Narrative V2HAWKINS
COMPANIES
C O M M E R C I A L D E V E L D P E R S
Dear Mr. Parsons, Ms. Allen, Meridian Planning and Zoning Commission, and Meridian City Council:
Hawkins Companies is pleased to submit our application for a Comprehensive Plan (FLUM) Amendment,
Annexation, and Rezone for a commercial and office development on approximately 16.1 acres located
on the northwest corner of the Interstate 84 and Meridian Road interchange. We are also proposing to
amend the Future Land Use Map for an additional —17.4 acres consisting of the adjacent entitled parcels
and adjacent right of way, to allow for a unified development vision across the project.
Our proposal includes 2 big box retail stores, a junior anchor retail space, 3 out pads, and an 80,000
square -foot office building (which may contain other non -retail uses including daycare, fitness center, or
hospitality use). Retail 1 will be 130,000 to 150,000 square feet, Retail 2 will be roughly 80,000 square -
feet, and Lot 2 (Retail 3) will be 20,000-30,000 square feet. All buildings will be linked by a network of
pathways and a pocket park and plaza will be included.
Existing entitlements govern the development of the northern 17.4 acres of the subject site, which
include our proposed 130,000-150,000 square -foot big box store, junior anchor retail space, and 2
restaurant/outpads. These parcels carry a General Retail and Service Commercial (C-G) zoning
designation. These parcels may be developed on a separate timetable than the southern portion of the
site, (and potentially concurrent with the CPAM), but we believe the proposed uses contribute to the
cohesive development across the entire 33.5 acre site, and have chosen to pursue the CPAM for the full
site.
Tanner Creek, a residential project from Schultz Development with 264 multi -family units and 128
single-family homes, is proposed immediately to the west of our project. While our development is not
the subject of Tanner Creek application, City Council's denial of that application on June 23, 2021
implied that the Tanner Creek application was incomplete without an additional mix of uses. Our
application fulfills City Council's request — it provides office (non -retail) space, retail, and restaurants
within walking distance and thoughtfully connected to the Tanner Creek development. Tanner Creek has
been required by the Ada County Highway District to update their traffic impact study, which is why it
has not yet been submitted to the City for review. Extended review timelines at ACHD, combined with
the City CPAM deadlines of December 15 and June 15, have made concurrent applications impossible.
However, any development that deviates from the site plans that accompany the current Development
Agreement that governs the Tanner Creek site would require a City Council approval in the form of a
Development Agreement modification. Given the nature of our proposed development, it is next to
impossible that development mirroring the DA on the Tanner Creek site would be proposed.
Of note, Hawkins Companies has coordinated emergency access with the developer of Tanner Creek
through an easement connecting Ruddy Drive and Waltman Ln. A copy of this easement has been
provided with this application.
A traffic impact study (TIS) for this proposal is currently underway. ACHD has provided 2 rounds of
comments, and the final TIS should be submitted to ACHD by the end of the year. Regardless of ACHD's
requirements, unless they are unexpectedly contradictory, we are committed to making the
improvements to the transportation network discussed below.
11 855 BROAD STREET, SUITE 300, BOISE ID 83702-7153 PH: 208.376.6800 FAX: 208.376.8523 WWW.HCOLLC.COM Tr_
HAWKINS
COMPANIES
C O M M E R C I A L D E V E L D P E R S
Comprehensive Plan Amendment
Hawkins Companies requests to amend the Meridian Comprehensive Plan FLUM from Mixed -Use
Community (MU-C) to Mixed -Use Regional (MU-R) on 33.5 acres located on the northwest corner of the
1-84 and Meridian Rd interchange. This site, and the surrounding development, are already a regional
destination. Several big box stores and hotels are located on the east side of Meridian Rd, and two
regional entertainment uses and an events center exist across the freeway to the south. The interchange
is also the Gateway to downtown Meridian. In 2019, the only section of roadway, outside of interstate
freeways (1-84 and 1-184) with greater annual average daily traffic (AADT) was Eagle Rd, north of the I-
84/Eagle Rd interchange (ITD; https://data-iplan.opendata.arcgis.com/). These two interchanges
represent a regional gravitational pull greater than any other location in the Valley. Our proposed mix of
uses is of a similar scale, and fits appropriately within, the surrounding development.
Our proposal reflects the Comprehensive Plan's intent for Mixed -Use Regional Centers:
The intent is to integrate a variety of uses together, including residential, and to avoid
predominantly single use developments such as a regional retail center with only
restaurants and other commercial uses. Developments should be anchored by uses that
have a regional draw with the appropriate supporting uses. For example, an employment
center should have supporting retail uses; a retail center should have supporting
residential uses as well as supportive neighborhood and community services.
We propose a retail center with a regional draw, a regional employment hub (80,000 SF of Office Space
or other non -retail uses), restaurants, and a park and plaza which is complimentary to Tanner Creek,
that will provide nearly 400 households within walking or bicycling distance. Put simply, our
development will serve residents of the entire region while maintaining walkability to residents of
adjacent large multi -family and single-family housing developments.
The MU-R is the only mixed -use land use designation that supports the General Retail and Service
Commercial (G-C) zone. This zone appears to be expressly designed for the subject parcel: Commercial
uses in "close proximity and/or access to interstate or arterial intersections" (Meridian UDC 11-213-1). It
is logical to continue that zone to the south, closer to the interstate, and the MU-R designation supports
this, while the MU-C designation does not.
To ensure that the surrounding transportation infrastructure supports this regional use, we propose, at
a minimum, to provide an additional northbound left -turn lane on Meridian Road and a corresponding
receiving lane on Waltman Ln and to construct Waltman Ln to the specifications of a collector roadway,
including a center two-way left -turn lane. When approved, Tanner Creek will construct the extension of
Corporate Drive to Waltman Lane, connect Waltman Ln to Ruddy Drive and the single-family subdivision
to the west, and complete Waltman Drive to the north of the project. Taken together, our
improvements to the planned service capabilities not only mitigate our developments' impact but
increase connectivity and enhance the transportation network for the entire neighborhood to the
northwest of the Meridian Road interchange (Comprehensive Plan 3.03.03F). In this way, the proposed
amendment will not burden existing and planned service capabilities. With roadway improvements and
enhanced connectivity delivered by this project and Tanner Creek to the west, we propose to capitalize
on existing infrastructure to deliver homes, jobs, goods, and services at the population epicenter of the
Treasure Valley.
SSS BROAD STREET, SUITE 300, BOISE ID 83702-7153 PH: 208.376.6800 FAX: 208.376.8523 WWW.HCOLLC.COM
HAWKINS
COMPANIES
C O M M E R C I A L D E V E L D P E R S
We are asking that the current land use designation for an infill site served by existing utilities and
transportation network be upgraded to reflect its true nature as a regional hub of commercial and
residential activity. The site is strategically located to capture as many existing trips as possible, be
transit -friendly, and be walkable to new residential infill development. This development is a response
to the overwhelming success of the development of the City as a whole. Meridian is busy, and that is a
good thing! We are proposing a development to meet people where they are and where they are going,
reducing vehicle miles traveled and increasing the welfare and convenience of the entire Community.
(Comprehensive Plan 2.02.02) As such, the proposed amendment provides an improved guide to future
growth and development of the city.
Annexation/Rezone
Hawkins Companies also proposes to annex and rezone 16.1 acres of land immediately northwest of 1-84
and Meridian Rd from Rural -Urban Transition (RUT) and Estate Residential (111) within Ada County to
General Retail and Service Commercial (C-G) within the City of Meridian. Clearly, developing within the
existing zones in the County is not desired by the City or Hawkins Companies. Given the regional nature
of the corner, bounded by an interstate freeway and a major arterial (eg. "Close proximity and/or access
to interstate or arterial intersections" Meridian UDC 11-213-1) a designation of General Retail and Service
Commercial makes sense. It is also consistent with the existing zoning to the north, which is C-G.
The proposed development, when considered with Tanner Creek, meets the objectives of the MU-R land
use designation. City Council's initial denial of Tanner Creek implied that the residential development
should be considered with the future development of the subject site. As such, compliance with the
amended Comprehensive Plan should be considered with both the residential (Tanner Creek) and
Commercial (subject development) components.
Please see below for an analysis of the proposal's compliance with the MU-R land use principles found
within Meridian's Comprehensive Plan.
A mixed use project should include at least three types of land uses. Exceptions may be granted for
smaller sites on a case -by -case basis. This land use is not intended for high density residential
development alone.
The intent of submitting along with Tanner Creek, a project of nearly 400 residential units of varying
densities, is to create a horizontally integrated, mixed -use project. The intensity of uses ramps up
seamlessly from single-family homes on the west, matching the existing neighborhood, to multi -family, a
canal and green space, and finally, commercial and office on the subject site. Beyond the three types of
housing provided by Tanner Creek (detached single-family, townhomes, and multi -family), our
development provides non -retail and retail commercial uses. In addition, the northern portion of the
site, already zoned C-G, includes retail and likely restaurant uses.
Where appropriate, higher density and/or multifamily residential development is encouraged for
projects with the potential to serve as employment destination centers and when the project is
adjacent to US 20/26, SH-55, SH-16 or SH-69.
This project is adjacent to Meridian Road, which becomes Highway 69 less than a mile to the south of
the subject parcel. We propose 160,000 SF of retail and non -retail commercial in tandem with a project
that provides 264 multi -family units.
HAWKINS
COMPANIES
C O M M E R C I A L D E V E L O P E R S
Mixed Use areas are typically developed under a master or conceptual plan; during an annexation or
rezone request, a development agreement will typically be required for developments with a Mixed
Use designation.
We are open to the opportunity to solidify a development agreement with the City.
» In developments where multiple commercial and/or office buildings are proposed, the buildings
should be arranged to create some form of common, usable area, such as a plaza or green space.
The two buildings located on the site to be annexed and rezoned are located on either side of a —1/3-
acre plaza/open space area. This area is connected to both buildings via pathways. To the north, within
the area already zoned C-G, a —0.8-acre parklet will provide a transitional amenity from the commercial
development to the adjacent proposed residential development.
The site plan should depict a transitional use and/ or landscaped buffering between commercial and
existing low- or medium -density residential development.
The development is located across Ten Mile Creek from proposed 3-story garden -style apartment
buildings. The creek provides an amenity/buffer area between the developments. To the north, within
the area already zoned C-G, we propose a —0.8 acre parklet, which will further buffer the proposed
residential use from our commercial development.
Community -serving facilities such as hospitals, clinics, churches, schools, parks, daycares, civic
buildings, or public safety facilities are expected in larger mixed use developments.
At this time, we are negotiating with a medical service provider to occupy a substantial portion of a
multi -story office building that is contemplated for the project. Subject to finalizing such negotiations,
that balance of that building would be a logical fit to lease to other medical service providers.
Additionally, discussions with a reputable daycare provider about various properties under our control,
including the subject site, are ongoing. However, no such leases or sales can actually be finalized with
tenants prior to accomplishing the proposed entitlements. Finally, between Tanner Creek and our
proposed commercial development several parklets, plazas and open spaces exist to serve adjacent
residents and customers of the developments.
» Supportive and proportional public and/or quasi -public spaces and places including but not limited
to parks, plazas, outdoor gathering areas, open space, libraries, and schools are expected; outdoor
seating areas at restaurants do not count.
Between Tanner Creek and our proposed commercial development, several parklets, plazas and open
spaces exist to serve customers and residents of the developments.
» Mixed use areas should be centered around spaces that are well -designed public and quasi -public
centers of activity. Spaces should be activated and incorporate permanent design elements and
amenities that foster a wide variety of interests ranging from leisure to play. These areas should be
thoughtfully integrated into the development and further placemaking opportunities considered.
See above.
11 855 BROAD STREET, SUITE 300, BOISE ID 83702-7153 PH: 208.376.6800 FAX: 208.376.8523 WWW.HCOLLC.COM Tr_
HAWKINS
COMPANIES
C O M M E R C I A L D E V E L D P E R S
All mixed use projects should be accessible to adjacent neighborhoods by both vehicles and
pedestrians. Pedestrian circulation should be convenient and interconnect different land use types.
Vehicle connectivity should not rely on arterial streets for neighborhood access.
A bike/pedestrian pathway and bridge over Ten Mile Creek will connect riders and pedestrians from
Tanner Creek to our development's pathway network. Vehicular access would be provided from
Waltman Ln. A separation of bike/ped access from vehicle access provides a safer and more enjoyable
user experience, while preventing commercial traffic from cutting through Tanner Creek. A pedestrian
pathway provides convenient connections to each of the commercial uses and quasi -public spaces
within our development.
A mixed use project should serve as a public transit location for future park -and -ride lots, bus stops,
shuttle bus stops and/or other innovative or alternative modes of transportation.
Although Valley Regional Transit (VRT) has indicated that no current routes exist to serve the subject
site, the development of this site with residential (Tanner Creek) and commercial uses should make
transit more viable. Given this, we worked with VRT to identify a future bus stop location on the site,
and Hawkins has committed to providing a pad to accommodate a future bus stop.
Alleys and roadways should be used to transition from dissimilar land uses, and between residential
densities and housing types.
A services drive and Ten Mile Creek provides a natural and effective transition between our commercial
and Tanner Creek's residential land uses.
Residential uses should comprise a minimum of 10% of the development area at gross densities
ranging from 6 to 40 units/acre.
When considered with Tanner Creek, roughly 54% of the total land area (-72 acres across the two
projects) is occupied by residential uses, associated roadways, and open space.
There is neither a minimum nor maximum imposed on non -retail commercial uses such as office,
clean industry, or entertainment uses.
We propose to include 80,000 SF of non -retail commercial uses (5.9 acres of the site, including
associated parking fields and drive aisles) in our development, which is 49% of the square -footage (and
—42% of the site's area) proposed for annexation and a rezone in our application, and —8.2% of the total
site area, including the C-G portion of our site and the Tanner Creek development.
Retail commercial uses should comprise a maximum of 50% of the development area. Where the
development proposes public and quasi -public uses to support the development, the developer may
be eligible for additional area for retail development (beyond the allowed 50%), based on the ratios
below:
We propose to include 80,000 SF of retail space (-6.2 acres of the site, including associated parking
fields and drive aisles) within the area proposed to be annexed and rezoned. That's 49% of the square -
footage and 44% of the land area slated to be annexed and rezoned. It is —8.6% of the total site area,
including the C-G portion of our site and the Tanner Creek development.
11 855 BROAD STREET, SUITE 300, BOISE ID 83702.7153 PH: 208.376.6800 FAX: 208.376.8523 WWW.HCOLLC.COM Tr_
HAWKINS
COMPANIES
COM M ERCIAL DEVELOPERS
When taken as a whole, including the retail area proposed where it is allowed by -right (i.e. already
zoned C-G), 25% of the total area of the site, including Tanner Creek, is devoted to retail uses.
As such, the proposal complies with the MU-R designation in Meridian's Comprehensive Plan. We look
forward to your review of our proposal. Please do not hesitate to contact us with any questions.
Cheers,
Ethan Mansfield
Pre -Development Project Manager
Hawkins Companies
11 855 BROAD STREET, SUITE 300, BOISE ID 83702-7153 PH: 208.376.6800 FAX: 208.376.8523 WWW.HCOLLC.COM TF-