. Whether a discussion has occurred between the develoDer and the Community
Development department on assisting the A
�PDlicant in finding tenants for the
commercial portion of the site in order to try and bring family-wage jobs to Meridian.
f. Clarity on why staff decided to not push the floor area ratio goal from within the
TMISAP and how has that been mitigated within the staff report and subse
provisions.
Page 15
4. City Council change(s)to Commission recommendation.
a. Approve the revised language for DA provisions VIII.Al.b&VIII.Al.1 per the
Applicant's request—Staff expressed no concems with these revisions as the
clarity and do not change the function or intent of either provision.
Page 16
VII. EXHIBITS
A. Annexation and Zoning Legal Descriptions and Exhibit Map�j(NOT APPROVED)
lum
�.MVJO 9233 WEST STATE STREET I BOISE,ID83'714 1 208-639.6939 1 FAX208,639.6930
April 20,2020
Project No.:20-005
Legal Description
CITY OF MERIDIAN ANNEXATION
A pa roel of I a nd situated i n th e West 1/2 of the Southwest 1/4,Section 11,Townshi p 3 North,Ra nge I West,
Boise Meridian,Ada County,Idaho and being more particularly described as follows:
BEG IN N ING at a foun d brass cap marking the southwest come r of sa id Sect fo n 11,which bears SOO'52DCF"W
dista no.-of 2,W.23 feet from a found bra ss cap rn a rk Ing t h e West 1/4 corner of sa id Sect[on 11,thence
following the westerly line of said Section 11,NGD'52'0(rE a distance of 1,546-96 feet;
Thence leaVi ng sa d weste rly section I Ine,S88'28'33"E a dista n ce of 48.00 feet to a fou n d 5/8-in ch rebar
marki rkg the northwest corner of a pa rcel described as Parce I A of Record of Survey No�6883,(Records of Ada
Co u nty,Idaho)on the southei ly right-of-way Ii ne of t h e U nion Pacific Ra I road;
Thence fol lowi ng sa id southerly right-of-way ti ne,588'28'33'E a d Istance of 1,1&3.65 feet to a found 5/8-i nch
rebar marking the no-rt heast comer of said Parcel A;
Th ence I eaving said so utherly right-of-way I ine an d following the easterly bou nda ry lin e of sa id Pa rcel A,
SGD'4(Y38"W a d istance of 1,3 18.22 feet to a fo u nd iron pipe;
Thence leavi ng sa id easte rly boundary I ine,N 88'37SrW a dista nce of 2 37.14 feet to a fo und iro n p I pe;
Thence NDO'41'49'E a distance of 5.00 feet to a found iron pipe;
Thence N88'37'58"W a dista n ce of 2 27.97 feet to a fo und 5/8-inch rebar;
Then ce 500'4036"W a d[stance of 193.32 feet to a fou n d S/8-inch reba r on t he northerly right-of-way ii ne of
W.Franklin Road;
Thence S00'50`24"W a distance of 30.00 feet to the southerly line of said Section 11;
The no-e following said so Lit he rly sectlo n I ine,N89'09'3 6"W a dista noe of 771.48 feet to th e BEGINN I NG.
Sa d parce I conta ins 4 1.284 Acres,more o r I ess,and Is subj ect to a I I exi A I ng ea sem ents and/o r rights-of-way of
record or implied.
l%Li-L A 0
E N S'e
6662
Y KE
ENGINEERS SURVEYORS PLANNERS
www.kmenglip.com
Page 17
10
WEST 1/4 CORNER 0 125 250 500
N SECTION 11 Scale: 1" 250'
cl) Wnion Pacific Railroad
L.1
118165'
LANp Legend
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'0
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0 FOUND 5/8- REBAR U
CL ;a
1 662 FOUND BRASS CAP
CALCULATED POINT
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K�' BOUNDARY LINE
ADJACENT BOUNDARY LINE
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NOO*41'48"E 5.00'
LINE TABLE
LINE BEARING DISTANCE
Ll S8B2a'3.3"E 48.00
T L2 NBEr37'58'V 237.14
POINT OF BEGINNING L3 NBB'37'58PW 227.97 m n
SOUTHWEST CORNER >-Nj
SECTION 1 1-3 L2 —
L4 SO'41)'38'W 193.32 12
L 3 L2
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John Ii. E
L5 SO'5D'24"W 30.00 7A C H 7D M tc
2 Morton 0
15 14 N89'09'36"W 771.4B'
W. Franklin Road
E N G I N E E R I IN G
923�WF.5t 5TATIE sTRIEET
'06E,IDA H 0 83714
P City of Meridian Annexation
HON[�(7'01�j 639-6n4.?
km�ngllp-com
Ada County, Idaho
DATE: ApAl 20,2020
"RojEcr; �0-005
SHEET: A portion of the West 1/2 of the SW 1/4,Section 11,T�3 N,,R,1 W,B.M.,Ada County,Idaho
I OF 1
Page 18
1183-65
s88'28'33"e
11� p
n88'37'58"%v SV37'58"w
227.97 237.14
n891091361v
771.48
Title: 7Date:04-20-2020
Scale: I inch 250 feet File:
Tract 1: 41.284 Acres� 1798338 Sq Feet:Closure�n8l.2834e 0.01 Feet: Precision=11864866: Perimeter=5562 Feet
001=nGG.5200e 1546.96 005—ng&3758w 237.14 009=sDO.5024w 30.00
002—s88.2833c 48.00 006=nO0.4148e 5.00 010=n89.0936w 771.48
003—s88.2833c 1183.65 007=n88.3758w 227.97
004--sOO.4038w 1318.22 008-00-4038w 193,32
Page 19
km
ENGINEERING
Octo be r 15,2020
Project No.:20-005
Exhil3lt A
Legal Description for
C-G Zone
A parcel of land situated in the West 1/2 of the Southwest 1/4 of Section 11,Township 3 North,Range 1 West,
Boise Merid ia n,Ada Co unty,Idaho a nd bei rig more particu larly descri bed as follows-
BEG I NNING at a fo und brass cap ma rking the Southwest co mer of sa id Sect io n 11,which bea rs SOT52'00"W a
d ista nce of 2,64&2 3 feet f rorn a fo u nd bra ss ca p marking the West 1/4 cc mer of said Section 11,thence
fo I lowi rig the westerly I ine of sa id Sectio n 11,N00*52'WE a dista nce of 1,546.96 feet,-
Thence leaving said westerly I i ne,S88*28'33"E a dista nce of 48.00 feet to a foun d 5/8-inch reba r ma rld ng th e
Nort hwest come r of a pa rce I of la nd d escribed as Pa roel A of Reco rd of 5 u rvey No.6883,on the southe rly
righ t-of-way lin e of the U n ion Pacific Ra il roa d;
The n ce fol lowi rig said so utherly rig ht-of-way line,588'28'33"E a dista nce of 643.44 feet;
Then w leav-i ng said so utherly r ight-of-way I ine,SOO'52'W"W a dista nce of 306.93 feet;
Thence N89o0649�"W a distance of 19.91 feet;
Thence S76'01'35"W a distance of 203.2 6 feet
Thence 500'52'WW a distance of 497A8 feet,
Thence 397.66 feet along t he a rc of a circu lar curve to the left,sa id cu rve havi ng a ra d iu r,of 250.00 feet,a d eJta
a ngle of 9 1*08'14",a chord bea ri rig of S44*42'07"E a nd a chord d istance of 357.04 feet,
The nce 589*09'12"E a dista nce of 505.2 5 feet to the easterly bou ndary I ine of said Pa rcel A;
Th e nce fol lowingsa id easte rly bou ndary fine,SOO*40'38"W a d ista nce of 2 Is.18 feet to a fou nd iron pipe;
Thence leaving sa id easterly bounda ry Ii ne,N88'37'5 8"W a dista nce of 2 37.14 feet to a fou nd i ron pi pe;
Thence NOD'41'49"E a distance of 5.00 feet to a found iron pipe;
The nce N88*37'SrW a d ista n oe of 2 27.97 feet to a fDu nd 5/8-i rich re bar;
Thence SOO'4(Y3rW a distance of 193.32 feet to a found 5/8-inch reba r on the northerly right-of-way line of
W.Franklin Road;
Thence SOO'5(Y24"W a distance of 30.00 feet to the southerly line of said Section 11;
The noe follow ing sa id south erly lin e,N89'09'36"W a d istan ce of 771.48 feet to the POI INT OF BEG INN I NG.
Said parcel contains 24.011 Acres,more or Im,and is subject to all existing easements and/or rights-cf-way of
reco rd o r i in pi ied.
Attached hereto[s Exhibit B and by this reference is hereby made a part of
All subdivisions,deeds,records of surveys,and other instruments of record referenced herein are recorded
documents of the county in which these described lands are situated in. KL L AV
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0- 6662
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Page 20
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10
WEST 1/4 CORNER
SECTION 11
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(n 1 0 125 250 500
Scale.- 1" 250'
S89'09'12"E 505.25'
L5
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POINT OF BEGINNING -8
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SOUTHWEST CORNER
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1469-09'36V 771.48'
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E N G I N E E R I K G
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z
0 BOISE,MAHO 83714
PHONE(208)M-6931) C-G Zone
k�engllpmm
D Ada County, Idaho
DATE: October 15,P020
PnJECT-- 20-005
SHEET: Exhibit B
1 OF 2 A portion Ofthe West 1/2 oftheSW-1/4,Section 11,T.3 M,R,I W.,B.M.,Ada County,Idaho
Page 21
643.44
2
505.25
s89'09'12"c
&D
n88'37'58"�
227-97
237,14
n89'09'36"w
771.48
Title: Date: 10-14-2020
Scale: I inch 260 feet IFile:
Tract 1: 24.011 Acres; 1045912 Sq Feet:Closure=n33.1032w 0.01 Feet: Precision=1/869W: Perimeter-5852 Feet
001=nOO.5200e 1546-96 007-sOC.5200w 497.48 01 3--n88-3758w 227.97
002=s88.2833e 48.00 ORS:L�R--250.00,Ddn�91.0814 014-sOO.4038w 193.32
B.g--44.4207.,Chd=357-04
003=s88.2833e 643.44 009=s89.0912e 505.25 015=sOO.5024w 30.00
OG4=sOO.5200w 306.93 0 1 O=sOO.403 Sw 218.18 016-n89.0936w 771,48
005=n89.0649w 19.91 01 I�M&3758w 237.14
006-s76.0135w 203.26 0 12=nOO.4148e 5.00
Page 22
km
E N G I N E E R r N G
October 15,2020
Project No..20-005
Exhibit A
Lega I Description for
R-40 Zone
A pa rce I of la nd sit ua ted i n th e West V2 of the Sou t hwest 1/4 of Sect ion 11,Town shi p 3 No rth,Ra nge 1 West,
B oise M e ri d ran,Ada Cou nty,I d a h o a nd be i ng mo re pa rticu la rly de sc r1bed as fol lows:
Cc m men ci ng a t a fo u nd brass ca p rn ark ing th e Sou thwest cc rn e r of s a id Sectio n 11,w hich bea rs SW52'00"W
a d[sta n ce of 2,646,23 feet f ro rn a fo u nd b ra ss c a p rn a rking t he West 114 corner of sa id Sectio n 11,the nce
fo I iowi ng t he we ste rly I i ne of sa id Sect io n 11,NOO*52'00"E a d ista nce of 1,53 9.02 feet;
T h e nce leav Ing sa id westerly 1i ne,S89'0W00"E a d ista nce of 691.4 0 feet to th e no rthe rly bou nda ry I i n e of a
pa rcel of la nd d escribed a s Pa ree I A on Record of S urvey No.6883,on th e so utherly right-of-wa y Ii ne of th e
Union Pacific Rafiroad and belng the POINT OF BEGINNING.
Thence following said southerly right-of-way line,S88*28!33"E a c1l5tance of 540.21 feet to a found 5/9-fnch
re ba r ma rking the No rthea st cc rn e r of sa id Pa rce I A;
Th e nce leavfng sa id so utherly r Ight-of-way J i ne an d fo[lowing th e easte rl V bou nda ry J i n e of sa id Pa rce I A,
S00'40'3 8"W a d ista nce of 1,100-04 feet;
The n ce leavi ng sa A ea sterly boun da ry I In e,N 89'09'1 2"W a d ista nce of 505.25 feet;
Th e nce 3 97.66 feet a lo ng th e a rc of a c ircu lar cu rve to t h e right,sa id cu rve havi ng a ra d i us of 250.00 feet,a
de Ita a ngle of 9 1'08!14",a cho rd bea ri ng of N4442'07"W a nd a c ho rd di sta nce of 35 7.04 feet;
Thence NOO*52'00"E a distance of 497.48 feet;
Th e nce N76'01'3 5"E a d ista nce of 2D3�2 6 feet;
Thence S89606'49'E a distance of 19.91 feet;
The nce NOO'52'CD"E a d ista nce of 306.93 feet to t he POI NT OF BEGI N N I NG.
Sa i d parce I con ta ins 17�2 73 Acres,m ore o r less,and is su bject to a I I existi ng ea sements a nd/or Cights-of-way of
reco rd o r i rn pl ied.
Attache d he reto is Exh ib it B a nd b V t h Is refe re nce is h ereby rn a d e a pa rt of.
All subdivisions,deeds,records of surveys,and other instruments of record referenced herein are recorded
d ocurn e nts of th e cou nty i n w hI1 ch these descri be d ia n ds a re situ ate d in.
1,L LANO
662
1P
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9233 West State Street Bo4se,Idaho 83714 - 20&639.6939 kmenglip.com
Page 23
10 �L LAND$
WEST 1/4 CORNER .0
C' NZENse
SECTION 11
1k:
13- 6662
or
n Pacific Railroad
— — — Q Y KE
S88'28'33"E 540.2 V
- "U 2'
L1 (TIE) r 01 1'�
rPOINT OF BE�GINNtNG
Franklin&Ten mile L3
LLC
10
cu U�'
LLPI 6
�E 00 0
C - �v R-40
0 L0
0
V)
Z
C�
POINT OF COMMENCEMENT
SOUTHWEST CORNER
SZCTION 11 IN
0
Legend
a FOUND 5/8' RESAR
FOUND BPASS CAP
CALCULATED POINT
SECTION LINE Q 125 250 500
lam BOUNDARY LINE
ADJACENT BOUNDARY LINE:
E IN G f IN E E R I IN G Scale. 1 250'
SM W EST STATE STREET
130 IsE,IDAHO n724
MONE(2081639-6539
R-40 Zone
Ada County, Idaho
DATE: OdOb-15.2020
< PROJECT., 20-005
SHEET: Exhibit B
A o rti on of th I-West 1/2 of the SW 1/4,Se ct!o n 11,T.3 N.,R,1 W,B.M.,Ada Co Lrn ty,Id ah a
1 OF 2
E
Page 24
540.21
s88*28'33%
03.?,6 7
P
7t
Sll
3�67
n89'0912"w
505.25
Title: Date� 10-14-2020
Scale: I inch 200 feet File:
Tract 1: 17.273 Acres: 752430 Sq Feet;Closure s65,0116e 0,01 Feet; Precision—1/322352: Perimeter 3571 Feet
001=s88.2833c 540.21 004:RL R-250.00.Ddta=91.0814
R�g-4420�,Chd-,35TO4 007—s89,0649e 19,91
002=sOO.4038w 1100.04 005—nOO.5200e 497.49 008=nOO.5200e 306.93
003=n89.09]2w 505.25 006=n76.0135c 203.26
Page 25
B. Bubble Plan(date: 6/8/2020) (NOT APPROVED)
LEGEND
IOMMIIIIIAI i TENMILE'-REK FULL ACIE11
OFFICE/RETAIL SPECIALTY OIFIFIC�ll
SUl CTTOA PR VA WIT
RESIDENTIAL R 40 FINAL DEVEL01 7MEONTPLI.I" INIERORTRAVILWAY
civic BOUNDARY + l COLLE-1
..lLR.ADTRACK1 SPICIALT SITE ENHANCEMENTS
E= NOTAA. H+� (PLAZAS,YAN DSCAPING,l
QHF-SITF ROADWAYS PEDESTRIAN PATHWAYS(LOCATIONS ARE SCHEMATIC)
RAILROAD RIGHT OF WAY
;V-4
4*
RAO civic
COMMERCIAL RESI DENTAL
G
C M
CERCIAL
N*e.'
...........
Vs .8
%A'oftsvv
m CG C� R-40
COMMERCIAL OFFICE/RETAIL RESIDENTIAL
Cr, CE/R
COMERCIAL
OFFI CG IL
ACHD
SPECIALTY NOT A PART
FFICE/RETAIL
FRA KILIN ROAD
N
RINCIPAL ARTERIAL)
FTEN MILE AND FRANKLIN BUBBLE DIAGRAM
0 70' 140' ?101
PI
ian Scale:I"=70'Wl l ft 24'X36"
Page 26
C. Revised Coneept Development Plan(A+wust September 2020)
THE GATEWAY AT 10 MILE
w --d=
RAILROAD RIGI IT OF WAY C-C R-40 RAILROAD RIG-ffCF WAY
J64
OP EN AREA 4 5TORY APA MENTS
WfELEVATOR EXECUTIVE
M Ln-STOR
r: F�-�i.T-,
aA41..........FL. L
4 5TORY APARTMENT$
OJECISCIVE
j PPARTMENT9
foin
PLA-ZA A
PUBLIC
STRE15T DMCVTIVE
TYPICAL� 4 STOFrf APARTMENTS
PATMWXYS 4 WELEVATOR APARTMENTS
TVPICAL
To
TOWNHOMES
3STORY 3 srmw, 3STORY 3 STORY WITH ARAGE'T
ON BOTTOM
R-40
c G
Ap—
mul-ri-slorN
I'LAIA It
WIWI
rRivATC
STREEt,
TWICA fmilpi
N ArHORT PUT
sroRy OYA PA NOT A PART
PO D RELOCATION
FRAP*KLIM ROAD
,PRINCIPAL ARTERIAL)
------ .....
SM AREA CALCULMONS,.
4-STORY APARTMEN7,576,309 SIF 113.2 3 ACRES)
3-STORY 7OWNHOMER 133,301 S F(3.06 ACRES)
COMMERCIAL/OF F IC�:987438 5F(22.67 ACR ES)
DEVELOPMErfr PLAN
Page 27
D. Applicant's Proposed Development Agreement Provisions
Ten-NUle and Yr-anklin—1ropo&ed Conditions for DA
We propose that the following items be included as conditions goveming development of the subject
property:
• Hui Id ingsalongren M i I c and Frank]i n%hou I d relate effecti vel y to each fronti ng
street. Buildings along Ten Mile and Franklin should be at or close to the
property I ine facing the street with mam entrances/facades oriented to the street.
Parking will not be permitted between front of building and street frontage
along Ten Mile and Franklin.
• Buildings at the comer of Ten Mile and Franklin should "hold the comers"
to the extent feasible given the constraints of the site due to Ten Mile Creek.
• The space between a building fa�atle and the adjacent sidewalk should be
landscaped with a combination of lawn,groundcover,shrubs,and trees.
• Minimize single-story structures. Include at least one multi-story building
fronting on Ten Mile and at least one TnUlti-StOry building fronting on
Franklin- On single-story structures, use architectural facades to add height
wherever possible and visually effective.
• Incorporate plaz as between compati b le us es to provide share d outdo or seating
and enhance pedestrian circulation between uses-
• Restaurants are encouraged to have outdoor dining. Shops & stores are
encouraged to open their doors &street front windows&use clear glass that
allow%visual access inwards&outwards-
• Incorporate hurnan-scale design with building entrances placed close to the
street, ground floor windows, articulated facades, appropriately s", ed signs
and lighting, and awnings and other weather protection. Create architectural
distinctions between any ground and upper stories- Announce entries through
changes in details,materials,and design compositions.
• Provide elements that become focal points and announce special places in the
Ten Mile area (gateway & cntryway corridor signs, continuous walkways,
attractive Arcetscape 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
busi nessc s th cy identify i n co I ors,materi ak,si zes,s hapes,and I i ghti n g-
Page 28
E. Proposed Street Sections and Plaza Exhibit
THE GATEWAY AT 10 MILE
10 M-P 04444-SO
SECTIO
% PLAZAA- 4J
SECTION I
f
SECTION
PLAZA B
FRANKLIN ROAD
%
'1:KEULA'.... P D11TRIAN
SrCTION 2 L.1 DIAGRAM C RC CIRCULATION
DECORATIVE FLOWER POTS
SITE FEATURE-ART/SIGN BENCH SEATING TREE GRATES SHADE
BISTRO SEATING MAP KIOSK
PLAZA A
SITE FEATURE-ART I SIGN BENCH SEATING TREE GRATES DECORATIVE FLOWER POTS
BISTROS ATING SHADE
%
----------
A
PLAZA 9 CONCEPTUAL,SUBJECTTO CHANGE
Page 29
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DiviSION
I. A Development Agreement(DA)is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian,the property owner(s) at the time of annexation ordinance adoption,and the
developer.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division
prior to commencement of the DA. The DA shall be signed by the property owner
and returned to the Planning Division within six(6)months of the City Council
granting the annexation. The DA shall, at minimum, incorporate the following
provisions:
a. The stibmitted Wable pla-m in Seetion VILB is not approved as shew-fl.At 1
ten(10) da�,s-prior-to the City Getmeil hearing,the Applieafft shall sub
revised bubble plan r-efleeting StafPs r-eeemmeaded revisions her-ein.
b. The Applicant is required to submit a Development Agreement Modification
enee a more speeifie develepmef4 plan is knewti or-when any futufe
subdivision oeeufs; the futwe develepmef4 plan shall address ifftemal vehiele
a-ad pedestfia-m eir-etilation, stfeetseapes, ftitefe iises,biiilding design, a-ad aeeess
if any future development or gpplication materially deviates ftom the gpproved
Development Plan and recorded Development Agreemen . The City shall not
issue a building permit until the property is subdivided.and-a:Ttgt&
develowneat pla-a is apor-eved by C-ouneil.
c. The Applieant shall revise the bubble plan to show a larger-residential area to
inelude these areas sheNN%as"effiee/r-etai!"and wmex if4e the City of Mer-
with TN G (Traditional NeigMerhood GepAer-Distfiet)a-ad TN R(Raditienal
Neighbor-heed Zening Distfiet)zoning instead of the requested R 40 zoning
designatiAn At least ten(10)days prior to the City Council hearing,the
applicant shall provide revised legal descriptions and exhibit maps for the
requested C-G and R-40 distfiet and the Feeeffffneaded T-N G a-ad T-N zoning
districts-to reflect the revised concept plan as seen in Exhibit VII.C.
d. Within the TN R and TN G zening distFiet,at least those stfuetwes abutting
d thr-etigh the develepmen4 shall be vet4ieally in4egfated stpaetwes a
meet the speeifie use standards as st4ed in UPC 11 4 3 4 1, or-single fainil
stfuetwes to efisufe a diversity a-ad mix of housing pr-eduets.
e. No mer-e than twe (2)bttildiags aleng eaeh a4er-ial r-eadway within the
pr-epesed G G zoning distfiet shall be single stefty s4ffettffes(two Wildings
alefig N. Ten Mile Read a-ad two buildings alefig W. Fr-aflklifi Read), exeept
that additional single story struetwe allotment may be r-eqeested W-hefe in a 44-
e*eha-nge for-stmetwes that afe gr-ea4er-than 2 st i
f. The Applicant shall comply with the design standards as proposed and shown
in Exhibit VILGD. The applicant shall also comply with the following
additional design standards at a minimum:
1. Street level commercial must have at least 40%of the linear dimension of
the faqade as windows or doorways;
Page 30
2. No wall frontage shall continue uninterrupted by a window or public access
for a linear distance of greater than 12 feet;and
3. The principle doorway for public entry into a building shall be from the
fronting street-.;
4. Minimally six(6)of the eleven Q 1)proposed single-sto1y structures shall
be built with a first story clear ceiling height of 12-15 feet, especially those
two structures along the main internal thoroughfare built adjacent to the
proposed street cross-section 2 as seen in Exhibit VILC, an
5. In place of the fourth bullet point shown in Exhibit VILD,the following
provision shall apply: Minimize single-story structures; on single-sto
structures,use architectural facades to add height wherever possible and
visually effective.
g. All street cross-sections(excluding commercial parking lot drive aisles) shall
be consistent with the submitted cross-sections as shown in Exhibit VILE,
commensurate with the Ten Mile Interchange Specific Area Plan(TMISAP)
for traditional neighborhood design. Commercial drive aisles should still be
designed with a high degree of pedestrian connectivity and comfort in mind,
and utilize on-street parking where feasible to separate pedestrians from
automotive traffic.
h. The Applicant shall preserve the Civic portion of the site for the future
development of a multi-modal transit station. Interim uses shall be limited to
shared/overflow parking, gpen space, and temporary uses(i.e. outdoor markets,
car shows,mobile sales units, special events,and others as outlined in LTDC 3-
4. If by 2040 no Valley-wide study is adopted or the Treasure Valley High
Cgpaciiy Transit Study determines a transit station is not necessga here,this
restriction shall be null and void.
i. All future landscaping and lighting shall be consisting with the TMISAP and
Public Works standards.
j. No accesses to N. Ten Mile Road and W. Franklin Road are approved with this
application; access points to these arterial roadways will be reviewed in
conjunction with the ftiture traffic impact study required by Ada County
Highway District(ACHD)upon future development of the subject site and any
future subdivision.
k. Upon future development,the Applicant shall construct half plus twelve feet of
the required right of way for the future collector street located in the southeast
comer of the property.
1. The Applicant shall construct the east-west street in the northern portion of the
site as a full public street ending in the southeast comer of the proposed Civic
site a4eng the eastem pr-epei4y bettadafy and wholly on this pr-epefty staffifig
the eelleeter-roadway in the southeast eemer-of th � . 1� I ending in the
aeAheast eemer-ef the site where the Civie ftAdfe!a-ad t*s as shown on the
btibble revised eeneept approved Development pPlan in Exhibit VII.C.
in. Future development of this site shall comply with the Ten Mile Interchange
Specific Area Plan(TMISAP)goals submitted by the Applicant,as shown in
Exhibit VILGD; all other goals stated in the TMISAP shall also be complied
with to the extent possible other than the Floor Area Ratio (FAR)requirement.
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n. Future development of both the commercial and residential structures shall
comply with the applicable architectural design guidelines within the TMISAP
and the Architectural Standards Manual(ASM).
o. Future development shall be consistent with the development and dimensional
standards listed in UDC I I-2A-8 for the R-40 zoning district and those listed in
UDC 11-213-3 for the C-G zoning district. 11 2D 2 fer-the r-eeemmea
tr-aditional neighbofhood distr4ets.
p. The Applicant shall comply with the ordinances in effect at the time of
application submittal.
q. The future residential development on this site shall be developed with a
density range of 8-15 dwelling units per acre,based on the acreage of the entire
site.
n The Appheant shall integfate the Ten Mile Greek inte the develepment vi
outdoor-dining andler-speeialty retail to ineor-por-ate the er-eek as an afflenity
the development.
s. If an agreement with ACHD to relocate their pond to the constrained piece i
the southwest comer of the site is not accomplished,T-hethe Applicant shall
coordinate with the Parks Department to include a public amenity(trail hub lot)
in the southwest comer of the site,labeled as speeialty retail possible ACHD
pond relocation on the b4ble gcognggept plan. If an neither agreement with the
Parks PepaAine cannot be made,the Applicant may construct this area with a
specialty use that allows for an activity node for the development. Future
development plans shall show this area of the bubble ggngept plan with greater
detail following these discussions.
t. Minimally those commercial buildings fronting along the central thoroughfare,
proposed to be built adjacent to the labeled street section 2, shall be built as
close to the back of sidewalk as possible—outdoor dining mgy be used in this
area as an alternative but building fagades shall be built no further than 10 feet
from back of sidewalk in M case.
u. The prgposed plazas as shown in Exhibit VILE shall be built as raised islands
for added pedestrian safety and placemaking;the addition of bollards shall also
be considered for added safety and to delineate travel areas.
v. Future development and potential changes to the development shall include no
more than 45%of the subject site with residential uses,as measured in acres
and square feet.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 A street light plan will need to be included in the preliminary plat application. Street light
plan requirements are listed in section 6-7 of the City's Design Standards.
1.2 The City owns and maintains a reclaimed water system adjacent to the subject site.
Connection to this system is required for irrigation use. Use of reclaimed water is contingent
on final design/demand. Reclaimed water is only for commercial/office areas (no
residential). All reclaimed lines/sprinklers must be designed per the city's reclaimed
specifications including signage. Applicant shall be required to execute a user agreement
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before water delivery. (See"Sample Reclaimed Water USER MANUAL" and"December
2017 RECYCLED WATER USER AGREEMENT" for additional information and
examples.)
1.3 A Floodplain Development Permit is required for effective A Zone development.Applicant's
engineer may want to extend the TM Crossing Hydraulic Study to determine actual
floodplain and BFE's.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department,and execute standard forms of easements for any mains 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 Departments Standard
Specifications.
2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The 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 easements shall not be dedicated via
the plat,but rather dedicated outside the plat process using the City of Meridian's standard
forms. The easement shall be graphically depicted on the plat for reference purposes. Submit
an executed easement(on the form available from Public Works), a legal description
prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of
the easement(marked EXHIBIT A)and an 81/2"x I F map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. All easements must be submitted,reviewed, and approved prior to development
plan approval.
2.4 The City of Meridian 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 primary source. If a surface or well source is not
available,a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized,the developer will be responsible for the payment of
assessments for the common areas prior to prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final
plat by the City Engineer. Any structures that are allowed to remain shall be subject to
evaluation and possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed
per UDC I I-3A-6. In performing such work,the applicant shall comply with Idaho Code
42-1207 and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering
Department at(208)898-5500 for inspections of disconnection of services. Wells may be
used for non-domestic purposes such as landscape irrigation if approved by Idaho
Department of Water Resources Contact Robert B. Whitney at(208)334-2190.
Page 33
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections(208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and
activated,road base approved by the Ada County Highway District and the Final Plat for
this subdivision shall be recorded,prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of I 10%will be required for all uncompleted
fencing, landscaping, amenities, etc.,prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on the
final plat as set forth in UDC 11-5C-3B.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process,prior to the issuance of a plan
approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC I I-I 2-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill,where footing would sit atop fill material.
2.18 The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
2.20 At the completion of the project,the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any structures
within the project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A
copy of the standards can be found at
http://www.meridiancity.org/public—works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125%of the total construction cost for all incomplete sewer,water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
Page 34
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20%of the total construction cost for all completed sewer,water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
C. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https:11weblink.meridiancity.orglWebLinklDoc View.aspx?id=1886 72&dbid=O&rgpo=Meridian C
ky
D. CENTRAL DISTRICT HEALTH(CDH)
https:llweblink.meridiancily.orglWebLinklDoc View.gvpx?id=187422&dbid=0&r0o=MeridianC
iv
E. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancily.orglWebLinklDoc View.gvpx?id=18993 7&dbid=0&r0o=MeridianC
iv
F. COMPASS(COMMUNITY PLANNING ASSOCIATION)
https:llweblink.meridianciU.orglWebLinkIDoc View.g,,vpx?id=188458&dbid=O&roo=MeridianC
iv
IX. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall, at the public hearing,review the application. In order to grant an
annexation and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
Commissionfinds the proposed zoning map amendment to C- T' TX C—and TX R di-striet-y-and
n-&�R-40 zoning district is consistent with the Comprehensive Plan, if allprovisions of the
Development Agreement are complied with.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Commissionfinds the proposed zoning map amendment will allowfor the development of
multiple types of residential and commercial uses which will contribute to the range of
housing opportunities available within the City and more employment opportunities in the
Ten Mile Area, consistent with the Comprehensive Plan and the purpose statement of the
Mixed Use Commercial designation of the Ten Mile Interchange Specific Area Plan.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Page35
Commissionfinds the proposed zoning map amendment should not be detrimental to the
public health, safety and welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the city including,but not
limited to, school districts; and
Commissionfinds the proposed zoning map amendment will not result in an adverse impact
on the delivery ofservices by anypolitical subdivision providingpublic services within the
city.
5. The annexation(as applicable)is in the best interest of city.
Commissionfinds the proposed annexation is in the best interest of the Cityper the Analysis
in Section V and the DA provisions contained herein.
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