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PZ - Staff Report 3-18 STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING DATE: March 18,2021 TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner 208-884-5533 SUBJECT: H-2020-0074 TM Center-PP Ten Mile Crossing—MDA,RZ LOCATION: East of S. Ten Mile Rd. &south of W. Franklin Rd.,in the north half of Section 14,Township 3N.,Range 1 W. } Wgend M Legend �X V. „ Rxca� _o-,a-C� E LL- I --- ; JFT-- - '77 rr I. PROJECT DESCRIPTION Preliminary Plat consisting of 83 buildable lots and 2 common lots on 132.42 acres of land in the R-40 and C-G zoning districts; Rezone of 40.98-acres from the R-40 and C-C zoning districts to the C-G zoning district; 3.9-acres from the TN-C and C-G zoning districts to R-40 zoning district; 0.65-acre from the R-8 and TN-C zoning districts to the C-G zoning district; and 0.53-acre from the TN-C zoning district to the C-G zoning district; and, Page 1 Development Agreement modification to terminate all existing agreements in the Ten Mile Crossing development area in favor of one master agreement to govern future development of the overall area. The proposal includes a request for adoption of project-specific design guidelines to supersede those in the Ten Mile Interchange Specific Area Plan(TMISAP),which include deviations from certain goals and guidelines including decreased floor area ratios,different street and streetscape designs, landscape and architectural design elements and site development standards,including an increase in height in the C-G zoning district of up to 100-feet to allow for 6-story buildings [i.e. TM Crossing—AZ-12-005 (Inst. 114002254, 1st Addendum#2016-062220,2nd Addendum#2017-051907,TMC Expansion#2019-011700);TM Creek/TM Creek East—AZ-13-015/H-2015-0018 (Inst. #114045759, 1 st Addendum#2016-073497,2nd Addendum #2017-113747); Ten Mile Center—AZ-14-001 (Inst. #2014-065514); Calnon Properties—H-2015-0017 (Inst. 2016-030845); and Bainbridge Franklin—H-2018-0057(Inst. #2019-077071)]. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 307.72 DA boundary; 132.42 plat boundary;46.06 rezone area Future Land Use Mixed Use—Residential(MU-R),Medium Density Residential(MDR), Designations Medium High-Density Residential(MHDR),High Density Residential (HDR),Mixed Use—Commercial(MU-C)and Commercial in the TMISAP Existing Land Uses Agricultural,commercial,restaurant,carwash,personal and professional service,office,healthcare,multi-family residential Proposed Land Use(s) Commercial,office and high density residential Current Zoning = Mostly C-G with some R-8,R-40,TN-C,TN-R and C-C Proposed Zoning R-40 and C-G Lots(#and type; 83 building(74 commercial,9 high-density residential)/2 common bldg./common) Phasing plan(#of 6(conceptually,based on market demand) phases) Number of Residential TBD Units(type of units) Density(gross&net) TBD Open Space(acres, TBD with future residential development total [%]/buffer/ qualified Amenities TBD with future residential development Physical Features The Ten Mile Creek,Purdam Gulch Drain,Von Lateral and Kennedy (waterways,hazards, Lateral cross this site flood plain,hillside) Page 2 Neighborhood meeting September 23,2020;4 attendees date;#of attendees: History(previous TM Crossing—AZ-12-005 (Inst. 114002254, 1 st Addendum#2016- approvals) 062220,2nd Addendum#2017-051907,TMC Expansion#2019- 011700);TM Creek/TM Creek East—AZ-13-015/H-2015-0018(Inst. #114045759, 1 st Addendum#2016-073497,2nd Addendum#2017- 113747);Ten Mile Center—AZ-14-001 (Inst.#2014-065514);Calnon Properties—H-2015-0017(Inst.2016-030845);and Bainbridge Franklin —H-2018-0057(Inst.#2019-077071)] B. Community Metrics Description Details ` Page Ada County Highway District • Staff report Yes (yes/no) • Requires ACHD No Commission Action es/no A full Traffic Impact Study(TIS)was not required. • Existing Abutting roadways(Ten Mile&Franklin Rds.)are fully improved;Wayfinder Conditions with detached sidewalks exists between Franklin and Vanguard;Cobalt with detached sidewalk on the north side of the road exists from Wayfinder to the east boundary of TM Creek East Apartments • CIP/IFYWP • Linder Road is scheduled in the IFYWP to be widened to 5-lanes from Franklin Road to Pine Avenue in 2020. The project includes Bridge#1120. • Linder Road is scheduled in the IFYWP to be widened to 5-lanes from Overland Road to Franklin Road and will include a new 4-lane 1-84 overpass. • The intersection of Linder Road and Franklin Road is listed in the CIP to be widened to 6- lanes on the north leg,6-lanes on the south,7-lanes east,and 7-lanes on the west leg,and signalized between 2021 and 2025. Access One collector street access(S.New Market Ave.)and two(2) driveway (Arterial/Collectors/State accesses are proposed via Franklin Rd. Hwy/Local)(Existing and Proposed) Traffic Level of Service Better than"D" Franklin&Ten Mile Roads(acceptable LOS is"E") Stub Cobalt Dr.is proposed to stub to the east for future extension. Street/Interconnectivity/ Cross Access Existing Road Network Ten Mile and Franklin Roads exist along the west and north boundaries of this site;Wayfinder exists from Franklin Rd.to Vanguard;Cobalt extends from Ten Mile Rd.to midway between Wayfinder and New Market/Benchmark. Existing Arterial A detached sidewalk exists along Franklin, some buffers;an existing asphalt Sidewalks/Buffers pathway exists along Ten Mile, some buffers Proposed Road No improvements are proposed to adjacent roadways(Ten Mile&Franklin) Improvements Fire Service • Distance to Fire 1.7 miles—Fire Station#2 Station • Fire Response Falls within 5-minute response time Time Page 3 • Resource 76%for Fire Station#2—does not meet the target goal of 80%or greater Reliability • Risk Identification Risk factor of 4—current resources would not be adequate to supply service to this project(see comments in Section VIII.C) • Accessibility Project meets all required access,road widths and turnarounds • Special/resource An aerial device is required;the closest truck company is 6 minutes travel needs time(under ideal conditions)—Fire Dept. can meet this need in the required timeframe if required. • Water Supply Requires 1,500 gallons per minute for 2 hours;may be less if building is _ fully sprinklered,which all are proposed to be • Other Resources NA Police Service • Distance to Police 4 miles Station • Police Response 3.5 minutes Time • Calls for Service 577 within a mile of site(3/1/2019—2/29/2020) • Accessibility No concerns with the proposed access • Specialty/resource No additional resources are required at this time;the PD already services the needs area • Crimes 67 within a mile of site(3/1/2019 2/29/2020) • Crashes 25 within a mile of site(3/1/2019—2/29/2020) West Ada School District Joint School District No.2(dba West Ada School District) has experienced significant and sustained growth in student enrollment during the last ten years.Many of our schools throughout the district are operating at or above capacity. Based on U.S.census data,we can predict that these homes,when completed,will house 380(=#homes x 0.8 ner census data) school aged children.Approval of the TM Center will affect enrollments at the following schools in West Ada District: Enrollment Ca aci Miles (Bev.m School) Peregrine Elementary 526 650 1.9 Meridian Middle School 1285 1250 2.7 Meridian High School 2126 2400 1.5 Due to the abundant amount of growth in the area,West Ada is actively building new schools,and boundaries are always changing.These future students could potentially attend Owyhee High School. Page 4 Wastewater • Distance to Sewer Directly adjacent Services • Sewer Shed South Black Cat Trunk shed • Estimated Project See application Sewer ERU's • WRRF Declining 13.96 Balance • Project Consistent Yes with W W Master Plan/Facility Plan • Impacts/Concerns The current sewer configuration submitted with this application,depicts at intersection of Colbalt and New Market Avenue,flow being enabled to go in either the north or the west direction.This needs to be corrected so flow only goes in one direction.Based on conversations with applicant 8"sewer line on Cobalt will not connect to manhole at intersection. Water • Distance to Water Directly adjacent Services • Pressure Zone 2 • Estimated Project See application Water ERU's • Water Quality This development will result in a long dead-end water main which may result Concerns in poor water quality. Connecting to the south will eliminate this dead-end and correct this problem. • Project Consistent Yes with Water Master Plan • Impacts/Concerns •To alleviate the water quality issues,this development must extend the proposed 12"water main south to connect into the existing water main in S New Market Ave(TM Crossing No 4). •Make sure to tie into the existing 12"water stub in Vanguard(between lots 6&25,block 1 Page 5 C. Project Maps (Preliminary Plat Boundary) Future Land Use Map Aerial Map Legend i Legend Project Laca-hor I Projeoi Lnca&m U� 115 igh HighI -D n liif - — Id I Ln MU-Res ' - General II..Jsfda Zonin Ma Planned Develo ment Map Legend R- RUT R- Legend IdProjeci Lcoai�or C R- I - - Prcjeot Lima fian y - L- i City Lin-ik R-1 RUT O C-N I-L I-L — Planned Parcels L- C- --- R-40 RUT TN- Ir ' - RUT - ----- 40 -C R1 TM- C-C- ~RUT R1 U_7 R RUT I-L RUTS R1� I ri sffl III. APPLICANT INFORMATION A. Applicant: Michael Wardle,Brighton Development—2929 W. Navigator Dr. #400,Meridian, ID 83642 B. Owners: SCS Brighton,LLC—2929 W.Navigator Dr. #400,Meridian, ID 83642 SCS Brighton 11, LLC—2929 W.Navigator Dr.,#400,Meridian,ID 83642 Page 6 DWT Investments,LLC—2929 W.Navigator Dr.,#400,Meridian, ID 83642 SCS Investments, Inc. —2929 W.Navigator Dr.,#400,Meridian, ID 83642 SCS Investments, LLC—2929 W.Navigator Dr.,#400,Meridian,ID 83642 SCS TM Creek,LLC—2929 W.Navigator Dr.,#400,Meridian,ID 83642 Brighton Land Holdings, LLC—2929 W.Navigator Dr.,#400,Meridian,ID 83642 C. Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper notification published in newspaper 2/26/2021 Radius notification mailed to property owners within 300 feet 2/23/2021 Public hearing notice sign posted 3/4/2021 on site Nextdoor posting 2/25/2021 V. COMPREHENSIVE PLAN ANALYSIS No changes are proposed to the Future Land Use Map(FL UM) or text of the Comprehensive Plan or the Ten Mile Interchange Specific Area Plan (TMISAP). LAND USE: Approximately half of the property subject to the proposed new Development Agreement(DA) is designated on the Future Land Use Map in the Comprehensive Plan as Commercial with some Medium Density Residential(MDR),Medium High Density Residential(MHDR),High Density Residential (HDR), Mixed Use Residential(MU-RES)and Mixed Use Commercial(MU-COM) [see pg. 111 (D-1), Appendix D]. Development of this area is governed by the Ten Mile Interchange Specific Area Plan (TMISAP) and existing DA's. Seepages 3-5 thru 3-9 in the TMISAP for more information on these specific land use designations. Legend fdP 'ea-Loa fun \ I hAixe KeRsiounnul Cmp o ent �uUl Res .0 �� id ntio i n Generolln ustri High. ens' -sidei Page 7 Since the adoption of the TMISAP in 2007,there have been substantial changes to the FLUM in this area. In 2012,an amendment to the map was approved for TM Crossing(CPAM-12-001)that changed 30.5-acres of land from Lifestyle Center(LC), 8.5-acres from Medium High Density Residential (MHDR) and 40-acres from High Density Employment(HDE)to Commercial with C-G zoning to accommodate a range of uses including office/professional,hospitality and large& small retailers. A market analysis provided by the Applicant at the time deemed another lifestyle center in addition to The Village at Meridian wasn't feasible in such close proximity. Although future development wouldn't be held to the mixed-use guidelines of the Plan, future development was required to comply with the design goals of the Plan through the DA to ensure consistency with the Plan and the overall area. This area has developed with several multi-story professional office and medical office buildings and is still in the development process.Note: The Commercial land use designation is a FL UM designation in the Comprehensive Plan but not in the TMISAP; therefore, there are no specific design guidelines in the Plan for this designation. In 2015, an amendment to the FLUM was approved for Calnon(H-2015-0017)that changed the FLUM designation on 40.06-acres from Medium High Density Residential(MHDR)&High Density Residential(HDR)to Mixed Use Commercial(MU-COM) and 15.49-acres from Medium Density Residential(MDR),MHDR and High Density Residential(HDR)to Mixed Use Residential(MU-RES). In the absence of a development plan, a conceptual use plan was approved with the DA for retail, office and service commercial uses within the MU-COM area and office/medium high-density residential uses in the MU-RES area to ensure a mix of uses is provided in this area consistent with the underlying FLUM designations.No development has occurred yet in this area. Most recently in 2019 with the new Comprehensive Plan(Res. #19-2179),the FLUM designation on approximately 62 acres of land on the western half of the Ten Mile Center(aka Treasure Valley Investments)property was changed from Lifestyle Center(LC)to Commercial based on the finding in the previous market analysis that another lifestyle center couldn't be supported in such close proximity to The Village.No development has occurred yet in this area. Conceptual development/use/roadway alignment plans were previously approved with DA's for the land proposed to be governed by one overall new DA that currently govern future development of these areas. TRANSPORTATION: No road improvements are planned adjacent to this site as Ten Mile Rd. is fully improved with 5-travel lanes, curb, gutter and a 7' wide attached temporary asphalt pathway; and Franklin Rd. is fully improved with 5-travel lanes with curb, gutter and 5-foot wide attached sidewalk abutting the site. A traffic signal exists at the S.Vanguard Way/S. Ten Mile Rd. intersection and a signal has been installed through the poles at the W. Franklin Rd./S. Wayfinder Way intersection—ACHD will hang the mast arms when warranted. Conduit was also installed at the New Market Ave. (Benchmark)/Franklin Rd. intersection with the Franklin Road widening project to accommodate installation of a future signal which is required to be constructed through the signal poles and luminaires prior to signature on the final plat. When ACHD determines it's warranted in the future,the District will complete installation of the signal and put it into operation. Construction plans for the extension of S.Wayfinder Ave.between the two roundabouts within the proposed plat were approved by ACHD on May 26, 2020 outside of the subdivision process and the street and detached sidewalks have been constructed. The plans were approved by the City Land Development Division for consistency with City standards pertaining to extension of water& sanitary sewer main lines and street lights but were not reviewed or approved by the Planning Page 8 Division and do not comply with the design guidelines for that street section(i.e. "E") as designated on the Street Section Map in the Plan and as required in the existing DA for Ten Mile Center(see Street Design below for more information). Construction plans for the extension of W. Cobalt Ave. from the Wayfinder roundabout to the east edge of the Ten Mile Creek East Apartment project(midway between Wayfinder and New Market/Benchmark)were approved by ACHD with that project also outside of the subdivision process and the street and detached sidewalk on the north side has been constructed. These plans were also not reviewed or approved by the Planning Division and don't comply with the street section [i.e. "E" (or"D")] desired in the TMISAP for the east/west collector street connection between Wayfinder and New Market/Benchmark, albeit further to the south (see Street Design below for more information). Approval of S.New Market Ave./Benchmark from Franklin to the south boundary of the site is requested with the proposed preliminary plat. The existing DA for Ten Mile Center requires streets to be constructed consistent with the applicable street section (i.e. "D") as shown on the Street Section Map in the TMISAP (see Street Design below for more information). Street Network(3-17): The Transportation System Map(TSM)included in the TMISAP (pg. 3-18, shown below)depicts collector streets through this site connecting to existing and future collector streets to the north and south. These street locations coincide with the town center collector streets depicted on the Master Street Map(MSM). Roundabouts are also depicted on the TSM at the Cobalt/Wayfinder and Vanguard/Wayfinder intersections,which have been constructed. i 5 s i i i e �r s Two(2)north/south collector streets(S.Wayfinder Way and S.New Market Ave./Benchmark)are depicted on the plat in locations consistent with the TSM and the MSM; Wayfinder was recently constructed.An east/west collector street is not proposed along the southern boundary of the site because a local street(W.Navigator Dr.)was constructed further to the south with development of the adjacent TM Crossing subdivision,which was deemed to meet the intent of the Map and provide the desired east/west connection. An east/west collector street(W. Cobalt Dr.) is proposed and partially constructed through the middle of this site for a connection between Ten Mile and New Market/Benchmark that is not depicted on the TSM or the MSM,which provides more needed connectivity in this area. Access Control(3-17): In order to move traffic efficiently through the Ten Mile Area and optimize performance of streets, direct access via arterial streets is prohibited except for collector street connections. Access to arterial streets should occur via the collector road system. Wayfinder, Cobalt, Vanguard and New Market/Benchmark are all collector streets that provide access via the abutting arterial streets(Ten Mile&Franklin). Two (2) driveway accesses via Franklin Rd. are depicted on the plat—one to the east and one to the west of New Market/Benchmark on Lot 4,Block 3 and Lot 4,Block 4.The conceptual Page 9 development plan included in the DA for the Bainbridge Franklin property depicts the eastern driveway access via Franklin; however,the Applicant states this property is no longer planned to develop in that manner.ACHD has not approved either of these accesses and is requiring a traffic analysis be submitted to demonstrate additional driveways are necessary to serve the site. The UDC's 11( 3A-3)intention is to improve safety by combining and/or limiting access points to arterial streets to ensure motorists can safety enter all streets. City Council should determine if a waiver to the standards in UDC 11-3A-3 is appropriate for the proposed driveway accesses in the absence of a conceptual development plan for this area.These accesses are prohibited unless specifically approved by the City and ACHD. Complete Streets(3-19): Streets should be designed to serve all users—motorists,bus riders,bicyclists, and pedestrians, including people with disabilities. Bicycling and walking facilities should be incorporated into all streets unless exceptional circumstances exists such as roads where bicyclists or pedestrians are prohibited by law,where the costs are excessive,or where there is clearly no need. The following are features that should be considered as a starting point for each street: sidewalks,bike lanes,wide shoulders,crosswalks,refuge medians,bus pullouts, special bus lanes,raised crosswalks,audible pedestrian signals,sidewalk bulb-outs,street furnishings and on-street parking. The street sections depicted on the plat,some of which have already been constructed,incorporate detached sidewalks/pathways,planter strips and bike lanes along all streets; however,many of the other desired elements are not being provided which are integral to the Ten Mile area and the multi-modal options envisioned by the Plan.A VRT bus stop exists at the northwest corner of Vanguard/Wayfinder; other bus stops are anticipated within the development. The Applicant should address at the public hearing(or in writing prior to the hearing)what other design features are planned for internal public streets within this development. Street Design(3-20): The TMISAP includes several street section types for specific uses and conditions based on projected vehicular and pedestrian usage, desired parking conditions, specific physical conditions,public emergency access, and streetscape character. Streets within the Ten Mile area should be designed and sized to optimize pedestrian comfort and to facilitate slow-moving traffic. It's desirable that lanes on streets be I I feet in width with the exception of those lanes closest to the intersections with Franklin and Ten Mile Roads which can increase to 12 feet from the point of the intersection with the arterial street to the point of the intersection with another street or access point. The Street Section Map(SSM) contained in the TMISAP(pg. 3-22, shown below)depicts specific street section classifications for each of the streets shown on the TSM based on the criteria noted above for the area. These classifications have both a functional and a design-related classification to balance the design considerations for pedestrians and motorists. a R 1 1 � • r4 i Page 10 The Master Street Map(MSM) guides the right-of-way(ROW) acquisition,collector street requirements and specific roadway features required through development. The MSM designates the collector streets within this site as town center collectors,which are recommended to have(2)travel lanes with a center turn lane,bicycle lanes and on-street parallel parking(if appropriate)within a 60-foot wide street section,a 6-foot wide buffer zone and an 8-foot wide sidewalk within 88 feet of right-of-way(see ACHD's Livable Street Design Guide pg. 21, shown below). The ACHD report states the previously approved street section for Wayfinder& the proposed street section for New Market/Benchmark meet District policy and are consistent with the TMISAP and Town Center Collector street typology as proposed without on-street parking and is approved.However, these street sections are not consistent with the applicable street sections in the TMISAP in that they don't have on-street parking and have reduced pedestrian walkways and/or buffers. 2.6 STREET DESIGN: TOWN CENTER COLLECTOR gnVGi1 5 di d 1 la4 afiri9Steed mPh hh . 4Trarellanes 1 _ {lxn drat onl Travel Lanu❑measons 11' -- - - Cmt�e Srium lane 11' y� ❑ ons Pgh1T,,m Lanes Allowed k,heavy turning mnvertenisor homy nuckhafic f _, ! ,1 ,„ Melons ofwianai f Aqq Medan Gpenings rocs 4rrets only PluukL ngih interx><mgmee¢slouldb mm 1han // -� O Sg0'apart,(£dmaximum;m'rl-blonkauh ova { rt P_r donlyfw intersecsngalleys 4 Bicyrle Lanes optiomal,necesaary when part ofa negonaEplan ky ab• IS'when used] /!/ a' g'6 P, ❑n-S_Parking r5•pamllel WJudes gl—rin uft).15•w he pmvideddba k=na 9led� Curb 6'whh15'gutte'wn super Area 6'minimum reLommended(—ul a, and huh mne dine i ns bd..) c,4 q� Sidewalk S'minimum—mmended f} waikmne and � frentagemne dimensions below) Mid-blockoosungs permwedonly infiomdci>rtcfaotnies !rrcersx!knn contra ,gnats,slops,or mundabrwts Preferred huildirrg ed9r=ofrighr-oiwry Plxemem 'Lighting Stamdads pedestnan and vehickAmdway r to Pedestrian Zone r rn:ri:r mrvnire m e 'er novm.Pedmtnen ron. rn°mndrraPmPande,u,an«dPederv. °ij".• ..ur„ c nl­da..,apml�dolunri°d edo.a a^^,ra medro!r.eam drevro sr a°• g - ^ea arr>e„a��Naru„d.�aeyna �6yade.Ri x +. a1Qa1w.;,eR�.mee_u, ee:yhed;n�i.icy lwrbuNe.i�„.t itdne.andsx¢mm_sl r"'"%.u`"' U.,Zane:1.5' requvcmmbarnzrs;w,cayRwmy/CevebpnwnArevMeaddeiond iwo rZ freeoFrigAe-ef-Hwy—re:nerro rreerlonar,yral;<y. - Buffer Zane:4.5' u i Walk Zone.Tminimwn recommended Ronfage Zone:1'pwdes buffer from [wilding, The western north/south collector street,proposed as S. Wayfinder Ave., designated as"B" (minor collector street), extends from a future signalized intersection at W. Franklin Road to the south to Vanguard. The portion north of Cobalt was approved with TM Creek subdivision. Per the Map and as required by the existing DA for Ten Mile Center,this street should have been constructed per the guidelines for Street Section E shown below with two (2)travel lanes,bike lanes, diagonal parking and 12' sidewalks with trees in wells (see pgs.3-21 &3-23 in the TMISAP).However,the street section approved by ACHD and constructed is a standard street section with (2)travel lanes, a center turn lane,bike lanes,8-foot wide planter strips,a 5-foot wide detached sidewalk on the west side and an 8-foot wide pathway on the east side with no on-street parking, similar to that of major collector street(i.e. Street Section C,shown below)(see street section from the proposed plat and detail from the proposed design guidelines below).Because of the changes to the FLUM in this area from LC to Commercial and this street providing access to the employment uses to the south, which will likely result in a higher traffic volumes,Staff is in general support of the design as constructed.Minor collector streets in the Plan differ from the MSM's town center collector street in that they don't have a center turn lane and have diagonal instead of parallel parking. Minor collector streets serve as the primary retail streets and are pedestrian-oriented and defined by street-level storefronts. Buildings are built to 12-foot wide sidewalks with street trees in wells and Page 11 pedestrian-scale lighting. A 5-foot wide dry-utilities corridor should be provided along both sides of the street curb;both wet utilities may be located in the street; and streetlights should be placed in the dry utilities corridor on either side of the street. Major collector streets provide access from adjacent arterial streets into the employment areas. Buildings on these streets are set back from the street as some distance generally behind a detached sidewalk. The sidewalk may be widened in some cases to extend to the front of commercial retail or higher density residential buildings. P4ddn9 -Urpt LWhrkhq ' Street Seeilon E cu m-curtals12noB `. r line 77'RIGHT-CAR-WAY ;.,.:•Tic-r. zas'c-Tac z' 2' 5'SIGEWALN �D'PLANTER 8'PLAMER-J 5'SIDEWALK J'1 MAN. SLCPE TO E%IS11NG 4 GIN 6'VERTICAL CURB ASPHALT PAVEMENT AND GUTTER.TYP. COMPACTED SUDGRAOE 3/9--M1--5-AGGREGATE BASE 6-MINUS PIT-RUN SUBBASE STREET SECTION: S. WAYFINDER AVE. SCALE: NTS Page 12 Typical Street Sections Typology Figure 7.3 Label Physical charalteriaks Typical Commercial i� Sidewalk:5'to 8' Street 5ection, Two-Lane+Turn Tree Lawn:8'to 10' Lane+Bike Lanes •Navigator,east of Tree Grate vanguard Abs •Cobdh •New Market Bicycle Lane •Wayfrnder,south D f E of Tenmile Creek E Two-Way Left Turn Lane to Vanguard s H M1 s ± Center Landscaped Median Parallel Parking ------------------------------------------------------------------------------------------------------------------------------------------------------------------- The eastern north/south collector street proposed as S.New Market Ave./Benchmark Ave., designated as "D"(residential collector street),will extend from Franklin Rd. to the south boundary of the site and connect to Navigator Dr. in the TM Crossing project. This street should be constructed in accord with the guidelines for Street Section D shown below with two (2)travel lanes,bike lanes,parallel on- street parking(if allowed by ACHD),8' tree-lined parkways and detached sidewalks per the TMISAP and as required by the existing DA's for Ten Mile Center and Calnon(see pgs.3-21 & 3- 23 in the TMISAP). The street section from the proposed plat and a detail from the proposed design guidelines shown below differ from a residential collector street in that there is a center turn lane,wider travel lanes and no on-street parking.ACHD has approved the proposed design; however, Staff does not support the proposed design as it's not consistent with the TMISAP and the existing DA's and therefore,recommends revisions consistent with Street Section D below with on-street parking. ACHD will have to review and approve revised street sections if changes are required to the proposed design—although on-street parking is desired and recommended,ACHD will need to review and determine if it's safe to provide.Staff discussed the discrepancies between the proposed plat and the town center collector in the MSM and Street Section D with ACHD and was told that although the Livable Street Design Guide allows for parking on a collector street it isn't always appropriate in all locations—because we don't know the end users for lots adjacent to these streets (a conceptual development plan or use plan wasn't submitted) it's difficult to determine if on-street parking will be appropriate. Residential collector streets in the Plan differ from the MSM's town center collector street in that they don't have a center turn lane and have a wider buffer zone. Residential collector streets serve the local access needs of residential,live/work,and commercial activities within a residential neighborhood or mixed-use residential area. Buildings on these streets should have limited setbacks behind the sidewalk and a tree lawn should be provided. On-street parking is allowed.A 5-foot dry utilities corridor should be provided along both sides of the street curb;both wet utilities may be located in the street; and streetlights should be placed in the dry utilities corridor on either side of the street. Page 13 r r _W br li 4t ara e r mr ne ra+r ane mrallel Puking Lamf0 lane Fading S t r e e t S e c t i o n Q C irmo-a rb distance Tq'RIGNT-OF-war 23.5•TBC-CL 23.5'CL-TBC as' +5 3.r AW( 5'SIGEAALK B PLANTER 8•PLANTER IG•SIMEWPLK SLOPE TO IXISTING V LANDING, fi YERTIChL GVRB � ASPHPLT PAVEMENT ANO G4TTER,T1P. GGMPACTm SVGGRP➢E 3�4'-MINl15 CRVSHEG AGGREGATE BASE 6'NINVS PR-RVN Sl1BBASE STREET SECTION: S. NEW MARKET AVE. Typical Street Sections Typology Figure 7.3 Label Physical Characteristics Typical Commercial Sidewalk:5'to 8' Street Section, Two-Lane+Turn , Tree Lawn:8'to 10' Lane+Bike Lanes •Navigator,east of Tree Grate Uornguord yr ■Cobah JIM •New Market Bicycle Lane ■Wayfinder,south A B of Tenmile Creek 0 E Two-Way Left Turn Lane to Vanguard s r r v n• r r a r Center Landscaped Median Parallel Parking ------------------------------------------------------------------------------------------------------------------------------------------------------------------- Neither the SSM shown above,nor the MSM, depicts an east/west collector where W. Cobalt Dr. is proposed to extend between Wayfinder and New Market although it does depict such further to the south in alignment with the access via Ten Mile Rd. along the southern boundary of this site which was actually constructed further to the south(i.e.Navigator Dr.) as discussed above. This southern section is designated as a minor collector street("B") on the Street Section Map in the TMISAP and as a town center collector on the MSM. The portion of Cobalt west of Wayfinder is designated as a residential collector street(Street Section D)but was approved to be constructed as a major collector street closely aligning with Street Section C due to residential uses not being planned at that time in that area—since that time,the development plan changed and multi-family residential uses have been constructed along the north side of the street,east of S. Innovation Ln. The extension of Cobalt will provide a connection from Ten Mile between Wayfinder and New Market/Benchmark,which Staff believes provides much needed connectivity in this area. Residential Page 14 uses exist and are planned on the north side of this street between Wayfinder and New Market/Benchmark with future commercial uses likely on the south side. The section of this street east of TM Creek East Apartments has not yet been constructed but the design has been approved by ACHD with the subject plat. Staff is amenable to the proposed design consistent with that constructed to the west. Street Section C,the street section from the plat and a detail from the proposed design guidelines are shown below. The western portion of Cobalt in front of the TM Creek East apartments project was previously approved as part of ACHD's action on that project and has been constructed. r .. Lew X iane Street Secilon C ta�t~ta� 74'RIGHT-OF-WAY 2, 215'T C-CL 25.5'CL-TRC 5 SIDEWALK �B'PLANTER 5 PIPNTER 5'SIDEWALK S 3:1 To LOPE EkISPINGNG 6'VERTICAL CURB ASPHPLT PAVEMENT AND GUTTER.TYP. COMPACTED SUDGRPIIE 3/4'-MINUS CRUSHED AGGREGATE%SE 6'MINVs PIT-RUN suBaksF STREET SECTION: W. COBALT DR. Typical Street Sections Typology Figure 7.3 IS Label Physical Characteristics Typical Commercial Sidewalk:5'to 8' Street Section, Two-Lane+Turn Lane+Bike Lanes Tree Lawn:8'to 10' •Navigator,east of a _ Tree Grate uonguord •Cobalt •New Market Bicycle Lane ■Wayfieder,south A B �.. of Tenmrle Creek D Two-Way Left Turn Lane to Vanguard s < i Center Landscaped Median G� Parallel Parking Page 15 ------------------------------------------------------------------------------------------------------------------------------------------------------ South Ten Mile Rd., an existing arterial street along the west boundary of the site,is designated as a modified 4-lane parkway("A") on the Street Section Map. Buildings should address the street but be set back some distance from the roadway to provide security to the pedestrians and bikes and a wide tree lawn and detached trail should be provided as shown on Street Section A below. Streetlights should be located in the tree lawn area and should be of a pedestrian scale.Dry utilities should be located back of the curb in the dry utilities corridor. ��• w w v NAm9W 1ol.b.N SxiMir..s Nerve Nx► WN-I�d N/ka•6�'� W trn¢ fml� hM Md S t r e e t $@ c t 1 o m A &.+— (Actual road section under design by ITS) ------------------------------------------------------------------------------------------------------------------------------------------------------ West Franklin Rd.,an existing arterial street along the north boundary of the site, is designated as a typical 4-lane parkway(`B")on the Street Section Map. Buildings should address the street but be set back some distance from the roadway edge to provide for a tree lawn and detached sidewalk to provide security to the pedestrian as shown on Street Section B below. Streetlights should be located in the tree lawn area and be of a pedestrian scale.Dry utilities should be located back of the curb in the dry utilities corridor. i' fr 4 Tr Tr Y.+� rv�yr w� YaNis Yrlw � Street Section 0 ------------------------------------------------------------------------------------------------------------------------------------------------------ Streetscape(3-25): All streets should include street trees within the right-of-way. The proposed development incorporates tree-lined streets with detached sidewalks throughout consistent with the Plan. Public Art(3-47): Public art with a high quality of design should be incorporated into the design of streetscapes.No public art is proposed. Staff recommends public art is provided in the streetscape and within the development in accord with the guidelines in the TMISAP. Public transit(3-25)—Commercial and employment activity centers need access by multiple modes of transportation and should be pedestrian and transit friendly. Public transit is also important component of Page 16 residential developments as it effectively decreases parking needs by reducing the number of cars needed for residents. Transit stops should be designed with shelters for weather protection to patrons;the design of such should be coordinated between the City,VRT and ACHD ensuring architectural consistency with the general theme of the activity center.Transit locations should include pedestrian amenities such as landscaping,pedestrian and landscape lighting,benches and trash receptacles consistent with the design and location of the shelter. Valley Regional Transit(VRT)currently has an intermediate stop at Ten Mile Crossing in its Boise- Nampa service. As the project's employment and residential population grows and more of the internal street systems are completed,the opportunity for expanded transit service will also grow. A bus stop has been provided at the northwest corner of the Vanguard/Wayfinder roundabout in Ten Mile Crossing; more bus stops are anticipated as the businesses and residential population in this area increases. In April 2020,the VRT Board approved a new fixed-route connecting The Village at Meridian and Ten Mile Crossing,which is anticipated to begin service in early 2021. The Applicant's narrative states they will continue to work with VRT on additional bus stop locations in future phases of development as the public transportation system expands. These plans should be shared with the City with each subsequent final plat phase. DESIGN: Development of the area governed by the Plan is required to incorporate design guidelines consistent with those in the Plan as outlined in the Application of the Design Elements table(3-49). These guidelines apply to Architecture and Heritage(3-32), Street Oriented Design(3-33),Buildings to Scale (3-34),Gateways(3-35),Neighborhood Design(3-36),Building Form&Character(3-37), Building Details(3-41), Signs (3-46)and Public Art(3-47). The Applicant proposes alternate design guidelines with this application to supersede those in the Plan. These guidelines are proposed to govern site design and development; landscape and hardscape; architectural design for commercial,mixed-use and multi-family residential structures; signage; and streets and pathways. A text amendment is not proposed to the Plan to exclude this area from the design guidelines in the Plan as recommended by Staff. See Analysis below in Section VI for more information. Goals,Objectives,&Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. • "With new subdivision plats,require the design and construction of pathway connections, easy pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open space with quality amenities." (2.02.01A) Pathways are proposed throughout the development along at least one side of internal public streets as shown on the pathways plan in Section VIII.F.A pathway is planned with future development to the school site to the east for connectivity and a safe route to the school. A multi-use pathway is Page 17 proposed within the Ten Mile Creek corridor as an amenity in accord with the Pathways Master Plan. • "Improve and protect creeks and other natural waterways throughout commercial,industrial and residential areas."(4.05.01D) The Ten Mile creek runs east/west through this site and is proposed to be improved as an amenity corridor with a multi-use pathway. • `Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems;services are proposed to be provided to and though this development in accord with current City plans. • "Require collectors consistent with the ACHD Master Street Map(MSM), generally at/near the mid- mile location within the Area of City Impact."(6.01.03B) Collector streets are proposed consistent with the MSM. • "Provide pathways, crosswalks,traffic signals and other improvements that encourage safe,physical activity for pedestrians and bicyclists."(5.01.0113) Pathways are proposed within the development per the pathways plan in Section VIII.F. Crosswalks, audible pedestrian signals and other improvements to encourage safety should be considered and provided as appropriate for pedestrians and bicyclists. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided with development as proposed. VI. STAFF ANALYSIS A. DEVELOPMENT AGREEMENT MODIFICATION(MDA) A modification is proposed to terminate all existing Development Agreements(DA's)in the Ten Mile Crossing development area in favor of one new master agreement to govern future development of the overall area. The existing DA's proposed to be replaced by the new agreement are as follows(links to the agreements are included): ➢ TM Crossing—AZ-I2-005 (Inst. #114002254), 1 st Addendum H-2016-0054(Inst. #2016-062220), 2nd Addendum H-2017-0027 (Inst. #2017-051907); ➢ TM Crossing Expansion—H-2018-0122 (Inst. #2019-011700); ➢ TM Creek/TM Creek East—AZ-13-015 (Inst. #114045759), 1st Addendum TM Creek East H-2015- 0018 (Inst. #2016-037777),TM Creek Addendum H-2016-0067(Inst. #2016-073497), TM Creek 2nd Addendum H-2017-0124#2017-113747); ➢ Ten Mile Center(aka Treasure Valley Investments)—AZ-14-001 (Inst. #2014-065514); ➢ Calnon Properties—H-2015-0017 (Inst. 2016-030845); and, ➢ Bainbridge Franklin—H-2018-0057 (Inst. #2019-077071) The map below depicts the locations and land area governed by these agreements. Page 18 r _ HiIU RJ - r ,;�a TM CREEK CtIINON • 6A1146RddGf .i 5f _ - TEN Mllf tENTfR ML ML ir TM CROSSM f TM Crossing I `— Expansion 1 -R4 ,_ PRWECT OUTIANE3 ARE GfNERnL ACTUAL AREAS 1A Y VARY These agreements include a variety of provisions for development, including standard UDC requirements and provisions specific to each development—some of which have already been complied with, and conceptual development plans demonstrating how the property was proposed to develop— future development is required to generally comply with those plans. All of these developments were required to comply with the various guidelines and design elements in the TMISAP. Staff has reviewed these agreements and included pertinent provisions from them in the new DA;many of the standard UDC requirements have been removed along with provisions that have already been complied with(see recommended DA provisions in Section IX.A.1). Provisions for development of the overall Ten Mile Crossing area governed by this DA are included as well as specific provisions for each annexation area; a map is included that depicts the boundaries of these areas. ------------------------------------------------------------------------------------------------------------------------------------------------------------------- The proposed DA modification also includes a request for adoption of project-specific design guidelines through the DA to supersede those in the Ten Mile Interchange SPecific Area Plan (TMISAP)for the overall Ten Mile Crossing development area referred to as the Ten Mile Crossing Design(TMCD) District. These guidelines would be the governing design and development guide for this area and would not apply to any land not included in the Ten Mile Crossing project area. As stated in the Introduction,the purpose of the design guidelines is as follows: to encourage flexibility, innovation and creativity in Ten Mile Crossing's overall design and development that respond to market demand and site specific conditions while enhancing the economic viability and quality of Ten Mile Crossing and the City of Meridian; allow for innovative design solutions that create visually pleasing and cohesive patterns of development;provide for the implantation and balance of a variety of uses within the development including viable mixed-use projects; identify and define standards for uses that may offuc in each of the land use categories; create functionally integrated development that allows for a more efficient and cost effective provision of public services;provide for the public health, safety, enjoyment,convenience and general welfare, and provide efficient and effective administrative processes. Page 19 The proposal establishes an administrative framework for the development process for this area and includes the creation of an in-house design review board("TMCDR Board") and internal design review process prior to application submittals to the City for Certificate of Zoning Compliance (CZC)and Design Review(DR) approval. This Board would forward its decisions to the City for their consideration of all project applications. Staff would review these applications and the decision of the Board; applications found in compliance with the proposed design guidelines would only be subject to CZC approval but not DR approval. Staff would issue Findings of Fact, Conclusions of Law(FFCL) and Conditions of Approval of their decision,which would be appealable pursuant to the provisions in UDC 11-5A.Note:FFCL are not issued for administrative actions, only Commission and Council actions. The Applicant's narrative states the two major distinctions between the proposed design guidelines and those in the Plan are the floor area ratios (FAR's)and street standards(see analysis below)—the remainder of the proposed guidelines detail,define and clarify the standards proposed to unify, guide and govern the development of this area.See below for more information on requested deviations from the Plan. As a provision of the new DA,the Applicant also requests approval of an increase in building height to 100-feet in the C-G zoning district to allow for 6-story buildings in this area(see analysis below). Requested Deviations from the TMISAP: • Floor Area Ratio(FAR): Floor area ratios(FAR's) are defined in the TMISAP as the gross floor area of all buildings on a lot divided by the lot area. FAR's are used as a means for measuring the intensity of a use and are a comparison between the land the building occupies and the floor area in square foot of the space. The minimum FAR's desired in the Plan are based on the FLUM designation and range from 0.75 in MU-RES to 1.00-1.25 in MU-COM designated areas—because the Commercial designation is not included in the TMISAP, there are no minimum FAR guidelines for that designation. In the proposed design guidelines,maximum FAR's are encouraged to the extent possible for the use and building height but a minimum FAR is not specified. This will result in decreased FAR's for this area from what was envisioned in the Plan. Because the FAR goals have been somewhat unrealistic to achieve thus far,Staff agrees a change is appropriate,however, City Council should determine if eliminating the minimum FAR goals entirely is appropriate for this area and is in the best interest of the City. • Street and Streetscape Design: As noted above in Section V,the street sections already approved by ACHD and constructed(i.e. Wayfinder) and proposed(i.e.New Market/Benchmark and Cobalt)are not consistent with the guidelines in the TMISAP for those street section. Traditional neighborhood design concepts with a strong pedestrian-oriented focus are desired in the Ten Mile Area to assist in creating a lively and active street presence with stores and residences fronting on adjacent streets. The portion of Wayfinder north of the Ten Mile Creek does have on- street parking in the planned town center area. Pedestrian pathways are proposed along collector streets, the Ten Mile Creek and the Kennedy Lateral as shown in Section VIILF throughout the development consistent with the Pathways Master Plan forpedestrian walkability and connectivity. The proposed street design with reduced walkway widths, no on-street parking and wider travel lanes will not promote as much of a pedestrian friendly environment as intended for this area as traffic will be flowing faster with the proposed design. On-street parking was desired for this area based on the original FLUM designations and uses and site design anticipated for this area based on projected vehicular and pedestrian usage, desired parking,physical conditions and streetscape character. Several changes to the FL UM have been approved since the adoption of the TMISAP as noted above but no changes have been made to the Page 20 Street Section Map or the street sections in the Plan. Collectively, these changes—especially the change from lifestyle center to commercial and C-G zoning—will result in more intense commercial development than envisioned and will substantially change the intended character of this area. In the commercial areas along Wayfinder and Cobalt,Staff agrees it's more appropriate(and safer) not to have on-street parking. However, in the residential and mixed-use designated areas along New MarketBenchmark,Staff is of the opinion on-street parking is still appropriate although it's difficult to determine in the absence of a development plan for that area since the type of street sections desired are largely based on the types of uses adjacent to the streets. Refer to Section V Street Design above for Staffs recommendation on streets and streetscape designs. Staff is not supportive of the Applicant's proposal for different design guidelines to apply to this development to supersede those in the Plan through the DA as the whole intent of the goals and guidelines in the Plan is to have a unified design for the overall area governed by the Plan. Because the Applicant requests street sections, streetscape designs and FAR's that differ from those outlined in the Plan and doesn't want to be held to the architectural design guidelines and other guidelines in the governing plan,Staff suggested applying for an amendment to the TMISAP to exclude this area from the Plan. Without an amendment to the Plan, this area is governed by the Plan and can't be superseded by another Plan. The Applicant was not in favor of this option. Another suggestion was to only include certain exceptions to the design guidelines in the Plan through the DA that differ from the Plan and for the Applicant to use the proposed design guidelines internally to ensure consistent design within their development. Since they state the only substantive changes to the Plan are to the street sections,streetscapes and FAR this was Staffs preferred option. The Applicant was not in favor of this option either. As stated above,Staff is of the opinion the design guidelines in the Plan cannot be replaced with another set of design guidelines without an amendment to the Plan allowing this and referencing the other guidelines,or an amendment excluding this area from the Plan. Otherwise, the guidelines in the Plan apply to this area as well as the other areas within the overall Ten Mile Area which ensure unity in the overall Ten Mile Area. Rather than recommending denial of the Applicant's request,Staff recommends approval of an alternative as previously suggested to only include the exceptions to the guidelines in the Plan in the DA.If the guidelines proposed by the Applicant are truly in line with the existing guidelines as stated, notwithstanding the exceptions,this seems to be the simpler option and one that doesn't conflict with the current Plan.Note:Staff has not compared the established design guidelines in the Plan to those proposed by the Applicant to verify they align, notwithstanding the exceptions requested. Staff requested the Applicant include the differences between the two sets of guidelines in their application for transparency in what was actually being requested(Le. how they differed) but they did not do so. If Council is in favor of the proposed design guidelines,Staff recommends an application is submitted to amend the TMISAP to allow this area to be excepted from the existing Plan or for a reference to be included to these design guidelines for this area. Requested deviation from the dimensional standard for maximum building height listed in UDC Table 11-2B-3 for the C-G zoning district: • The maximum building height allowed in the C-G zoning district is 65-feet. Additional height not to exceed 20%of the maximum height allowed in the district may be approved by the Director through the alternative compliance procedures set forth in UDC 11-5B-5—additional height shall be allowed Page 21 when the development provides 10%of the building square feet in open space, courtyards,patios, or other usable outdoor space available for the employees and/or patrons of the structure, excluding required setbacks and landscape buffers per UDC I I-2B-3A.3d. Additional height exceeding 20%of the maximum height allowed in the district or when additional height is requested without providing the required open space in accord with UDC I I-2B-3A.3d requires approval through a conditional use permit,per UDC 11-2B-3A.3e. Because the TMISAP encourages taller buildings and greater FAR's and the UDC standards hinder this goal, Staff is supportive of allowing an increase in the maximum building height up to 100 feet in the C-G zoning district through the new DA without further application. B. REZONE(RZ) The Applicant requests a rezone of 40.98-acres from the R-40 and C-C zoning districts to the C-G zoning district; 3.9-acres from the TN-C and C-G zoning districts to the R-40 zoning district; 0.65-acre from the R-8 and TN-C zoning districts to the C-G zoning district; and 0.53-acre from the TN-C zoning district to the C-G zoning district. A conceptual development plan was not submitted with this application for the areas proposed to be rezoned as is typical for such requests. The smaller areas proposed to be rezoned to C-G will"clean-up"the zoning in this area where it's irregular and doesn't follow parcel lines and/or proposed streets. The area proposed to be rezoned to R-40 south of the Ten Mile Creek will be an extension of the R-40 zoning that exists to the west and will allow for the development of additional multi-family residential uses with conditional use permit approval. The proposed zoning and use is consistent with the underlying Mixed Use Residential(MU-RES)FLUM designation; the target density for this designation is 8 to 12 dwelling units per acre. The FLUM designation of the abutting property to the west is High- Density Residential(HDR)which also allows for multi-family residential uses at a target density of 16- 25 dwelling units per acre. FLUM designations are not parcel specific and an adjacent abutting designation,when appropriate and approved as part of a public hearing with a land development application,may be used. Because the HDR designation allows for a higher density, Staff recommends this designation apply to future development of this property since the density will likely be higher than 12 units per acre if apartments are developed on the site similar to those to the west(i.e. TM Creek East Apartments). Future development of this property is currently governed by the existing DA's for Ten Mile Center and Calnon referenced above; conceptual development plans were not approved for these projects other than a conceptual street layout for the Ten Mile Center property. In the absence of a conceptual development plan,to ensure a mix of uses from each major use category(i.e. commercial,residential,employment)are provided as set forth in the TMISAP in accord with the provisions of the annexation,Staff recommends a conceptual use plan (i.e.bubble plan)is submitted and included in the new DA that demonstrates compliance with the existing DA provisions.Note:An existing and future development map is included in the proposed design guidelines on pg. 6 that could be further defined to accomplish this. The larger area to be rezoned to C-G between W.Franklin Rd. and the Ten Mile Creek is designated on the FLUM as mostly Mixed-Use Commercial(MU-COM)with approximately a quarter of the area on the west end as High Density Residential(HDR). As noted above,because the FLUM is not parcel specific and allows for abutting designations to govern, Staff recommends the abutting MU-COM designation to the east apply and govern future development of the western portion of this site. The proposed C-G zoning district is listed as an appropriate zoning choice in the Zoning District Compatibility Matrix in the TMISAP for the MU-COM designation. The MU-COM designation allows for a variety of uses including: commercial,vertically integrated residential,live-work, employment, entertainment, office, and multi-family. Allowed uses in the C-G district are listed in UDC Table 11-2B- 2. Future development of this property is currently governed by the existing Development Agreements Page 22 for TM Creek East and Calnon referenced above; conceptual development plans were not approved for these projects. In the absence of a conceptual development plan,to ensure a mix of uses from each major use category(i.e.commercial,residential,employment) are provided as set forth in the TMISAP in accord with the provisions of the annexation,Staff recommends a conceptual use plan (i.e.bubble plan)is submitted and included in the new DA that demonstrates compliance with the existing DA provisions. C. PRELIMINARY PLAT(PP) The proposed preliminary plat consists of 83 [74 commercial and 9 high-density residential (Lots 16-24, Block 3)] buildable lots and 2 common lots on 132.42 acres of land in the R-40 and C-G zoning districts. The plat is conceptually proposed to develop in six phases. Phase 1 consisting of multi-family apartments in TM Creek East on Lot 16, Block 3 is currently under construction and almost completed; no development has occurred on the remainder of the site. Phase 2 commenced last year with the completion of Wayfinder from Vanguard to Cobalt between the existing roundabouts. The development of Phases 3-6 may vary in area and sequence based on product need and market demand. The proposed common lots will contain the Ten Mile Creek corridor which includes a 10-foot wide segment of the City's multi-use pathway system on one side and the Nampa and Meridian Irrigation District's (NMID)maintenance road on the other side(Lot 15,Block 3); and the relocated Von Lateral, which will be deeded to NMID (Lot 1,Block 4). Existing Structures/Site Improvements: There are no existing structures on this site. West Cobalt Dr. has been extended from the roundabout at Wayfinder to the east boundary of the TM Creek East apartments project and S. Wayfinder Ave. has been extended between the roundabouts at W. Cobalt Dr. and S.Vanguard Way but the design of these streets was not approved with a subdivision plat and are not consistent with the street sections designated on the Street Section Map in the TMISAP however,they do compy with ACHD standards. South Vanguard Way from Ten Mile Rd. and the roundabout at the southwest corner of the site was approved and constructed with the TM Crossing development to the south. Dimensional Standards (UDC 11-2): The proposed subdivision and subsequent development is required to comply with the minimum dimensional standards listed in UDC Tables I1-2A-8(R-40), 11-2B-3 (C-G) and 11-2D-5(TN-C), as applicable. Staff has reviewed the proposed plat and it complies with these standards. Access(UDC 11-3A-3): Previous projects (i.e. TM Crossing and TM Creek subdivisions)in this area established accesses via S. Ten Mile Rd. (i.e. Cobalt and Vanguard)and W. Franklin Rd. (Wayfinder) and collector streets consistent with the TSM in the TMISAP and the MSM.A new street access via W. Franklin Rd. and collector street(New Market/Benchmark) is proposed with this plat to the east of Wayfinder consistent with the TSM and the MSM,which will align with the segment of New Market/Benchmark to be constructed to the south in TM Crossing Subdivision. As mentioned above,S.Wayfinder Ave.between the two roundabouts at Cobalt and Vanguard was constructed last year outside of the subdivision process.Although the proposed access points and road alignments are consistent with the TSM and the MSM,the street sections constructed for Wayfinder between the roundabouts and the proposed New Market/Benchmark are not consistent with the Street Section Map in the TMISAP as discussed in Sections V and VLA above. Staff recommends New Market/Benchmark is constructed with on-street parking(if deemed safe and acceptable to ACHD) consistent with Street Section D in the Plan. Two(2) driveway accesses are depicted on the plat via W.Franklin Rd. on Lot 4,Block 3 and Lot 4, Block 4. The access on Lot 4,Block 4 was previously conceptually approved with the Bainbridge Page 23 Franklin annexation by the City(DA provision#1.1.1i)and ACHD(Site Specific condition#B.1) as a temporary full access which may be restricted to a right-in/right-out at any time as determined by ACHD —other than this access, all other access via Franklin on the Bainbridge Franklin site was prohibited. Per the guidelines in the TMISAP for Street Section B (pg.3-22) and access control(pg.3-17),access should be restricted to collector streets. The(UDC 11-3A-3) also limits access points to arterial streets. City Council approval of the proposed driveway access on Lot 4,Block 3 is required; ACHD has required a traffic analysis to be submitted for these accesses to demonstrate that additional driveways are necessary to service the site.Both the City and ACHD have to approve these accesses in order for access to be granted and driveways constructed. A cross-access/ingress-egress easement is required to be granted via a note on the plat between all non-residential lots and to the parcel to the east [#R8580480020 (now#R8580500100),Twelve Oaks)per requirement of the existing DA for Bainbridge Franklin in accord with UDC 11-3A- 3A.2.A note should also be placed on the plat that direct lot access via S.Ten Mile Rd. and W. Franklin Rd. and the internal collector streets is prohibited unless otherwise approved by the City and ACHD. Pathways(UDC 11-3A-8): The Pathways Master Plan(PMP)depicts segments of the City's multi-use pathway system on this site as follows: on-street within the street buffer along Ten Mile Rd., along the Ten Mile Creek corridor and along New Market Ave. Multi-use pathways are required to be 10-feet wide within a 14-foot wide public pedestrian easement with landscaping on either side per the standards listed in UDC 11-3B-12C. A pathways plan was submitted by the Applicant, included in Section VIII.F that depicts 8-to 10-foot wide pathways throughout this site and the adjacent properties owned by the same developer consistent with the PMP totaling 3.5 miles of pathways. These pathways connect to the City's multi-use pathways and provide a pedestrian connection to the school site to the east. Pathways and associated landscaping should be depicted on a revised landscape plan submitted with the final plat(s)in accord with UDC standards and the Pathways Master Plan as recommended by the Park's Dept. Sidewalks(UDC I1-3A-17): The UDC(11-3A-17)requires minimum 5-foot wide detached sidewalks along all collector and arterial streets. In the Ten Mile area, the design guidelines call for wider sidewalks ranging from 6 to 12 feet depending on the street section classification. Because 5-foot wide detached sidewalks have already been provided in many areas within the site, Staff is amenable to continuing this minimum width with 8-to 10-foot wide pathways provided in locations consistent with the pathway plan in Section VIII.F. Parkways (UDC 11-3A-17): Parkways should be provided as shown on the applicable street sections in the TMISAP for the street classification as noted above in Section V. Landscaping shall be provided in the parkways consistent with the standards listed in UDC 11-3B-7C. Landscaping(UDC 11-3B): A 35-foot wide street buffer is required along S. Ten Mile Rd.,an entryway corridor; a 25-foot wide street buffer is required along W. Franklin Rd., an arterial street; and 20-foot wide street buffers are required along collector streets, landscaped per the standards listed in UDC 11-3B-7C. The design guidelines in the TMISAP also require landscape buffers based on the street classification and the applicable street section. Staff recommends minimum street buffers are provided in accord with UDC standards,except for along S.Ten Mile Rd.,classified as Street Section A in the TMISAP, which requires a 50-foot wide street buffer so that pedestrian walkways and buildings are setback a safe distance from the street. Page 24 Qualified Open Space& Site Amenities(UDC 11-3 : Common open space and site amenities are required to be provided in residential developments in residential districts of five acres or more in size per the standards listed in UDC 11-3G-3. Although a portion of this site is planned to develop with residential uses in the future,no development is proposed with this application. Future development should comply with the standards in UDC 11-3G-3,as applicable. As mentioned above, 3.5 miles of pathways are proposed in the area shown on the pathways plan in Section VIII.0 as an amenity for this development. Fencing(UDC I1-3A-6, 11-3A-7): No fencing is depicted on the landscape plan. All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-6 and 11-3A-7. Waterways: The Kennedy Lateral and the Ten Mile Creek run east/west across this site and the Von Lateral runs across the northeast corner of the site. The Ten Mile Creek lies within a 100-foot wide easement in Lot 15,Block 3 and is a natural waterway; as such, it should remain as a natural amenity and not be piped or otherwise covered and be improved with the development and protected during construction in accord with UDC 11-3A-6. A maintenance road exists for NMID on the north side of the creek and a multi-use pathway is planned on the south side of the creek. The Kennedy Lateral lies within a 55-foot wide easement and is required to be piped unless left open and improved as a water amenity or linear open space. The Von Lateral lies within a 40-foot wide easement and is proposed to be relocated along Franklin Rd. in Lot 1, Block 4 and deeded to NMID. Floodplain: A portion of this site along the Ten Mile Creek is located within the Meridian Floodplain Overlay District. Prior to any development occurring with the Overlay District,the Applicant is required to submit,and the City shall review and approve, a floodplain development application which includes the necessary analysis and documents under MCC Title 10, Chapter 6,including hydraulic and hydrologic analysis. Utilities (UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances and the TMISAP. See Section VIII.B below for Public Works comments/conditions. Pressurized Irrigation System (UDC 11-3A-I5): An underground pressurized irrigation(PI) system is required to be provided for each lot within the development as set forth as set forth in UDC 11-3A-15. Storm Drainage(UDC 11-3A-18 : An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual) (TMISAP The Applicant submitted pictures/renderings of 14 existing and approved buildings at TM Crossing: commercial,office,retail and residential structures including multi-story office buildings; single-story commercial structures (medical,hospice,gym,restaurant and food service,retail, auto service); and the first two multi-family projects (see Section VIII.G). The design of future buildings in this development shall incorporate design elements that are generally consistent with those in the"typical"elevations shown in Section VIII.G. Final design of Page 25 structures in this development is required to comply with the design guidelines in the TMISAP and the design standards listed in the Architectural Standards Manual,notwithstanding the exceptions approved with this application and included in the DA. VII. DECISION A. Staff: Staff recommends approval of the requested modification to replace all existing Development Agreements with a new agreement for the overall Ten Mile Crossing development per the provisions in Section IX.A.1; approval of the proposed rezone in accord with the Findings in Section X; and approval of the proposed preliminary plat per the conditions included in Section IX in accord with the Findings in Section X. Page 26 VIII. EXHIBITS A. Legal Description of Property Subject to New Development Agreement &a" ENGIIJ2ERIAG October 9,2O20 Ten Mile Crossing Sub-Area Protect No-19.105 Legal Descriptlon Exhibit A A parcel of land situated in a portion of Sedtion 14,Tawnship 3 North,Range 1 west,B.M..City of Meridian,Ada County,Idaho and being more perticularlydescribed as follows: Cornmencing at the rwrthwest Corner of sa Id Section 14,which bears NST0977"W from the north 1/4 Corner cf said Sectlon 14,thence following the northe-rly line of Bald 5ecllon 14,S89'(U27"E a distance of 74A6 feet: Thence leaving said mrU*rly line,5W50'3rVV a distance of 72.W feet to the southerly ri pt•of-way line of W.Franklin Rd.and the subdimsian baundaryof TM Creek Subdivision No-2 and being the POINT OF BEGINNING. Thence following said southerly right-of-way line and said subdivisio n bou ndary,the fokowing twelve courses: 1_ S89°09'27"E a distance of 176AS feet 2. S)TW33"W a distance of 10.39 feed; 3_ S89°09'27E a distance of 70,OD Feet; 4- NOR°5VWE a distance of 10,00 feet; 5_ SW09'27"E a distance of 44.37 feet; fi_ N88°23'22"E a distance of 9.64 feet 7. S)(r5dY33"W a distance of 7.41 feet 8_ S89°09'27"E a distance of 61,72 feet; 9. S84`34'43"E ad istanoE of 11353 feet;; 10, SS8'42'21"E ad istance of I S_76 feet; 11, N84°21'40E a distance of 94.58 feet; 12, N87°31YWE a distance 4f 18a0B feet to the subdivision boundary of TM Cree<Subdivision No_4; Thence leaving said subdivision boundary of TM Creek Subdivision No.2 and following said southerly right-cf- way line and said subdivision houndary of TM Cree k Su bdivision No_4 the following four courses: 1. S&r19'54"E a dlstanoe of 144-49 feet; 2_ %9"0553"E a distance of 15814 feet, 3. N00°35'tl3NE a distance of 12_05 feet; 4_ Sa9`09'27"E a distance of 75.09 feet; Thence leaving said southedy right-of-way line and fallowing said subdivesion boundary the Following twp courses; 1_ S00'34'31"W a distance of 18,00 feet; 2. 58"9'27"E a distance of 249M feet; 9233 West State Street ■ Boise,Idaho 83714 - MS.639.6939 • kmensllp.w(n Page 27 The rice leaving said subdivision boundary,589*09'27"E a distance of 1,079.97 feed; The nre SW13'12"E a distance of 467.21 feet Thence N0011'S3"E a-distance of 1.93 feet; Thence 19.44 Feet along the art of a dreu ar cu rve to the left,said curve having a radius of 60,00 feet,a delta angle of 18'054",a chord hearing of N09 05'04"VN and a dhord distance of 19.36 feet to the said sout4edy right-af-ray lire-, Thence follo% ingsaid southerly right-of--way line the Fallowing three courses; 1. 589'13'12"E a distance of 322-98 feet; 2. N04 W27"E a distance of 20.E Feet; 3. 589"13'12"E a distance of 542-M feet to the easterly line of the Northwest IA of the Norlwast V4 of said Section 14, Thence following said easterly line,900'3T27A W a distance of 1,280-5a fleet tr}the southeast co rner of sold Northwest 114 ofTW Northmt 114(northkeast corner ofthe Southwest 114 of the Northeast 1/4); Thence leaving said easterly line of the Northwest 1/4 of the Northeast 1/4 and following the easterly Ilne of said Southwest 114 of the Northeast 1/4,50WW20"W a distance of 1,038.11 feed; Thence leaving said easterly line,N8T12'39'W a distance of 450-OD feet; Thence SDX34'20"V1+a d ista nce of 290.40 feet to the southerly line of mid 5outl-ramst V4 of the Northeast V4; Thence following said southerly fine,N89'12'39"W a distance of 979.80 feet to the center of Said Sectiork 14 (northwest corner of Prim rose 5ubdivisi❑n); Thence leaving said southerly line and folbaving the easterly line of the Southwest 1/4 of said Section 14 {westerly line of w id Primrose Subdivision),5OD'W29"W a distance of 887.73 feet to the northwest corner of the"Pu bHc use Area"lot on said Primrose Subdivision, Thence leaving said easterly line(westerly line of said Primrose Subdivision)a nd fol lowing the northerly One of said"Public Use Area"lot,5BV11'48"E a distance of 165.98 feet to the mr theast corner of said lot' Thence leaving said northerly line and fo Illowing the easterly line of sa id lot,500"32`58"w a d Istance of 440.52 feet to the southeast corner-of said lot; Thence leaving said easterly line and following said southerly line,N89*1_W0CffW a distancs of 166.30 feet to the southwest corner of said lot on the easterly line of said Southwest 1/4 of said Section 14; Thence leaving said southerly line a rid fol kyWirlg said eawberfy line(also the subdivision boundary of TM Crossi rkg Subdivision No-4),W0'35'29"W a distance of 15.90 feet to t he northerly right-of-way line of Interstate 94; Thence Following the northerly right-&- ray llne and said subdivision boundary,N89'34'11"W a distarke of 396.68 feet to the subdivision bo undary c f TIMi Crossi ng 5ubd ivision No.2; Thence leaving said subdivision boundary of TM Crossing Subdivision No-4 and following laid northerly*ht- of-way line and said 5ubd Ivlslan bounds r}'of TM Crossing Subdivision No.2 the fol lowing eight coursm: 1, NST34'11"W a distance of 104.E 1 feet; 2. N81'01`41"W a distance of 83.12 feet; 3. N8Y34'09'W a distance of 670.&D feet; 4. N04`25`51"Eadlstanceof25.OD�eet; S- NS543.4'09'Wadistanceof110t-Dfeet; 6. 9I 4'25'51'w a distance of 15-00 feet; 7- N81419'01"Wadistanceof 421.C7fee% 9. N8283.'3(rWa dlstanceof185.92 feet tuthe subdivIsion boundaryofTM CrossirkZSubdivision No-3; PAGE 12 Page 28 Thence leaving said subdivision boundary of TM Crossing No-2 and fallowing said northerly rat-of-way line a nd se Id Su bdivislon Boundary of TM Crazing Su bdivision No.3 the fol lowing four courses- 1_ N82'3e30"1N a distarrte of 394.97 fee[; 2, N73°5S'0' W a distance of V14.00 feet; 3. N46°58'42"1N a distance of 1fi6,76 feet 4- N12'05'53"W a 04tance of 92-20 feet to the easterly right-cf-way line of&Teri Mile Rd.; Thence leaving said northerly right-of-uaf I ine,and following said easterly rot-of-way line and said subdivision boundary, NOV31`49"W a distance of 71.15 feet to the subdivision boundary of7M Cmuling Su bdiVISE01M; Thence leaving said subdlvlsion boundary of TM Crossing Subdivis ib n No.3 and following said easterly right-of- wayEwa nd!aid subdivision boundary of TM Crossing Subdivlsion the following three cau rsesr 1. N01°31'49"W a sllstance of 396-89 feet; 2- N&T42'58'W a distance of 4.00 Beet; 3. N00"30'02"E a d ista nce of 456.76 feet Thence leaving sald subdivision houndarw and following said easterly right-of-way line the fol lowing sox oaurses: 1, S89°11'30"E a distance of 35-18 ie� 2. NQ0 3f34"E a distance of 236-38 feer, 3, N89'25'27"W a d ista nce of 46.03 feet; 4. PA Y33"E a distance of 1PW27 feet 5- 589°2627"E a distance of 12.95 feed; 6, Ni03¢39'37"E a di nce of 39-28 Feet to the subdivision boundary of TM Creek-5ubd iwisian No.1; Thence Wowing said easterly right-of-way llne and salid subdivision boundary the following twelve courses: 1. NOY3917"E a distance of 20-72 Feet; 2_ N86°20'23oW a dicta nce of 16.21 feet; 3. N00°33'51"E a drstance of 4-41 feet; 4_ N1G°47'07"E a distance bf43.38 Feet S. N53°31'44E a distance of 54-14 Faet; 6- NO3°31'44E a distance of 66.88 Feet; 7. N49°2627"1N a distance of 43-98 feet; 8- NO3°39'37"E a distance af45,01 feet; 9. N01°43'37"W a distance of 132.83 feet; 10. 19.74feet along the arc of a clrmlarcurve to the left,said curve having a radius of 7,272.00 feet,a delta angle of WW2C,a chard bearing on NO2°SS'SS"Z and a chord distance of 19.74 feet; 11. N89'41'52"E a distance of 4.35 feet; 12, NQO°33'33"t=a distance of 529.0�feet td the subdivision boundary of TM Creek Subdivision No.2; PAGE 3 Page 29 Thence leaving Bald subdivision boundary of TM Creek Subdivision No_land folbowi ng se id easterly right-of- way Gne and said subdivision boundary of TM Creek Subd Ivisibrl No.2 the following four courses, 1, NOD'33`33"E a distance of 123-31 feet, 2. N0743731"E a distance of 80.50 feet; 3, NOD'33' rE a distance of 10DjDGfeet+ 4_ N45'0g55,rE a distance of 23.06 feet to the POINT OF BEGINNI+iG. Said description contain a total of 307,?2 acres,more or less, 12459 A OIF PAGE 14 Page 30 + 3M9.97 48721 5ttn 542.00 1 s � f 10 it ii �7 la iK wvmr� � 4B9'1313'E se9�a9'x��� se9'1s'1z-� 3 4 M9'1Y39'W 450M x � g79-AO ti v9 ; F � m sv h SS G8 b � � ii 41 � Y n - � 421.07 .8F'3-0n4 „ �'�Q 79hp Leg-end Project Lucafian F OF r � a � � Page 31 B. Rezone Legal Descriptions&Exhibit Maps 9233 WEST STATE STREET I EICFISE,Ib 83714 1 208,639-6439 1 FAX 2p8.639.6930 October2l,2020 Project No.19-105 Exhibit A Legal Description for Rezone to C-G(North) TM Center Subdivision A parcel of land situated in portion of the Nar'theast 1/4 of the Northwest 1f4 and a portionflf the Northwest 1�4of the Northeast 1/4 afSection 14,Township 3 North,Range 1 West,B.M.,City of Merid[an,Ada County,Idaho and being more particuiarly described as follows, Cam mencirig at a found brass rap marking the Northwest corner of said Section 14,thence following the northerly line of the Northwest 1/4 of said Section 14,589'09'27"E a distance of 1,577,99 feet to the POINT OF BEGINNING. Thence$89'09'27"E a distance of 1,17 C.00 feet taa found aluminum cap marking the North 1/4 oomer of said Section 14; Thence leaving said northerly line and fallowing the northerly tine of the Northeast 1/4 of said Section 14,S89'13'12"E a distancee of 786-9C feet to a point; Thence leaving said northerly line,500'34'27W a distance of 234-00 feet to a paint; Thence 576'26'39"E a distance of 556.22 feet to a point on the easterly line of said Northwest 1/4 of the Northeast 1/4 of Section 14, Thence fallowing said easterly line,SOW34'20"W a distancee of 459 40 feet to a point on the Centerline of Ten mile Ora In; Thence leaving said easterly line and following the centerline of Ten Male Drain,575,31'34"W a distance of 180.64 feet to a point; Thence 96.67 feet along the arc of a clrcu[ar curve to the right,said curve having a radius of 286-50 feet, a delta angle of 19'20'CC',a chord bearing of S85'11'34"W and a chord distance of 96.22 feet to a point; Thence N85"09'26"W a distance of 1.677.56 feet tDa paint; Thence 589'2 8'2Cr W a distance of 455.90 feet to a point on the easterty boundary of TM Creek SeWivisian No.4(Rook 117 of Plats,Pages 17944-17947,records of Ada County,Idaho); Thence leaving said Centerline and fallowing the easterly boundary oFsaid TM Creek Subdivision N0.4, NOX34'31"E a distance of 765.77 feet to the POINT OF BEGINNING. Said pa reel contains a total of 40.98Z acres,more or less. AWrhed hereto is Exhibit 0 and by this reference is hereby made a part of. a 1 459 ¢ OF % ENG VEERS SURVEYORS PLANNERS Page 32 0 O O z U L L m D 500 1D00 1500 a✓ .� a O Plan Scale: 1"y 500' Z a POINT OF COMMENCEMENT FOUND ALUMINUM CAP FOUND BRASS CAP E 1/16 CORNER SECTION 14 (j ,7 f0 NW CORNER SECTION 14 -� c � FOUND ALUMINUM CAP O u rd BASIS OF BARING N 1/4 CORNER SECTION 14 SB9•D9'27"E 2657,99' C 10 11 W. Franklin Rd, S89'13'12"E S89'13'12"E SB@'13'12 E 11 12 0 z 15 14 1577.99'r 1O8O.DO' Qj a7 Z cPOINT OF 7EL6.9O' S42.00' 1328.90' 14 13 Q1 s F SOD 34'27"W NDO'3d'20"f= d wBEGINNING Rezone Area:40.984+'AC I L3 0 234.GO' z—r 357.00' CO a 1 Parcels 51214212459,51214212580,51214121134,51214120710&51214124805 51214z12622,a portion of S[5 2$'39"E `—� S1214212742&51214121172 556.22 I X Ln U Current Zoning:R-40&C-C 500'34'20'W w a ° SS9'28'26"W PropasiM Zoning:C-G 4S9.4C' ti a 465.90' � w N85'U8'2$"yy 3 z I 7677.5$' I° s CENTERLINE OF ¢ +• TEN }BILE FJRAIN S75'31'34W 180.64' DATE: OCtcb,'Z020 PROJECT: 19.105 SHEET: - - - IOF1 FOUND 5/8" REBAR NE 1116 CORNER SECTION 14 CURVE TABLE CURVE RA61V5 km LENGTH DELTA CHORD SRG CHORD C3 286.50' 1 96.67' 1920'00" SB611'34"W 96.22' ENGINEERS.SURVEYORS.PLANNERS 9233 WEST SPATE STREET BOISE,IDAHO 83714 PHONE I7061 639.6939 FAX(tp$I639-6930 Page 33 km92B WEST STATE STREET I DDISE,083714 1 208.539.6935 1 FAX205,639-6930 February 16,2021 Project No.1�)-105 Exhibit A Legal Descrip#lon for Rezone to R-40 TM CenterSubdivislon A parcel of land situated in a portion of the East 1/2 of the Northwest 1/4 and a portion of the we5C 1f 2 of the Northeast 1/4 of Section 14,Township 3 North,Range I We4 f3.M.,City of Meridian,Ada Gavnty, Idaho and being more particulariydescribed asfoIlows: Commencing at a found brass cap marking the Northwest corner of said Section 14,thence following the northerly line of the Northwest 1J40l9a14 Section 14,589°09'27"E a distance of 2,657.99 feet tDa found aluminum cap marking the North 1/4 corner of said Section 14; Thence leaving said northerly line and following the easterly line of the Northwest 1f4 of said Section 14,WT3Y31"W a distance of 797.76fee=t to a paint on the centerline of Ten Mile Drain; Thence leaving said easterly line and loIlowing said centerline,585'0926"E a distance of 81.87 feet to the POINT OF REGtNNING. Thence fallowing said centerline,585`08'26"E a distance of 246-53 feet, Thence leaving said Centerline,!4W52'53" a distance of 53.54 feet; Thence 194.95 feet along the arC of a circular Curve to the rtht,Said Curve having a radius of 46100 feet,a delta angle of 24'13 44",a chard bearing of S16°59'46"W and a chord distance of 193.5D feet; Thence 529'OG13"W a distance of 39152 feet; Thence 416-98 feet along the arc of a circular curve to the left,seW curve having a radius 43f 1,{]00,00 feet,a delta angle of23'5r2V,a chard bearing of N77'14'a3"wand achord distance of413-96feet to the southerly line of said East 1/7of tie Northwest 1/4; Thence following said southerly line,589*10'36"E a distance of 232.35 feet Thence leaving said southerly line,NCr49'30"E a dJs#ance of 99,70 feet; Thence 4.69.81 feet along the arc of a circular curve to the rlght seld curve having a radios of WJDO feet,a delta angle of 44'51'4}",a chord bearing of NZ2'03rli and a chord distance of 457.90 feet to the POINT QF amNNIHa The above-described rezone parcel description contains a total of 3.895 acres,more or less. Attached hereto is Exhibit l3 and by this reference is hereby made a part of. 12459 RNGINEERS I SURVEYORS I PLANNERS Page 34 O fV ❑ 300 600 900 r Plan Scale:1"-300' 10 11 BASIS OF BEARING W`FCankiln Rd. 5$9'09'27'E 2fi57.99' 0 — — — 589'13'12"E 2657.79' 11 12 o 15 14 14 13 •b [A CL POINT OF COMMENCEMENT }' ° s I FOUND BRASS CAP F_ -6 N m NW CORNER SECTION 14 FOUND ALUMINUM CAP _ N 1/4 CORNER SECTION 14 0 v m —Z F, N 2 N a CENTERLINE OF h -- N TEN MILE DRAIN N � w o POINT OF L U m i BEGINNING n O q S8S'08'28"E V Rezone Area:3.895±AC S85'08'26"E 24s•53' Portion of S1214121172 81.87' (TIE) S0452'53"W a r 51214121133&51214233668� c 63.54' Current Zoning:C-G&TN-C DATE; xtar arcmn Proposed Zoning;R-40 PROfECr: 19-105 NOO'49'30"E 99.7 D' SHEET: 589'10'36"E �� 1 OF 1 232.35' �00' CURVE TABLE C2 LEGEND CURVE RADIUS LENGTH DELTA CHORD 8RG CHORD C1 461.00' 194.95' 2413'44" S16'59'46"W 193.50' FOUND BRASS CAPFOUND ALUMINUM CAP C2 1000.00' 416.98' 23'53'28" N77'14'C3"W 413.96' CALCULATED POINT EMGrREERS-SURVEYOR5.RIAMM* 9231 WEST 5TATE 57REEr C3 600.00' 469.81' 4-051'49" N2238'33"E 457.90' REZONE BOUNDARY BOISE,IPAHO U714 PMOKE 4w)639 6939 — — — — —SECTION LINE FAX(208163?M30 Page 35 !9m 9233 WEST STATE STREET I B015E,ID 83714 I 208.639.6939 J FAX Z08.639-6930 February 16,2021 Project No-19-W5 Exhibit A Legal Description for Rezorse to C-x{S❑Lahl TM Center Subdivision A parcel of land situated in a portion of the South 112 of the Northwest 1/4 and a portion of the Southwest 114 of the Northea5t 1f4 erf Section 14,Township 3 North, Range 1 West,S.M.,City of Merldian,Ada County, Idaho end being more particularly described as follows, Commencing at a found aluminum cap marking the center of said Section 14,which hears S89*11'30"E a distance of 2,656.47 feet from a found aluminum cap marking the West 1/4 corner of sal€ Section 14; Thence fallowing the southerly IIne o=said South 1/2 of the Northwest 114, N89'1J'3Y'W a distance of 49.56 feet to POINT OF BEGINNING 1. Thence fallowing said southerly liner NPV11'30"W a distance of 50,18 feet; Thence leaving said southerly line, NCp48'30"E a distance of 172:47 feet; Thence 131.03 feet a long the a rc of a circula r cu rve to the left,said curve having a rad i us of 200-00 feetr a de Ita 2 ngle of 37'32'15",a chord be acing of N 17'57'36"W and a chord distance of 128.70 feet; Thence N3643'42'W a distance of 53.27 feet; Thence 57.88 feet along the arc of a cirrular curve to the lefk,said curve having a red lus of 300,00 feet,a delta angie of 11"03'15u a chord bearEng of N47�44'4VE and a chord distance of 57.79 feet; Thence 141.85 feet along the arr of a torn pound curve to the left,said curve having 8 radius of 500-00 feet,a delta angle of 145°15116",a chord bearing of N34*05'76"E and a chord distance of 141,37 feet to a paint hereinafter referred to as POINT"A"; Thence 500'1W58" a distance of 494.23 feet to POINT OF BEGINNING 1. The abave-described rezone parcel description contains a total of 0,654 acres,more or less. TOGETHER VATH Commencing at a paint previously referred to as POINT"A",Thence N00'18'58E a distance of 262-00 feet; Thence 271.76 feet along the art of a d rcula r curve to the right,sa id curve having rt rad ius of 926.00 feet,a delta angle of 16WF540,a chord bewaring of NG8*43'25"E and a chord distance of 270,79 feet to MNT OF BEGINNING 2. Thence 128.39 feet along the arc of a dreular Curve to the left, said curve having a radius of 500_D6 feel;, a delta angle of 14'4245",a chord bearing of N19*19'30"W and a chard distance of 128.04 feet Thenre 144.04 feet along the arc of a reverse curve to the right,said curve having a radius of 300.00 feet,a delta angle of 27'30'34",a chard bearing of NIZ'55'37-W and a chord dJsta ice of 142,66 Feet; Thence N0'49'34"E a distance of 17.95 feet; Whence 182-49 feet along the are of a circular curve to the right,said curve having c radius of 1,000.00 feet,a delta angle of 10`2720",a chord bearing ofS70"3U'590E and a chord distance of 192.23 feet; Thence S29"06'3guV+a distance of 44.98 feet; fNGINVERS I SURVEYORS I PLANNERS Page 36 Thence 103.61 feet along the arc of a circular curve to the left,said cures heaving a radius of 926.00 feet, a delta angle of 11'58'45',a chord hearing of 521'fl7'15,W and a chord diStanCE of 193.25 Feet to POINT OF BEGINNING 2. The shave-described rezone parcel cescrlption oantains a total of 0.533 acres, more 0r less_ The total rezone description contains a total of 1.187 acres,more or less- Attached hereto is Exhi4it 9 and by this reference is hereby made a part of S ... 1 4 PAGE 12 Page 37 2 o TM Creek Sub.No.3 3 0 T NW "'5 CORNER L 3 SECTION 14 �. m — Cobdlt pr ui V) C p a . a N 1/16 CORNER Rezone Area:0.533±AC c� SECTIONS 14 & 15 Parcel51214233668 �� L5 m Current Zoning:TN- Pro posed Zoning:C-G c N POINT OF w N LI z BEGINNING 2 C4 (TIE) r °^ QS Parcel 51214233568 Current Zoning: C-G N00'18'55'E cc 262.00' (TIE) POINT "A" m �, !E t vl C"Ku,ard C2 4 XWaY Soo,iW B"W LLJo Rezone Area:0.654±AC 494.23' rParcel51214233668Current Zoning:R-8&TN{ N89'11'30'W Proposed Zoning:C-G 48.55' (TIE) PAIE', February Mi 989'11'30"E 2656-47' L7vFaEn:ossing Sub.No.1 BASIS OE BEARING SHEET: POINT OF BEGINNING 1 1 OF 2 ALUMINLM CAP W 1/4 CORNER SECTION 14 POINT OF COMMENCEMENT FOUND ALUMINUM CAP CENTER OF SECTION 14 LEGEND IS ALUMINUM CAP A CALCULATED POINT REZONE BOUNDARY ENGJNEER5-5UIW PRS,HANKERS 0 W� $� 1200 — —SECTION LINE 9233 WESE STATE STPEET +Y flam'IPINP mu P Ian Scale:1"=400' P FAX i203116I9i M 9 o a ar _ � u 0 o O m o a CURVE TABLE a m g CURVE RADIUS LENGTH DELTA CHORD 9RG CHORD a cd C1 20o.00' 131-03' 3732'15" N1757'36"W 128,70' m C2 300.00' 57.88' 11'03'15" N4744'41"E 57,79' CA 3 ` 3 C3 500.00' 141.85' 16'15'16' N34'05'26"E 141.37' 0 01 C4 926.00' 271.76' 15`48'54" N&43'25'E 270.79' s U C5 500.00' 128.39' 14'42'45' N19'19'30'W 128.04' U 06 300.00' 144.04' 27'30'34" N1 Z55'37'W 142.66' A=! r o C7 1000.00' 182.49' 1927'20" 570'3o'59"E 182.23' L CS 926A0' 193.61' 11-58'46" S23'07'15"W 193.25' LU C `o `o z LINE TABLE q s LINE BEARING DISTANCE .. L1 N89'11'30'W 50.18 >sios L2 N948'30"E 172.47 SHEET: L3 N3943'42W 53.27 2OF2 L4 N949'30"E 17,95 L5 S29'06'38'W 44.98 ExGxEEvS-SURJEYOxS,v1ANNERS W bpISF,roAN0831w� RFnE Izosi a%ei3s AK1298163Rb930 Page 38 C. Preliminary Plat(date: 5/29/2020) and Conceptual Phasing Plan TM CENTER SUBDIVISION PRELIMINARY PLAT ngXnM 1' A PARCEL OF LAND BEING A PORTION OF THE NORTHWEST 114 AND A PORTION OF THE WEST 112 OF THE NORTHEAST 1/4 OF SEMEN 14,TOWNSHIP 3 NORTH,RANG E I WEST, — BOISE MERIDIAN,CITY OF MERIDIAN,ADA COUNTY,IDAHO,2020 P ® SE a OO E 0 0 0 0 Q) ® 0 a0 o g o 0 o - .ry ym�' TMCENTER SUED-1 ION 'H111% MERIDIAN,IDAHO vE o _ t �—' — TMCENTER SDBDIYISMN '^ MERID%RIAHO Page 39 — b- 1M CENReRSUBDDIL4ON MERIDIAN,4DAHD ® \Ckm mm PPl.2 oa � o FnNd�4 yo. R � �o ,o f � . - . _ �. °. ---- ---- ------- _ v- - m MATCH LINE-SEE SHEET PP2.1 ~---�A as • .... TM CENTER SUBDIVISION MERIDIAN,IDAHO UNDPIAN nry."''um.,m-�•Jc�wm.,.wnm nvT umi®Wmm rw ms 'm''+WdfJ EA�PP2.O.m Page 40 MATCH LINE-SEE SHHEE7 PP2._-_ _�_ ram" M ------ TMCENTERSUBDIVISION MERIDIAN;IDAHO rwr�[ ..�PP2.S „O cl © ® O 0 'i MATCH LINE SEE SHEET PP3.1_- _�_� -r►r -_--psPRELINNNARY ENGINEERING NOTES .�• _ STREET SECTION:S.NEW MARKET AVE. -� TM CENTER SUBDIVISION..m.,. .............,....., CoM MERIDIAN,IDAHO RENGINEERINGPDN Page 41 a �`^ MATCH LINE-SEE SHEET PP3.0 I o - -- - " — — o .gym STREET SECTION:S.WAYE IN D ER AVE. ...."� TM CENTER SUBDIVISION IDAHO m _ m _ Skm STREET SECTION:W.COBALT DR. an pn, � I l _ �........*... ......... .. _Z j TEN •M I L E Phasing Plan ---- ��� _ Crnueptue subpect RO iNBpaP I TEN _ *-- -� Page 42 D. Landscape Plan(date: 5/28/2020) ------ ----------, -- CD LL I ® ® � Fs �u I 0 �•�� °"" - unnxc ano suMc onN�[v WCEWERSU&NYISION I I SIREEf IRFF[W[WVnONE IIiPFF/351E} �oR�0i0.N�lflAX OT lANUSCAPE SITE PLAN ... �•"r - rnnwAnonaEoul�nnFNrs I,..,..�..� KIM • ., -. �'• AI PLANTING DETAIL kl !' - - �' � 55�1� I` .I 5 P I G I � I i. I I. i:`.� mslar - - _ _ iM MERIDIAN I�AHO al �j\PIANTING DETAIL#2 /j\PLANTING EIETAIL#3 -- Page 43 E. Roadways—Completed and Future 100% COMPLETE • Vanguard (primory entrance) Navigator (east/west collectorlIocaf) • Wayfinder (north/south collector) 7.5% COMPLETE Cobalt (eastfwest collector) 15% COMPLETE • Benchmark (northfsouth collector connection to Franklin) FRANK 19 jl� - f COBALT - 1 .tiWr Ito TEN MILE J x x i r � r CROSSING INTERSTATE 1-84 VICINITY MAP Page 44 F. Pathway Plan J ENITY f19Y PATHWAY : r Multi-Purpose Paths TEN 4,* LE Roads&Pathways f Ten M le Crossing District 2 1 1 G. Conceptual Building Elevations/Perspectives 00 BRIGHTON BUILDING (complete) PAYLOCITY BUILDING (complete) TM CENTER SUBDIVISION TM CENTER SUBDIVISION BNIMING ELEVATION TYptC aunnwc[IF—N-1- Page 45 L AMERIBEN PHASE II (under consi r) SALTZER MEDICAL (under constr) 3 TM CENTER SUBDIVISION TM CENTER SUBDIVISION 6UIIDING ELEVATION TYPI[ALS BUILDING ELEVAIION i PICALS p 4.C9 rt- ' 6 LASALLE BUILDING (under constr) EXISTING SINGLE•STORY SHOPS TM CENTER SUBDIVISION TM CENTER SUBDIVISION BUILDING AnM TVPIIMLS BUILDING ELEVATION TYPICAL$ EXISTING SINGLE-STORY MEDICAL EXISTING CARWASH 8 TM CENTER SUBDIVISION TM CENTER SUBDIVISION 9URD{NG ELEVATION iYPICI l5 BUILDING ELEVATION TVPICALS Page 46 ..,' r s ,f _ g f, EXISTING RESTAURANT/SHOPS (front) EXISTING RESTAURANT/SHOPS (rear) TM CENTER SUBDIVISION i BUILDING ELEVATION WPIMLS TM CENTER SUBDIVISION BUILDING ELEVATION MICALS d� EXISTING AUTO SERVICE THE LOFTS at TEN MILE (complete) TM CENTER SUBDIVISION TIV CENTER SUBDIVISION BUILDING ELEVATION 1YPILALS Hllll l3lN(�FI F Val f I IN IYI'II AI% 61 THE LOFTS at TEN MILE (garages) THE FLATS at TEN MILE (under constr) L. TM CENTER SUBDIVISION EM CENTER SUBDIVISION BUIlD1NG EI cvAnON IYPICALS BUILDING ELEVATION TYPICAL$ Page 47 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION A conceptual use plan(i.e.bubble plan)shall be submitted at least 10 days prior to the City Council hearing,to be included in the development agreement,that demonstrates consistency with the mix of uses from each major use category(i.e.commercial, residential,employment)for the overall area governed by the DA as set forth in the TMISAP and the provisions of Development Agreements associated with previous annexations. 1. A new Development Agreement shall replace all existing agreements in the Ten Mile Area as referenced above in Section VI.A, and shall include the following provisions: 0. TM CREEK _ _ CA04oN 'r, BAINBRIDGE ' Y O rEN MILE CE-41ER G ME r Tl ti TM Crossing Expansion P"AICTOUTUNES ARE GENERAL ACTUAL AREAS 1AAV VARY a. Provisions applicable to entire development: (1) Future development shall be consistent with the guidelines for development in the Ten Mile Interchange Specific Area Plan(TMISAP)pertaining to land use,transportation and design; UDC standards; and design standards in the Architectural Standards Manual, except for the deviations specified in this agreement. (2) Public art shall be incorporated at the entries of the site to create a sense of arrival and as appropriate throughout the overall development. Public art should contribute to the character and identity of the City and should be incorporated in the design of streetscapes,plazas, public spaces associated with buildings, etc. Art should be easily visible to the public (e.g. on the exterior of buildings rather than in lobbies,or visible from the street or publicly assessible open spaces rather than interior courtyards), in accord with the TMISAP. (3) Building height in the C-G zoning district for structures in the area governed by this agreement is allowed to extend up to a maximum of 100-feet without further application. (4) Direct lot access via S.Ten Mile Rd. and W.Franklin Rd., arterial streets; and W. Cobalt Dr., S.Wayfinder Ave., S.Vanguard Way and S.Benchmark Ave., collector streets, is prohibited in accord with UDC 11-3A-3 and the TMISAP unless otherwise approved by the City and ACHD in conjunction with a detailed development plan and/or subdivision. City Council approved waivers to UDC 11-3A-3 for direct access via S. Ten Mile Rd., W. Page 48 Franklin Rd., S. Wayfinder Ave. and W. Cobalt Dr. as shown on the preliminary plat and concept plan for TM Creek subdivision (AZ-13-015;PP-13-030). (5) The design of future buildings in this development shall incorporate design elements that are generally consistent with those in the"typical"elevations shown in Section VIII.G. (6) The developer shall continue to work with Valley Regional Transit(VRT)to determine the nature and timing of public transit services needed in this area.With each final plat development phase, an update should be provided to the City. Shelters should be placed at transit stops for weather protection to patrons;the design of such should be coordinated between the City,VRT and ACHD ensuring architectural consistency with the general theme of the activity center. Transit locations should include pedestrian amenities such as landscaping,pedestrian and landscape lighting,benches and trash receptacles consistent with the design and location of the shelter. (7) Prior to the City Engineer's signature on the first final plat for TM Center,the developer shall submit a surety to the City of Meridian for the cost of a Welcome to Meridian sign to be placed off-site at the intersection of S. Ten Mile Rd. and S.Vanguard Way. The sign shall be constructed prior to issuance of the first Certificate of Occupancy in the first phase of TM Center subdivision. (8) A portion of this site along the Ten Mile Creek is located within the Meridian Floodplain Overlay District. Prior to any development occurring with the Overlay District,the Applicant is required to submit, and the City shall review and approve, a floodplain development application which includes the necessary analysis and documents under MCC Title 10,Chapter 6,including hydraulic and hydrologic analysis. (9) Street lights at a pedestrian scale shall be installed within the tree lawn area along W. Frankin Rd. as set forth in the TMISAP. b. TM Crossing Expansion site(H-2018-0122,Parcel#R7192800752): (1) If at some point in the future the adjacent homes to the north and east of the site redevelop commercially and the 25-foot wide right-of-way depicted on the Primrose subdivision plat on the adjacent property to the north(Lot 7,Block 3)is dedicated,a public street connection may be required at that time. (2) A pedestrian connection shall be provided from the residential neighborhood(i.e.Primrose Subdivision)to the commercial development to the west on the TM Crossing Expansion site (H-2018-0122)in accord with UDC 11-3B-9C.3. The location of the pedestrian connection maybe within the right-of-way adjacent to the north property boundary. c. TM Creek site(AZ-13-015,H-2017-0124): (1) Future development of this site shall be generally consistent with the conceptual site plan shown below and shall develop with a mix of office, commercial and residential uses as proposed. Page 49 L. W J � r3 � • 1'� d TWIMI ——m � [\/ lr�e®` _uuuur (2) Street lights at a pedestrian scale shall be installed within the tree lawn area along S. Ten Mile Rd. and W. Cobalt Dr. as set forth in the TMISAP. (3) Pedestrian-scale lighting shall be installed along S. Wayfinder Ave. as set forth in the TMISAP. (4) All structures within the TN-C zone adjacent to S. Wayfinder Ave. north of the Ten Mile Creek shall be a minimum of two stories in height in accord with UDC 11-2D-5 and the design elements contained in the TMISAP. (5) Buildings along S. Wayfinder Ave. north of the creek should be built to the sidewalk with street trees in wells and street-level store fronts,in accord with the TMISAP. (6) A crosswalk shall be provided across S. Wayfinder Ave. where the multi-use pathway along the Ten Mile Creek crosses the street. (7) For streets &block fronts where commercial uses and pedestrian activity are most desired north of the Ten Mile Creek, it is recommended that sidewalks be lined with shops, restaurants, offices and galleries and that buildings be designed with multiple sidewalk entries where feasible, generously-scaled display and transom windows,pedestrian-scales signs and banners, and awnings or canopies for sun shading. (8) A pedestrian crossing over the Ten Mile Creek shall be provided as part of the creek amenity if approval can be obtained from Nampa&Meridian Irrigation District. (9) Sidewalks shall be provided internally along one side of all major drive aisles for pedestrian connectivity within the development in accord with the Internal Pedestrian Plan shown below. Page 50 r .n rr+v FRANKUN ROAD 71LU TM NO J - 1 . ++ Lr" 121 ��IIIIFFIIIIII Iry - �'I i iiiilIlIkkFF Ip LL i �:-.. .. . Ark ` — - _ ._ - 1 - lir ---------- i r Pedestrian Plan - Condition 1.1.,I.s " -- (10) South Wayfinder Ave. shall initially be constructed in accord with the street sections shown below. Future reconfiguration of S. Wayfinder Ave. may occur if warranted by ACHD, in accord with the street section shown below. Page 51 PL E6.00'ROW PL a-CP 7.00' 14.00' 14.00' 7.DO' E.OP PARKING BIKE LANE 4 LANE BIKE PARKING 9.00' 700' 5.00' 11 ALT 13.11P ME [AM 13.OP 91.IIP 5.00' 700' 25P 51DEWALK 2.00 BIKE LANE LANE TURN LANE LANE LANE BIKE 210 SIDEWM-K 25U FITURE FNl1RE FUTURE FUTU FLIILRE FUTURE D.W' L REMAINING SIDEWALK CONSTRUCTED REMPHANG SIDEWALK CONSTRUCTED WNHBUILDING FRANKLIN CROSSING AVE WITH BUILDING NORTH OF CREEK FL 100AP ROW FL 4 7A17 6.50 1200' 1D.00' 13AP 10.00' 1200' 8.59 700' BOP SI DEWAIK BIKE LANE LANE TURN LANE LANE LANE BIKE SIDEWALK ROP I FRANKLIN CROSSING AVE BRIDGE SECTION PL CSDU ROW FL a0P 700' 1400' 1900' 70P a00- PARKING BIKE LANE L LANE BIKE PARKING 9.OP 5.00' E.OP 5.00' 11.017 13.BP MEDIAW 13AP 11.OP 5.00' EAP 5.00' SIDEWALK, PLANTER 2. BIKE LANE LANE TURN LANE LANE LANE BIKE AP PLANTER SIDEWALK 0.50' 0.50' FUTURE FUTURE FUTURE FUTURE FUTURE FUTURE FRANKLIN CROSSING AVE SOUTH OF CREEK d. TM Creek East(H-2015-0018): (1) The site shall develop with multi-family residential uses and shall obtain conditional use permit approval prior to development. The overall average density target should be at least 16-25 dwelling units per gross acre. Design and orientation of buildings should be pedestrian oriented with special streetscape improvements to create rich and enjoyable public spaces. A strong physical relationship between the commercial and residential components to adjacent employment or transit centers is critical." (2) The subject property shall be subdivided prior to issuance of any building permits for the site. e. Ten Mile Center(aka Treasure Valley Investments) (AZ-14-001): (1) The property shall be subdivided prior to submittal of the first Certificate of Zoning Compliance application. (2) The property shall be developed in a manner that provides a transition in uses to adjacent residential properties. (3) Most buildings along S. Ten Mile Rd. should address the street by being built to the street buffer with windows overlooking the pathway to provide security to the pedestrians and bikes on the pathway as set forth in the TMISAP. Page 52 (4) A pedestrian connection shall be made to the adjacent school site to the east(i.e. Peregrine Elementary School). (5) The portions of the property zoned TN-C and TN-R shall be developed in a manner that incorporates traditional neighborhood design concepts as set forth in the TMISAP. (6) Only residential uses shall be developed within the R-8 zone. In addition to other allowed uses, a minimum of 75 residential units shall be developed within the TN-R zone, and a minimum of 300 residential units shall be developed within the C-G and/or TN-C zones combined. (7) The Kennedy Lateral and all other waterways on the site shall be piped or otherwise covered in accord with UDC 11-3A-6,unless waived by City Council. (8) Based on the 2020 Sewer Master Plan Update,the subject property lies within two sewer boundaries. The Kennedy Lateral is the sewer shed boundary. Sanitary sewer services to this development is are being proposed via main extensions from the Black Cat Trunk and Ten Mile Diversion Trunk of mains located near the Purdam Drain within the southwest portion of the subject property and main extensions from Franklin Road. Owner/Developer shall install mains to and through the development, coordinate main size and routing with the Public Works Department,and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet; if cover from top of pipe to sub-grade is less than three feet then alternative materials shall be used in conformance with City of Meridian Public Works Department standard specifications. (9) Water service to the subject property will be via extension of mains in Ten Mile Road along the alignment of the future east-west collector. Owner/Developer shall be responsible to install water mains to and through the property at the time of development and to coordinate main sizes and routing with City of Meridian Public Works Department. (10) Future construction of streets within this site shall be consistent with the applicable street section as shown on the Street Section Map contained in the Ten Mile Interchange Specific Area Plan(TMISAP) (pgs. 3-20 and 3-21)with the exception of the east/west collector street(W. Cobalt Dr.)from Ten Mile Road at the northwest corner of the site which shall be constructed as a major collector street in accord with Street Section C. f. Calnon(H-2015-0017): (1) Prior to any development occurring on the subject property,the applicant shall modify the development agreement to include a more detailed conceptual development plan for the site that is consistent with the MU-C and MU-R land use designations. A mix of uses from each major use category(i.e. commercial,residential, employment) shall be provided as set forth in the Ten Mile Interchange Specific Area Plan(TMISAP).No more than 30%of the ground level development within the MU-C designation shall be used for residences.No more than 40%of the land area within the MU-R area shall be utilized for non-residential uses. (2) The subject property shall be subdivided prior to issuance of any building permits for the site. (3) Provide a minimum of 218 residential dwelling units on the site of varying types (i.e. multi- family, single-family,townhouse, duplex, and/or vertically integrated).Note: The number of units provided may be greater than 218 units without a limit on the maximum number of units. (4) A 10-foot wide multi-use pathway shall be constructed on this site along the north side of the Ten Mile Creek and to the property to the south. The pathway shall be constructed in Page 53 accord with the Pathways Master Plan and UDC 11-3A-8. Landscaping on either side of the pathway is required in accord with the standards listed in 11-313-12C. (5) The stub street that exists to this property at the east boundary of the site,W. Cobalt Street, from Whitestone Estate Subdivision shall be extended with development. (6) The Vaughn Lateral shall be piped on the site where it is currently open if approval can be obtained from Nampa&Meridian Irrigation District(NMID) as it is owned in-fee by NMID. (7) Sidewalks shall be provided internally along one side of all major drive aisles for pedestrian connectivity within the development. (8) This property borders a domestic water pressure zone boundary, and therefore with development,the applicant shall be required to install a pressure reducing station vault and conduits for power and telemetry cabling in the vicinity of their southeasterly connection in W. Cobalt Street. The installation of the pressure reducing appurtenances shall be the responsibility of the Meridian Public Works Department. Applicant shall coordinate the vault and conduit design criteria with the Meridian Public Works Department as part of the development plan review process. (9) The City of Meridian currently owns and operates a sanitary sewer lift station near the west end of W. Cobalt Street. With the development of the subject property,the applicant shall be required to extend a sanitary sewer main from W. Franklin Road through the property to the lift station location and facilitate the abandonment of the lift station. g. Bainbridge Franklin(H-2018-0057): (1) A cross-access/ingress-egress easement(s) shall be granted to the property to the east(parcel #R8580500100)in accord with UDC 11-3A-3. With the first certificate of zoning compliance application,the applicant shall provide a recorded cross access easement that grants access to the Twelve Oaks property. 2. The final plat(s) shall include the following revisions: a. Change the street name of S.New Market Ave. to S.Benchmark Ave. consistent with the Street Name Review approval. b. Include a note that prohibits direct lot access via W. Franklin Rd. and N. Ten Mile Rd., arterial streets; and S. Wayfinder Ave., S. Benchmark Ave.,W. Cobalt Dr. and S. Vanguard Way, collector streets,unless otherwise approved by the City and ACHD. c. A 5-foot dry-utilities corridor should be provided along both sides of the street curb along S. Wayfinder Ave.,W. Cobalt Dr. and S.New Market Ave./Benchmark Ave. Both wet utilities may be located in the street. Streetlights should be placed in the dry utilities corridor on either side of the street. Streetlights of a pedestrian-scale shall be provided along Wayfinder and Cobalt;pedestrian-scale lighting is not required along New Market/Benchmark if it will serve as a residential collector with on-street parking—otherwise,pedestrian lighting is required. d. South New Market Ave./Benchmark Ave. shall be constructed with two(2)travel lanes,bike lanes,parallel parking(if allowed by ACHD), 8-foot wide parkways and detached sidewalks/pathways consistent with Street Section D in the TMISAP,the development agreement,Pathways Master Plan and pathway plan for the site. The first 200'of south of Franklin Rd. on New Market is not allowed to have on-street parking per the ACHD report to allow for right and left turn lanes. Page 54 e. Streetlights at a pedestrian scale shall be located in the tree lawn area(i.e. in right-of-way between curb and sidewalk)along S. Ten Mile Rd. in accord with the TMISAP for Street Section A(see pg. 3-22). Dry utilities should be located back of the curb in the dry utilities corridor. f. Streetlights at a pedestrian scale shall be located in the tree lawn area(i.e. in right-of-way between curb and sidewalk)along W. Franklin Rd. and Vanguard Way in accord with the TMISAP for Street Section B (see pg. 3-22). Dry utilities should be located back of the curb in the dry utilities corridor. g. Depict a minimum 50-foot wide street buffer along S. Ten Mile Rd., an entryway corridor, measured from the back of curb, in a common lot or on a permanent dedicated buffer, maintained by the property owner or business owners' association in accord with UDC 11-3B- 7C.2 and Street Section A in the TMISAP. h. Depict a minimum 25-foot wide street buffer along W. Franklin Rd., an arterial street,measured from the back of curb, in a common lot in the R-40 zone and in a common lot or on a permanent dedicated buffer in the C-G zone,maintained by the property owner or business owners' association in accord with UDC 1 I-3B-7C.2. i. Depict a minimum 20-foot wide street buffer along W. Cobalt Dr., S. Wayfinder Ave., S.New Market Ave./Benchmark Ave., and S. Vanguard Way, collector streets,measured from the back of curb, in a common lot in the R-40 zone and in a common lot or on a permanent dedicated buffer in the C-G zone,maintained by the property owner or business owners' association in accord with UDC 11-313-7C.2. j. A cross-access/ingress-egress easement shall be granted via a note on the plat or a separate recorded agreement between all non-residential lots in accord with UDC 11-3A-3A.2. k. A cross-access/ingress-egress easement shall be granted via a note on the plat or a separate recorded agreement to the parcel to the east(#R8580500100,Villas at Twelve Oaks) in accord with UDC 11-3A-3A.2. 1. Remove the two(2)driveway accesses depicted on the plat via Franklin Rd. on Lot 4,Block 3 and Lot 4,Block 4 to the east and west of New Market/Benchmark unless specifically approved by City Council through a waiver to UDC 11-3A-3,which limits access to arterial streets, and by ACHD. in. If New Market has not yet been constructed to stub to the site's south property boundary by the time the proposed section is constructed, depict a temporary turnaround easement and construct a temporary cul-de-sac that meets the dimensional standards of a standard cul-de-sac at the terminus of New Market on this site per ACHD and Fire Dept. standards. 3. The landscape plan submitted with the final plat shall include the following revisions: a. Detached pathways, 8-to 10-feet wide, shall be depicted in accord with the pathway plan in Section VIII.F and with the City's Pathways Master Plan as required by the Park's Department in Section IX.E.At a minimum, 10 foot wide pathways shall be provided along S. Ten Mile Rd., the east side of S. New Market Ave. and along the Ten Mile Creek in accord with the Pathways Master Plan; 8-foot wide pathways may be provided in other locations. b. Depict a minimum 5-foot wide detached sidewalk along the west side of S.New Market Ave./Benchmark Ave. where 8-to 10-wide pathways are not proposed on the pathway plan,with 8-foot wide parkways within a minimum 20-foot wide landscaped buffer in accord with the TMISAP for Street Section D(see pg. 3-21). Page 55 c. Depict a minimum 20-foot wide street buffer, landscaped per the standards listed in UDC 11-3B- 7C, along each side of W. Cobalt Dr., a collector street; and a detached 8-to 10-foot wide pathway on the south side of the street consistent with the pathway plan. d. Depict minimum 20-foot wide street buffers, landscaped per the standards listed in UDC 11-3B- 7C, along S. Wayfinder Ave. and S.Vanguard Way,both collector streets. e. Depict a 50-foot wide buffer area with detached 10-foot wide pathway along S. Ten Mile Rd., consistent with that shown for Street Section A in the TMISAP; depict landscaping in accord with the standards listed in UDC 11-3B-12C for pathways and 11-3B-7C for street buffers. f. Depict a minimum 25-foot wide buffer with a minimum 5-foot wide detached sidewalk along W. Franklin Rd., landscaped per the standards listed in UDC 11-3B-7C. g. Depict streetlights at a pedestrian scale in the tree lawn area along S. Ten Mile Rd. in accord with the TMISAP for Street Section A(see pg. 3-22). h. Depict streetlights at a pedestrian scale in the tree lawn areas along W. Franklin Rd. and S. Vanguard Way in accord with the TMISAP for Street Section B(see pg. 3-22). i. Depict streetlights at a pedestrian scale in the tree lawn areas along W. Cobalt Dr. and S. Wayfinder Ave; if New Market/Benchmark is not constructed as as a residential collector street with on-street parking, streetlights at a pedestrian scale shall also be provided along this street. j. Include mitigation information on the plan for all trees on the site that are proposed to be removed that require mitigation in accord with the standards listed in UDC 11-3B-1OC.5. Contact Matt Perkins, City Arborist,to schedule an appointment for an inspection to determine mitigation requirements. 4. In accord with the TMISAP for"complete streets,"the following are features that shall be considered as a starting point for each street: sidewalks,bike lanes,wide shoulders, crosswalks, refuge medians,bus pullouts, special bus lanes,raised crosswalks, audible pedestrian signals, sidewalk bulb-outs, street furnishings and on-street parking. The Applicant shall address at the public hearing(or in writing prior to the hearing)what additional design features are planned for internal public streets within this development aside from those proposed. 5. All future development shall comply with the minimum dimensional standards listed in UDC Tables 11-2A-6(R-8), 11-2A-8(R-40), 11-2B-3 (C-G), 11-2D-5(TN-C)and I1-2D-6, as applicable. 6. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for all of the multi-use pathways within the site that area not located in the right-of-way prior to signature on the final plat by the City Engineer. 7. Streetlights shall be placed in the dry utilities corridor on either side of W. Cobalt Dr., S. Wayfinder Ave. and S.New Market Ave./Benchmark Ave. 8. Development of the plat shall occur generally consistent with the phasing plan in Section VIII.C. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 The current sewer configuration submitted with this application,depicts at intersection of Colbalt and New Market Avenue, flow being enabled to go in either the north or the west direction. This needs to be corrected so flow only goes in one direction. Based on conversations with applicant 8" sewer line on Cobalt will not connect to manhole at intersection. Page 56 1.2 To alleviate the water quality issues,this development must extend the proposed 12" water main south to connect into the existing water main in S New Market Ave(TM Crossing No 4). 1.3 Tie into the existing 12"water stub in Vanguard(between lots 6&25,block 1) 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 I"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 11-3A-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. 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. Page 57 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 110%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 11-12-3H. 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 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 Page 58 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. C. FIRE DEPARTMENT hllps://weblink.meridianci , .org/WebLink/DocView.aspx?id=191391&dbid=0&repo=MeridianCity D. POLICE DEPARTMENT hgps://weblink.meridianciiy.org/WebLink/DocView.aspx?id=191282&dbid=0&repo=MeridianCity E. PARK'S DEPARTMENT https://weblink.meridiancity.orgJ ebLink/DocView.aspx?id=192685&dbid=0&repo=MeridianCity F. NAMPA&MERIDIAN IRRIGATION DISTRICT (NMID) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=223592&dbid=O&rgpo=MeridianCity G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDHD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=223468&dbid=O&rgpo=MeridianCity H. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancity.orgJ ebLink/DocView.aspx?id=191393&dbid=0&repo=MeridianCity I. WEST ADA SCHOOL DISTRICT(WASD) https://weblink.meridianciU.org/WebLink/DocView.aspx?id=192801&dbid=0&repo=MeridianCity J. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridianciU.org/WebLink/DocView.aspx?id=223625&dbid=0&repo=MeridianCity Questions from City Staff and ACHD response: https:11weblink.meridiancity.org/WebLink/DocView.asp x?id=222896&dbid=0&repo=MeridianCity ACHD confirmation that a Traffic Impact Study(TIS)was not required for this project. https://weblink.meridianciU.org WWebLink/DocView.aspx?id=222887&dbid=O&rgpo=MeridianCity X. FINDINGS A. REZONE(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Stafffinds the rezone of the subject site to the C-G and R-40 zoning districts is consistent with the associated MU-COM and HDR FL UM designations in the Comprehensive Plan for the subject property proposed to be rezoned. Page 59 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment to C-G will assist in providingfor the retail and service needs of the community while the map amendment to R-40 will assist in providing for a range of housing opportunities consistent with the Comprehensive Plan in accord with the purpose statements for the districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds that the proposed rezone should not be detrimental to the public health, safety, or welfare. Staff recommends the Commission and Council consider any oral or written testimony that may be provided when determining this finding. 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 Stafffinds that the proposed rezone will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation(as applicable)is in the best interest of city. Because this application is for a rezone and not an annexation, this finding is not applicable. B. PRELIMINARY PLAT(UDC 11-6B-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision- making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Stafffinds the proposed plat is generally in conformance with the UDC and the guidelines in the Comprehensive Plan and TMISAP if the Applicant complies with the Development Agreement provisions, conditions of approval in Section IX and ACHD conditions. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Stafffinds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds the proposedplat is in substantial conformance with scheduledpublic improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; Stafffinds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Stafffinds the proposed development will not be detrimental to the public health, safety or general welfare. Page 60 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Page 61