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PZ - Narrative NEWKIRK Newkirk Neighborhood Narrative Attached for your review and favorable consideration are the applications for the Newkirk Neighborhood located North of Franklin and East of Black Cat Roads. We respectfully request approval of our Annexation and Zoning, Development Agreement and Preliminary Plat applications. For design and planning purposes, our design team used the Meridian City Pre-Application Meetings, Neighborhood Meetings, the Comprehensive Plan, Ten Mile Area Specific Plan and Zoning Code as the policy basis for the design of the Newkirk Community. We have thoughtfully designed a mix of single- family and multi-family dwellings in this residential community on 21.41 acres that will add to the housing mix within the surrounding neighborhoods and will add diversity to Meridian's available housing opportunities. Homeowners will have access to on-site amenities such as well-appointed parks, playgrounds, walking pathways and attractive landscaping. Off-site amenities include access to a nearby charter school, retail, and commercial businesses in the Ten Mile area. This Project will provide well- appointed homes and apartments on a property that will utilize existing utilities and roads that have been planned for developments in this area. Newkirk is true infill development. SUMMARY OF APPLICATIONS ZONING INFORMATION • Annexation/Zoning • Current Zone - RUT • Preliminary Plat • Comp. Plan Designation — MHDR • Development Agreement • Proposed Zone—TN-R Table of Contents Exhibit A— Vicinity Map/Comprehensive Plan Map 2 Exhibit B— Site Plan 3 Exhibit C— Community Amenities 4-6 Exhibit D— Pedestrian Connectivity 7 Exhibit E— Open Space 8-9 Exhibit F— Housing Mix/Home Design 10-12 Exhibit G— Preliminary Plat/Comprehensive Plan Density 13 Exhibit H— Transportation 14 Exhibit I- Schools/Fire Response/Utilities and Infrastructure 16 Exhibit J- Parking Plan 17 Exhibit K- Comprehensive Plan Goals 18-20 Newkirk Neighborhood—Narrative 11.11.2022 Page 1 NEWKIRK Exhibit A — Vicinity Map/Comprehensive Plan Map Newkirk is a community designed specifically for the Ten Mile Planning area. This property is designated Medium High Density Residential (MHDR) on the future land use map. The Newkirk Neighborhood will provide a mix of single-family homes and multi-family apartments. This will achieve a perfect mix of densities for the area and create additional residential housing near the commercial and retail developments near the Ten Mile Interchange. Residents of Newkirk will enjoy a walkable/bikeable community that is within a short distance to shopping, healthcare services, employment opportunities and regional transportation arteries. In our preapplication meetings it was determined that the Newkirk Neighborhood is within the Mayor's Priority Growth Area and that City Services are available to serve the project. Ju ,,. .. ,.n L:ile.Fr Fa ry W - Treva n` — y4 fd�reiaJ t5t Prowlence Hig at Ce:i'-ral Vollc x Purdarr Gulch •I�--HFI -i Con pass Pul Cl rter`ich Ten Mile hristianChurch9 ni Lr. _ 71 _. 61 PA 9ia Sr in d Franklin f Ivrtrrpe„-1C{3F"n. :r r u Newkirk Neighborhood—Narrative 11.11.2022 Page 2 NEWKIRK Exhibit B - Site Plan The Newkirk Neighborhood will consist of 62 single-family residential homes and 216 apartments. Newkirk will provide much needed housing options for future residents who are looking for a centrally located neighborhood that is highly amenitized. Additional roof tops in this quickly developing area of Meridian will help support the commercial and retail uses along the Ten Mile Interchange Neighborhood Center. Pathways and separated sidewalks within the development will encourage walkability through the community as well as along regional pathways that connect to the neighborhood on the east and west sides. Parks and amenities will be distributed throughout the development, generously landscaped boulevards and endcaps will welcome residents' home and create a sense of place and feeling of community. u- f•' I i f NEWKIRK SUBDIVISION OPEN SPACE EXHI Err / I RESIDEWrLAL OPEN SPACE CALCS TOTAL AREA=±10.01.AC � f+ QUALIFYING OPEN SPACE=t3.55 AC(35.410 APARTM ENT OPEN SPACE CALCS j TOTAL AREA=t 10.44 AC � I OPEN SPACE R EgD=1-04 AC+5%400 SF=2-40 AC QLIALIFYINC OPEN SPACE=DAG AC(35.M % NONQLIAUFYI NC OPEN SPACE=--0.80 AC ----- - -- - - - - �- -- If �� 94?LIF"InG OPEN 5?aCE NG'4 GJAUF)IN4 OPEN SPACE Newkirk Neighborhood—Narrative 11.11.2022 Page 3 NEWKIRK Exhibit C — Community Amenities PROJECT AMENITIES As the developer we have researched and interviewed past homeowners and used the city ordinances as a guide to plan the most productive amenities for this neighborhood. As typical of our developments, the amenity package exceeds the requirement of Meridian City Development Code, which requires that the application have one amenity point per every 5 acres of development acres. We are providing 28.5 points worth of amenities across both neighborhood areas. The Project will consist of two neighborhood areas the single-family residential and the multi-family Chalets. Below is a list of the amenities for each development area of the project. Newkirk Single-Family We are proposing the following amenities in our large 34 acre Playground Park including: a neighborhood park with a play structure, climbing dome, climbing rocks, swings, shade structure, passive open spaces, and seating areas. As with all of our playgrounds it will be fenced with open vision fencing for safety. Newkirk Chalets We are proposing the following amenities in our Chalet section of the neighborhood: Club house with workout center, pool, changing rooms, dog park with cleanup station. Please find the written details of the amenity call outs on the map above listed on the following pages: Newkirk Neighborhood—Narrative 11.11.2022 Page 4 NEWKIRK Proposed Amenities Single-family Area: A. Large 1-Acre, Play Park (Block 2, Lot 18)—The Newkirk Neighborhood Park will contain the following recreation facilities: x' • Play Structure x • Swings • Seating Benches • Shade StructureLU • Climbing Rocks • Climbing Dome • Large Grass play area f z • Attractive Landscaping 3 • Playground fencing for safety ft � LAWN jigAr • � BI OAR'. BENGH OE 3) LAM r1 r ] VISION TRIANGLE ',hep 1 !1 - I Newkirk Neighborhood—Narrative 11.11.2022 Page 5 NEWKIRK B. Pathways—The Newkirk Neighborhood will include the following pedestrian pathways: • 5' Wide Separated Pedestrian Pathway on Both sides of N. San Marco Way— 2,770 LF Pedestrian within the Newkirk pathways .,-.. Neighborhood will total over one half mile in length. wow 5' PATHNA1- C. Pathway Park (Block 4, Lot 1) -The Newkirk (TYP) Neighborhood Park will contain a small pedestrian park including: • Shade Structure .t • Additional Pathway f • Seating Areas • Attractive Landscaping STRLr—TIRE (T ) Proposed Amenities Multi-family Area: A. Multi-Family Amenities—The 216-unit Multi-family Chalet's will have the following Amenities: • Club House (Quality of Life) • Fitness Center (Quality of Life) • Enclosed Bike Storage (Quality of Life) • Dog Park W/Waste Station (Quality of Life) • Pool (Recreation) • Walking Trails (Recreation) • Picnic Area (Open Space) • Bike Repair Station (Multi-Modal) • Outdoor Seating • Attractive Landscaping Newkirk Neighborhood—Narrative 11.11.2022 Page 6 NEWKIRK Exhibit D — Pedestrian Connectivity The Newkirk Neighborhood will include pedestrian pathways as well as internal sidewalks that will form a very connected and pedestrian friendly environment for the homeowners and public. Over a mile of pedestrian pathway will be constructed within the Newkirk Neighborhood. This pathway system will provide a variety of opportunities for the residents of the Newkirk Neighborhood to walk, bike or connect to the greater Ten Mile Interchange Area. All internal streets and collector roadways will have separated sidewalks. The map below illustrates the pedestrian connectivity. 4 II . R r i 7 k i y i i S S $•.. th ; . � I Newkirk Neighborhood—Narrative 11.11.2022 Page 7 NEWKIRK Exhibit E — Open Space Open Space—The Newkirk single-family Neighborhood will provide 3.55 acres of landscaped common area, including a large neighborhood park (3/4 AC.) landscaped interior pathways, landscaped end caps on each block, and landscaped collector street frontages. The area of Qualifying open space equals 3.55 AC. (35.4%), which far exceeds the City Code requirement of 15%. The Multi-family neighborhood will include3.66 acres of landscaped common area including a dog park, swimming pool, club house and numerous other amenities. The area of qualifying open space equals 3.66 AC. (35%), which far exceeds the City Code Requirement of 2.40 AC. fll/ r lie R. 90 2 -' NEWKIRK SUBDIVISION „ f OPEN SPACE EXHIBIT ! RESIDENTIAL OPEN SPACE CALCS } f. TOTAL AREA=±10.01 AC QUALIFYING OPEN SPACE=±3-55 AC{35.4%] ';x r APARTMENT OPEN SPACE CALCS TOTAL AREA=±1044AC OPEN SPACE REQ'D=1."AC+59,400 SF=2-40 f QUALIFYING OPEN SPACE=±3-Ci6 AC{35-M NON-QUALIFYING OPEN SPACE=i±0.80AC i !J -�-- -- - - - - -- r OUA.JFf1NG OPEN SPACE W)N-.;..,:LIFTING OPEN 5PACE Please refer to the open space calculation chart on the next two pages for the detailed breakdown. Newkirk Neighborhood—Narrative 11.11.2022 Page 8 NEWKIRK Project: Newkirk Neighborhood Date: 11.11.2022 Block Lot Sqft Open Space Dimensions Description Code Section 1 1 4,051 41.31'x 98' Collector Frontage C 1 31 159,430 Multi-Family Open Space MF 2 9 4,485 188'x 21.06' End Cap B 2 18 39,734 Large Park A 4 1 j 8,792 Collector Frontage/Park A,C 5 2 85,885 Collector Frontage A,C - - 6,550 Parkway Strip E Subtotals Acres Percent of Total Total Sqft 308,927 7.09197888 Qualified Open Space Ac. 7.09 Total Project Acres 20.45 Non-Qualifying Open Space 0.80 Percent of Qualified Open Space 34.68% Arterial and Collector 98,728 2.27 31.96% Frontage Buffers&Endcaps 4,485 0.10 1.45% Hillside 0.00 0.00% "Useable" 205,714 4.72 66.59% Page 1 Code Section Description A 11-3G-3A-2B Open grassy area of at least 5,000'in area. B 11-3G-3B-1E Linear open space area that is at least twenty feet(20')and up to fifty feet(50'),has an access at each end,and is improved and landscaped as set forth in subsection E of this section. C 11-3G-36-3 Full Area of Buffer:The full area of the landscape buffer along collector streets may count toward the required common open space. D 11-3G-3B-3 Percentage of Buffer:Fifty percent(50%)of the landscape buffer along arterial streets may count toward the required common open space. Parkways Along Collector and Local Residential Streets:Parkways along local residential E 11-3G-3B-4 streets that meet all of the following standards may count toward the common open space requirement: Newkirk Neighborhood—Narrative 11.11.2022 Page 9 NEWKIRK Exhibit F — Home Design The Newkirk Neighborhood will include 62 single-family attached homes in two and three plex combinations and 216-unit apartments. The Newkirk neighborhood will incorporate three distinct housing types that will add to the diversity of housing options in the Ten Mile Planning Area. Housing Diversity There will be three types of homes in the Newkirk Neighborhood: 1. 44 - Single-family attached, two story and front-loaded garage. 2. 18 - Single-family attached three-plex, two story alley loaded garage. 3. 216 - Multi-family Apartments Photo Representations of the proposed home designs are included below: 2 D 3'X1G"CORBEL D WOOD B&B SIDING W! KO ING 39 ROOF YR. 5 1 1'X3"BATTS AT 16'O.0 ASPHALT SHINGLES Single-Family PSMARTSIDE I"X12 KD ROOFING STANDING LP SMARTSIDE B"FASCIA FASCIA W11'XS' SEAM METAL Attached SHADOW SID RU'A'00 TRU WOOF 6' SOFFIT BOAR �� COTTAGE LAP 5 SIDING 6"X6'CORBEL&KNEE BRACE LP SMARISIDE 1'X6"CORNER! 2 004R!WINDOW TRIM NI 1'X2' 'UN EDGE'HEADER TRI LP SMART31DE 1'XS"TRIM No. COLOR NAME COLOR No. 1 DARK BROWN METAL WA 1 2 3 a 5 6 2 SEDATE GREY SW6169 5 INTELLECTUALWARMCHARCOAL L BLACEY 9w A ENEENE] 5 CHARCOAL HLACK WA 060122 8 WHITE V INYL WIND_FRAME WA orro�v...iv Newkirk Neighborhood—Narrative 11.11.2022 Page 10 NEWKIRK Alley Loaded Three-plex LP SMARFS IDE M1"%12'FASC1A .1 'KC ROOFING STANDIN KD ROOFING A VR SD'TALLTRIANGULARGABLE LPSMART SIDE I"%6"CORNERI 11"XB"SHADOW 6D. 'SEAM METAL ROO ASPHALT SHINGLES JENT WI4"BUILD OUT-BMC DOOR)WINDOWTRIM WI I'X2 ON EDGE'HEADER TRIM RU WOOD BBB SIDING-'f.'I 1'%B"BATTS AT 1'C.0 LPSI;LFTSIDE 8'F0.5CIA 3 PAINTED 6'%fa"CORBEL ❑ 1 lI WOOD SHAKE SHINGLE SIDING L-F 1 4 w B 5 3 LPSMARTSIDE a"XH"WD.GOL 5 RU WOOD SOFFIT :=.EEL RIM BAND BOARD SIDING 711-EER-�E 7 q N COLQR NAME COLOR No 1 . I CLASSIC FRENCH GREY swaon FENLAND SW7544 3 SEDATE GREY SW61. 4 MCDERNE WHITE SW616B S STAIN CHESTNUTBW3 6 7 9 6 DARK BROWN METAL NIA ■ ■ ■ ■ T CHARCOAL BLACK WA B BLACK VINYL WINO_FR0.ME NI � 640122 ••" ".•� Multi-Family Apartments �I I 1 �■ _ IIL - - IL - i - I Newkirk Neighborhood—Narrative 11.11.2022 Page 11 n f __== ----1 iii Ili _:ate- ��.�..�.......�Illi �® -- ----------- -- ----------- ---------------------- �� ❑It❑� ❑� �I n II________________________ _________________ __________ _ ! -------------- __- r_n_na= ------- -.��=v. = _ ------- - �- �.• ,. 9 NEWKIRK Exhibit G - Preliminary Plat/ Comprehensive Plan Density PRELIMINARY PLAT APPLICATION Newkirk will provide homes that are in very high demand in a very desirable part of Meridian. The Newkirk Neighborhood has a proposed single-family and multi-family combined residential density of 12.98 DU/AC. The Meridian Comprehensive plan calls for 8 to 15 units per acre in the medium high- density designation of the TMSAP. The proposed density is in the middle of the density range allowed within the comprehensive plan and therefore meets the desired density planned for this property. ZONING After carful consideration of the available zoning districts and the comprehensive plan for the TMSAP and discussions with City Staff we have decided that the TN-R Zone is the best fir for the homes and apartments that we wish to build in this neighborhood. INFRASTUCTURE INVESTMENT The Ten Mile Interchange Area has had a considerable amount of public and private investment over the last decade. With the large amount of infrastructure investment in this area, the proximity to schools, regional parks, Freeway Access and services the Newkirk Neighborhood will be a perfect addition to the City of Meridian. Newkirk Neighborhood—Narrative 11.11.2022 Page 13 NEWKIRK Exhibit H — Transportation The intersections of Balck cat and Franklin Road was widened and inproved a few years ago. Traffic planning in this area has already considered the development of the Newkirk Property at the housing densities that have been proposed with this project. A full traffic study has been submitted to ACHD and is currently under review. As a part of the first phase of development of the Newkirk Project a major portion of the much-needed collector roadway (in red below) N. San Marco Way will be constructed. This connection will create a secondary access between Black Cat and Franklin Roads. This will help to alleviate congestion in the area due to the Charter School on Black Cat. It is important to note that the Newkirk Neighborhood will function if the western connection to Black Cat is constructed or not. The intersections onto Franklin Road have capacity and will function appropriately until the western connection is made. '9t]iGu1�1G4i 4C#d:�Hl�- —rar'• ww[y.1w1"LE - �v_'�,�wuf� _�11��u. '� �" Newkirk Neighborhood—Narrative 11.11.2022 Page 14 NEWKIRK Exhibit I — Schools / Emergency Response Times / Utilities WEST ADA SCHOOL DISTRICT Due to the small size of home and apartments in the Newkirk Neighborhood it is anticipated that there will be few school age students generated by the development. The students who will live in Newkirk Community will attend Chaparral Elementary, Meridian Middle School and the Meridian High School boundaries all of which are under capacity. UTILITIES Municipal water and sewer mains are available and of adequate size to serve the Newkirk Neighborhood in Franklin Road adjacent to the proposed project. Water and sewer mains will be extended to and through the Newkirk Neighborhood at the cost of the developer. Dry Utilities such as electrical power, natural gas, telecom, and cable are also available. Newkirk Neighborhood—Narrative 11.11.2022 Page 15 NEWKIRK Exhibit J — Parking Plan SINGLE-FAMILY The Newkirk Neighborhood will meet or exceed all of the requirements of the City of Meridian's Code for off-street parking. All homes within the neighborhood will have a minimum of a two (2) car garage and a driveway that will accommodate an additional two (2) parking spaces, for a total of four (4) off- street parking spaces. As illustrated below, an additional 38 (over 0.5 additional per home) on-street parking spaces will be available for use by the residence. I I = I - I R � • y� f 3 y I I - I I - 4� F v yM1 ry- `Y MULTI-FAMILY The Newkirk Apartments meet and exceed all parking requirements of the City of Meridian Code. The code requires 418 parking stalls, we are providing 450 parking stalls. Newkirk Neighborhood—Narrative 11.11.2022 Page 16 NEWKIRK Exhibit K — Comprehensive Plan Goals The following table describes how the Newkirk Neighborhood design and meets the City of Meridian's Comprehensive Plan Goals: Section Goal and Response 2.01.00 Support a balance and integration of diverse housing and neighborhood types. • The Newkirk Neighborhood will incorporate several housing types that will provide for sale and rental housing in a variety of price ranges and sizes. 2.01.01 Encourage diverse housing options suitable for various income levels, household sizes, and lifestyle preferences. • The Newkirk Neighborhood will add to a diverse range of housing sizes and price points. 2.01.01H Locate higher density housing near corridors with existing or planned transit, Downtown, and in proximity to employment centers. • With an overall density of 12.98 units per acre the Newkirk Neighborhood will add residential density near the intersection of two of the Treasure Valley's major transportation corridors at Franklin and Ten Mile Road. 2.02.00 Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. • The Newkirk Neighborhood will provide over 34%qualified open space, 24.5 additional amenities beyond the 4 that are required by the UDC. The community park will be fully fenced to keep children safe. 2.02.01A With new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. • The Newkirk Neighborhood will provide pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. 2.02.01E Encourage the development of high quality, dense residential and mixed-use areas near in and around Downtown, near employment, large shopping centers, public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map. • The Newkirk Neighborhood will provide housing density and roof tops along major transportation corridors. The Newkirk Neighborhood will be in the middle of the projected comprehensive plan for the Ten Mile Area Specific Plan density at 12.98 units per acre. 3.02.00 Maintain, improve, and expand the City's infrastructure to meet existing and growing demands in a timely, orderly, and logical manner. • The Newkirk Neighborhood is contiguous to the City of Meridian and is considered an infill development. Construction of the Newkirk Neighborhood will provide for orderly extensions of the City's Municipal services such as sewer and water mains to neighboring properties in the area allowing for orderly and cost-effective development. 3.02.01A Provide City utilities in high priority growth areas and discourage in low priority growth areas. • The Newkirk Neighborhood is an infill property and therefore is in a priority growth area of the City of Meridian. Newkirk Neighborhood—Narrative 11.11.2022 Page 17 NEWKIRK 3.06.02B Encourage and support mixed-use areas that provide the benefits of being able to live,shop, dine, play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability. • The Newkirk Neighborhood will provide much needed housing density and diversity near the Franklin and Ten Mile Road Corridors, and near the Mixed-Use Regional Comprehensive Plan designated properties near the ten Mile Interchange 3.07.01A Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices. • In designing the Newkirk Neighborhood layout, we have taken special care to provide transitions to existing neighboring uses and future proposed uses. We have backed apartments to apartments and single-family homes to open areas. 3.08.01 Plan and expand public utility facilities and services as part of the development process. • Construction of the Newkirk Neighborhood will provide for orderly use of the City's Municipal services such as sewer and water mains to neighboring properties in the area allowing for orderly and cost-effective development. 3.08.02B Coordinate with developers, irrigation districts, and drainage entities to implement the proposed pathway network along canals, ditches, creeks, laterals, and sloughs. • The Newkirk Neighborhood will incorporate pathways along the proposed transportation corridors and collector street. 4.04.01A Ensure that new development and subdivisions connect to the pathway system. • The Newkirk Neighborhood will incorporate pathways along the proposed transportation corridors and collector street. 4.04.01B Provide options for passive recreational opportunities not typically supplied by parks and facilities, such as jogging, walking, and bicycling. • The extensive pathway system within the Newkirk Development will provide for recreational opportunities such as jogging, walking, and bicycling. The Newkirk Neighborhood will also provide for passive recreational activities such as nature and wildlife viewing within attractively landscaped areas that will create a calming and relaxing sense of place. 4.05.02F Promote the increase of permeable areas through sound site design and use of materials that limit stormwater runoff. • The Newkirk Neighborhood utility and stormwater drainage design will utilize the latest in storm water pollution prevention technology and engineering best practices to limit storm water run-off. 4.11.03 Work with public and private development and management groups to promote and implement Crime Prevention through Environmental Design (CPTED) strategies. • The Newkirk Neighborhood Design Team has used best design practices and coordinated with local police and first responders to implement Crime Prevention through Environmental Design (CPTED)strategies into the neighborhood design. 5.01.01 Encourage the safety, health, and well-being of the community. • In the Newkirk Neighborhood walking paths, large open play areas with perimeter fencing, narrow streets with curb, gutter and sidewalks will promote a safe and healthy community. Newkirk Neighborhood—Narrative 11.11.2022 Page 18 NEWKIRK 5.01.01G Ensure developments employ proper water drainage techniques to eliminate the risks of water contamination, mold, and pests. • The Newkirk neighborhood storm drainage and site grading will meet all City, Highway District, State and Federal requirements and best practices. 5.01.02G Require attractive landscaping and pedestrian friendly design within new developments. • The Newkirk Neighborhood not only meets the City Code requirement for qualified open space it exceeds it with over 35%landscaped area. The landscaping along the neighborhood perimeter and all common areas will be both attractive and water wise.All collector roadway frontages will be landscaped. Vegetated entries and endcaps will create a peaceful natural feel as one enters the neighborhood. 6.01.01H Require pedestrian access connectors in all new development to link subdivisions together and to promote neighborhood connectivity as part of a community pathway system. • The Newkirk Neighborhood will provide numerous pedestrian connections to the major thoroughfares and neighboring communities and will construct east/west pathway that will connect to the neighboring developments. 6.01.01J Encourage new development to include buffered sidewalks, a sidewalk separated from the motor vehicle lane by a planter strip, especially on collector and arterial roadways. • Newkirk will include separated sidewalks and planter strips on all internal streets and collector Roadways, alley loaded blocks and landscaped endcaps of each block. 6.01.02C Require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. • The Newkirk Neighborhood Street network will provide transportation connections to all adjacent properties where connections are possible. 6.01.03B Require collectors consistent with the ACHD Master Street Map(MSM), generally at/near the mid- mile location within the Area of City Impact. • In developing the land plan for the Newkirk Neighborhood, the ACHD Master Street Map was consulted. 6.01.03D Consider ACHD's Master Street Map (MSM), Complete Streets Policy and the Transportation and Land Use Integration Plan in all land use decisions. • In developing the land plan for the Newkirk Neighborhood, the ACHD Master Street Map was consulted. 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