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PZ - MDA (7-24-18)
fl f' ADA COUNTY RECORDER Christopher D. Rich 2018-069276 BOISE IDAHO Pgs=88 LISA BATT 07/25/2018 11:10 AM CITY OF MERIDIAN, IDAHO NO FEE r DEVELOPMENT AGREEN ENT PARTIES: 1. City of Meridian ?. Costco Wholesale Corporation, Owner/Developer F THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this 2-LI'll day of )1 l , 2018, by and between City of Meridian, a municipal corporation of the State of Idah ,hereafter called CITY whose address is 33 E.Broadway Avenue, i Meridian, Idaho 83642 and Costco Wholesale Corporation, a Washington corporation, whose address is 74 East 500 South, Ste. 200, Bountiful, Utah 84010, hereinafter called OWNER/DEVELOPER. 1. RECITALS: 1.1 WHEREAS,Owner is the sole owner,in law and/or equity,of a certain tract of land in the County of Ada,State of Idaho,comprising approximately 17.006 acres of land,described in Exhibit"A"(Costco Site),which is,ttached hereto and by this reference incorporated herein as if set forth in full, herein after referred to as the Property; and 1.2 WHEREAS,Idaho Code§67-651 IA provides that cities may,by ordinance, require or permit as a condition of zoning that the Owner/Developer make a written commitment concerning the use or development of the subject Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11-513-3 of the Unified Development Code ("UDC"), which authorizes development agreements upon the annexation and/or re-zoning of land; and 1.4 WHEREAS,Owner/Developer has submitted an application for annexation and zoning of the Property,known as the Costco Site,with an C-G (General Retail and Service Commercial) zoning district, under the Unified Development Code, which generally describes how the Property will be developed and what improvements will be made; and 1.5 WHEREAS, Owner/Developer made representations at the public hearings both before the Meridian Planning & Zoning Commission and before the Meridian City Council, as to how the Property will be developed and what improvements will be made;and DEVELOPA'tl?NT AGREE\SENT—LOST RAPIDS(COSTCO SITE)(H-2018-0004) PAGE 1 OP 8 r t k: i! 1.6 WHEREAS,the record of the proceedings for the requested annexation and preliminary plat on the Property held before the Planning & Zoning Commission and subsequently before the City Council includes responses of q y tY � p government subdivisions providing services within the City of Meridian planning jurisdiction, and includes fiuther testimony and comment; and r; 1.7 'WHEREAS, on the 241' day of April, 2018, the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order("Findings"),for the annexation and zoning of the Property with a C-G J is (General Retail and Service Commercial) zoning district, which have been incorporated into this Agreement and attached as Exhibit"B"; and 1.8 WHEREAS,Owner/Developer deems it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and I 19 WHEREAS,City requires the Owner/Developer to enter into a development agreement for the purpose of ensuring that the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement,herein being established as a result of evidence received by the City in the proceedings for zoning designation fiom government i. subdivisions providing services within the planning jurisdiction and from j affected property owners and to ensure zoning designation are in accordance r with the amended Comprehensive Plan of the City of Meridian on October 11, 2016, Resolution No. 16-1173, and the UDC,Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all put-poses of this Agreement the following words,terms, and phrases herein contained in this section shall be defined and interpreted as herein provided for,unless the clear context of the presentation of the same requires otherwise: 3.1 CITY: means and refers to the Cityof Meridian, a at to this Agreement, party which is a municipal Corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNER/DEVELOPER: means and refers to Costco Wholesale Corporation,whose address is 999 Lake Drive, Issaquah, WA 98027, the f party that owns and is developing said Property and shall include any I subsequent owners)/developer(s) of the Property. 3.3 PROPERTY:means and refers to that certain parcel(s)of Property located in DEVELOPMENT AGREEMENT—LOST RAPIDS(COSTCO SITE)(H-201 S-000h) PAGE 2 OF$ i Meridian City Council Meeting Agenda July 24,2018— Page 200 of 534 C the County of Ada,City of Meridian,comprising approximately 17.006 acres of land, as described in Exhibit"A"(Costco Site) describing the parcel to be r annexed and zoned C-G (General Retail and Service Commercial) zoning district and attached hereto and by this reference incorporated herein as if set forth at length. 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right IR to develop the Property in accordance with the terms and conditions of this Agreement. 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under the UDC. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. r 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Owner/Developer shall develop the Property in accordance with the following special conditions: t 1. Future development of this site shall substantially comply with the conceptual development plan,preliminary plat,and landscape plan included in Exhibit A of the Staff k Report that is attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit"B" and the conditions contained herein. 2. Future development shall comply with the design standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual. 3. Up to two (2)building permits for the Costco Wholesale and associated fuel sales facility structures are allowed to be issued on the subject property prior to recordation of the subdivision plat. X 4. Prior issuance of any building permits,a property boundary adjustment application shall E be approved and a Record of Survey recorded for the reconfiguration of existing parcels to coincide with the boundary of the preliminary plat. 5. The street buffer landscaping and I 0-foot wide multi-use patliway/sidewalk along the entire frontage of US 20-26/Chinden Road and street buffer landscaping and 5-foot wide j sidewalk along the entire&•outage ofN.Ten Mile Road shall be constructed with the first phase of development. I 6. Business hours of operation in the C-G zoning district are limited from 6:00 am to 11:00 pm when the property abuts a residential use or district; extended hours of operation may be requested through a conditional use permit as set forth in UDC 11-2B-3A.4. 7. A buffer with dense landscaping consistent with the Master Plan in Exhibit A.3 of the Staff Report is required on the commercial portion of the development to the residential uses as set forth in UDC Table 11-213-3 in accord with the standards listed in UDC 11-3B- 9C. DEVEI.OPWNT AGREEMENT—LOST RAPIDS(COSTCO SITE)(H-2018-0004) PAGE 3 OF 8 Meridian City Council Meeting Agenda July 24,2018— Page 201 of 534 i : r r: i I, 8. As committed to by the Owner/Developer in response to neighborhood concerns, the following restrictions shall apply: a. The primary service access for Costco delivery trucks and other local vendors shall be from the driveway access via N. Ten Mile Road approximately 660 feet north of W. Lost Rapids Drive. The driveway access via W. Lost Rapids Drive driveway, approximately 350 feet west of N. e'en Mile Road, may be used when access to the Lost Rapids/Teti Mile traffic signal is needed. Businesses within the development shall notify their delivery providers of this access preference. b. A "no thru truck traffic" sign shall be installed between N. Tree Farm Way intersection and the W. Lost Rapid Dr. service driveway access. c. No deliveries shall take place for Costco between the hours of 10:00 pm and 5:00 am. d. Parking lot lighting shall be designed for 0.0 foot candles at the property line in accord with UDC 11-3A-I IC. e. Lighting on the site shall be reduced to the level necessary only for public safety and security purposes within one (1) hour of closing; there shall be a 50% reduction in lighting levels after store closes consistent with that shown in Exhibit A.8 of the Staff Report. 9. Prior to issuance of the first Certificate of Occupancy within this development, the following improvements shall be completed: SH 20/26/W. Chinden Blvd. shall be widened to 4 lanes with signal/intersection upgrades from Tree Farm to Linder (1.5 miles);N.Ten Mile Rd.shall be widened to 4 lanes fi•om Chinden Blvd.to Walmart(0,80 of a mile); and signals shall be installed at N. Black Cat Rd., and W. Lost Rapids Dr. 10, If within two(2)years of issuance of Certificate of Occupancy for the Costco Wholesale building,assuming the Idaho Department of Transportation Department is able to secure therequired right-of-way,SH 20/26/W.Chinden Blvd.shall be widened to four(4)lanes fi•om N. Tree Farrn Way to SH-16 (1.44 miles). 11. This Agreement shall be amended in the future to include conceptual building elevations for the Costco store as discussed at the Hearing in April 3, 2018. The conceptual elevations included in Exhibit A.7 of the staff report are NOT approved. 6. COMPLIANCE PERIOD This Agreement must be fully executed within six (6) months after the date of the Findings for the annexation and zoning or it is null and void. 7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: 7.1 Acts of Default. Either parry's failure to faithfully comply with all of the terms and conditions included in this Agreement shall constitute default under this Agreement. R 7.2 Notice and Cure Period. In the event of Owner/Developer's default of this Agreement, Owner/Developer shall have thirty (30) days from receipt of written notice from City to initiate commencement of action to correct the DEVELOPA,ir AGRBIsA'IENT—LOST RAPIDS( OST 0 SIT[>)(H-2013-0004) PAGE 4 OF 8 Meridian City Council Meeting Agenda July 24,2018— Page 202 of 534 i breach and cure the default, which action must be prosecuted with diligence and completed within one hundred eighty(180)days;provided,however,that in the case of any such default that cannot with diligence be cured within such one Hundred eighty (180) day period, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. 7.3 Remedies. In the evert of default by Owner/Developer that is not cured after notice as described in Section 7.2,Owner/Developer shall be deemed to have consented to modification of this Agreement and de-annexation and reversal of the zoning designations described herein, solely against the offending portion of Property and upon City's compliance with all applicable laws, ordinances and rules, including any applicable provisions of Idaho Code §§ 67-6509 and 67-6511. Owner/Developer reserves all rights to contest whether �I a default has occurred, This Agreement shall be enforceable in the Fourth Judicial District Court in Ada County by either City or Owner/Developer, or by any successor or successors in title or by the assigns of the parties hereto. Enforcement may be sought by an appropriate action at law or in equity to secure the specific performance of the covenants,agreements,conditions,and E obligations contained herein. t 7.4 Delay. In the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance; which shall include, without limitation, acts of civil disobedience, strikes or similar causes,the time for such performance shall be extended by the amount of time of such delay. t 7.5 Waiver. A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. 8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or the entirety of said development of the Property as required by this Agreement or by City ordinance or policy,notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion thereof in accordance with the terms and C conditions of this Agreement and all other ordinances of the City that apply to said Property. 9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer, prior to the third reading of the Meridian Zoning Ordinance in connection with the re-zoning of the Property by the City Council. If for any reason after such recordation, the City Council fails to adopt the ordinance in connection with the annexation and zoning of the Property contemplated hereby,the City shall execute and record an appropriate instrument of release of this Agreement, DEVELOPMENT AGREE•'1ENT LOsT,RAPIDS(Cos`rco 51Tr)(H-2018-0004) PAGE 5 OF 8 Meridian City Council Meeting Agenda July 24,2018— Page 203 of 534 is r; I 10. ZONING: City shall,following recordation of the duly approved Agreement,enact a valid and binding ordinance zoning the Property as specified herein. 11, SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit,cash deposits,certified check or negotiable bonds,as allowed tinder the UDC, to insure the installation of required improvements, which the Owner/Developer agree to provide, if required by the City. 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued in any phase in which the improvements have not been installed,completed,and accepted by the City, or sufficient surety of performance is provided by Owner/Developer to the City in accordance with Paragraph I I above. i f 13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agrees to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement, 14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified mail, postage prepaid, return receipt requested, addressed as follows: CITY: with copy to: City Clerk City Attorney City of Meridian City of Meridian 33 E. Broadway Ave, 33 E. Broadway Ave, Meridian,Idaho 83642 Meridian, Idaho 83642 OWNER/DEVELOPER: with copy to: Costco Wholesale Corporation Givens Pursley LLP Attn: Bruce Coffey Attn: Deborah E. Nelson 999 Lake Drive 601 W. Bannock Street Issaquah,WA 98027 Boise,ID 83702 14,1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section, f 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement,the prevailing party shall be entitled,in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. I E i 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term,condition and provision hereof,and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. DEVELOPMENT AGREEMENT—LoST RAPIDS(COSTCO SI'rE)(H-2018-0004) PAGE oF,8, Meridian City Council Meeting Agenda July 24,2018— Page 204 of 534 6 F 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office, This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof,except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed, City agrees, upon written request of Owner/Developer, to execute appropriate and recordable evidence of termination of this Agreement if City,in its sole and reasonable discretion,had determined that Owner/Developer have fully performed their obligations under this Agreement, e 18, INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein, 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided,each party shall act reasonably in giving any consent,approval,or taking any other action under this Agreement. 20. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or proceeding. 21, FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements,condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Owner/Developer and City, other than as are stated herein, Except as herein otherwise provided,no subsequent alteration,amendment,change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 21,1 No condition governing the uses and/or conditions governing rezoning of the Subject Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 22. EFFECTIVE DATE OF AGREEMENT:This Agreement shall be effective on the date the Meridian City Council shall adopt the amendment to the Meridian Zoning Ordinance in connection with the annexation and zoning of the Property and execution of the Mayor and City Clerk. [end of text; signatures, acknowledgements, and Exhibits A and B follow] ACKNOWLEDGMENTS IN WITNESS WHEREOF,the parties have herein executed this agreement and made DEVELOPMENT AGREEMENT—LOST RAPIDS(COSTCO SITE)(H-2018-0004)' PAGE 7 OF 8 Meridian City Council Meeting Agenda July 24,2018— Page 205 of 534 it effective as hereinabove provided. c I OWNER/DEVELOPER: Costco Wholesale Corporation, a Washington corporation By: � Ll Its V I / A tat v,� ��c✓e (�K t j w 0Rp,TEDAU CITY OF t R&Df) I ATTEShy or s I y IDIAI�T Mayor Tam de Weerd C. ay Coles, i clerk ,DAwo ` SEAL, STATE OF G9 l 0 b t'r ss: �R0"the TREAg��� County of ) i On this V day of eau, ,2018,before me, the undersigned,a Notary Public'n and for said State, Personally appeared Ceti:t L" known or identified to me to be the 4V{' &,*.S c(e koupf Costeo Whole A 11m,a Washington corporation,and acknowledged to me that he executed the same on bewilf of said C Rti/ lRFF�rl ,I have hereunto set my hand and affixed my official seal the day and year in this cord Fi6a0fgdabove Nyr,lt(M (SEAL N%,�� S tJB �+f 0 r` r /Zl t cQG wi�iT 'l�u�n 9,'I� \�C9y� otary uH�or � vl ! �. Residing at; E Gnu w /If ItltOt,w1` My Commission Expires: p(- STATE OF IDAHO ) ss County of Ada ) ` i On this �� � day of��J�L1,4 _ ,2018, before me,a Notary Public,personally appeared Tammy de Weerd and C.Jay Coles,,know or4dentified to me to be the Mayor and Clerk,respectively,of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this I certificate first above written. ® (SEA �e� Notary Public for Idaho S ' Bk W; l° -- `9,� ® Residing at: `'rm o1)1A( VrLlj, &xKL) ® '" p,It 11Commission expires: .® 0 a 0® ®®�®8 STATE % 0® 1�L•v[LOP�iL P��li tG)�4GNT—LOST RAPIDS(Coswo SITE)(H-2018-0004) PAGE 8 of 8 E r 4` EXHIBIT A 9233 WEST STATE STREET BOISE,ID 83714 208.639,6939 FAX 208,639.6930 C: is February 27,2018 Project No.17-104 Costco Wholesale and Fuel Center Fr Property Boundary Legal Description A parcel of land situated in the Northeast 1/4 of Section 27,Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho and being more particularly described as follows; Commencing at a found aluminum cap monument marking the North 1/4 corner of said Section 27,which bears N89°17'35"W a distance of 2,647.29 feet from a found aluminum cap monument marking the Northeast corner of said Section 27,thence following the northerly line of said Northeast 1/4,S89°17'35"E a distance of 1,459.29 feet; Thence leaving said northerly line,S00°42'24"W a distance of 100.00 feet to the POINT OF BEGINNING. 1 r Thence S89°17'35"E a distance of 26.36 feet; Thence S00°00'18"E a distance of 274.80 feet; Thence S89'17'16"E a distance of 825.43 feet; Thence N00"30'23"W a distance of 16.69 feet; r Thence N05°18'11"E a distance of 99.94 feet; Thence N00°42'55"E a distance of 158.55 feet; € k Thence S89°17'35"E a distance of 247.74 feet; Thence S44°28'27"E a distance of 42.56 feet to the westerly right-of-way line of N.Ten Mile Road; Thence following said westerly right-of-way line,S00°20'42"W a distance of 405.21 feet; Thence leaving said westerly right-of-way line, N89°17'05"W a distance of 265.51 feet; Thence S00°39'31"W a distance of 873.24 feet; Thence S09°57'53"W a distance of 84.84 feet to the northerly right-of-way line of W. Lost Rapids Drive; Thence following said northerly right-of-way line, 20.03 feet along the arc of a circular curve to the right, said curve having a radius of 1,337.50 feet,a delta angle of 00°51'28",a chord bearing of N82°53'18"W and a chord distance of 20,02 feet; Thence leaving said northerly right-of-way line, N09'57'53"E a distance of 79.10 feet; Thence N00°35'20"E a distance of 166.79 feet; Thence N89°59'00"E a distance of 6.50 feet; Thence N00°3622"E a distance of 179.49 feet; Thence N89°15'45"W a distance of 863,62 feet; Thence N00°4224E a distance of 965.00 feet to the POINT OF BEGINNING. i Said parcel contains a total of 17.006 acres(740,793 Sq.Ft.),more or less,and is subject to all existing easements and/or rights-of-way of record or implied. �C L LAND 1 R662 1 Of ENGINEERS SU;VE ORS PLANNERS www.l<mengllp.com Meridian City Council Meeting Agenda July 24,2018— Page 207 of 534 z i 22 N. 1/4 COR, SEC. 27 W. Chinden Blvd. (20/26) NE. COR. SEC 27 BASIS OF BEARING — - - -- _264_7.29-- -- -_—_—T - ---. 27 — _ — — — 27 �6 — N00'42'24"E 100.00' S89'17'35"E S89'17'35"E N00'42'55"E 247,74 26,36' 158,55' N44'28'27"W S00'00'18"E 42.56 I 274.80' N05'18'11"E � 99,94' NOO'30'23'W 16.69' S89'17 16 E 825,43 I CA LEGEND 17.OQ6 AG v I ( I o - - - - SECTION LINE 89'17'05"E 265.51' to BOUNDARY LINE ADJACENT BOUNDARY LINE I F ----- ---- SURVEY TIE DINE � N ALUMINUM CAP FOUND 5/8-INCH REBAR o CALCULATED POINT ( I CURVE TABLE Cl F y VCURVI= RADIUS LENGTH DELTA CHORD B CHORD �3: I O Cl 1337.60' 20.03' 0151'28" S82'53'18"E 20,02' I I 10 � � I S89'15'45"E 863.62' 0 I I I 4 I i S00'36'22"W I 179.49' S89'59'00"W Y 6.50' x S00'35'20"W S09'57'53"W N 79.10' S09'57'53"W I 84.84' ( ( 8 W, Lost Raplds C 1 1 1 0 10o Zoo 400 ��. 1 135.42' 2 n ENGINEERS.SURVEYORS.PLANNERS E, 1/4 COR. SEC 27 Cn 9233 WEST STATE STREET Plan Scale 27 m BOISE,IDAHO 83714 x PHONE FAX12D)639-930 COSTCO AND FUEL CENTER-- BOUNDARY EXHIBIT ��. FAX{208)639.693D ADA COUNTY, IDAHO DATE: 02/02/2018 PROJECT: 17-104 SHEET; SITUATED IN A PORTION OF THE NORTHEAST 1/4, SECTION 27 a 1 OF 1 TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO. Meridian City Council Meeting Agenda July 24,2018— Page 208 of 534 EXHIBIT B CITY OF MERIDIANI A N ' FINDINGS OF FACT, CONCLUSIONS OF LAW ' N AND DECISION& ORDER in the Matter of the Request for Amendment to the Future Land Ilse Map Contained in the Comprehensive Plan to Change the Future Land Use Designation on 32,83 Acres of Land frow the Medium Density Residential (16.33 acres)and the Mixed Use--Community(16.50 acres) Designations to Commercial;Annexation and Zoning of 78.33 Acres of Land with R45(39.01 acres),It-40(6.50 acres),and C-G(32.83 acres)Zoning Districts;Preliminary Plat Consisting of One(1)Residential Building Lot,Thirteen (13)Commercial Building Lots, and, One(1) Other Lot E for Dedication of Right-of-Way on 36.2 Acres of Land in the Proposed R-40 and C-G Zoning Districts; and,Variance to UDC 11-3H-411.2 which Prohibits New Approaches Directly Accessing a State Highway to Allow Two(2) New Accesses via US 20-261W. Chinden Blvd., by OFI Meridian i Investments,LLC and Brighton Investments. Case No(s). H-2018-0004 For the City Council Hearing Date of: April 3,2018(Findings on April 24,2018) A, Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of April 3,'2018,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of April 3,2018,incorporated by reference) 3, Application and Property Facts(see attached Staff Report for the hearing date of April 3,2018, incorporated by reference) 4, Required Findings per the Unified Development Code(see attached Staff Report for the hearing date ofApril 3,2018, incorporated by reference) B, Conclusions of Law 1, The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code(I,C, §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning imps thereof.The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive flan of the City of Meridian, which was adopted April 19,20t 1,Resolution No, 11-784 and lYlaps, 3, The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I I-5A, 4, Due consideration has been given to the conunent(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5, It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. CITY OF MEPIDIAN FINDINGS OF FACT,CC_)NCLtISIONS OF LAW AND DLCISION�.01WER FILE NO(S),11-20I8-0004 ' I Meridian City Council Meeting Agenda July 24,2018— Page 209 of 534 t F 6, That the City has granted all order of approval in accordance with this Decision, which shall he i signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice, E i 7, That this approval is subject to the Conditions of Approval all hi the attached Staff Report for the i heating date of April 3, 2018,incorporated by reference. The conditions are concluded to be reasonable and the applicant shalllneetsuch requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: € 1, The applicant's request for a Comprehensive Plan Map Amendment, Annexation and Zoning, Preliminary Plat and Variance is hereby approved per the conditions of approval in the Staff Repoli for the.hearing,date of April 3,2018,attached as Exhibit A. D, Notice of Applicable Time Limits. Notice of Preliminary Plat Duration Please take notice that approval of a prelim inary plat,combined preliminary and final plat,or short plat shall become nulll and void if the applicant fails to obtain the city engineers signature on the final plat within two(2)years of the approval of the,preliminary plat or the combined preliminary and final plat or short plat(UDC 11-66.7A). In the event that the development of the preliminary plat is made ill successive phases in an orderly and reasonable manner,and conforms Substantially to the approved preliminary plat, such segments,if submitted withith successive intervals of two (2)years,may be considered for final approval without resubmission for preliminary plat approval (UDC 11-613-7B), Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6I3-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)yearn. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted, With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with thecurrent provisions of Meridian City' Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again (UDC 11- 6B-7Q) Notice of Development Agreement Duration The city and/oran applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511 A, The development agreement may be initiated by the,city or applicant as part of a request for annexation and/or rezone at ally time prior to the adoption of findings for such request. A development agreement may modified by tile city or all affected party of the development CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DF 1810N&C}ICfaF FILE NO(S).H-2018-0004 7- Meridian City Council Meeting Agenda July 24,2018— Page 210 of 534 K i agreement,Decision o►1 the development agreement modification is made by the city council in accord with this chapter, When approved,said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period, E. Notice of Final Action and Rightto Regulatory Takings Analysis l, The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis, Such Request must he in € writing, and must be filed with the City Clerk not more than twenty-eight(28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed, 2, Please take notice that this is afinal action of the governing body of the City of Meridian, When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which ►nay be adversely affected by the final action of the governing board may within twenty-eight(28)days after the date of this decision and order seek a judicial Review as provided by Chapter 52,Title 67, Idaho Code. R Attached: Staff Report for tile hearing date of April 3,2018 { CITY Or NIElUDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FILL;NO(S). H-201 Q-0004 .3. Meridian City Council Meeting Agenda July 24,2018— Page 211 of 534 i By action of the City Council at its regular meeting heldc�n the day of � 2018. r COUNCIL PRESIDENT JOE 13ORTON VOTED 1e4 � COUNCIL VICE PRESIDENT LURE CAVENER VOTED Y&t E t r COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED VOTED I COUNCIL MEMBER TY PALMER i � COUNCIL MEMBER TREE BURNT VOTED \)n 1J COUNCIL MEMBER GENESIS MILAM VOTED I MAYOR TAMMY de WEERD VOTED k (TIE BREAKER) ell 4 -Mapor-=I f` cord Me JEOr-VO, ,,sol�n6 C�-`ucUS r�SI e-n+ Attest: 0 L+ IDaH� ui DNA I, C,. f Coles p�NT City Clerk, Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney, By, ( � � � Dated: City Clerks Office CITY orT MLmb1AN FINDINGS 01"FACT,CONCLUSIONS OF LAW AND DECISION&ORDL'R FILL NO(S).H-20I8-0004 c,v W -4- Meridian City Council Meeting Agenda July 24,2018- Page 212 of 534 EXHIBIT STAFF REPORT " i Bearing Date: April 3, 2018 is TO: Mayor.& City Council FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-221 1 SUBJECT: Lost Rapids—CPAM; AZ,PP,VAR(H-2018-0004) Nate.Since the sta 'report tvas originally issueel'&-this project, the,4pj)lie(mis and Star,ff rrret pi ivr try/N Commission meeting to discuss the changes reconrtnendecl by Stiff"to the conceptual develolmientplan (included in Exhihil B), Staff felt substantial changes were needed in order fbr the deltelolmient to be consistent with the proposed.A4U-R FLUM tlesigaration. [4,ithout these changes, the proposed developmentplan ivas more consistent! with the Commercial FLU114 designation than the requested Alf U-R designation. The,4 pplicunt',c position tvas t/lrat th v'd prefer to develop the site consistent with the proposed concept plan lt4thoitt sigtri�ecuat changes, Thc�rr?fore, both ,Stcrff'antl the Applicants agreed that a Commercial 1 FLUM designation would be more aj,?propriate for the eastern portion gf'the site where the conmaemial and tmdti-ftrmily residential uses are pi-oposed(i.e. the preliminw-11 plat area),` and the remaindel-of'the site would remain under the earrent MDR FLUA4 designation. The applicantsubmitted a letter to the City requesting this change, The Commission Rearing and reeornmendation was based on the Al-)plicant's revised request. Staff'has revised Section I and Exhibits A, B and D to reflect this change in accord with the Commission's •ecanunendatian; Irotwever, stclff ilid arvt revise the body of the r�poa•t. i I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant,GFl—Meridian_Investments 11,LLC and Brighton Investments,has sulmitted a joint application for the following. Amendment to the Future Land Use Map contained in the Comprehensive Plan to change the land Use designation on a eonibined 7 32.83 acres or land from the Mediums Density Residential (64743 16.33 acres) and the Mixed Use—Community(16.50 acres) to Mixed Use 1 Reggiona Coin-n ercial. Annexation and zoning of 78.33 acres of land with R-15 (39,01 acres), R-40 (6,50 acres), and C-G(32,83 acres)zoning districts; Preliminary flat consisting of 1 residential building lot, 13 commercial building lots, and l other lot for dedication of right-of-way on 36.2 acres of land in the proposed R-40 and_C-G .zoning districts; and, Variance to"UDC I I-311'1B,2 which prohibits new approaclies directly accessing a state highway to allow two (2)new accesses via US 20-26/W. Chinden Blvd. See Seetion JA of the staff report for more it formations. Lost Rapids—(TA\NI,AZ, PP, VAR 1-1-2018-0004 PAGE 1 Meridian City Council Meeting Agenda 4012 t„M&,— Pap UmifM r I1. SUMMARY RE�CC}N1Ni[+:NI?A`I,IO Staff recommends approval of the proposed C'PAlvl, Al, and PP :applications with (lie rcconwt►tended Changes 10 the Conceptual development plan and conditions ol'appi'oval noted in Exhibit 13; and denial of the proposed VAR application in accord Nvith the condition.,, of approval in Exhibit B and the Findings or Fa et and Conclusions cal'l,,iw In k>xhibii 1), Note: The Variance rwgrwvt docs OW r°equiVe action f-orn the Commission,- City C'tr►rr ed is the tiveiavion making;ire dll I Y The Meridian Planning& Zoning Commission heard these items on Nlareh 1,20tS. At the i)aahlic lac:°1ria114', We C'0rt1r11issinaa rparyc tl (p rc:c+1pmeod approval of the sttbtecl CI'x INI, AZ,anti requests. a. Summary of Commission Public Hearing: i, In favor, i4'lilci 11lardlc, Brighton Coruorattibna Brian 4lchelan (site selet.tor), }' =ter Kahn C'ostco, Andy Dateideat, Principal E tc ngncr. Kitt elson & Associaatcsf Don Petei-sik; An1v Cubaclvan: Mike Dunlap; Roger Nielson: David Zaremba, Michael INforrt ttc; ilavid Turnbull, Trevor Gasser, ii, in ut)Ewilitimi.- •runt McNeil,* Denise I ,aFevel-z Edward Sid on: Robert Netiruld; David Reyes: Andren Carroll (Attorney representing a group of residents in Bainbridge & Sworwyina Sol)aiiyisiratts}; k c w Ylarshall, hralewa [.upper; Jana Al1a4t°t; tt�rla+ rf hricdf(iaf; Sue Fillmant Bob Ruch; McLmn Dock; Kim 'tiles; Dirk Nfinatre,Jerry Stevenson; Terri Damon,* Sally Revnolds, Paigre Winter, Kevin Donnkson. tn. Commenting:,None t iv. Written testimony: Mike Wiwdle, i3rightrrat col-poraatiorl, and n1►aaly letters of testiIIII011V (fur wind against) have been received see ltraiect file Carr tt cotntrlete record. v. Staff pre5elatkalt<applieat coat: Sonya Allen vi. 0(ber staff ct,rttn en(i►tg arts applicallion: None 1)• Key Issue( 1 of I uhllt"1`estlialr,tly: L In favor of a Costeo in this location and +opinion that thaw arty a good neighbor and will pj y'iakc etch economic opportunities for the.City and Zood paying lobs for area, - — residents, iL Negative i mpalet of Costco +wit itla=wlity a,f life:( ,e. noise created from delivery truths, idling, of engines at tilt fuel fatcilit hours of o L)er-mion inervased density- tend intercity of land use) fa►r area t•csidents, - an, Concern related to traffic impacts from the proposed d ya;lopment and access, restrictions from the state highway and already'lteavy trafle on Sit-2012 i; access constrained location wwFith inatteunatc6 int*resShp rcA.ss agccss points, unsafe wdestrian contiectioits within tilt. ol'oposed development; lack of start aeass for the Keith Bird l euacv-Park. iv. Incjretmd nuke (Le, roof top ventilation systen s, power e4`tohment used to atja littaliaa property, ineclianical emlipment,heading, & only ading deliver-y trucks,back-Up beepers,generators and t•efr~igeraition equipment)and air pollution from the site, exce3+iyt liglitilm, venerated fears) the site resulting in inervasecl 16LAIt:slay lip'lit pollution, generation of hazardous material such as petroleum and cantaminants front bi-a a and fire wvccar wvhich,leads to runoffin Yra�aww vnte - ini"tc�lc� surfaces of the narkinLy lots: incomtlatihle architecture of the industrial sued building and adjacent strip malls to the existinti nci ,hbarktutads. Against proposed ehiwngre try C'�campi-elienskve Phwrt lanture Land Ilse NN12 from Nledhim L. Density R sidcntiak vi. Positive impact to the local economy, from having Costro locate here, wvlll also generate business for other t etaili i sir cstatirantslservices in the area ,1iiclwill c� tlta tbaiic to the balance and what is available for shopping and employment in Meridi;rn. Lux t Xwpith, t'C ANII,AZ, PP,.VAR 11-2014-0004 t'A611 FPa2� Meridian City Council Meeting Agenda,c3ttlyl 1 MW a#P5 4' yii. The provision of much needed.infrastructilrc in this area with the approval of this development without ll'.1)°irr to wait for funding for (ltest improvemelits (li e, road widening,intersection Improvements, etc.). yiii.0piniun that this site isn't a good tit for a Costco4 preference for it to be located at the �SH-16/Chinden intersection to the Nvest instead of this property. e. Kiw Issues ol`Discussimi by Commission: k i, the Applicant's request to chaflge their rectuest for an amendment to the future land F s use, ttt¢i) from all MiNed Use-Regional to tire,o3styri 32.83 acres of tbe, site as r Commercial and the remaining area staVhig Meditim flensify Residential as is currently, Ill. The traffic impact from the proposed development on adjacent streets and SI1-20126; iii. Intpad on quality of life for area r°esidr.ntsg iv. 'The location of'the fuel facility wid st€rff s recommendation for it to be shifted,from the corner, L. Feeling that the sire of buildings allowed in the current MU-C desi€!natioir (Le.=ill 000 �il[I'dr� trG't� lei ai bid Ltlltt�F tl)file�)111��i'14t�� �•IIiSiITt�;re1�71 rtG?iii?1).rtiflri si'ttlr`It Irafi nil t+i�o restrictions,which will allow the proposed 168,652 square foot huilding. sh Commission chanife(O ff Recoil]Inendationt L Apptoved Stiffs recommended ch.►nfyes to,the conditions of apnrov I in Exhibit B as � rioted illy the memo to Mayor& CouneiI from Staff dated ivIarch 1,20M I Removed condition Il lh rvhiclt rertllired tht for f tcihity to bt shifted off the earner to the south. U. Outstaiidint lsstrc(s) fi)r Cit)r Council: iNn ii e i `>�lte i4Icrirhan i • ��. ttrb�trd thr�.s °'1 'l '• �;rrin �ourlcil rlprsi°or,erl the subject 'L'1 `� Tt' irnd �V'�It r`cr�_tt_c.��.. � �_ '�umittal" � of •%tx �l►trncill�nblie Ncnrin�: ihos+�leslifyin�ill-l�lvora n ct�t�e tonz ' , � .. q -� , •- „ �testi��tna� In ot��, U Coliillmenfiltg.Se►-utge'1 this allay -titer I) 'A �Ic...itlt _rnljliecod-flat. _ tc� list, , Itfl r}xiliirt; �ttpllatlioili_ on)-,it/-lign wha-A rtfficommwI et�_t9- Itli+l.rtl n:®I' tP�i b. I t ls4ue s) utl ul�lic Lc tiutult}'I. c�t� tint' ntinutcti for a conlnlctn�_t� c r°ri of the 'otinell's diyiusi. ii. _Km t� cil�alitn +' tit �'crmeniss>t� L tr t u�i}1 i 1 i3 � trcit rlitl tttlt at�t�r•or,= tlye crrt�ccuttirth lxuiltiiitt�li�t�ttlit�st��tt�'nsti�tt ti it�lme'�tLi that it mod'ilicatiun to the duy lo. tanittxt itg.iye-lllt 1t be )roc:r7 Na in the-future to finatiz 1Mtl-Rmliiils (IIAN-1,AZ, 111',VAR 31 201, -U004 E'.1K&I Meridian City Council Meeting Agenda, 40l IN,2010- P`4cV2t6 of 5'44' i t I 111, PROPOSED iAiC]TION Approval After considering all staff', applicant and public. testimony, I move to approve Bile Number 1I-2018- t.10N, as presented in the:staff report for than hc;a ring,date oil'April 3,2018, with 1110 Crall0win modifications; (Add any proposed mvclilictat 011S). I)ertlail fAf ck,consideril g nil staff, applicant and public Iesti€aiony, 1 move to deny File Niunber 11-2t11 t-0004, I as presented during the heaaring on April 3, 2018, far the l'ollowint;reasons: (You shorty state specific reasons for denial) Coil till till lice I move to Coritin e File Number 1-1£2018-0004 to the lieaaring date of(Insert continued hearing date e ) g , O: ( r 1 �, ) I here) lclr th4 tc711taj tat ,r4aa5Cin ti ti thll ;ti1ii)nitl;titi'it�..;s'S�:[.1FIC'rl'al'+C7n1!+ frig-(�4)ntanlltlal[.".�.,1 IV. APPLICATION TION .AND PROPERTY FACTS A, Site Addre:asA..ocation. 'me Site is io aatc(i at the southwest corner of US 20-26'W, Chin den Blvd. tinel N. 'Ten Mile Ltd" in the NE 1/4 of Section 27, Township 4N,, Range IW. I I1aarcel No.'s: S04271 10011,S0427110023, S0427141803. S042712061 1, S0427120910 B. Owner(s): till—1vlcridi'm fit stiticnts 11, LIX 74 Fast 500 South, Ste, 200 Bouiitilial, UT 94,010 Brighton Inve.stnwnts, LLC 12601 W. Explorer Dr., Ste.200 Boise, ID 83713 C,: Applicant: 011-=Wridi;in ins C811licilts 11, L LC 74 East 500 :youth, Ste, 200 Bountiful, UT 94010 D Representative: Kelly Kehr+ r, KIM Engineering, LLP 9233, W. State St. Boisv, Idaho K3714 1s. Aiiplic ant°s Staitcmuniki List itleaatioil: 11Ic<ase sce applictaan`s naarraalive I ac this itikirmattiion, V PROCESS ESS FACTS rA, The subject application is for an alliondillent to the Comprehensive l'llian Future Land Use Mal), Annexation and Zoning, l'r%lilnillam-y 1'laat and <a Vaarialnc;e, A public lic:=€aring is rcquirc:d bellore this Planning& Zoning Commission and City Council on .all of thes e application,except for the Varianee, which only requires("caunc:il approval,co€lsi:=um with Mencliaan City Code Title 11, C hapicr 5. I3.. NcWspaper notifications published on; Vcbrmu-,1), 201',,-,' (Co Ill tnisSion); NjIg- kI J(j 018 (C,'(k 1,4arzt Rfilflith (T ANI, AZ, PP,VAR FACH 4 Meridian City Council Meeting Agenda 44tlyIA,ZU18)--Pla"2W off 514' Q un6-110 C. Radials notices mailed to properties within 300 feet on: February 5, -20I9 (Commission); 11 arc.1i 1_�,__�I1�Il� Cit f'e:aauicil I), �lililictailt Iatastt;d ntitic�c�i►i sitc(.�)cin: i'c�Iia'iataa'y l�, 241i i (C'e�niniiwsita►a); 111at'�:li 21, ?ttl tti fC.it}r F Cciun_ci l r. Posted to Next Door: February 5, 2018 (Commission), Nlurch 9, 2,018 (C;ity Council) VT LAND Elsie A. Iaxistiaig F.nntl IJ3c( ) aineleaniaig: 'I hisiac cun�ists eifaintlueclolctl aagrie.aaliural I►�uil, rtinccl IZt1`1` in Ada County, B. Character of'Surrounding Area and Adjacent Land Use and Zoning: { 1. North: US 20-2 /W. C'hinden Blvd. and single-family residential properties in Spurwing Orchard Suhdi�+,,ion and We stwing E t►ite5s, ionod IZA, K-X slant IZ-1 S in tho City and ROT in Adct County, respectively 2. Fast: Single-family resicicntital properties ill Irvine Subdivisiull and it rural residlnitial p arce:l, zoned R-8 it) the City+aant:i IZUT in Atha County; re:sliectivoly+ 3. 'South: Existing and future single-family residential properties in Bainbridge Subdivision rand a church,zoned IZ-9 and L-0,respectively 4, West: Future single-family rtside-ntial properties in Bainbridge subdivision, zoned R-8 C. I-tistory of Previous Actions: In 2008, an aniendiaicnt to (lie Comprche nsive Plan F=uturc Land I_l n Map was di1)1lt'l}vcd to chaingo tli< land llso de ilYi)iatttli5 On 1 4-57i ,acro,, or land ait (lie nort114smm c:oraicr of tic sitc from Medium Density l esk1cntiial to Mi ud Use - Com►a°►unity(hinieck --Tvn NIiIo C hinden, CTIA-014-I10 I). A conceptual development plan waas ubillittead than showed how tlie:property might develop in the Puture Nvith za mix of'ret eil 1,62,988 s lu,are I�et (s.f.)j, retrait/of ce-(111,412 s.i;°}, and multi-11-a►gaily residential (:39 unit.) uses. However, because annexation,and zoning was not re.quc,tCd, a development agreement was not required to do Future.dovdopment 10 thU C011UPILMl �l`.vtaiolanae,nt flan. I). Utilities: 1, Public \\Vorks: a, Location of sewer: The s anitary sewer main intended to provide:service to tho r uhject site eurrentlyr exists in W, Lust Rapids Drive.aalong the soulbern boundary. b, Locution cat'\v ater: W kr mains intended to provide service:. to ihes Nubject .site Currently exist in N. 'Fen Nfile Road and in W4 Lost Rapids [give:. c. Issues or concerns: None I . Physical Fcaatures: 1, C:anaals01)itc.hes Irrigation- The I liarreall Lateral rune; along the caamorn portion of the~southern boundary ofthis site marl is pilk►.d. 2 I lllEaarc(a: t<al'l'is ntii tt� iai°t t7f¢uay i.artir4ls tla<tt exist ula this larcilivrty: 3, IAlood Pboin: This:site is [lot Il'-fe ated in the ivieri lion Flovidlal gin Ov+'a'l,ly District. i,e�,i 1',u�altls t;lr;lAt ;"sJ, t'P,�'';"tlt It till*-t7l'?i?t t'AOF,S Meridian City Council Meeting Agenda,dylyl #iiatli — T off 54' I F f VII. COIN'1PREIIENSIV P[.aAN POLICIES AND G{)t1,LS C URRL:NT)JAIND USE Lila-;tQ,N,%'nON( ). approximately 14.57 acres of(lie annexation arena is designaated on (lie Future Land Use Ma p aas Niixed Use Community (;a4t_i-C)and the remaining 52 ,,-Acres is cicsignaatctl Me:ditlm Density Rcsidonlial (MDR). 'mu-c `fine i)orposc of the mLj-(' (]csignatioaa is to allot ate areas where c:ott munity-servirig o s a ild dwollings are seamlessly integrated into the urban fiat}ric.The intent is to integrate as variety or uses, including residential,and to avoid mainly single-use and strip conmaierc;iaal type buildings.Mon- residential buildings in these areas have as tendency to be larger than in Mixed Use --Neighborhood r areas. but not as large as to Mixed Use Regional areas. Goods and services in these areas lend (o be of file variety that people will mainly travel by car to, but also Nvaalk or bike to (up to 3 or 4 miles), Employment opportunities,for thosC liVing in aaud around file neighborhood are.encouraged. I)e eloptnents are encouraged to be designed according to file:conceptual gill-C' plan depicted IV-:low (Figure 3-3 in the Comprehensive Plan, pa, 27): I rrt.l l i , Wile fwit-' [ h �� $esad�trtaaE r I i €t{r pleas i i�� � a or Uple es _ . Nice, WAar(cilmorRoad _ Dca�tarp�� N i� 1 r � +l �: ff il� ScrvitrAU4t5 J6td _ .a I Retail Uw Arwial ttwd Developments should have-a ►nix of at least 3 land use types [i.c. commercial (includes retail, restaurants, etc.), office, residcntiat,civic (includes public open space, parks,entertaAintaierif ventics, ctc.), and industrial]; residential uws should comprise a minimum of 20%u of(lie dcvelopmc lif area at clensides ranging From 6 to 15 ttnits aacrt.; matt-residential buildings should be proportional to and bleed in with adjacent residential buildings; vertically integrated structures are encouraged; supportive and proportional public aandror quasi-public spaces and places including but not limited to parks, plazas,outdoor gathering areas,open space, libraries, and schools that comprise a minimum OF 5% off the development area are required. iNIDlt. The purpose of the iNIDR designation is to allow smaaller lots for residential purposes within City limits, Uses may include siinglc-iluaaily iaoules ant gross dcnsitieS or 3 to 8 eiwc:lliug tuaits per aaurc: t,asa.l�7i�itte C`fAAt, AI, fP,1",fit.1! ZtP1> Ui:)t� 6'AOF t_, Meridian City Council Meeting Agenda.glrylV�,?lanlst— ftVZ*90534' f PROPOSED LAND USE DESIGNATION: The applicant proposes an amendment to the FLUM to change the land use designation on a combined 78.33 acres of land from the MDR (61.83 acres) and MU-C'. (16.50 acres)to the Mixed Use Regional (MU-R) designation. r MU-R: The purpose of the MU-R designation is to provide fora mix of employment,retail, and residential dwellings and public uses near major arterial intersections. The intent is to integrate a 'i 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,all employment center should have support retail uses;a retail center should have supporting residential i uses as well as support retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services.The standards for the MU-R designation provide an incentive for larger public and quasi'-public uses where they provide a meaningful and appropriate mix to tile,developments, The developments are encouraged to be.designed according to the conceptual MU-R plan depicted in Figure 3-5 of-the Comprehensive Plan shown below, is Milo of IIGNXIt 3e'N1XEt)tl��.tiETiltlNAL L'�tttE1�T DIA�fi�It � Singlrramily j {ksldeol(bl �� _ _ >� � Loci nKallaciar Rond }- at 0(fiee � Ilcadc uarlcrs � � � r a?�tx �n r s + SetYltr(152 t — Y A r I IIY y r 4 r u F t j w l Retail ''.,a'2'f•''yrr_,y.r, i+,�'us �; xa „`aS�Ct• '".. 3,�R os.:i�.._!L- Art�i31 flag) TRANSPORTATION:The subject property is located at the southwest corner of N, Ten Mile Road and US 20.26/W. Chinden Blvd, and is two miles east of US-16 and five miles north of Interstate 84(1- 94).Ten Mile Road, between Chinden and I-84, is improved with two lanes between Chinden and W. Ustiek Rd, and five lanes south of W. Ustick Rd, to 1-84. A Traffic Impact Study(TIS) was prepared for this development and submitted to the Idaho Transportation Department(ITD) and Ada County Highway District(ACHD) ror review, ITD is requiring US 20-26/W. Chinden Blvd. to be widened to 4 lanes between Tree Farm Way and Linder Rd. with a concrete median island; widening is to include construction west of Tree Farm Way to taper the pavQment back to a 3-1ane section; and installation of conduit with fiber optics the entire length of the widening, A signal is required to be installed at the Black Cat Rd:/Chinden intersection in accord with ACHD requirements and should be interconnected with the signals at Thee Farm Way and SH-16, An additional eastbound and westbound thru lane is required as part of the overall US 20- 26/Chinden widening at the Ten Mile/Chinden intersection with the eastbound lane configuration on Chinden to include two thl-u lanes—one left and one dedicated right turn lane. An additional Lost Rapids—CPAiM,AZ, PP,VAR I1-201 ri-0004 PAGE-7 Meridian City Council Meeting Agenda 40 12 20rf —lftia afla l westbouaad left turn lane is required with lane configurations on Chinden including one combined V lhrulright tram lane-, one tlu'tt lathe and twvo left Iaurn lanes, A STARS ai�reet�aac tat is iti pro�:ess 1a,e these innprovenacnts. The applicant has requested a variance from the City for the proposed accesses via US 20-261AV. j C"lihiderk Ellett as the UDC prohibits new accesses via the state highway, Staff is very college-ned that these accesses will critically impact the mobility of the SH 20-26/Chiinden transportation Corridor long fertaa if approved by City Council. No improvements or aad(litional right-of-way (ROW)dediention are proposed or re4joate_d by AC`I°ID For the existing NNr. Least Raapiels Drive. A truffle signal at the Last Rapids1ren Mile intersection is proposed by the applicant. � The€tp}nhcaaat proposes to tatllizu ilae S1°Ali afire►na4nt to widen Ton Milo (toad to :r Imes between Chanden Blvd. and Milano Draws to include hike lanes, planter strips and dctaac hed side.ww,alks, which will rctloire the dedication of an additional 48 feet of ROW From the centedine ofTcia klilc: Rd,11t:is will move tip ACC I )'s roadway Nvidvning project scimicalcd ror 2022. f' Conceptual Development Plan; A concept plan(and narrative) was submitted that depicts/describes how this, site is proposed to develop with a mix of commercial, retail and office uses and it fuel sales liacility at the intersection of-US 20-26fChinden Blvd. and N.Ten Mile Road. .A very large box stare (I64,65 4V-squaare feet) is proposed ror Costc_o Whole;aale internal to the development to the south and Nvest of the commercial,retail, offia:,er paaals; raaatlti-faaanily residential iks proposed to tile,south of tile: C'o,,(co site,and wwom of the:commercial pa(k along Ten Mile Rd„and single-flamily attached and detaauh(A rusideatital tltics ure proposed dirce lly wva:st of nand :alauttiaag.tile Commercial site., GOALS,I Rn,,C Ttvvs,& ,At"t' oN t'?'t�ms, Staff finds the. following Comprehensive Plan poli+_}cs tea be applicable to this application and apply to the proposed iase of this property(staff analysis in itarlies). "Support a variety of roside aatiaal eaaaeL;ories (Iow-, naedhitaa-, medium-high and high-density siiaf l+6fianaily, anultimfaamily, towvaaho uscs,duplexes, apartments, condominiums, art(:.) for Haar purpose oll'providing the:City with as range of affordable housing,opportunities."(3,07.t)11 ) f 1'f18're(v grre,11dG•mitll em 4,C1P'h"s are` proposed in this t"lc-`velt)pit oat consisting tJl+.tiingtc- ./ilrrrddir,(ritaac-he d mid detarche ad homes, mid traaa--rrhome(tract gcrr'kli st vtv ar ar ime its, st(I f is 11MA'11WIC hoot, "affin-thible"the nodes ivill err?: "Coordinate with ACI ID, rrD,C'.C3MPASS, and othc;r aapcncic s to determine fixture infrastructure plate:,,tr5ansp-oriaatae n corridors, highwwraay;alignments, etc, and ollowv only compatible aacijaac hat land us+s, appropriaicsite closigns and traffic patterns."(3,06,021-1) A 0-11),. 11 , a ml C'0A1A4,5S have(rll been Prc vielcel err(crpporhmira,to rca�rol,and commentorr iho proposed ap plic anion, 17D(rend f CY/D have linter held severell ad ditlomil me olhi,s,, 1() review and adisctiss the prolmse(1(rpplic alimr. Agent-v st(ffd c ooltilme tea cdisc•rass avdt(rt "approlrr°em?"and "scar palible".wrtc do sign and rrcajf lc patterns enirrid. the Commission and C'arrrlwil cmisiader(m)t aadditlow d(•cart((eats or c olyditirpn thelt(t v-pr(winded 13v AC HD, I rD or C'C?MP 16S "Providu housing options close, to uniployinent and shopping centers." (3,0 7,02D) t 1 vp;-oposvdprq1m tmi dad provi&?addition al Aolrphkit crl�jurrirtlydtie.r di�r c;rdwtirr� areal fittrrrc� reSide'llis: 11rrtvever°,Staff is con ersned that the concepi plan does tart provitdrr rrr{t, Pedextriarra Connections bet►a,een resdadc•rrti(rt and c'oninterci(rl rrs'm idrer�f lrv, Waff Lmm Rupirk ('t AN-1,ref, I'll,VAR 11 20I t'A61 K Meridian City Council Meeting Agenda,ra lylA X)fi$— ftW-22GOf5 4' i" recontinerycfs pedestrian eonlleCtitnas darepiovided. The lay-olloseel location is not wilhin ra c url,ent llesigoaled e mpl,"Yole nt area. "Protco existing residential I--troperties from ineoailp atible land use development on adiacent paarcels,"(3,06.01 F) I= T hert'are no existing),tWdential111-017['rtiCS that(!hill this sity, the closest i`t'si(adr'hell lrr�ripejjjes dlrc=sel)ai—attd1filwn the.site Q.v c'drllc+;loin and arterial r'drdrd'1ta'drt� a;id associated strd`,'t harfj?rs, 71ies attrlrlitrtrrt ss'rrdtr`rarti►'r'strrte',3 thdrt rrr7 dIr'1r"vdtrid's avill tdakoplare hlltaaeen the hones raj-10:Vilpin and ti:fill arty: c•vnrtnelcial 11°rtek-dehveHes will he reslricteel ra vt,vfi'ona rc'-si<drerrtitrl itses,` and a•ite•lightiiw, will he r-e4verd within one hinn—r> 'c'1(rrr )jq and 1rvhjing will i he designed so that it is 0,fi,tirol candles at lrr•alaer(y lines. Note: Afany l ttel-s rlj'testirtronv have been rvceived 1�1t file Of,Jr°arat adjacent pl-opeqj, owners in r'e'spon-ve to the IJrY71?t sed flt'1'elopillent, t "Man Rw and C ncourbage survicus like liealth care., daycare,grocery stores band recreational areas to be hatih ww"it%a r alking di dance.or residond al dsvollia gs," (2.01,01 C) I The 1n`ralan,sdjd[,fr.xtc'r! Rt'Irr'loi'arle strardr will lrr`r_ae rrld ,rr'rra trry(Is well as othul,houschaakl prvdfncts irr closet lrrraeirnitp to resielential clavellings: however-, the roncepi plan eloes not take irrtaa arwoma dray pedeswlaan or verhic alerr'intcr'c`onnerc,tivitv betaa'4 en the r•cs'ideletial and eonIlnel-Cial polytions qf the development, The]plait slividd he a•evised to pi-ovide or intervotianelctivio beloveen the tries, "Work with transportation agencies and irivat+b property owners to preserve transportation corridwo Ritwv V ansit rollics and aallrUsirucalre;road and highway exllnSld.nsa and to fitcilitaate access aaa anta etalent r4 anning." (3.01.011) C:v Staf''hrts beert coon-linaling avidt hoth the: allptie-moot rlrrtl the trePrr.slrr)r°terticr7a rri etneixas (.f1'(11D and 171))coil 111i"s prgivel, The her-rapped lrr-gjCc( will plvsvvrw r`rs�rlrt-caf aa�cra'.,/r3r ftrtrrr�c� U�1li hwiq 20126 widenr"ngprayfercts, The applicant is in the pi-oces vj-ernlei-ind_;into a S'T•(R ca r c 4{rrtetrt with 171)10 rasa he Sallie (aj14rte•rrtrInilve•nfent,c it, UPS?0/,26. These-,hnpr ovc alenis would widen the highia qdl to 4-11•crvel lanes and ituln-ovd:impacted r'nterse0ions in cvgMnvdon lvith 117)`s prqje cl it) widen the crwrydrrr,ji`errn 1'agle Road, The Coonui-ssion rind Council Should vonsidel-AC1119's and 1TD`s c'vnanrents when detelinining appi-olviate acc`erss and ar"yzralcrtirrnJrrt this site, ThV C'iy hels polivie°s linailirri;rrd'r�css Irlrints t!7 ji),joi-jell t'omlavgvs land.Stater Itil,haa��ris, T lit subinilteel site plan shows lasso e1ii-ect access points to a.State l#i hi tq-, inchrclrrr;rsner 'll aadwem, and one ravvess]ad uit to Ten Adile Road, rrrr rtrta'r°idrl stye c t, Eve;y rarlelition al d vves,s is a point gf'cerrrjlicl that mart in Tact t'raatlaa'ddtr jitnclionati�y„ costc°cr,stores c'can be farrsv and r,a ng(.stiuln rat jrad,ilities in hwh Me and.Nanip a drill cri el: onto rtdjavent rvlrrlavdzJw (aloe r?f ia,hich are 5twvfilcilities), 7-gfflc°wailing to exit the site at the signal On Cale Road at the Bois iwili�v]racks 11a to the I) int qfblocking vehid,les Jioin t,,villnl lrut•king stalls, This+slraaa,s vehicles('trtcra-ind the sites, stgff I-erc olinnends that site rave°ess be designed nedl ter Rtit_rr-iti„e and a nt-wir•eage ne vess,j oln 1'1r11 ,i111r:etttet Lost Retlrlijv, i-ailrej-than ct.5/rrtr'J ta'tllt}�. "Support land uses that do not harin natural systems and resource,,."(3,06.0111) The existing land]isftwincd and]here are ne)nalayid systelns which t-domain to be pjvteetud, "I;Xoopl in North Nloridian sand the On Mile Qd:.ilic Area,wvhura a spociE c collector systoll is ifltanaicel,I-c afire Coillinucrus collce(or�i at wglalbar iaater<<als around the north--south land cusit- %vem haalt rile limes within the undeveloped sections or(w,4c.a'is aaas Area of city hmpact at aliej snu or new cicw'cicrlianvol, Such collcctor�i should be the liritrataay desipated bike. lan rteatt s in lieu of nrterial ;streets, whenever possilfle," (3,03.03E) LwA t.uayids CPANI, A4 PP,VAR HIM K-l?MM a'AIM 1t 54' Meridian City Council Meeting Agenda,rtµtlylari1 fPag1rott i C' Lost Ral hlv is are c-visli;Ig collector roadsvew that trtanneets into Tree haute Ky to the north, trc•rrrs:s' US 20-2010iinden Bl►,cl, clad exlermiv to the east ac'rt1,Y,s• TtON AWile l tl into Lochsa Falls .Stlhdii�i.srtrrlo "Require pedestrian access c0 lincelors' in aril nets(level opment to link sub ivisiom, i together to promote neighborhood cunrrc elivity ats hart of a community patlllway system." tTtc-re(Ire Ito pec tc?sfrion tt'trlklvcq cicLlir,`lt rl on Me rrrlrtcepl1rIc11t jor irttc'1'c rntlTcfc:lii'ilt'let".111-een the errll mercitil site mul the residential portions of the site, Mellalr shofiletbe revised it) r`rat'Itrlle car��slritrrr acc'em crrrrrteelars. "Reduce the number of existing access paints untie aarteriaal NtWets by using methods Stich-Wi access s T z . ,� " et-os�mateec�s; ai�reemtrtt�:,.rc,c.4-r,�, inatnatee_^iritnt,and ti-unt<�,�,c.1,a�s�k,tt;�.rc�atdti� (3.03,02N) There is oilly one exislim fin111 tarts ss Panel rvltit h hlsec•ts flit?r�r�rstittf; fill°rlT frc�lcls" dTctllwiercal' between Tert klile Lioad and Lost Ralxr•ck Drive, There Ilo esrs•ting lrrdrlicc access points on vitherr!be Sttrte firciliti,in,Tell Hiles flowl, The emir plwperly has ttt't r1ss• j'0"t cats hlllrrove el colleetm°iwadwt�y to the west carrel south trf'lhe site which neaps act andfimelio n as to l w:A-aq e road, ;Identify transitional areas to buffer commercial and residential users, to allow use:a;itch €i5 offices and other low inttitsity uses." (3,055 03A) Me lrelirclsecl cetrac:•ept llon Arles°1101 delic;t(ijil trarrsitictrrrrl areas oche v thon larulscaling to bit{�er llte�re�sicic utial altd rzrmmervial uses. The Costco hrultling (rind lomling ar'ec�), the eeriest llttt'It.1t't'tIITIITIt'rt'itrl tl,t'e'ttlT llte'',tint', rllrtat,s the SirTI'le"- brit 're'xNlenlial poi'tit)rt (#JlIV site. They lower intensin,cottat lerejal(ryes (ix. o1lic'e and relail pculy) are j3rrrlr)Seel rrrr the irtrrtlrhr 1 t't?{'tlrr�(/ek.-clu{err e al rtc{dyctc rcrtt to US 0 261(,'himleii Blvrl. a nel ff fire! AWle Rrl, tTLSteead l.1-as tt halffer between the r tsidended and hkgher intense c'orlrmercied'Ise(see �.�hihit ,,I,3,1. Staff reteerrrarr entis they concept plan is revised loprovitle tr°arrsitiorretl atretas(is noted, speeire;al(j,hetsmen ilea Costeo building and'.cirrgle-fdrrrtly!reste-lenticel area. Tires hi,,h-cicns (i,i-esiclentirtl sees°cr crs jt,e/l el..s the sirect bgft.r'anel collector.street (IV Lost Rapitls f)r.t tloes btf#6-iniltaets fi't,Irt the[ osico site on Thetrcl{tIa t laJfiatalre?sirli;lc m{;:rrrrilyr residt',ntial pi-openies to the south of Lost Rapicls. (:;'nt►t'(lint feu with public works,, polic:e:,a")d firs c1e15t rtmeals oil proposed annexation and development regtiests,and the impacts on services." (104.011 i) public I f j rr ,Pteirei,emeiltwtdc'rtlo7rpcllrtefo-trirpsp, liilcarriion and lrc1ed reviel" -uvicttl, au'z irreltarlcl iu Exhibit letfeJTl l B of this I-epor-t. "Plain for at variety(if c_:t mmorci tl rind rOjt jil Oppol-itillilic•s Nvithin the, .tsar of City Impact."(3.05,01J) This area is planned fior some coil,Tteivial uses artd the lropose(l silt,plan tmrrld erPIncl rerasicltlrat ara'rfs.1 to irlrr•ti'e r trrrr11111VI vital(Ind remit to trrrrr!'tatriititrs'. "Minimize noise,odoi-,<aii-pollution,and visual pollution in industrial and commercial cicvelopnivait rtcki font to t'csitic.iyt't,11 areas." (3,06,01 B) The pi-o ose(l Hasler PhIll r`rtclacdcd iIr h.t'Itihit.&3 elclic't,s cic-rltsc' latidscaph to ha{f°r llta alaraJtrrrg I•ersi(jential usesfi-om the commercial uses. l.taia y;upids (TAN-1,AZ, PP,VAR]11-201-R-[004 i'r`(&" 10 Meridian City Council Meeting Agenda hWlyIA, AW I'ac off 5 4' t "Poraait ncly development only Where urban services can be reasonably provided ,at the time of final approval and development is contiguous to the City."(3.01.01 F) 7lrts prtalocr �,is confi.�-t gntoas ire land that has cahva(ly been annexed inio the Cit_" 6,`Y-Barr services curt be provided to thislorrolvr(i,ulofm fdevelerizrrrent. `°l'walurrte ccamprchcnsive impact of growth in all land ttsc decisions traffic impacts, sullool c or allraae w.parks, rme)" (3,01,01 l ) /l cll`1) was pr rn rdvd with a trtr%Jr� r'trrr'ea�t strrr�ri arrret hl�rtlar��ltrel�al crrrtrla�sts irr ttrc�ir a e�firar°t� AV l ctlalrlaeattfoar 1r�hs fut 11 trr'ticFr!oil to latar later eagen les and r Cif-,Jeep ar•irr entsfim crrrarly�.sr',e r7� irrtlmets to seer vie•c s..Somv q lheir comments elre inelucicel in Exhibit B, "Adopt land use designations dial will allow for housing opportunities for all income levels, l (3,07,01D) The lttltylrt{'fl frltNr'e land use cic�sigraatiryrrs ttllowfl)r'it variet el 1, f housing Iyjm.v that malt'be atlractivc do rill income}levels. The applicant is proposhig;to artne (trtcl Zones Portions vf"the rile as I1-15("r1A�clirar)-high t`)r.�trEsity l?esielenlia )and 1-40 (lligh Densiii,Re,s•idcllti(lf).The proposed residential is withl'rr ibe slyeei''l e d area and range described 'I r"ll(r t;'ntarlrre�lre:tr, t►e' L'lan, but the overall concept plan links nraik),of the rrlixed use elements r ecessary for it it) fie*dnttogi armd tioeves,,;f fully cr.5•a ntived rt,x+~pr'ij ect.Set-4 the General r4?'ived I/se lexi canal} l�erlcrra', � '"consider the, adapted COMPASS regional long-range transportation plan in all ttand-use e1euisions."(3.03 02G) Ihey cearr intinitics in Motion (C;'1Al) 2040 Plan ialenfifkw US 20126 as a pi-iraa-iit,covert oi,with a!.l jmlrygy qf ccvjve'vsliiel)!, 1t is els rlrt ",infrlrrtkel' j)rjJrij,, theyogh s'aymw eeirly rrraf>yI'eyc'c�rrae rtt`s`are`fl('r1dlrlPg, 1 fae'fitll[i4Vrra ' is al 'arlrrrrrarYfrorrr the C IA1 f t"5'� t)/�,0 Pi-i) -itv C'orl-idol- larrarrraaly, 14+v el Ingjor mobifr'(t,highli•ctli, LIS?i 126 is cxpi rivnein vongscstion ale nr q rttlwh c,f ils le:lrg;tlt but csliecially between Lie de�—Road and Statt lligrlravq),Si (l cal>Ie Road), a str•elch wilh onlY two trill=cal lcayles. US 't/26 has lreelt it r.e gi irrrrl In-iol-ity'Ibr-it mollber(#'`ve a)—x•but It r•ontlirr.s fulfill ded, calrsirq�,,tril(fiv it)alivert io whei,routes such as AkAlillean Roael. Ill addition to high trct#it lem,ls•nil this reyad, the ill tursectiew with State 11rgPhweq 55 Road) i4 r•cllyk,'tl h'1 coil 111)'s list of/tigh-rtc-cidelit lcavations, Bt,2040, rlcai&traaffie he llaven A elelh-tram Road lard Sicaie Ilig hives.j 5 is exlatoeel to incivrtse sllla�s•tarrtirllla�.� o From Afitidleton Road to Stay-Road, tra ffic is projected to rrrcoty than clotthle,•float 12,000 in 2013 to 30,000 in 2 040., o Pr•crrrr Star Road to Lirrclej-Mcrae(, traffic is pi-gjecfed to dotalolc, -cant 14,000 hr 2013 to 2 ,ttt111 irr 2040, This would lac sa'auilar l o mrrcrat trq ic=on US 20126 (Chllrcdelr Boulevard) ill o Prearrr Lirriler Road too, taw Ili,4 ht aY, say (Eeigle Road), lrcrffle,is prfoje •le l tea iltt° eiise rrltl'}ii, frrrraa 21,(l O in 2111,3 lay .38p000 in 2040, This ivould he,srrnilai-to eurre nt IrraJ'fic°on Eagle Road norlh eo/-C1S 20/26. o hatsh hutar'driving thole hetrvee n A-icdrllvtem Road aorta'C11enwoocl Stl c'erl is e.tt}e'e° ed fro atom than cloleble, fi°corrr -','S rarinartc v ill 013 ito lid)rninates t'rr 2040, " "t'e llsidcr ACIID's lvliaswr Sheet Map (INISNI) in all band Lusc. dec,isions,"(;3,03nd K) H'ith the evcePlieon fyf C'hirrdeil Blvd(which is fall 171lfil the arterial and colleviol. r•coaelal•crls Shown Garr AC110'x strve/aarala area clliva(lv inrlorcoly l".v-ase•he(hllcer'.1"i)�r Ividellin t. t.ts;r I.utiirt4 t'tiANI,AZ, PP1 VAR t1 �fpl�� t)i}i?� tir'tieits �1 Meridian City Council Meeting Agenda hµ1y12KWW_ ftY°aqtW, Qit5j4' I= it r �I li "Prolcol isitizen irtvestmetits in existing public f acilitic (water,sewer, titres ts, fire., police, etc.) by c ricourabring controlled growth tlu-c Ugh development application reviews and development agrecinc.rits," (3,04.01G) i ht'pJl"rApiak5�'cl,rirc ckc't is sm-r entleil late 1whan Clt'vetolllrl€kilt caticl would be t e/lst'.rvecl bi,the Citj% 7ii enstwe public b?fiYt51t atC'tl w is(idequale to sei-ve the elev lopJai ent rtlrcf c'canWol the ttnrarIg,161-Saarr;+imp-oveFl eats, .r1cIJ i rar'ratrrilrrYIc 1 Mal ci cIvvelrlplifr_w clgYirc%rlrew he rwillria`(,"rf � with Cairtfexc7tir,rll rifthh"ptrr`rject. "Evall.11ate development proposals based on physical,social,econaaiaaie,ellvironi"ent<al, sand aesthetic criteria." (3.0 L0 I G) i irfrc:prcapael.secl site Plan iticlicaatc.s lcarg+ lcirrcisczrrse b1rI,lti:s crllcl�Ycrlc=rtilllr cl1tltccalrir,�� ralcliltcr.;°tatlril rAw�qlls, Q#-site impacts Bitch (IS wtwks riticl lighting,ave(lescHhed art°sllrlwn (IS being rc'(hiced, and the hrgh(lensiti,wsiclential is on a ilrajcat7 trwispo"14a6011 c01711r101. However, it is rnaclear how thehrolayserl sitar irre-lasive riti.verl use (Ies p n elements, oy-how thept`oposed I UJAI designation and Site plaii it hener for the neig1(lbmw awl City than a des,lry)Iijew with move neighhat•laood and cattail unity ac�cessilale .serviees. "Restrict pr')va(e etli't kUtS aarid tlecess 1'oirtts oil cojje,jars land Iriori,ial st vets (:3.tWWI)) Thelilwjm,sed erulc(TI Plan awl callfilicaatioll reglae,sts one Aire t aacqress aria M Teri Mile Rawl, an ai°lei lal StIvel, loc•atccl app i-o.>;imatc ly half-ar,cry between It' Lost R'captirls fir., a c ollcviol- ,streett, caul Chilulen Blvel, ea Slow highlva),canal ca rl ohilityt c ol,11('1or, Allodl°,ac c(::,Vs is pi-olmse(I via W Least ltcrl)ichs Di-, along the smathern bounclwy of the site. Local sti-c cat access, is trait rar'rfilrtlllc'flit-tlfis sit r, "Locate small-.scale neighborhood commercial areas within planned residential developments as part of the development plan," (3.055 OI[) h'tatttre alircl existing al°cats ciw loc al"(l on tho heac=ksirle r_1J`Coslco. with the sm all- scale a eighhoi-hood serving tqw pad sites gene l-allyf existing anel llrol)ose d neighhw'hciwk IY1i,s larVclrat is iirconsis ew with the hale*lit cr/ llix'e l live,&Isigauatilm, higm-e 3-5, calk#the put7mve of hacl age and collet-Itor tyliv a-cralclaa=all-s. "Locate high-density development,where possible,near oliera slake;corridors or other permanent major open space and park facilities, told Town, and near nu jor access thoroughfares,"(MT02L) i!lrc plrapl7rrsecl ha° 1l-alryal.ei i'r'csr`aletrticil is r?ew—tivo ppar s (Keith 11'i),cl Legacy-awl flea°nett' "Provide year as wide; diversity of honking tylics(,angle-fllmily and 111111timl:lniily 4ai`rsmgc`.1 cal s) ,and choices betwe n ownership anal rental dwelling traits .for all income groups in a variety of locutions wtritrahle to] re%identiril ddevelopment,"(3,07M31 ) 1ri1:'�11 f7f11J,1't'r1.1`ttC'IJft11f ivoul(l(ith]it) Hefiilimi X ilivvi:ltty qI h(ms1119y with iffeeflum (osel hit;h tlensiti'rtWflenliul rIse_s in close p)-oxill itY to a llffjov 1l mi s1m)7 Ia(ion 6.0Y PacltJt". SI(I is tairclar�aWe Ohe uifil-s will he olviker ovC-ltl)ler,l or I'enmis, "hrtegrtiaw land use and transportadon planning to taasaire that they laaaattlaily support the 00111nitlllities'goals and dcsiro ," (7,01.01 F) ta(i'and (egg ties have viet im(hilrle tltilr�s to&scuss the sraltl(0lar'rljvvt, 11111) xome c•hautges to the pia-c l)osal, the!p1«ject c oithl suj1poi-t the communities',i coals rtual 111'sir'1:s. Lmi Kuphk 6't'tO" 1 Meridian City Council Meeting Agenda hy(d 11A,20M—1 7 t?aff5 4' F, i' �i "Coordinate oordinatte Nvith transportation ogencies to ensure provision Cars rvic s and transit development."(6.02,021i) r r; 7lrty ttlllA£.Tcrrrt slrcrlrfcf c ttttr efitrafte ii'dtli l/crlfci=Rtel!Ional T}•cnasdt to tieterrurrrr iJ`(rr1 l Del furs stf)l_a is ne etf£etl tat this loc•atiolo, In reviewing development applications,the firlloNving items will he considered in all Mixed Use areas: (StrafJ's rarrcalvsas in it+alfes) Residential densities should be ar mininiurn Of six dwell ii o-Vacre. i Agrosstle'rrsltlj rxj a to fy'units lraer eft rte is larltfcifrrltcetl to tlav edop far the R-15 area with d N to 24 units l)i:�r!agree in the R-40 earceta. Where ii atsible, higher density antilor multi-family residentiail deve..lopinerit will be encouraged, especially for projects with the potential to serve as employment destination centers and ",lien the praiicct is;,tcliacent to US 20/26, S11-55,SI i-16 or SH-69. A !olio•t(/"mostht'sifr,g/e-Stcat°ip eatttac•hee-1 and elefaached aaarlts farce Proposed to the 1wosi of 1hae c trttttttt't`c fctl areet heiive en the collector street (ix, X Tree farm tl''(t)VIP, Lost Rapids Tyr'.) Wul US 20-26,'111, (,'hara(fCaa lil turf.,'tatael 2-.s•tot:1 ton rafrriaatee astyfc>raaaal a -,slof,i>a cal-d era,stile ap arlments are proposed to the south of tIle c ,11111el-ci£!l tlpeel tigiel+"elle lit)the colle te'1'r sY'1 Wet, It:•'ltife this pirgje t i,5 addlraeent to IN 20-26,it Is not an "emlrloryrtrent a ente)" G`osteo is the 011 1'wore with as regional dr(oi,I#tile An eanplusqareni cenfet-in,this general area is contemplated fi r the pi-oiler(+located!floor the northwe t cornerof Ff' a�Ic�tlillnar and YV, Teat Mile Rorttls, a hraff ltttife south of'thte lrrolwsed alevelt pinent, a ctpneel)ir.tatl xHe hail for tl`ic.t;ntii'4t t1liXed-tire.!real 14110(kl(i Ire illCl irlcd in tire:atpl-)I Oil �1 Craatet.ftt plaan was suhaltitterl jt)r the eenlires.sito with this 11pplivation howe'v er, lht'pfttr),do et not eleaa onsirtale consfstenci)with£l£evelopar entgoeals aaratic bjec•tives gfthe A-fV-1< (fesiglkitiol? ij.V.stabmillced, 5'laff htas 1-cevisions to the plan that ir-rttritl hf., consislew with the r1 U-R desiptiaation in E.vhihii ft as effsexissedbeloW tt1 Section L . t In developments wtierC multiple commercial a n(Vor office buildings are proposed(not rt,sicl+iatial}, tilt, biiiltlinc s t houlc he Arran od to create s011ie tarn"in c,o minn, usablo area, filch as it plaza or green space. The concept pleaar,for the crtarrmarcial 01eea(toes fleat inchatfc tatw farad 0'conli avar carder• S't((ff rt?contlFaends the pffin is revised to incur JltrWe Common usable 4ai-e a within the{"oinivercial pot-tion of they elevelelrrrrent as noted. The site,plan shotild depict a transitional use, and/or landscaiped but'11e.rint between cominercial and existing lore-or illedinni-deiisity residential developittent. There is no t'.Vistitrg r,it't't,to prrr[_w d reo'v r7t#(weatt to the ceia7lltrr'rcialInn'lion qJ, the site. 1/011'ei ff, Slrr,i'fE?-,ltrarrlll'and arrlaltP�ltrltral}'rc'Sli`enti al Ifses earl'prf)fJttsefl ffirecili' tarlicac eni it) tht'r e rraaaat'rtwital dttartfepar gfthe rfev elofrnre al to the "Ie s, 010 sorath. ,1 douse lfafac sc•eapt,fta(1 r with bci-ins is deallictcecd on the.>lct•ste•r Plan beliv eun tlrc usces yawl is reequircrf (sec dstildbif.1.;3)• A mixed-rise prOjUt slratild include;at least three-types of land rrscs [i.e. coininorcial (inclode.s roail, Ctc),tml.lke, resieleittial, civic(includes public open quace., parks, entertainment venue;, etc,),mild indushial]. 1";xceptions may be granted farsmaller sites on a Uaist'-by-tease basis. Me epro petse(I coarcePt Plan de picis la awl tii•rp tl'In's of )•t'.sit enfield arstes. The rrlrpptlivathm newr alivee Slates a NVAI ease'pelf-f r(/the iloveslopmtent f hin t.e rl l iiiii[Cti t'.C'ri\t, , I, ['P:1?. 1£tt- t91s-17i;9t)1 PAU; I Meridian City Council Meeting Agenda,Jgilry'12p, iil$1 linag26 c¢ff54' l f "4 r: hilt does not specit,aa-hic.•h lcatsipeacas 11,1411 contain these lases, A mix of fit locust three WfN of latril rrseti is a•equircif to be Coniniunity-serving;i{te.ililies such is bospittals,churches,schools,parks, day cares,aares,eivic buildings, or public safety facilities tire expected in larger nnixcd-rase devc1opments. None of these types ol'uses cn°e pia lensed within this hoitvVel, seVOY11 oi`these Imes es'ist ill irlose pmxhnidj,tit this site., trs jrrllowv, o 7,5 trt�re C it4,Park (Keith HirtO exists i alirc-a tlly arc:iwss the street (11'; Lost Rapids fit•.) to the scud); a n the)-Oil Pal*(Il+Jro'4 (:WSt,+ to the.wrabeast kith,(MR-ner to this site u ro s Tcli Able R(J.; schools exists to V,, mile to Mc-! C east eat the southwest corner-cif C hinden Rivef. and N. Long Lake lP`m,and oil Eves est Ln., east r;,l`Long Lake Wcrt,;afire stit(ion vxist cal)prc.,xirmate 2 miles to lhe.sovih on Ten A-file RJO cr church exists alirecila=to the south at the sowhivest covne1•r?f Lost Ral icls 01-- & e'en at>lile Ile{.; rand on ta.ssisied livilrl;=.l'icilit.V c tvlit,s /..S mile to the cast agar C'hilatlnal lllVd, II'hrlep these uses/filc•ilities aaa a near the site, the:!y are not integrated into the prollosed development as desn°ed.All required open sli ace arnd amenities am centrrrlked within their � respective developments(i.c, the lira=tct-finnitir and nirilii- Por-tions) without tray shatred fi vilitia ne3att,ei-to oil within they corm ter leil area. Suppertive anti proportional public and/or quasi-public,spaces and places including but not lilnited to parks, plazas, outdoor gaath4ring aaact1s,open space,libnirics,and ss,hoc)ls tarp: expected; outdoor scaling aircda.4:at restaur-ants do not Conant. The conc-epl plan sloes hill depict craw public eandloa-quasiaprihlic simeeslplirc es within this develolnneill, Staff iveonlinends the plan %s revked t vcordhjg�v to ini;hith?Plib/tv rant/lrar quasi public syrareeslplrrces within the development All mixed-else prof cts should be directly ac.cmiblo to ncigl`borhouds withila the Section by both vehicles and pedestrians. The oa o)all site is,selkil erred f om crtljaacent clevelolmie t.s ltt,/nahliv sweets (i.e. US`20- 2 hdC'hinelen. Y Ten Mile It(l., emel JV Lost Roj)iels LV) that w,i/l provide ewc°ess tea the, ilevelolrl iew, Thew is no irltc'rc'{,lrart'e tra,ita' 1whico11crr t r pe(jeq;,itn1,prolxrr.sed hoive gin the single- ilmill'1'esidential, rllaal1ifirnlrl'),1'esiclential and they commercial portiolis(?/the site, Stqffrecommends the plane is to,loc'ltatle.5iatnefiwni of inter-volmeetivity hetwe en the residential and cvntinercird portions of tlt site. Sircet sections consistent with (lie Ada C u►ntty i liglawoyy District Master Street M tp tarc required within the. Uairted Development Code. There is an erisling collector street(PP Lost RojoidLs Di-) that rims along the southern hoialretall,(#'the site vonsiste)rl aa,ath the at�ttR�ti'1',5'l1°c�et���arp; no ollivi-sweets are depie't('tl on the;41eap fry this.site. In reviewing development applications, the rollowing Items will be considered in taIU-It areas; F tkvt 1oputclat should guivurully a oluply, Nvitll tlic gcracr¢al guidi:linc"' Jor(kwO apn'tcnt in all Mixed-List areas.See em alVst.s above, Residential uses.should comprise a minimum of I tl% of(lie development area at den:'ities ralatg,ing lra<mi 6 to 40 ulait�,'�ac►°a;, I'll c a,lraccart plead c/e/xacis 8'� (45.5 oures) (if the total prctje t area a with resiclenliral usscs, Densitieys in the single lunar/t'portion ref the ilevelolmient are antivilmletl to range ll om 5- to rSmurrit,srirr-l°r,With tltylasitic"s ill the rllarlti��canrifr'portie�rl r,crral,�hl from ry a tea 24-imilslacm, R laail cou'llnercitil tasty Should C'cimprise to nw%imulr'i oil°ill%,.eal'th, devc,loprill"tit irea. LmA i IIJ)ials ('I'ANI, AZ. Pll,\'AR It 2f)18-0l,)(,)4 PeViE 14 Meridian City Council Meeting Agenda 4*191 aWls— PaEPUeOit5V is I jfeiddl, commercial and office uses ai-e pI'gj)ose(!to c"(1ny ise,12%(c)r 32,83 etc i-es) gf'the �lc�r�c�lr_�>>llPc;ltt(rrec?Pei,>1 w uutj(,ej)t )hm ilteftrded in Exhibit A,3 and lite(1t)pfic((llt's t?w41•crth e, therc%o1•(, the t•eirid portion alone,ivill be ruiner 50%. r There is neither as minimtu»near maximum imposed on non-relaail commercial uses such as office,clean industry,or�.atic ttaainment users. I" %11(?r'1'(PI"('fl(1 t'!Cr(!IP irP(ltrsClRt f11'e?IP1t 17(liiPJFlt'FtC use'r's j,i,olmsed tit I ,`+'titll(',' tlPiti Provision is i noteel Jett'the qJJic e uses. Where(lie deve.lol)taacnt proposes public €and quasi-public lases to support the development, the developer may he eligible far additional area ror retail development(beyond,the allowed 50%)as provided for on Pg, 31 ofthe Coaiiprelle ksive I'la lL The volt'ej)i plan (Ices not in['ll((e attt'Imblic((ntlhv quasi-j"whliv uses tll Sl1j)j)0H tile c eveloj)FIFe=nt 1101-is it discussed to the(tlytic nit r n(tr1"rltive, SI(f1fi-ecommends the plan ir- ivvi'sed tc) inch ide pablic/qn(lsi-Ianhlic rises us desired in mix et-1 use chic!AR-1-1 designWed (t1WIS, ` ill. UN>iF1ED 1)EVELOPt TENT CODE (UDC) A, l uaposc Slaternent orZoOiat14 District(b); I, The ptupom of the residential (listaacts is to provide for ra range cai`housing opPol'ttattitic consistent with the Meridian comprehensive plan. Presidential districts are distinguished by tlto dimensional ;t€aaadeard; of the col-resp on(ling rune:aaaad housing types dual call be aaccon-mlodaated (UDC 11-2A-1). 2. The purpose orthre cln"aial rcial districts is to provide ro r the retail and service needs orthe cc mrnunity ill accoadance NN,itli ihj�Moridisaai plan fix (6)districts rare designated avluch thffier in the sire aartcl s4ule orcollull rvaaal structures accommodated in (lie district, they scale and aaaix of allowed effllaanr;rCial users, and the location of the divtriet in prcaxilnity to_streets and highways(UDC I I-213-1). Allowed eases in the C.-G district are cif the.: largest scale and broadest mix of'retaail, office, service taaad light industrial vases and lire usually located ill close proximity tand"Of with access tea interstate or aartcriaal intcrseetiuns. l3. Schedule of Usc: 1. UDC Table l I-2A-7 list: 11w principal perattimd (P),accessory (A),conditional (C), and prohibited (-) uses ill the R-Is Zoning;district, Any use not explicitly listed is prohibitc& 2, UM'Table 6 la'?A-8 lists the principal pernlitte(l(14),accessory (A), conditional (C'),-and prohibited (-) uses in the R-40 zoning district, • ny owe not explicitly listed is prcahibited, 3, UDC`I`:aabiv l f-213-2 lists that princilsaal 1wraaaitt d(P),accessory (A),conditional (C`),and projlib4ed (-) lases in the ('-(r/.oning distaricil, Any fast=: not 0xi licitly listed is 1)"Oltibited, 1)inaLn;ion l Standards: Davolcapinorii or tile site :'Mould he Consistent with the diaiiensionaal standards listed in ufx `Taablc 11-2A-7 for the R-15 •/.Oaring district; UDC Taablu 11-2A-8 rear tlrc, R40 zoning;district, and 11-2B-3 for the ('-G voning district. D. L indscaaping: L:aind caaping is required within street buf`feras in accord with the stanclzlris lis cl ift UDC 11-313-7C, t-', Off-street Parking i`wA (not regUire(i or rc\lieWed With the, SUbJ':ct application) tsar,[I.ulyitts (TAM, AZ, I'll,1''AR 11 2aalN-C1)04 PAW" 1 Meridian City Caunail Meeting Agenda 4400 Z4A,20ft—It qp Wimff 514' t { IX, ANALYSIS Analysis of Facts Leading to Staff Recommendation: I w NOTE: A LOT of public testimony has been received in response to this ;application; Please see G the public record. A. Corr prehr~rlsive Plan Map Amendment (CPAt!'I): (,41y)Iies N the mle'Ydl site) An amendnient to tine Future Land Use Map contained in the Comprehensive Plan is proposed to change the land use designation on a conibin+:d 78.33 acres of land fi°oin this Medium Do sity Residential (MDR) (61,83 acres)and the Mixed Use--Coniniunity(MU-C) (16.50 acres)to Mixed Use - Regional (lv U-R) is retlucsted (see Section VII above and Exhibit A.6). I White the property is proposed to be designated entirely MU-R, the concept plant shows two,if rant three,li slinet separate, prt jcetys as fclllo%%,S: nlcdittnn density residetttittl in accord Willi the current T'l UNI oil the western portion or tile ::site,coinnterc:ial oil the.northern,portion or tile site; and high density residential oil the southern pnrlion of tine site,'I`hctt. is no pedestrian connectivity between any of these,projects and only a driveway,access is proposed along the oast side of the multi-f"artily project tolfrout the cornni rciat property via the collector street (W. Lost Rapids [bra). No integration is shown between the commercial and residential uses,which essentially creates as predorninatntly single—use development with Costco as file printaary anchor with sill'saller corlittlerciaalloffic4 tities and scpaarartc residential areas, which is not the rrltcnt of the N U-11 designation, The MU-R diagram in Section Vll .above depicts a big,box retail store transitioning to high density residential or oftice uses, at local/collector street and then single-farnily residential users. This provides a buffer spatially as well as tisc-Nvise tietween the higher intense commercial uses and mediu nn density(single=ftamily�) residential uses. The proposed concept plain depicts the most intense commercial use: (i,C, the 169,652 square foot Costco building) directly abutting.Sint*- la roily honles with only landscaping as as buffer, which t o not as transition ill uses and is 1101 e rrtsistent Willi the t\IU-1; designaition, Tile Net salsas Iiacility associated with costco is proposed at the Chinden/Ten Mile iiiiersec.tion, an entryway corridor into the City, at the northeast corner of the;development. Tate to the lack of access in the corner of the development, Staff is concerned this will. create traffic conflicts and congestion and possibly blockage of drive aisles in and out of the facility at this location, Additionally,stuff would like to see it beautification cfiiort in the saran of as landscaped design/cntrywaay fcaatnrc at the c()mct-of tile:kite sluts to it bt•ing an entr7+way corridor iilttr the City. Traffic circulation within the;site as well as enter ng/exiting, tlae site.via Lost Rapids is al%o likely to be a problem.The driveway access via Lost Rapids leading to.lfrorn the commercial portion of the development is only 33()' 1;1- from tilt: ecnterline ofthe Ten Mile/Lost Rapids intersection, which will likely create conflicts with vehicles trying to merge into traffic can Lost Rarpids with vehicles waiting to get canter'I'ull Mile at tite fiattnyc sigma(,, The aapplicatliOil dues not clearly indicate, why the City would be better served by an M04U I nstead of all MU-C; development iit this area, other than that the time of ilie Costco building isn't allowed in the l?ill-C`designation; or tt!hy dais prt�jeet can't be located within asn area already designated MU-R sancta as closer to the Sll-I 611JS e0-26 intersection, Although tilt application demonstrates that north Meridian (arid all of northern Ada and Canyon Counties) is "underserved„ and distant from existing, Costco sites in Naantpa and Boise,it doesn't explain how the community would he better served by as regional,project than ar community sired prgject as currently envisioned for this aarcit, By proposing it Costco with unique trtal'lie rand ti ul',16011 paatte.rns earn it rsin alter ccrnralaervia l portion ora miffed osc alcsigataatecl site, contlectivit`r°anneal intcg,ratliicatt requirements are: difficnit, i,ust wipids t;t'ANI,AV, I'1',1^AR 11 2r11-',' 0001 t'AU[,, lb Meridian City Council Meeting Agenda hglyl i ?t4111IIi— li"ag off 5 4' f F To address the above-noted concerns, Staff recommends s;gnifle ant changes are:made to the concept plan in order for the development to be consistent with the requested iN-IU-R designation, as follows: Rearrange the site layout c o thal there Is a trrlrtsrtioll ill intensity of uses [C'g' single- faamily eattaehed,tde.tached residential to multi-family tCsidential to ce-in111)c.eGitll/retaill,L)i'iice to the most intense commercial (Le Costert)J. Most intense commercial uses should be located adjacent to the state highway (US 20-:26I01itlden)and arterial street (Ten Mile),rather than a13adtirlg residential areas, especially low-density residential areas. S"hif3 the fuel sales, filcility off the corner to tile;south nets-the driveway via'1"cn lvlrle Rd.; or, to the west deals'one of the drivetiw.tys via US 20-26/Chinden Blvd. (f1 the alrivelt`xlt=N are eal)proved 1?i'( council rr ul fTO), � Include a landscaped design/entryway feature at the northeast cornet`of isle site adjacent to the. US 20-20/Ten Mile intersection for beautification purposes at the City's entlYWaY corridor, Shift the driveway access to/1"rom the site via Lost Rapids fcai-ther to the west away From the Ten MilclLost Rapids intersection to alleviate tragic congestion at the intersection, Integrate (lie eonlnlcrciaal With the residential portions of Ilse development through the; Provision of paitllwaays land/or vehicular connections and eh'sangcs te) the site laa}'C>W that niay include re-posi6cming of buildings so that the rears of buildings aren't facing abutting uses. In the commercial/office portion of tile. development, the buildings shratrlcl be arranged to create some form of common, usable area, such as a1 plaza or green space. Include Supportive and proportional public and/or quasi-public spaces and places as desired in MU-R designated areas(see; Comprehensive Plan,page 28). Site:access should be designed to prioritize and encourage access from Tcn Milne and Lost Rapids, rather than it State fatcility(ix, US 20-26), A pedestrian circulaation plan should be submitted demonstrating pedestrian interconneetivity within the overall site. 4 1thottt these changes, steal f is Of the opinion the proposed a evelopinent is t=llore consistent with the C"ommerciaal (which includes multi-family residentiial) Elncl existing 11la�d utn Density Residential designations than the proposed Mixed Ilse @ Regional designation and should be designated accordingly (stye Commercial in the Comprehensive Plan,pages 21-22 for more information). 13, Annexation & Zoning(AZ)� (11plille�s try the ove�reail site) Annexation nand zoning of 78.33 acres of land with R-I S (39.01 acres), i -40 (6,50 acres), and Ci (32.83 acres) zoning district; is requested consistent \with the proposed 1' IJ-k FL UM designation. The legal description submitted with the application, included in [exhibit C, shows the;boundaries of the property proposed to be annexed and zoned. The property is contiguous to land that has been annexed into the City and is 4N-rithin the. Area ot'C'ity Impact boundaar�,. Conceptual Development Phila: `bhu rtpplieeault hits submitted al conccpmal development plats, iticlaraled in Exhibit ,h.:3,rwllich tie^,picas it l6ff,trai2 lustre foot hag l�a7x (C osteo it hotesal(;') inlericir to tlle.deovcloprl'acttt; a fuel sales racility at the 11ortheltst Corner or the site art the niter:eQ601l cif N' Lest:Rcipiets C'I'ANI, AZ, I'll,VAR tt Pill>-ti004 1'r G14 17 Meridian City Council Meeting Agenda 4ily121�20)118i—lis gO32PA 514' i Ten Mile Rd. and US 20-:6/W. Chinden Blvd.); (i0) Future commercial,retail, restaurant, professional and office pads located lit the;northeast ast Corner of the site adjacent to US 20 ut'it'1'V. Chinden Blvd. and N.Ten Mile Rd.; (6) townhouse-style multi-family stitictures containing,491°�- uiits, ( ) pzrden-style nuilliaftancily wiruClures eorctaricircg fit)-hln units, Mid a CItabhousc altacl swimming,pool at the:southeast boundary of the site adjacent to W, Lost Rapids ter., south of the cosleo site; and sila—gle-family aattacimi canal de'tauhccl age-qualified units on(lie weslern portion t of tlae site. Conceptual Building Elevations: Conceptual building elevations;(photos and renderings) were submitted that depict they,general style of development proposed for the single-fancily attached and dictached, multi-family and commercial structures as shown in Exhibit A.7. i i Except for the Costco Wholesale building,the end-users in the commercial portion of lice cle.v'elopravent are not known at this liiae, deaaailerl building elevations will be snlantiitic cl in the future:at,catch building develops and be reviewed)through till design review process. As noted above in Section 'Vlll, neon-reSidenti•,al buildings should be proportional to ;and blend in wits adjacent residential buildings; future building elevations submitted for design review Should dellionsir ate coinpliaarace with this acquirement. All structures,except single-fancily residential dehcched homes, are required to comply with the design standards listed in UDC I I-3rA-19 and in the Arelliteclunal Standards Manual.To ensure eompliaance,as de sign Review aapplication is required to be subnciticcl to the Planning Division and approved prior to application for building purncitw.)~,tone of the proposed concept alevattions are approved with lhiA application. A t;c:rtifitartc of Zoning(compliance:atpplieartion is also required to he submitted aced alvlcl'ovcd for all now uses can tile,site, cx4ept fiar tingle;-f ialily re:sicic11li4al detached hooccs, io unsure tile use and site design is consistent with 1JDC standards. The City may require-a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code suction 67-651]A. To ensure. the. site develops as proposed and recommended by stuff vvita this application and ill accord with the Comprehensive plicn,staff recommends a DA hT required with the annexation containing the provisions included in Exhibit B. Becaauso there are to be AVO different property cavvnrasldfive,icalaeas fear this site, staff recommends two sepaaritte D 's are required that contain provisions for each portion of the development area. C. Preliminary Plat {PP (On/v applies to the C-+C and R-40 zoned portion of the site the.Ingle- rrrrrrilV rt�sidewivl portirarr c,f'tlau site is not proposed era he platters al this time) 1'1fOTE ff tiro concept pleb? iv rel,ised per styll"s rL't'rarrrrrrL?t hilion above, this will r'tt,irtir'r? ljln liJiciifirrrrs tea tics''plul et)r'iaineide wilh the;r once_pllalrm The applicaant proposes a preliminary plat consisting of{(}residential building lot, (1 1) ct raaratc r'Liitl'building lollxr and (l)other lot l'oC'a3eclica1tloll of'right-of-w ay oil 36,2 acres of 1mid in the proposed) RAO and C-6 zoning districts. Although ultimate build-dart of this protect will be maarkel-d rive n, the aapplicant intends to p,at the subdivision in one phase. Commcrcial, rciaail and ofl im uses arc proposed to develop within silk:C-ale :+,o►ac;d portion ol'the site adjacent to U '20-216A V. Chinden Blvd. and N.Tean IN-lile load;Icoatsing Within the R-40 zoned portion of the silt:a(lj,jeclit to W, I.om Rupids Dr, is.proposc d to consist or laawnhnnae a ml. garden style tcittlti-fiaticilti'ulcits with xpeeled densities bctween 0 and 24 unity;Per acre, t.s t Ruldits (TAN-1, AZ, Pll,VAR 11-201,s-W.)(14 1'r`U 1 X Meridian City Council Meeting Agenda h4fli 12400,11S--( "Za m(Dff5 4' j e I' j The applicant requests that they be allowed two (2) building permits for the,construction of the Costco store and fuel sales facility prior to recordation of the sit bdivision pItat.Staff is amenable to this request: ji E xIsting Structures.es; ]'here are no existing straactui cs earl this site, Dimensional Standards The tro tc�sed plat auacl subsecltient clevelcrltment is required to c�omPly 1 I with the dirtlemional standards listed in UDC:Tables I 1-2B-3 flor the C-CI zoning district and I I k 2A-9 for the R40 zoning district, Staff leas reviewed the proposed plat and finds that all of the proposed lots comply with the minimum standards,The maximum building height is 65 feet in the. C-CT district; and 60 iect in i tilt; R-40 district, Access. Access to streets i*required to comply with the standards listed ira UDC 1 1-3A-1 and I t- 31-1-4, Access is proposed as discussed in Section Vll above per the concept plait in Exhibit . .3, The IJDC requires access to be taken troin a local street when available, however, there is no local street access available to this site. One(1) access is proposed via N. Ten Mile Rd., an arterial street between Lost Rapids and Chinden €lvd.; two (2) accesses are proposed via US 20- 2f/W, Chinden Blvd.,a state highway; and,two(2) accesses are proposed via Lott Raapids Car., a collector strict. New approaches directly accessing a state highway are prohibited; the applicant requests at varia ncc to this standard(scu analysis below in Section D), The applieant's narrative. states that primary service acces; for Costco delivery trucks and other local vendors wwrill be front the drivewaty access via Ten Mile Road, A clrivewvay"via Lost Rapids Dr, is also available when access via the trat'l c. signal at Ten Mile/Lost Rapids is needed, A self- imposed restriction is proposed by tlae applicant for a"no thru truck trarlre"sign to be installed between the.Tree harm Way intersection and the Lost Rapids [fir, sc i iee driveway access. A emass-accesslin Tess-egress easement and driveways are required to be provided between all of the proposed lots in the subdivision and should be depicted on the:plat. Improvements to US 20 `6?C"hinden [Ilvd, and Ten Mile Road are]Manned as follows: Phase 1: Chindcn is to be widened to d lanes with signaal+'interseetie'n uNraaks 1'rcrnt Tree Farm to binder(I's iiarlas);`)?eaa Mile, widened to 4 lanes front Chinden to Waahataart(0-8t) of al mile); and signals at Black Cat Itd. and Last Rapids fir. prier to Costco opening. Phase 2: Chinden widened to 4 lanes from`free.Farm to SI I 16 (1.44 miles) within 2 years of C.osteo opining. In addition, Costco and the other commercial uses and residential units will pay impact fees in excess of$2 million to ACI-ID for local street systeni iniprovellients. `Pile;street sections oil Shect C10 of(lie plat included in ilxhibit A.4 tlepiet Chindcri widened to 4 travel laancs with 2 tarn lane:, within 140 feet of and K Ten Mile Road widened tti lanes: `I"raffise Impact Stndy(TI.S): A'T'IS was prepared ror this(le.velopment and submitted to iI'D and ACI lD ror reviewv with this application, Staff has not vet received comments From ACI ID on this applications, A letter was received From ITD in respome to the TIS, inchrded in Exhibit I3.9. The letter states that the westernmost access via US 20-26 (1,160' west or the US 20-26v`Tera Mile intersec(ion) will be aalloww'ccl as a temporary right-inr'rigltt=out/left-in until such time as the highway is wvideried to 3 lanes in the,c:aawtbountt direction, then, irriot before, it will be limited tea ri htairiiaa ilttaout, a 550' long deceler tti(on laarie will he required. Pile driveway a1c crest tile. intersection (545'east of the previous uecess and 015' west orthe intersection) will be allowed a.i as rifht inr'ri lit-Dart; ra 550' long deceleration lane(including taper) is required, however, (tile,to 7 'P.l+AR tt ?tPl4:at7fri:4 s'�`tOF t'� C`t Aft, ;wl, ► Meridian City Council Meeting Agenda hgtiy124 20081— ftV2N8 oWN' i ► i the distance restriction between accesses, CTD may allow fora 1 Oil%decrease of the standard , redjiairc:.na.ent. LsandIsc.a pings Lotidscaliing is required to be provided with development in flecOrd will) tll�. r standards listed ill UDC I I=313. Street buffers are required to be provided along all stiuets as set forth in UDC"Table 11-213-3 and luntlsd:ttp d per tho standards listed in fJDC 11 313-7C. r1 35-foot wide,.sta't.et huller is regtrared along both US 2tl-2Ci/1w1. Cehinden Blvd, and N. Ten Mile Rd,, both entryway corridors;and a 2(l- root�viele street btiila is required rilong W, Lost Rapids Dr,, as collector street, Staff reemnlends the entire street buffer and pathway/sidewalk along N,Ten Mile Road and Sit 20-26/Nia, Chind vii Blvd, for the subdivisirrta is caaastrtae:ted with the first phase. of development. All commercial street buffers are required to be on it coimmon lot or can a permaanonl declietitod hofler, ►aint,ained by tile property owner tar business tiwrriiers` uu tociation, � All residentialstreet buffers wire required to be tan as common lot maintaiincd by as homeowner's association, A 2-fi-ot wide; biiffd r°to reKidlential rases is required to he, provided with dlevelealinaciit can the t -( I zotiedl portion of the site in accord with tfie standards listed in UDC Ir 1-313 9C',The Concept Man depicts a load fer with dense landlscal ing between tlae commercial and re., nti tl ptartit,ns)Rile site..The buffers should facilitate pedestrian access from the:residential to the commercial development in accord ivith. UDC I 1-313-9C.3. Parking lot ltuadrsetapinty will be required internally within the„ire; inaactrartl ww tli the st,ititlaarcls listed ill UDC 1 1-313-8C:'with developaaaertt. Note I daaralsc alfing associetted with internal pm king areas and r•esid(mli al c•oartaar0ar elf-cc's Will be 0,00c."w tl with iaturt.sothdivision, Cyr nditidrr)(1l Zlit?pty),ait raaatt/rir cc.,rglivaato gj'Tcrrr ng C'uarytlieadrce 411)jViv ations,these areas.Mille(b4+.laraWrr rare the,r.+lcair r'rr da rrghtel-"lle/)Ve- Open Space & Site Amenities: Qtt,tlif e(l Opel, space.aand site auto nities are required tea be provided in the nattlti-fianiily(R-`0 cancel) portion of the development (Lot 1, Block l) in accord with the standards lister[in UDC': 11-3G-3 and I 1-4=3-27C:, & Dm A conditional use: purnit is required to be submitted for aapprov,al of the natilti-f,aniily development.ill (lie ii-40 district; cdtauipliau ce with these stanadatrds will bd.vwtltlaitedl lit than tin-IQ, Sl:deww'talttst Sidewalks are required to be provided[ with developiaieiat in aaccord with the standkards listed in UDC I I-3A-17. Detaiched sidewalks are required along N. Teti, Mile, 11d. &US 20 261W. Chinden Blvel., broth arterial streets, ;And along W. Lost Rapids Dr., as collector Street, Pathways, `I`he. UDC"(I 1-31,1-4C.4) rech►ires.a to-toot wide i»tild-rise pathway to be consiructed in a public vise: easement within the street buffer along.the frontage of this site on L►S 20-26AV. C hiiidd n Blvd. The upplivaanl sliotilc.l k toordinaatc ww'itlt Kith Waarrcn, Paark's I)d.paartnactat Pathways 111,11mger (209-8 t 3 i79)., regarding specifications for the pathway and the liuiblic arse eaF,0111crit; the cdtselnent should be submitted to t1ac funning Division prior to sifnattirc t_wti tile final plat by tile City Engineer. 'Thep athwaCt,ralmkg US 6-26/11". Chiraden I31ad1. saaqies the requirerr etat,firr as fiefraeh al.siclely alk. waateriv ays: 'Therc arc no major wvaitmv ay:s that cro,-s this sire;, All ditches that cross this site should be piped as.set forth in LILAC'. 1 1-3A-6. Fencing: All l'e_ncing,is required to comply with the standards listed in UDC 1 I-3A-7. Uitllitiess Sti,ect lights are requin d to be installed ailoiio public titreets adtjacetit to the development ill accord kvitla the ('it}", aiclul led staatidlartls, ;pc d ilie<1ttt�iiti ititl t)rdlitt late d s. ,''ill development is reciuircd to connect to the City water and sewer sy;tern uawh.s=,cathe►iVise aaplaroved .i- �lit I 'to i`[��"N4, AZ, PP,VAR!t 22ts l s�+i t apt PAGE-12g Meridian City Council Meeting,agenda 401 12A,Zffla �gA�®1P5�4' i r i I)y tlae City Fngincer in accord with UDC I 1-3A-21. Adequate fire protection shall be required in aacc-card wvith the appropriate fire,district standard's'. ards. Pressarr°Izer_I Irrigation: Ali underground 1>ressItrired ia-ril aatioll system is required to be provided for the-development in accord with UDC I I-M"l s as proposed and will be served by Settlers irrigation diatrict. Storin Drainage: Ali atdequaate storm drfI ill a!e syst coil is rc epaired ill all cfevelsilrtaar:tlts it)a ce'ord with the City's adopted sta d rds, specifications,and ordinances,per UDC I I-3A-18. i D. Variance (VAR); l"01r1u caPPlies to the Cy G Zoneelportion of the site aaeltcrceni to US 2dl-=611-1 Chinfle n 11114) 'I'lic aaplalic aaaat r rfttcst as w+aariaitice to I)lat" I 1-: It�4l ,2, ww+hi-11 ISr011ibitw n0V approaches directly aacce:ssinf a state highway(i.e. S11 ;fit 126).Tile applicant requests approvaal of(2),rece sa: Via >1 20-6 as showw n on tile, preliminary plait included i►1 Fxhibit AA A letter received from ITC)dated October 18, 2017', included in Exhibit B,states that they will allow the.two(2) proposed accesses via SLll 20-26 with the inaprovernents and spacing outlined in tile. letter. ['lie t_1I)C (l 1-51)-4)aallowvs rcqmsts Cora variance for the plaaceinen( aand/car number of a4 ene.as points to state highways, In order to grant as vari,111VC, 111c,COU1161 is required to make 3 findings: 1) (lie variance caari't grant as right air special priwvilogo that isn't Otherwise allowed in the district, 2) (lie var►ancu rcliems an uaada►e IWIF(dill llt;CaataNe c}1'cltaraaGtcaatitacs oI tlaa, ;a(c; and 3) (lie variance;can't be detrimental to the public health, safety, and welfare(see. Exhibit D). Because staff can't make all of the required findings listed in Exhibit D, staff is recomnic.nding Menial of'tile Proposed variance application. 1`at saarnmaat jv, Staff i-ecotmtre lu aaj)lwo +aal ofthe pirolaose(l C'PA41 and IJZ aaplAcrations ia,ilh the requirement gfel ael,elolnneart atgmapt tenl(4) that itar°I'ides 1heproa+rsions listed iat.Evltibit B Will' rr 14sions ley the!ef-mvel)t lxlran consistent iNilr the r140-1?dosignfflioaap trlalatre�a'a11 r�l the PP ral,gkcaatitm ik,ilh the con ditictr s Ca�rtataaitacel iar E'xhiltil B; carr<I a1ctaiaal gl'lhe VAR application in (YeTnAl%pith the l indiarps in A'xhibil 1), X. EXIIIIII`i' A. Dr ewr+ingslOther 1, Virinity+lzr}ning Map ?, Existing& 11rr_}posed Future Land Use Map (R l V ISEID) I Overall C oncuPtal al I7OVVIeaPmont Plan (daated: 111V2011 ) stir Maastel'Plan 4, preliataiaaaaryT plat(dadcal: 1112/7- t18) 5, Laaa ct vupc Plala (d«t Vdr 1l121201 K) 6, Coneeptuaal Site. Plan lttr N41-11tl- aarnily I csidc►rtiatl c' 7. Colicepwaal Boilding Elevations (Photos& Renderings) 8, t'yastoo Site, L.,igllti,ng >t_.t�;a l,u►,iet4 " 21 �OF 2Ia >w4E, t , f E4 tt 0tEt� Meridian City Council Meeting a ygenda.eiµtlyl1 lal I z mif5 4' i w M Ageney and Department Comments and Conditions C. Legal Description ut, Exhibit Map for Aimexation & Zoning Boundary i D, Requircd Findings from Unified Development Code G r G 1 i Meridian City Council Meeting Agenda a 4ilyl2- tl — t ay. 34)oiP5 4' l t C Exhibit AA: VicinitylZnning Map w fiAlf R-4 a 9 s In _ f ' 4 N r �' X a�f�r' f'J ip`�lf .ffaf i�.p'j '��� �y��fr'���✓� i, �y`� ' i � � � f �• �' 1' ,! r ' `L € 0 � Ili 4 e t � r4440, xt i lift i Ira _. rt �r ' _ N: R— ' a—s. yr 3 �� I2tGlrFt?: h'Y�TPrfFPT= GF1-1 �7Idt7�NprdvtSttSt"A1�5Pt CITY �1 PARK i Meridian City Council Meeting Agenda,3002WAft— PaqpWB 05314' l- r. Exhibit A.2: Existing& Proposed Future Land Use Map (REVISED) Gate:`W-2018 i Existing Land Uses u G ■ ��Feet oilt7 . v� W,Ch den1Blvc ro d i tlt kIT l Legend i Estate t Rural ResidentialE {awe Low Density Residential a, Medium Density Residential Med-Nigh Density Residential High Density Residential commerciat Est i a�sids Office iI r=momm tndustrial Old Ta+�nd j - m ilt L� Mixed Use Neighborhord Mixed Use Community Mixed Use Non-Rey=identiM Proposed Lana Uses Mixed Use Regional Mixed Use interchange l tt �ll i°t �y civic ' _ t iJ� Civic Thy ~ ,— _ Park =— W�Ctii>iden Blvd MU-Res V, MU-Con1 ¢ Lifestyle Center ■t Mixed Employment i Lora Density Employment -c High Density Employment Gas ww r l— t a .L _ i f r 41 lit - it .� 1 an rpa ; Ai 3_ Meridian CityGounell Meeting Agenda A0012ll;, tiffi- PaWe ad134' i w i 'c is Exhibit A.3. Overall Conceptual Development Plan (dated: 1/12/2018) &Master Plan & Pedestrian Circulation Plan e BAINBRIDGE NORTH-LOST RAPIDS OVERALL SITE EXHIBIT M I�I ti 1 whI ; <� I I firh t gem V - r ► I r t 1 r I 1 ' $$ t� �..cw.s1 syscduae.v r:J,.. '"``* .,� ^y5.' 4 d" I 1 Mt sus rt`' 00 al 1.31mol � tS iq } .ry z I z r '.. a 5 t '+ 3 a '�i.. ✓�,5 '` a` 3 g AIN 'v r k ✓ € aa3t Kx 1 j s �z - JJ -4 Meridian City Council Meeting Agenda A0l 124 20EB IWag l3mlt N f' PedestrianConnections E mom m I I r- n. . _zr n_e r ` -IV .., .. iq- a .. 27 1 + � 77 Fm LA km 3 ^-, a, S "§ r Ya r 3 € � 5 fatf5�14' Meridian City Council Meeting Agenda Aililryl f18— Exhibit AA: Preliminary Plat(dated: 1/12/18) PRELIMINARY PLAT SHOWING LOST RAPIDS SUBDIVISION Situated in the Northeast 1/4 of Section 77, �N) Township 4 North,Range 1 West,B.M., city of Meridian,Ada County,Idaho 2- y ,r la I Ll;y L. IT kTC,I TIIL I } f/ f F T'l70 f 31. Bt rl 1 _1 .1' 1j Pzi v u w • J >m� (I 1 1 I t-tK�i „lr,1v if If _ - 1 - 11 d I i J I.ii tr-� .eua 1 �— —_T _ 1 � �' � C LTlCT I-4liFh ATidN 1.5 1 �4 tII•ZCi ~ 1 ' 1 i I 1 ' r 1 1 ' R cc m1, I -- - PS:kv l-61 F] ,4%TRJ.IiCll , '-'-- 1' II ��JJ c' f ° " '�� -- ICI=t kELICAINARY PLAT OF LOST RAPIDS SUB. you 1cAarlArteu v�ur it 0111A114ANo - I C1.0 .6, Meridian city council Meeting Agenda lk{dgl�,,�i1�—IP'a� atit5'�i IG u J .I t !._I �c I � � , . =1.t 1' - � 'T�f?!!�'mlir`rN1111401 D i r. ,q�T 4-,4 D OtitluU�•ili ir•D I��� �� -_ =�a 64PIP41F3 V t'lit -i1 D I;' ii _ t— 2 m �fDt ' 6g �i f - il u,t a iUli� rat 'j L z 7 Meridian City Council Meeting Agenda 40 12tt,;2WS ff°agl�ZW Off T r Exhibit A.5: Landscape Plan (elated, 1/12/018) i >s .rc :irar tbp "{ ftkYT 4{tY_"II�1F ' PJ • J— — u 4 1 _._..� js� :. Y 'f �- _. i 1 Ralf'u5 l� - urr.u,ur , ♦ ... 4 r1 u 1 1 i 111 ss r _ 4� m i 1 � WEt i y c a 4 b �— = — 47G �1 r {S+tHT U k F. r r ' � 'I� 1(' I YI✓u Gilt w { :, jj : vi , I' 3 �•�.� �1. II II�F•III .� �; '.,,, (�{Jtlf.PFi£OtAKIf9:L.4,f�S+a.,Y EKTlti 3 I 's--�-�"`�`•-�.iN � --� 4' i er+ju�runr PLAT Oriasr"usSUB. 4 I J-1 KIT�[Titi<SRtATirN w #' R''. i rs .tt u�6 UO f 8 u Meridian City Council Meeting Agenda 44dO M,,ZW9 j _ f l' 65 r j t i � G ! o} Ljl' i t r 1 -- — - I I I -_ 3 I t A I ` � 4 •-� ' � � era I ��-� �_ �l �- '�—_ ! !t ' i' � j,Sl I rr rrriti rrrrrrrrwrrr<.rrrr..r'rwrrrrwrr wrrwrr r��rw I rl r'+.rr�..rr.nr wr.+r rr rrrrr ..+ rrr C t 1 El aS � � �E; r�.jP� ! ui a PHEllN��ATO LOST IN�Y`tUS cr!® w :rr:u o-us ..':.�.----�rr rrrrr► r -------------- ------------------------- ellrw ryw !r j rrr + t I {) p , I' F#-spy j 7 �_ ICt tti � �r •�L �nv.e u1k+ »• n r t�cs< .s--+—� tgRlt�1 tlAA+'FPJ11 Cif IOS�pPD 054U@ '� Halt rr r iP'� ;.„ Meridian City Council Meeting Agenda AO{ lN,,2V"& rq tuff93�Y i( L 30' CEDICATEO�_ M1 Lr>rlo crr- x MATERIAL H l! a PACE — WALK Rt' 6' f A•RK 67 t 3:1 eERrA ` t 4 11iLL y 1r' R a B W.LOST RAPIDS DRIVE SECTION ULUH.:AIEi} 4h=i,tr rl L01 (htF•R) '<C� SCHEMATIC 6'WOOD rEt9r„; ' f ,m 5 4�TpIJN �T � y APARTMENT COMPLEX SCREENING I` iS CTI N C' ECTII aN DEDICATED COlvn. RO DN LOI �11N. 60' LrOacK �" ROW WIDTH VARIES .-SEE PLAN g ` { I W 6 ooD ELNUL SCHEMATIC WIDSCAPC MATERIAL 8.0 5' TALI WALK PARK STRIR ' (D COSTCO SCREENING TALL BERM i0- Meridian City Council Meeting Agenda&dy13�l; rti�—I}�amif9Y {r l t' g t. h; K: t h _ YI3 I£ is e r c,, Y3 Meridian City Council Meeting Agenda AV191 ,M8383 ( 1 w�15314' 'r Exhibit A.G. Concephal Site Plan for Multi-Family Development ment dated: 9/5/2017 ) U. R (% 1 I Y MUM � lum4N SSH 1 B 1STM i Y" tSro61 ®0 , „i rr> rrrtrr 's tislitnt rout%�' ' - 1 new s u k. s mtt- r,F si y ' s F tteejel twums) i �- w I .fs MO p d 7 Kr e .r. -- 12- Meddian City Council Meeting Agenda bod lN,,2WS IPa�: mf19�V t. iE Et Gl E Exhibit d.7; Conceptual BuIldhig Flevatlo s (Photos & Renderbi s) e: w, i i r, m c. 3 Lost RapWs t tee its n Photos of I 3111 .� Meridian City Council Meeting Agenda h*1y1 4t;,2;Ct *--LL 1 ZP&Wf"l k(4 4' FkF k Single-Family Attached/Detached Units: ti gyp;^ zb• �$ �y �i¢-���r x� '� � G i a rw .,M ¢ F 3 y TYPICAL HOME ELEVATIONS BAINBRID" GE NORTH a l� - Meridian City Council Meeting Agenda AO I;t,Z11183—Pag}eM8 off 93W r y» y mn y ry n � n r c a C E t i t`vi�}sl f'rnti�i�l�IA! t Chsvt�ratl F4rrn tix M Ir w i i Meridian C;ity.C;ouncii Meeting Agenda,64tly1 8105V f i' NOTAPPROVED -im i 4 N E, f i= is v, x { i I i ENTRY CANOPY PER PECTLVE ` k F r Y i r c^ham f , NORTHWEST PERSPECTIVE c. � 16— Meridian pity Council Meeting Agenda Aµtiyl ,Mft—ftVW)c¢ff5l4 E I i �f I j. f 4 COSTCO NIG2 SOOTHEAST PERSPECTIVE E I I Meridian City Council Meeting Agenda1µ11ry`I9ill —Ffigcit54 Exhibit A,8: Cosrca Si e I1i9WOM F c Costco Site lighting 50 reduction in lighting levels after store closes. F Chinden Blvd Chinden Blvd i r - Io .s Rio t • tD 1 IrD �. 'rMO 41 F097 C.NOUS IIM 0.1 FOOT CANOLE5 ( 1.;rO T CANDLU '• ` S5•.S FOOT CNOLAS _ t—I CAN utk p06TCANOLiS I �St FOOT C0bLE3 _.._ Costco site lighting during store hours, Costco site lighting after store closes, A//20 8 Meridian City Council Meeting,Agenda Aglyl ,200 Rxw 2rYVmif9W k B.EXtItBrr B -AGENCY AND DEPARTMENT COMMENTS AND CONDITIONS 1. PLANNING DEPARTNUNT Staff recommends the:conceptual development plans in Exhibit A.3 & A.6 are II evised p►•ior to ' the City Council hearing on this application �] A �y��-•r �ti arrr n a �: ��' �:., �r.,a . cRHO , a3 follows:. CRe •Jl'S{+Il"♦-T1�FIR�fI-I 'RCCF'i•3>�'IIf[Rt77 a. 1?,..,yn ,.tl,.- cttE4ay<3>:tt-s, _ attae 1/d 1 l 1 residential t molti Family.1 si:t ti l to .,. rre il/ 1'F 1 t1 most state highway 11 IS 20 ,... - 5 rather than abut4ing reside - illy low density Fesidential areas. west neav one of the di-iv c, Include a landscaped designletattyway feature at the northeast corner of>the site adjacent to the US 24- 26/Ten Mile intersection for beautification purposes at the City's entty�vay corridor. 13e lrivetva-y-aeees 4000�nlie site via t-R ,ds A4 e• lie-Pert s intei-seetion,to n I t t the , n .l With (lie id ti 1por-tions f the develop hint thfoug1.1-therovision of path, s and/of eontieetioiis and ehmiges, to the site layout.that may 84t_'tt3tr of-buil , so44vgt-4he4-ea s-t3� } , rather-h. Site aceess should be designed to pi4oritize and encourage access from Ten Mile 9nd Lost Papids., tliftn a Statefaeility(i,e US an 26), the ov m!4 si Submitled(Included in Evhibil A 3) l.1 A Development Agreement(DA)is required as a provision of annexation of this property. Prior,to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s)at the time of annexation ordinance adoption, and the developer(s). Currently,a fee of$3t13.00 shrill be paid by the applicant to the Planting Division,prior to commencement of the DA(s), The DA(s) shall be signed by the property owner(s) and returned to the Planning Division within sit (6)months of the City Council granting annexation. a. The DA for the property owned by Brighton Corporation (the R-15 zoned property) shall,at minimum,incorporate the following provisions: 1. Future development of this site shall substantially comply with the conceptual development,plan and building elevations included in Exhibit A and the conditions included in Exhibit B of the staff report. 2. Future development shall comply with the design standards listed in UDC 11 3A-19 and the City ofMeridian Architectural Standards Manual, as applicable. -in- Meridian City Council Meeting Agenda AOglX,rTM=Hn off FY ;+ 4 G I Noise abate anent in accord with the standards listed in UDC 11-311-41)shall be provided for residemial uses adjoining US 20-20W Chioden Blvd, r 4, Qnalified open space and site amenities sh{all be provided within tale development in accord with the standards listed in UDC I I=3C-3 for residential developments. 5, Prior to issuance of any Building penaaits oil the sti1 jest property, the property shrill be subdivided, ��#'ff��tf1-F�:�sltAHa{�}-(}�-t-1-1 ' T� r� •a't',.r., n� lj�t#k�t�➢e"-FV•f�l�i�i-�liy',-El�lj7tfi�t}t�tl-t1l �-tt1t�-�#�Iii i-n3�r ����tt�t�it�d-l� -1da1�c3-T-r-at��S�t�ati�i�-T�y�ar#�iet�t-ase:+at+�d t�itlt-Eltis-d�►l�Its���ent 1114e eom k-t" b. The IAA for the property owned by G 1-Meridian Investments 11, LLB' (tile C-G mt{141,40 zoned )property'for the fa Lure Costco site)shall, at minimum,incorporate tlae following pt`ovisions: i, Future devoloptaaeunt of this rile~Ball Substantially Comply With (lie Conceptual development plan, l Preliminiary Plitt;and liandscilpe plan ttrtd +�e}ttt trilt�ir��e1��tt�itta�inciucIctl in 1sxhibit A and the condition8 contained herein. 2, Future development shall comply Willi the,design standards listed in LJDC I I-3A-19 and the City of Meridian Architectural Standards livianual. 3. A-lc a v 3r-4ave e tt�l t tl types. 14 nd.,4 ,• t��- �r3tTi��3 ii� ifi�1#Ef1" -t -, ,..�..,. �t=LT1'�L'CTTl''-li Ti -'1TTL[Tf oi=1i ;resideta +�*a1t10S,ate s;atael �'}'+dot-'�trt��lzsr�=xl-'rr+l;-�islf}'t'-}� �i#�iaf 'r�r't,.-e-c�-�t�1�iR��C#:�►r#�{3t�;'i����r'fttt; i�=ft1�"ta�rrr�,`r�t',i;'*iii' r� �f�t��€�t�t-c � tFr��af-t-t=f�-€�►�t�t-���r�t��-��%f;�� rc�r;��-#fi�����_�tf€�rr{-f : 4, Up to two(Z)building permits for flio,costco whole.s5ate and rtmcitatvd fuel s alv's racil ity structures are allowed to be issued oil the:subject property prior to recordation of the subdivision tai.tt. -. Prior to issu,anue of any building permits on this site.,to property boundary adjusuncnt application slaalf he rgapro 4d.and ra Record of Sitrv�ey recorded for the reconfiguration,ofexislinf p'u•cels to coincide with 11w boundary of the-prslimindary Plitt, . �►(3t, i��s*" �ir�er-%��"�'j'7tt � is t�'laindeta-f3lvcl ray-s�tn,fist'#h-iat-[-�F�E,=41�4�11=�{,.�;-�1 1�l-tent-wici�-laul�lic,l�cle�triaa��asenactat is _ t''t#i�tt3-�riNtttt�l-�-tlas7—rrF •, he subseque_ttly-ret pn� g r,�.F�<iz:T r�°Qsun it tend tat —1 laa ta}�p1-%�trat-*:1ti}l•1=o�tr��t�..��-.�-�...r�t- � mil- � . -�=na+���{�-fit} �t�f;3�'�9},-r� ttrdin�=ipeaeit"te�ations-for the psattawvtty canal-e�aseneant. T `I`he_street buffer lind.waping sand I0-foot wide multi-user piathwaylsidewialk along the entire 13caaatitl c +?i'l l t)a?(,{E.'hinduat 131vc1,¢aaacl sit°c'c.l buffer I=att(Iscapittt;and_5-fool itle siale�vial . aloof-the entire frontage of,N. Turn lvlilc Read ;hall be constructed with the first phases of development, 8. Business laeaurs caf0j) rtatiran in tine C-(j zoning di.striel are limited from fi-00 4ani to 11,00 pill when the property abuts€a residential use or district;extended hours of operation may be reciucstcd tln`cattgh a condilio nal use liel,ruit as sct forth ill UDC 11-213m1AA, 9. C�tat�il� I a +tcl ft€ rara i �h 1���lat�l�a��r it�alta ill a�ttft i� �a�i�ta� � development-in accord witla-the standar ds-listed n-DC' 1 lopment a iaaat�-f� 3�-"? ,:.aa�rt€art#i�1=aa , li�l+�►paaa�stt Meridian City Council Meeting agenda h4lyl 11 b r is 0, t try tr�a7lT Ott � i1 i tti cl fftt�a r�nl i- ail � l r lc�aat�tt#ri1jv �1 l it3h t'�a t-CTt'tTt�t�"Yl }IE '}•rr�—[—r +c•risli► !h '+. it Aft"af►, listed ill ►9fl!`if'f'6"i�[�Tca u, iii I] ei fl ate` � -2�,�'vlt�lri-1�-€ttraily--����-1<a�ta�aat;i�r��tticar€i I 11. A buffer planted with dense landscaping consistent with the Master Plan in Exhibit A 3 is required oil the eowitnercital portion of tile developrile,at to the rc:,ideaatiaal Its"4as set 1`61111 ha 1JDC Table 11-213-3 in accord with the standards listed in UDC 1 I-3B-9C'.. G 12, Mmax nu -gr -sew4W4+24 t It t l ttt�+ts i ally t 1-t 1e��a'I l 1tlr � ttFti- 1 tt ske. 13, As committed to by the Applicant/Developer in respo►ise to neighborhood concerns, 1110 Followving restrictions shall apply. a. The primary service access for Costco delivery trucks ,nd other local vendors shall be from (lie driveway access via N, Ten Mile Koaad,approximately(cuff feet north Of W, Lost Rapids Drive.Tire driveway access via W. Lost Rapids Drive:driveway, approximately 350 feet wvest of M Tell Mile Road, may he used whota aaoc:ess tt)the Least Raapidsfl'on Mile traffic signal is needed, Businesses within the development sla,all not.if"y their delivery providers of dais access preference. 1a. A "no thru truck traffic"sign shall be installed between the N, Tree Farm Way intersection and the.W. Least Rapids Dr. service,driveway access. i c, No deliveries shall take place for Costco between the hours of 10.00 lain and 5.00 am. t1, Parking lot lighting slain be designed for 0,0 toot-candles ate the property lane. in accord wvith ODC 11-.!A-1 W, C. Lighting o►a the site shall tics reduced to the level necessary only for public: safety arid security purposes within one.(1)hour orc:loshig; there shall be as 50%reduction in lighting levels idler store closes.edatasistent with that showvn in Exhibit A.8. �„ f�, °�►, �r icicn,} ron{ C c#etc� ii 14, .�►,—���-��,, tilt-i-�-Haat�1�1=�13i�=��t €#tt ,�►,1„1,,,. �= sera°r a .i 15. Prior to issuance of the first Certificate of-Ocutap tricy within this dlevelop►rtunt, (lie following improvements shall be completed: SH 20"26/W. Chinden Blvd, shall bo widened to 4 1►aaaes with si aaatlJiaatc.a'suctit►n upgrades From True Farm to Linder( .5 miles); N.Tula Mile Rd, whall be, widened to 4 lanes from C"hinden to Walnmrt (0,80 of mile); andt signals shall be installed at N, Black.Cat Rd, and W, Least Rapids Dr, lei. Irwithin two (2)years of` ;ssuaarac.e or the Certificate ofoccupaattoy for°the Costc.o Wholesale building, as:auntind,the Idaho Transportation Department ha brined is dale to secure the aa~,""'a required right-of-way, SH 20-261W. C'hinden Blvd, shall be, widuaaed to four(4) lanes from N.Tree mane Way to SH-16(1.44 miles). 17. This:agreement shall be amen ed in,the (fotunr to include-concePtuaal building elevations for the C'+ ""wo store its disuttssed ate the laeaaring on April 3, 21 U8. "1'ht:esaaacleptttatl elevaatiotts ittelttcl A ill F.xhibit A.7 orthe Ntaaff report are lira approved, C. I lac 11: frrztltll 1 a itlt.n In estnie�t -�g �, L .prtw', ;�Ixslrrtlttalsaal �sl► ll�_ iutauujst[niiasuilata�tic tIt �ctllluf ]�YC�w Iti1{tn�: 1, Future development of this site shall substantially,comply with ilae.conceptual.clevelopIncnt.4alsan preliminary plat, I,andseaape plan and conceptaaal btaildliaag,cicvattions included in hr;xhibit A atnd ilia conditions cotataaita<d aetreita. -�i �';, Meridian City Council Meeting Agenda,hq[02 i4 F i" 2, Future developnlcnit sh ell comply with the design standards listed in UDC i 1-3A-19 and the City oPyleridian Architecturol Staindardls Manual. 3, prior to i5suaai+ of any buildi,► s,���; nlits on ltis site,a property boundary adi stilleltt aPPlick'Ail 11 shall be opprovedl aid a Record-of Stanmy recorded fair,the reconfiguration of-exist to coinc:ic,c witli the boundary of thc.prolfininary Flat G 4, Willa the_firsit 010 of devOlOPOIC111,nprovide a detached 10-1,601 Wide na,tilti-list;palh%wjy within the street buffer along US 20-2 fi1W. Chinden Blvd._as set forth its UDC I-311-41CA, A, 14-foot avtile public peticstr°aan casenictit is r qtured to be slibmitled to the I'lrltttx)ttg 17tarisiori prior to [ sttbinittal of the fiinal plitt ficir C'iiy n,�incer-sip;tiature and_will l,c_subsequently pprdrwd by Cite Council and ree.ordeii, The applickintshall coordinate witli ICirn Warren Pork's.t opartnnunt ` Pathways Project Man gcr(208) 880579),regarding speciiicittions for the pathway and i�aaseraaca�t. 5, Tile strr et, btnffer laand:��3ja tnp;rand 1tl-foot reticle ta�u_Iti-kiss patllwa��sicic�ysilk ala�c��;tltc cniirc rronI,ago tirU 20-20/Chinda:n Blvd.,and street buffer landscaping and 5rfoot wide.sidewalk along N� Ten Mijp Road shall be constrocted with the first Phase of dc:VOeaPrtactat, fi, f3lisiness houa's Of 01Wr ation if) tine Cad zeaniat�distt-iCl fire_linnited from�C-00 am tt� 11 r)rl pm when the property.abuts a residential case or district;extended hours of operation may bey requosted through a conditional use.pernnait as sct forth in >JDC I1-213-3AA. 7, t aralifiie i d in sptac�e and site aanaenities sliatll he provided within the natniti-familyx peii�ionn orlho development in accord will, ilia standards listed in UDC l l-3G-3 for residcntial developments and 11-4.3-27 for mol i-r;aanily developrinCrrts A conditional arse Permit is required) fora multi-frarinily rJcvclopment in the R-40 Yoning district as set rortIf in UDC Table 11-2A-2, compliaanta<o wilb tine spmilic use starntlaards listed In UVC° 1,1-4 3-27,Tyltilti-fannily+ Development, is.recpuired, 9, r1 t7ufie planted with dense landscaping con,- with the h-laster P1ara in Exhibit .A,3 is rcgLtirvd_on rho couan1erc:ia) portion ofthe development to the, residential tiles as set lorth in UDC T4ablc l 1-21i-3 ili accord with tho staaradaards liswd in UDC f I-313-'9C, If]. a' rna rxirntun grass density of 24 residential units plot a crti is allowed to develop) within the n1t11ti fiamilyr rvsidentiaal portions this site. 11. The Applictarttl eveltrper 511011 coordinate with Vallcy Rik Trtansliortawtioia (VRT) to&tvrioine it. an ADA bus stop is needled n this site; written documentsatioan from VRT should be suhnnnittcd., 12. 1?riorto issuance d} tine first conimercial Certificate of'Occttpaney��litb n this development,the-,follo�a�ing innprovellients sliall be compiletc(l, SIl 20-26/W. Chit kin Bled. shall lac.aa'idc',Qd to 4 banes with signal/intersection upgrades from Tree-Farm to Lindcr. lid. (I,5 miles); N. Ten ►eRile Rd, shall be wideacd to 4 lanes from C'hillde'rr tr, waahnarrt (0,90 of mile)"and signals shall be installed at N. Black C it Rd, and W. Lost Rapids Cyr, 1.2 Site Specific Conditions—Pretianintt>ry Ph t 1,2:I The preliminary plat included in Exhibit A.4, dined 1/12/2019,sliaall be revised as flollt►ws! a. Depict ict a crops dacress,�infr'e�s-epress easement between call (cats within the subdivision. b, rota:;##5, "Lett 44 1.5 is an non-boilcp<able lint � . ." c, Under 11rcliriniria ry ➢'last Data, Zoning, I'rnptoscd Zoning, C-tom(Lots 24415) d, mpio tits s(rect bufferN within the. residential (R40 zonc(l) portion ofthe development within a con-rnoia lot ialatintainid by the homeowner's association; and the commercial(C-G zoned) portion of Meridian pity Council Meeting agenda,�na}tlg1 # — 66 aa95'4' ar G i the development within a common lot or on a permanent dedicated buffer maintained by the property owner or lausincss owners' asweiation in accord Nvith UDC 1 1-313-M2, 1,2,2 The landscape plan included in Exhibit A5,dated 1/1V2018, shall he revised as follows: r a, All inicrnal landscaping and the site plan should be shown in a lighter line type; only street buffer improvements should be shown. 1,2.3 The entire street buffer and pathway/sidewalk along N. `fen Mile- Road and US 20-261ANI, C'hinden Blvd. shall be constructed with the first phase ofcletvelcaptllcait, 1,2A The applicant shall coordinate with Valley Regional Transit to determine if an ttDA bus steep is necdcd at { this.location. 1,2.5 All fencing sh all comply with the standards listed in UDC 11-3A-7. t 3 General Conditions of Approval—Preliminary Plat 1.3.1 Comply with till bulk, use, and development standards or the applicable district listed in UDC Ch:aptcr 2 District regaalaatiOtis, i 1.3,2 Comply with the provii1ons for irrigation ditches, laterals, canals tang/or drainage courses,as set forth in UDC 11-3A-6. 13.3 Install lighting;consistent with the pri visions as set north in UDC 1 13A-1 L , stern consistent with the standards asset forth in UDC 1 1-3A-15,UDC 1.3.E Provide a 15ra,ssurazed aeei,�ataon s�P f t I-+ -tee and MCC 9-1-2& I 13,5 Comply with tltc Sidewalk staandArd; aas sell forth in LJDC I t-3A-17, 13,6 Ittstaall all tatalilles consistent with the standards as set forth in I_10C I 1-3,h-21 and 11-31 -5x1. 1,3,7 off-street laaaa•ltiatg atrctas consi,tettt with the, stanciatrds ras trot forth in ODC,' 1 1-3B-51, 11=31i- gC, and Chapter 3 Artiele C. 1.3.E Ca?aa�traa'd the.rcaiuired lautdti4,tapa laaafrrs cotasist�nt tvitla tl:t4 staaaaclards as tiet faa°tia ira C1[ C 11-3>3-7+ (streets). 1.3.9 Construct storm water integration facilities that meat the standards as het forth in UDC I 1-313-11C, 1.3.10, Protect any cxisting trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss ofsuch trees as sct forth in UDC: 11-3I3-10 1,3.11 Provide bicyclic patrking spaces tat+set forth in UD(—,' I I-IC-66 consistent with the (I sign standards as set forth in t.JDC 1 I--:3C-5c, 1.:3.12 C`oatapl�P ttritlt the c�utctc�or se�tPic� anti ec3uifraatcnt area staniiard.s as set toa'th ia1 C1f1'C:° I Ig3Aw1?. 1.3.13 Construct all requircd landscape areas used fear storan water integration consistent with the standards a, set florth in UDC 11-313=I 1C, 1,3,14 Comply with the structure ajnd site design staanclaards,as scat north in UDC; I 1-3A-19;and 111C design standardslisted in the Architectural Standards Manual. 1.3.15 Comply with all provisions or UDC I 1-3A-3 tenth regard to maintaining the clear visioat triangle, 13.16 1_caw pressure scadiatatt li�l,hting shall he proltihited as ,In exterior lighting wcturc:e can the site, 1,3.17 All fencing constructed on the site shall comply with the standards as s set f6dii in UDC I I-A-7. 1.4 Ongoing Conditions of Approval Prclimin ary Plat Meridian City Council Meeting Agenda,6*1, 1A aril$—t c�5314' e 1:4.1 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a nlininautn height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.5 Process Conditions of Approval—Preliminary flat i 1.5.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.5.2 The applicant shall submit and obtain approval of a Certificate orZoning Compliance and Design Review application from the Planning Division,prior to subnYittal of any building permit applications for the single-family attached, ttiulti-fannily and commercial structures. i 2. PUBLIC NVORKs DEPAwrivi NT 2.1 Site Specific Conditions of Approval 11.1 The 12 inch diameter water main in N.Teti Mile Road will need to be extended north to the point where it changes direction and enters the site. From that transition point into the site,the mainline size shall drop down to an 8-i►tch diameter, This project wilt be served from water pressure zone 2, The existing � water mainline stub into the property west of the PRV located in W. Lost Rapids shall either be abandoned per meridian Public Works standards,or preserved as an emergency interconnect between pressure zone 1 and 2. 2.l.2 The conceptual engineering submitted with this application do not show any of the proposed routing of sanitary sewer or water through the multi-fancily portion of the development. Applicant shall berequired to complete a looped system through the area to connect tothe mainline along the back of Costco. 2.1.3 A streetlight plan will need to be included in the final plat and/or building permit application. Street light plan requirements are, listed in section 6-5 of the improvement Standards fo►`Strcct Lighting. A copy of the standards can be found at http://wkvtv.meridiancitY.or-public works.►spx?id=27?. 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Departrilent, and execute standard forms of casements for any»rains 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 Deparhnents Standard Specifications. 2.2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and Water plains to and through this development: Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 5-6-5. 2.23 'rhe 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 casements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The casement shall be graphically depicted on the plat for reference purposes. Subi»it an executed easement(on the form available from Public Works),a legal description prepared by all Idaho Licensed Professional Land Surveyor, whicty must include the area of the easement(marked EXHIBIT A) and an S1/2"x l 1"map with bearings and distances (marked EXl-1ll31T B) for review. Both exhibits mast be sealed, signed and dated by a Professional Laud 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. 2.2.4 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 -24. Meridian City Council Meeting Agenda 40l24,.=B—Fad pZ fl MITTkY i primary source, If a surface or well source is not available, a single-point connection to tlae culinary r water systetu shall be required. If a single-point connection is utilized, the developer will be, responsible for the payment of msessments for the common areas prior to prior to receiving development plan approval. e 2.2.5 All existing strtaetures that are 1'egtiircd to be removed shall be prior to sigmattire:on the final plat 1iy tilt; City Engineer. Any structures that tare allowed to remain shall be Subject trr cVAL1,ttican and possible reassignment of street addressing to be in compliance will, MCC, 212,6 All irrigation ditches,canals, laterals, or drains, cxelusive of natural waterways, intersecting,crossing or laying adjacent and contiguous to (lie area being subdivided shall be tiled per UDC. 11-3A-6. in performing such work,the;Kapplie ant shall comply with Idaho Code 42-1207 and tiny other applicable law or regulation. 2.2.7 Any existing domestic well systeani within this product shall be removed from domestic service per City l Orefanaance Section 9-1.4 and 9 4 A contact (he City of meridiain Engineering Deparha (ent at 209)I 9x- 5500 for inspections ofdisconneWon orserviccs, Wells may be used rur non-domostic Purposes SUCII its landscape irrigation ifTapprovecl by Idaho Department of Walter Rosotirces Contact Rohert B. 1 hitncy zit (208)334-2190. 2,2.8 Any existing septic systems within this project shall be removed from sery ice per City Ordinance Section 9-14:and 9 4 IS, Contact Central District Health for abandonnient procedures and inspecOoris(208)375- 5211. 12.9 Street:runs area to be in place,sanitary sewer anti water system shall be a>,pprovcd and activated, road base approved by tite Aura County nnty Hi-ghway District stele► the Final Plat to!'this subdivision shall be recorded, prior to applying flor b6lding permits, 2,110 A letter 01 cre flit or Q ash surety ill tfae aaaatount or 110%will be required for all killcompleted rencins , landscaping, amenities, etc.,prior to :signature on the final plat. 12,11 All improvements related to public life,safety and heahh shall be completed prior to occupancy of tlic structures, Where approved by the;City Engineer, an owner may past as perfoanaiaance surety for such inipro vements in ester to obtain City 1--ogincer s;igaimure ok,tlic has a1 pleat ors sc't tcaath in ttCi ' I i C"-313, 7,2,12 Applicant shawl I he required to pay Public Works development plrxal re vie`v,.curl e orastrtaotion inspection ices, as, determined cltiring the plan review 1}roueass, prior to 111c.issa.aaaiae e Ora plain approval letter. 2.2.13 It shall be tiie re rpeiaasibility of IIIQ applicant to caistire that all development features Comply With the Airiericans with Disabilities Act and the: lair Housing Act. 2,2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be re.gtaired by the Army Corps of Engineers, 2.2.15 Developer shall coordinate;mailbox locations with time Meridian Post Office, 2.2.10 All ,grading cif the. site drill be perforined in ca►nfonin,lice with MCC 11-12-31-1. 22.17 Cxomlitaction test results sliaill be submitted to the Meridian Building De;.paartatent for all Wilding pads- receiving onginceired baacktill,where footing would sit atop fill material, 1118 The design engirt er shall be required to certiliy that the; street conterline elevations are sett a aaaininium of 3400 above the highest established peak groundwater elevation. This is to ensure that the bottom cfewat on of tile crawl spaacc:3 or hollers is at least l-foot above. ?.2.I9 'The applicaant�design engincer:shall be responsrible for insrpection of aall irrigation and/or drainage facility wvithin this proic;ert flint do not Bill tinder tiler jtaaisdic.tioaa of an irrigation district or ACII1VVile design engineer shall provide certification that (lie, faacilities have been installed in accordance with (lie approved de•stiigo plam''I'llis e ertif caatioli tivill be reeltllred laurorc as a crtit e;aite of"cxetal5aaaac} i~ti isaaaeet tier -�S- Meridian City Council Meeting Agenda 441p '124 $— Pa" E#erff534, a C= E any structures within the project. 2 2.10 At the completion of the projlcct,the applicant shall be responsible to submit record drawings per tlae City tpflvleridia n AutoCAD standards, These record drawings merit be received and approved(prior to We issuance of as certification of occupancy for any structures within the project. �4 2.2.21 A street light plan will need to be included in the civil construction plans, Street light plan requirements a l,c listed in section 6-5 or the #nnproventclpt Standards for Street IJgluing, A c(al)4' of tlit �stanC;lata'ils e'aiaa be found at hitlp;1,JwNvw.tilevidibtiicity,orglptiblie works.tl px?id -272. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 115�/0 of illti total atoil"trtlelioll east for all incoliilplete sewer, water and reuses infrastructure prior to fan"ell plat t; signature, This surety will be verified by a line item cost estimate provided by the owner to the City. The surety(,trip be posted in the farm of tall irrevocable letter ofcredit,cash deposit or bond. Applicant 1ppust file nit application for surety, which can be found tin the C pnlmullity Development Department websitc. ¢¢ y ; pleaseec�nial(,.t ,,aanc# 13cvtelappnpent Service for aplaprL intapltippation at:887-221 1, 12,23 The City or Meridian rNuires that tile:owner post to tile:C::ity a warranty surety in the anionrit (,f 20% of f late total coaistruction cost for all completed sewer, wafter and reuse infrastructure for duration Or two f }rears.This surety will be vel•ifc:d by a title itenl coat estimate provided by the owner to the City.The surety can be posted tip talc form ofan iarevPaeable. letter ofcredit,cash deposit or bond. Applicant must file all application for surety, which can be; found on (lie Community Development I-pelaartlnent vvebsitc. Pleases contact Land Development Service for more information at 887-221. 3, P01,10, DEPARTMENT I.i pcdo�triaall conlle-ctiawity ;;hollid be provided between tho i•osidentiall clovolopments and the commercial devc1opluclit. 3.2 Se<cu its'in d :-,aafety lit;iatilig should be provided within [tic: multi-f uiiily portion of illu dcvol }pincilt cart alltilemicro pathways between the buildings and to the parking lots and open space/play areas. 33 'rhe loading dock area for the C'ostco shall be screened for Both sight and sound; or, enc lose-d. 4. FIRE DE,PAWPUENT U Final Approval of tlic. fires, hydrant locations shall be by the Meridian Dire; Department in accoralance witli international Fire Code Section(IFC) 508.5,41 aps follows: it, Fire hydallits shall have a Star/, LD" connection ill IplaaeQ. of the the 4 !4," outlet; The, ' torz connection inay be intcgtated into the hy di-wit or oil approved ajdapter may be used oil the 4 1/2"outlet, b. Fire.hydrants shall have the StOFI,outlet face tile-main street or paarldng lot drive aisle. c. Dire hydiwits shall be placed on comers when spacing permits. (1, Fire hydrants shall not have M)y vertical obstructions to outlets Within Ill% c, Firo hydrants shall be placed 18" above finished grOde to the c.entor Or the. ator-/ {nutlet. f: Fire,hydrants shrill be provided to meet the requirements orthe Mcridian Water Dept.Standards. g. Show all proRosed or e-visting h),ilrants for fill netiv construction o)r additions to existing buildings within 1,000 facet of the project. 4,2 In accordance will, International Dire Code :section 503.15 and Appendix D, tiny roadway greater than 150 feet in length that is not provided with an outlet :shall be required to have tail approved turn aaotilld, phasing of the: project may require a tcmpol-ary aapprovcd turn around on streets greater than 150' in length vvitli no owlet, 4„3 All ontrancos,internal roads, drive aisles,and alley-,,shall have ra turning r-Qaditis of 29' insidc aand=l8'ouWdo,per Ia terirati4paiatl Fire CodeSection 503.2.4. -26- Meridian City Council Meeting Agenda,dµtlyl ,2M—•raW 2% ,I 4' l'r 4A Provide signagc("No Parking Fire Lane") for rill fire lanes in accordance with International l"ire Code ;sections 503 A&D103.6. 4.5 Unsure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire:Code Section 304.1.2. 4.6 Operaational tire liydraants,temporary or permanent street Signs,nand licccss roads with an all-weather surface an o required to be installed before combustible constriletion material is brought onto(lie;rile,as Set forth ui International Zaire Code Section(IFC)Sill 4 and Meridian amendment to IIaC 10-4-2). 41.7 To increase emergency access to the site a minimum of two points or access will be required for any pOrti+c�ti Of the project which serves more than 30 homes, as set ford, in internlrtion1aI I=i►e C"c�cfe Se-elic�n D 107,1. The two entrances should be separated by no less than 'la the diagonal measurement of the full i development as set forth in International Fire (axle Section D1043, The aipplicatnt shall provide ai Still) street to the property to the (wwcSt/em;Ilnortlilsonth). 4# 8 Commercial and office occupancics will require as firc@flow consistent with international Dire Code Appendix 13 to sclTice ila0 proposed project. Zaire hydrants shall be PhicOd por Appendix C. 419 ii7aintatin a separation of 5' from tino building to tine dtnnpster cnelosttrt, as set forth in International Fire Code Section 30433, 4.10 Provide ai Fire Department Key box entry syst4tia for Ilse cotitplcx prier to Oerup',Allcy as set rorth in Internationaal Fire Code,Suction 506. 4,11 The first digit of the Apartn►c L/Officc Suite shall corresi)ond to the. floor level us set forth in international Oro(-"ode Section 505.1 and Moridia n Amendment 1 Cf-41 1, 4,12 `l'hc applicant Shall Wcirk with Public Works and Planning Depailtment staff to provide all address idctitificaatioll plan and a sign whisk meets the requirements or the City or mi cridi in sign ordinance and is placed in a position that is plainly legible .and visible from the street or rtaad fronting tile, property, as set forth in International Fire C'odc Section 505.1 and Meridian Arimidnient 104-4-1. 4,11 All linrtintis of rite latailtlinr_ loczated can tll,v prryjeet a11uSj. be within f 5()' of as parted surfltcc as anc asttrcd around rite perinietcr of the building as set forth in Intemittionaal Firc: Code Section 503.1,1. .14 All R-2 oecupmcies with '3 or nioro units shall be required to lie fire: sprinkler) as set forth it) International)tire Code Section 903,2X ,15 There shall be as Hire hydrant within 100' ofall fire dcpFarttiient conncelions ais set forth in lotaal aarnenchanent to the Intematirmil Fire Code 1 tl4-1. .Ira Tits. lire Department will require Fire Department locking C':oaincetion caps on all VDC inlets. IFC; 1i-10, 4,17 tioiltlings over 30' iai height aremltluirc�d It) haveacseuss roads iai aicvOrd,tnoe Mill tile, International tiro Code Appendix. D :-,ection D105. 4,18 I nicrgency response routes and fire lanes sliall not be allowed to have traffic calming dtviccs installed without prior approval oftlic Firt: Code 011iciatl. National Fire Protection IFC',5014, .11) C;(JNUMERC`:IAL AND INDUSTRIAL - BUildi►figs or tacilities exceeding 30 lcet (9144mm) or three stores to height shalt have at least two means of fire apparatus access for each structure. I'lie. ajecess roai& sliall be plaicetl ,a dimatnce: apart equal to not lass Own one half of (lie length of the overall diagonal dimension of the property or area to be sm-ed,, nicasnred in ar straight line as se( fi1111a in Inlc aaaatlo aal fire:Cod Appendix 1)104.1, y7_ Meridian pity euneI Meeting Agenda h4tlyl�#t,aQAZ— parV c¢r 260 -RV 4.20 COMMERCIAL AND INDUSTRIAL Buildings or facilities having a gross building area of more than 62,000 square feet (5760 rn2) shall be provided with two separate and approved fire apparatus access roads separated by one half of die maximum overall diagonal dimension of the property or ,area to be served, measured in .a straight lure between accesses as set forth in international Fire Corte Appendix D104.2. Exception: Projects having a gross building area of up to 124,000 square feet (11520 1112) that have a single approved tine apparatus access road and all buildings are equipped throughout with approved automatic sprinkler systems, (Remoteness Required) 4.21 As set forth in htternational Fire Code Section 504.1, multi-fiunily and commercial projects is shall be required to provide all additional sixty inch (60") wide access point to the building from the fire lane to allow for the movement of nnanual five suppression equipment and gunicy operations. The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can be reached with'a length of 150' fire Bose as measured around the perimeter of the building from the fire lane. Corte compliant hwtdicap parking stalls may be included to assist mecdng this requirement, Contact the Meridian Fire Department for details_ S. REPUBLIC SERVICES 5.1 Please coordinate trash enclosure design and locations with Bob Olson, Republic Service's (208-345-1265 office, or 208-371-1745 cell; or, email: ROlson(c�irelubliescrvices.corn )prior to submittal of a Certificate of Zoning Compliance application. Also, provide provisions for recycling. 6. PARKS DEPART),4ENT 6,1 The Parl:'s Department has no comments o►r this application at this time, 7, COmmuNiTY DEVELOPMEN'r DEPARTMENT-CO\IPREHENSIVE PLANNING;DIVISION COMMENTS Comprehensive Plana Analysis The following analysis for the Lost Rapids application is based on adherence of the proposed site concept plan and narrative with the City of Meridian Comprehensive Plan. Included are general continents and analysis based on the text and policy statements of the Comprehensive Plan, General Comments: Tine s►ibject property is located on the southwest comer of Ten Mile Road and Chinden Blvd(US-20/26), is 2-miles east of US-16, and 5-miles north of Interstate 54,Ten Mile Road, between Chinen and 1-84, is improved with 2-lanes between Chinden and Ustick and 5-tans south of Ustick to 1-84, The future land use designations for the subject site are Medium Density Residential and Mixed Use Community, These two Wid uses allow for and encourage a transition ofresidential densities with Supportive commercial opportunities, The application proposes changing tine Medium Density Residential and Mixed Use Community future land use designation to the Mixed Use Regional designation for all 70 acres. While the property is proposed,to be mixed use regional,the conceptual site plan shows two distinct, separate projects. One is medium density residential (west side), as the Future Land Use Map currently shows and allows, and the otlier is commercial with some high density residential (nor<li and south respectively),There are no connections made between these two projects, either pedestrian or automotive, and no integration or"mix"of uses are shown or described, Staff recommends better integration of the various land use types (single-family, commercial and multi-funnily) proposed. z5.. Meridian City Council Meeting Agenda 40124„ Qrlli —FP' 2I�Y aft G r Analysis Specitle to`I`ext � The Comprehensive Plan provides the following description for(lie Mixed Use Community designation, (lie Current designation for a portion ofillis prtallcrly, l hr parpose of ibis desi laation is to arllofwic'areas tlwheiv urtariaurrilX} sa?r'►itai,rases aml tlaarcllin s are se andeFssil,hwr grated into the arrbcan f bile_ Tlte intent is to integrate ar variety of•lases, a'r chaling r ersiduIltical, and to avoid moiult,single-use and strip commercial iaal rYI)e bildrlings, Noll-residenlical buildings in these carncrs have as tendency,to he larger than in Aft.ve(I Use��WeiAhborhood areas, Dale mart trs large aa,s in tliacyal tlsat Regional rrreras. rirra)t1S rarral sari°vrcaAs irr tlaa'asa'(jle`as jen4f it)be of the vcaric tv that people will maailalyy travel by car ter, bill also walk or,bike to (ul) to three ur•.foaar•Index). I rarTrlr t arrrart olymitimities•fiar those lfi,hi�;in and around theneighborhood are one ourcaigvd. Medium Density Residential which allow.; for residential densities ranging between 3 and 8 units per acre i works well aciiacc,alt to Mixed Use C onurrunity, which hay a target residential density ol`6 to 15 units per acre, Th"c two land use types can be seamlessly integrated and allow for full compliance with the specific policies ol'Mixed Use General'and Mixed Use Community policies, The comprc.11ctisave.Plan provides the fiollowirig dcsu_riplion l'or(lie, Mixed Use Rugiontal l:4►tt►re land use, the designation proposed by tine Applicant, i The pu�wse of ihi.s alr",sii rrarticrrr is to pl'ovide el artist arf'emplo•yrrrent, rc�tcail, camel residential clava�llirr�,s arm1public lases near maiclr•aartel-iot irael-sreliolls. The interrt is tea i1fle;ra le it vurigv of asers to�,'ctlrer, inelliding residential, and to Single use develolrrirenis such cis ca regional retail center with orrh,resima-arrats and sa her commercial lrsvca*, ,houtal be(rrtcrhor e(l/�v uses that have a7 regional di-a r with the aal)PI-al)riale S lyllmaing Ilsav, Por t.vampler, all CII1j)1oyrrrera1 Centel, shouhl have sig)port retail uses" as retail center shollN have supporlirrir asses ers well cav supportive neighborhood and c•orrrrrrimitvsetiyiees. The.staandaards,for°the AW-R de,sr',c,nalion provide an tart iRataa'rr for•laarger pithlic¢arid qaa s -iauh1jv mvt!s wht re thus provide'ea rr�a'trrrarf�aIt aall talalrrglrrrarte mhkc to the deivlolm?ent. The develolararents are encoura gvd to he designed accoreling to the crrrleepmal AILI-R plan d lricrted in Figm-e 3- , The application does not clearly indicate wily the City would be better served by Mixed Use RcLional or more specifically by ga Costco at the subject location.rather than within all already tadoptcd Mixed Use Regio111a11 location located closer to the Highway l tt acid US 20/26 intersection.`I`lw application does show north Meridian (and all of northern Ada and Canyon counties) its being;"ualderserved" and di stunt front existing Costoo sites in Nampa and Hoi e, that neither this,or prior studies explain wily till:C ►tli111011ity Us better s4lwe d by a regional project than a community sized prelject currently envisimed. By proposing a Costco with unique traffic as d circulation patterns on a smallot'corri Mere ial portiOt!Of the. titc-, colinectivity ,and integration requirements.are diffiCLdt. This isn't to suggest tllaat Costco is bad,quite tile contrary, only that ,izo Band coil figurall ion of veIA!distiaaet and Separate dwvelopments presonts some foranidable cllullenl es for ra sitar with Costco,and within as mixed use dcsigmanon. }aj ,. Meridian pity Council Meeting Agenda,�aµlry`Ifl�— ft�2Gi�m�fi5�4' i '4 �� __ �In�le Faitally fWdential Offteor Has italip r. W. h� 0 _ Letal or Collector Road (g Office OMe POW 1 �. = ' �i-- a� � -- �{ � � 5etvi�e llse Readqualtet~ U ,_.• �y' '�'r �' is g fii—Az,:7 -4 Lsetl Retail L tx s Arterial Road figure,.3-5_,li-oin the Caarrymehensive Plan 'With regard to proposed residendatl components, the bull;:of(lie single,-family product (NN,csi side) is described its between 5 and 8 dwelling units per acre and is consistent witli(lie adopted Medium Density Residential (MDR) land use. The requested -IS Toning designation is atypical fear uV DR, but the ,applicant describes it as in age-restricted product type with specific lot dimensional needs. This portion of'the proposed application may be consistent with the adopted future land use, it may also be consistent with the Mixed Use Regional designation,provided signiiicant improvements are made to the interrelated connectivity improvements of Cite larger site.The application does not however indicate why high density resi.dentiad(in excess of what Would be Hallowed under MU-C) is proposed to the south.'I'licre is currently no niajor employment in the au-cta and Costco is the only regional use proposed witli the aapplicaation. All cattier mitior peal sites would likely be allowed within the MU-C designaation (though a different configuration would be preferred)and do not constitute an employment area as described by the Comprehensive Plan. It could simply be that the application is proposing higtier density residential because of density targets within the proposed Mixed Use Regional designation,but the minimum density range is only six dwelling units per acre. The proposed application does not show or describe any integr aietl public or quasi-laublic open space, coaiiaiiunity scrviijg fstcilitics such aas churches, schocals,or patrk%, the rwtatil and services are separated and only indirectly accessible to proposed residential,aaattl the coliiraie;rcial ar-as (lea not show or describe.any type of plair;a or gathering arcaas, The open spa1cc in the proposed residential areas (R-1 S and felt)) contributes to the required open space for those designations, but is not centralized or designed to integrate the various uses.The proposed uses are all shown in distinct areas,separated by drive. aisles, streets, and tall impassable berms and fencing. Only indirect public sidewalks facilitate access between different uses at the perimeter. There are no pedestrian rocused areas or pathway connections to coniinglc neighborhood sun°irig type uses and the Cotaiaiitlnity. As previously slatted, as Mixed tlsc developnient by the. Cit''s staandatrds is not simply several tyi lus of uses, All of the missing elenierits discussed within the context of the mixed use text are intended to interrelatc and activate different uses. Without Inailly of these tenants, the basic principles of the City's mixed use standards are not met. What is proposed is really no different than what may occur within a -_to.. Meridian City Council Meeting A endah INIAA,Ml8r—Paqo 2id531 I. �I( traditional Medium Density Residential prr�jcct adjacent to a Commercial project, While some of tile desired element ulaportuftities,such as a church and public park are near the site, neither are into g.ralteel into the fabric of any portion of the proposed mixed use area,nor are stnaller or similar Opportunities described or.shown to interrelate the Iiroposed uses, All ofthese missing cic alontr would help to justify having higher density residential because they would better integrate tire.'viaryrng use s. WithClut Ille se it's unclear why high density is appropriate, at least with regards to the llox,t errthe Coraaprellensi'v'e !'lama and more specifically to the nuxed use standards. The application narrative also stater and implies that commercial development along a State Ilighway should be regional in scale and that direct access is the best approach, While this May be what is ill tile best interest of a potential uscr(s),and is c rsily understood, thus is not,suggested or supported by Comprehensive Plan text or policies, or by City coded Ill faact,thiq i; not neccsaarily ty+pieat of development in other areas. A Cosico in Tigard, OR for example is adjacent to t.11e intersection oru State feecway and highway, taut does not take access firom either, Instead it faces an internal collector roadway eurilnecting to the adjacent highway, Coswo's "back"is to (lie state Iarrlities;and it ChcUs the Coll, .t0r roadway. Similarly the Willco across the street from the Tigard Costco facility also faces the collector r€laa€l�vaye Several Costco stores n€�<u the lyurtl,an€I international Airport„ Aloha, Clackamas, Hillsboro, and Wills+ nville similarly either del not take direct access from iittttailityw highways,instead fronting frontageibackalge roads or"local"arterials, or tiro not located on:my similar state;mobility corridor. C'o.steo facilities in Nampa and.Boise are hoth located nc aar to, but offof, State- facilities, instctad taking; access iron)roadways with drastically 11e vol.vehicles throe existing and plauanctl traffic oil US-20/2 ,That these other facilities do not take direct access is important because local congestion, into,and out of the site,(toes not dii-cotly impact the State liacilitics, A primary Entryway drive aisle backed up and ,into a State facility could hinder regional traffic. Given the peak hour congestion at other Costco :rites, a wellaaria sarcll as this dt►cs riot sr�.c.tti free-fctoltecl, III (tact,the adiaaccrit roadways to both of these existing- Costco sites bear these types of problems. They Applicant's narrative also suggests that it is in the communities' best interest that access to Chind en he provided, to allevim rind prevent auto traffic impacts on the existing neighborhood.The application slat,s that, ...this prgject it-ill genet-ate a substantial e nrru ni gflmlron and deltarery trrtck fi-qfflcE that uwuld he (leader ental to the srrrl-t-ni rcding, neighborhoods shoa4l It be,lbrc et-1 out onto the loc of mul collector streets alone. Critical to this1we#cct's success, and to that qf Costco slt cific rll),, is the abilily to PrcaNde egresslh?gr(?Vs tr_ffij om C.'hrrrden 13otrtevf.,rrtl through two tlerllcole(l access Points, `["he atilalicartion also states however that deliveries will he limited, with no traffic between 10,'00 M and 5:00 ANC It also appears that access to Lost Rapids ncaar to Teri Mile could be designed in as Nvtay to accommodate heavy truck traffic, minimizing impacts to existing,residential regardless of Boars. Lost. Rapids is aI collector roadway and intended to serve more than just local residential traffic, and Stall' bolicves any necessary capacity inlproveme nts could be made to lost Rapids to bear additional trtaffie burduns without creating nu points orc�onlliet and congestion on theState:iystc nt. The. Sttatc f Ie:ility is w arguably more important than Itric;.al roadway impacts', notiusi for tho leaealls thing it to creme mute- but fear Lill revionaal users.Again, C"osleo hus a proven record both locally and within other metropolitanaarcuN of operating both offof and without rally direct access to mobility highways Clearer ju,tificaation or rationale beyond that they want it should be, provided Io Justil'y it as being in the.C'iVs best iriterest. It is generally understood that it would benefit their operation, and business, but regardless of any widening that may he (Irene.to US-20 26,any additional access will a,reote points orconliic.t and reduce level of`service, While stating that ITI)approved to traffic study is all ilceomplishment and kart importaailt step for the proposed application, this does not mean that it's in Meridian best interest.The aapplicaant is also proposing; to unt-cr into n iT1�l���'S agreement with ITD but it is 1!'ler dialn st�"aff s understanding that the ta�rLcill�nt his not yet been I►n4alizcd. Essentially, the applicant is Iir4�I}raking toirnprove LIS 20/2'i to lbut' lanes bGt1vQe.n Under Meridian City Council Meeting Agenda iaalgl 4i r9rlltta—r aV7Oc+rit534, I k is and Lust Rapids before Costco opens and then improve the highway to tour lanes further west, to SI1-16 within two years. Stuff is not staling or implying thaat as future land use amendment niaay be inappropriate or outside of the ,' t its depicted and described is nett typical of all C;'ostco stores; that h n0jju itf c tion orneeldlfor dirge tlor primary a o(s css to mobility hightwray is described r4daatiwe to City � Y policies-, and that the mixed use concept sho''.',rn dues not generally ailignn wit11 text orthv Cornpruhunsive `r Pla1a1. Cjcqac')'ttllilivell Use Terw Arialj4sl l'c:r the Comprehensive plan, while reviewing development upplicatiolis, tltc 1`ollowitig, itett;l: will be considered in jail Mixed Use tit=ea%,: ci Residential densities should be a minimum of six dwe:llings/acre, t 1'1 r�ilr_,ac+cl resiclerillial clensili s desc•1.11tc4 by the aplAcation crw/wilbbi ter•Ilear to Ilia/rl°c►j)ONe(l mi e d use designalion rare hetive.era 20 and 24 emits per nacre, The ineeli`an cicrrstt14 rc sidetttiral � poi-tion trf the sate is Huse"-ibedl as being between 5 awl 8 dtvelihl g imit 4 llel' aem, ra Wherc. fcaasiblau, higher density and,/or multi-laamily residential deN,clopnIent will be uncouraped, cspeciaally for prcjlects with the potential to serve aas employniont (tostinattidlaa centers rs ,And whtil the prole,ct is zadjaacent to US 20/26, 11- 5,Sl-1-16 or Sll-0, They sul?ject ral)1kcrtlion as locelteelratlltrc,•enl 10 (JS 201-26, Ilolvever, this mere is nol an enrjAl vnica)l rleslillcttioat to&qt she'll dos silverstone, El Doiv(lo, the Ten Afile Inteichdange 5pec•ific Area Plan, the Pine cola°ricloi-ricer"r(4,,le Rtl, oi-the S1 Lake as & Porfite)an-era, but there is polexnual f)r there to he einplo)))tnent ve?nte it s in thef oure, r� A ccaalceptttaal site=plain l`tr tlaeP entire. mixed Ilse area should bo included in tile-application, A c onc•eplitttl,site Plan has 1.ecit provi(lerl ivilh the Lost T rtlri(Ls e1j)lVication fiat°the nettle c idle rt. c) In developments where multiple commercial and/or office buildings are proposed(not re'sidenti<al),the buildings should be arranged to cre aka sonic fo roll( CO11111jon, tafiilbl,�ar0a, IS0 11 a; •a plaza or green,,pace. A'he sinaller 1-nids titters with the pi-oj rice rapidiv ttieata are not tletailed rtntl t1ea not eleserilre coi ntmon al e as, Flarwe builrlin s should be ai-rangfed to ererrle some,thrill of C01a111t01t., atsablea rat•rrda�s}, c) The site plaid :should depict a front S tielil.al tt,0 a rt(1/01'laaneisC apOd bothering between cc}mti orei,11 aand existing low—or medium-density residential development. The propaserl application iv)fral tntnterltdatel))af#avellf to ttt2Jr exi,Eitrrq tow tit'naeclium dolofily homes. Atljacesnt 1)1-oposetl single fianrill,homes ai-e tiesefibed as being seprtrrttedl 1�1F tall beans caret dlense vex ettrtti<art, A mixed use prt�lect should inchlde oat least thre c typos of lan(l uses, l c.ee ptir►tt.s ►ter{ty he gr4etatc°ci [or s111aaller sites on at caase-by-case basin{. I hay lu'ral�rrsetl,cite'Irle n ern 1�car rrlir illy dese7r the s uses, hint I1vo dlr(f rent types of resitlentiat are prooposed fstngle itrnill,drndl Alta rkliaitcel t�tfi€`t s ear see-vices tape uses rare shawl (thou(=h theY maY occin'oil file prtcl sites), o Community-serving facilities such as hospitals,churches,schools„ parks, daye ares,civic buildings, or public saalety f ac,alitics 11e:t•xpectcd in larger mixed us(� devcloplaaentS. There al'o no as r14Mnel above imegi,ated hero the rntxed Ilse Ile velotim .W, A chw-ch antdival•k dare• Iaedar•bY. ,48 t°equiredl open space anienitieR,s a1V cWrlt"alizedl wilha'n their`I'c'>tperetive ainv sheawelfiat!illtlz�s nerwer tea or within the e'r�lnt.ractr'e'trtl fled rts, Meridian City Council Meeting Agenda hOlglA,:WW--W4WAWwff 5'44' w o Supportive and proportions L q l spaces places including but not � �l public and/or quasi-aublac s�atccs and 1imitcd to parks,plazaas,outdoor gathering atrcas, open space, 1ibraries,and selaools are cxpMM; i outdoor seating atrem at restaurants do not count. 'there are no public or quasi-Imblit,slaarrzs drown or dev(,rjhed as part of the prolmsetl a11.a1rl c ation. n All mixed use, project; should be directly accessible to neighborhoods within the section by both vehicles„and pedestrians, � There are only in-di �r et cor)nc�ctirrns to evistirrg ctnO)rrPoseci 11eiqlahal hocrcls_ Tire 1)rcrlmseti future lw q rl oncood to the 11'est has arc,direct ctc•cess,pe(les'trim? or carrlomWim-'% to thV E commel-c°ical rises, However, Last R aj)arls Dt- e is et collector that caliowv B ar'a►l}r°r'ke frc.ces.s 11'11ht?a4t heaving ire get on the arlericd 1oirlll al,lle L1'01 . Street sections c:cn;;istent 1vkh the Atha t;ottitty Highway District Wster Street Map aaro required N,vithin the Unifiedevelop ent Tho�-,,jv cl)t e�vistil) l c n Tllc tfra r Ica lit r c i!, Los! Ti'ctj)iek, atilaveoat to the pl-olms'e(I site(lilt/cy.raaaalkes 11'ith 07113's akstel-Str e t Xfctlr. r41(*xed Use Regiomil ewl Ano1j'si: Ito reviewing development applications,the following, items will be considered in rt1 U-R areas: o I)cNclopi vn1 should generally Comply sN'ith thu gertcratl gUidulines, for duv'elopment in all Mixcd Use areas. See Gvnertal kfi.ved Use Text jiutalt'.sis, o RcsidQnliaal uses should comprise as miniolkim or t tl%of the devOopment area art dcositil s ranging from six to 40 unit&htcre. ff"ithiu the lrrrtjrrascrl calalrlic-catirsri, reshlentical densities are(Iesc:r-ibed ir)'the(rl)lrlacration as being he tiveen 5 to cf and 0 to 24 units per acres rand comi-n ise 87 gf'thc mined use regional area. of ilia,site is prt m)-yed(rs r°videutiill. cr Retail comi-iaerciaal lases shotaitl comprise at a}yalxinaaan,a'al"SQclr4 inilau iCa vclopna%rtit oat°era. 11171lain the fr1't�j)osed mixed use in'ea, )-etai1 uses tiro ctlrlrroxirraakc t'4 2%(f the area. Some of the S')ratrllt`r land„itt'.1' llrtl k°l'C't>�f c or,'er'1'ir_e wy("i'. C) There is neither as uninin—lum nor maximum imposed on 11011-retail commercial uses such as office, clean industry' or entertainment trios. No norr-r etiail c°rrrumerdal irsc s are slioWn, eXcel)t that scrrrrc ra4f iCe 111cay rrc'Otal),1'lrcacl si1e& c� Where(lie development proposeA public and qua si-pulalic.ttscls to support the development,the tlevelopur may be eligible for additional urcat for retail development(beyond the.allowed 50%0), based on the ratios helow.' The(leveglop merit d0t1W 1101,.show 01.tlesc�rdbct ct)ij,pilblic or quetst Imlalte lases ante grate((11 1hili Ike 11ri etl list, area. The clei, lo,I)er i.s shirlvinS!(rl)Pror)'ruarel.t'42 R gfthe site as hefin rattail,, 1a'hieh is less t/i(ur the maximum -Wl'y cai-ea. o I-or land flaaat is tla<simnatcd ror as public use,such as a library or school, the tlewloper is uligibic fair as 2.1 hlanusi'I'llat i'; 10 saay, if 1herc:is as tIvc-acre library site,the pr►7ject"votild he eligible for ten additional aaores of`rc; oil des'etopaient. )vo Imblic uses are shoit,n orprolmsed. a For active open space;or passive recreation areas,such its a lark, tat-lot or platyfield, the developer is eligible for a 2:1 boatis,That is to say, if tltc lark is lit acres in area,the site would be eligible for 20 additional acres of retail development. _13- Meridian City Council Meeting Agenda h4tiyl , s)— Page eaft5314' i r r i ayi7lplahlic ol-quasi- pithlicv open.slprace m- pcassi►ve mei—ration camas rare shown ol-tie et°iheel. The 0111Y dual yiecl aplpen slpaac"c',slupDrvr Ipt`i%wie os°pwu t of the iartlr•tvi(lunl a c"sicde'lliul c'c1r»p011ews. Analysis Specific to the Policty Statements: o 3.01,01 B, "Tvaluate contpi'chensive impact of'9rONN'th in all land use decisions(e. .,traffic impacts, school enrollment,I)arkw,etc)./tr ACHD was Iprmlieleel with ra iruffir inroctcC strtrlp', brat ras ajthc�tivI i hig of lhi.s a•elpo t', the analysts tuns not complete, The ccappliv anon w asefrpnIara•r1`e(/eru io Iprtt the i,crgeiwivs ctrtrlOth(T+r'itt� Delpcn°tpnents f'ba rinndt�srs of ianlpacls to sei l ive . cp 3,01.011j,"Permit nctiN' devcicaprttcr►t only whurc; urbon servim can bc.reasonably 1provided a rite time or final approval and development is contiguous to tile,city" The Iaaw poses/l;pjecvt Is l0mfe(l ill rapt area ►vhelre halal is tilretralty oc•ctarring, curd � Citj'serl°ices craw all t•earalilV available tit the i4c?itritty. 3.0l.01 G, "Evaluate development proposals based im» physical, social, economic, environmental, and aestltcttic criteria," The pr`calpo ell sile Iplola iltdivoles leaa¢,v ha ldsc'ape haa(jiws cparal g:ratcrolwhr j,capplpeOlhi aap'eldwoural t/c�si'Its, f ff itc�impacts sprc'lt ras ta-tacks safari li•��hmi g err ,(lesci-ihcvrl oi-,shrpwn as el", p•cducofl,, and the high c1'c"nsit v rep ic101Pttaal is on ca majo),trrrtaslpeaa'trattcrtr etpra'tticap•. It is tat lecar•howewcaa•how the Ipl-o poserl.Vile c1,t°c'/ctl tarc.att firr tdta'a`s ritetasive mivv(l use(le_sign elements, w how fire P)p olpa,,.sc:rl ficttwe Imid use awl site 1pldlr is belle)-f"the neighbors and Ott'than n elevelo pment ii,ith mom iteig;hborhoocl and cxpnanrunitry caccessihtcysc=lTic-cr,s. c� 3,ti l.t11.1,"Work with tritrt5l►L71't,tioll ag,; ncics ttrltl pritq�tto property owners to preserve transportation corridors, NtUre transit mollies and infrastt fours, road and highway ex(ensions,alld to rac,ilitaw access plamlirlg,2' ChY Steal'f hers heel?eoo)tlinealing with both the nlplpliccant anprl the w anslpapa•taatioll cries?aleies (ACIID ralr(l 1 f t;)oil this Iprctjvvl, Ilre Ill-rplpOsa-4lpa'a-?jevI will Ipre=srvrr'e r r�lat�rf/=tsvcrt'.J{pt �rtrra c US lliklrothcat' 204M ►tvi(lening Iprt�iects, hiftiel, the applicant is Jpa•ca OSing to entei*into ca STAR ergmement�With 177)to make some all-'-Viler im prre thews err US 20126, These iaulwrpty ntents gt oralcl t,vNelt the htq hti,erty to 4-travel lames anti im p-ove impacted intersectiolrs ill cot!jrrliction wish ITI�s Ipr�jcpct to t,vNell liter coat" ol-fi•aaau Pag;le Noon The C'ommissiolf soul C"ouncil,shouhlcollsNel.,=lt.'III)'s saran I M s c'ot mei-its ri'hell cletel-Illining rtlp�a�ce�ricatc�nc•cess tnt(l c•innticati©n f or this site, Thai CItt'ha-s Policies/hnititpg,etc cask Ipoillis tea carferical a'apaailwaa)vs cantl Smie hig,Irtwatvs. The sirhmilletl site Plan.shows two rlat`cpc't ctcc•esslpoill(s tip as Strate}fli"glitt'(j1", irtcJtaclrtig o)ie frill access. tarsi one:arc c evs point to Tarr Mile Ta'oml,all caruriral sweet h twirl'whlitioWil access is ar 1poitit of coltjlict them call impact p-omAt'rtt'fimetioplaffil" C'osicos can he l u.sy Banat congestion rat Itrcilities ill both Use and a"vacam pa,shill carver•traits rrcljac°aunt r'-lwIll,ra}s (hone of which ow steah%filcilitivss), D-ql ic• wcaithig,tcp hair sprat c+nto the sig head lit ��o lt--=rtt the Bo isc.ljacih`(j�, backs' ill)to the poilif r,1` hlockin�►vehic-Ics Ji'om v,,c ing,Ipcaa•king,stalls, f his.t•low"s t'ehh"Ieti entering align tits'.cite, ,titalf recvcpnraaac ll(is thrat.Vita(leases he rlesi,heel tip laa•ifiprilize trawl ellcol aw.gc etc c ess•.pom fear Hile trait( Lost Retlpitlw, rather than ra State f wili4a c7 3.0-1.t,2G, "Consider the adopted COMPASS regional longy-rangue transportation plan in all land- Ilse&,Cisioll C' .Il C;opnrmunitie�' fat Motion ( "Ici41 2040 Plan fclr�nti,ties U �0126 as cr Ipt irpi'itytl ccpt r'irlcpt°with it (flanlog nj['xpl-ei•,S`rr'cav, It is ctil`rentlt'lister(as all "wifrinaleel"fpl20a144', thota'll sOIll'e early improvements rare jretaefing, Thejbllcptr'a'ng,is ra lite CIAI (IS 0126 Fltiewity Col-Helap)' S"rataraairait•'. ,11s ea nrafapa'ancphilig-hig�htt'trty, LIS 201.26 ise.x perleneinl;c ong,�estiaprr arloatg�nrrrr h nJ its length brit espec�iaalty hemwe n Lhotltm-Road find Slane lligghw(a)'55 (Ewjgle Rcpcatl), a strc/t4i ttvith (1011 lWO lime/lanes. US 2012t has been ra Ie;(ioarrcal Iprlepriti-fcpt ar pauaplbel qfYeavv but it remains __4- Meridian City Council Meeting Agenda holry`1 W10—pa"WW534' It K 4� k unfianclerl, Causing waltic to cf ver t to other routes such as McMillan Rawl. In arlrlitlon to high tr°affic levels on this road, tlrc rrrtej-,.vectirira with State Highw aj,5 t`Augle Roa(r ) is r°ctr ked 42 crrr 1TDs list rrf high-accident locations, 41,2040, daily tra is l�c�trr e n'Widdlelon Road cured State lli,�hw aaf 53 is c�.lRcrc• ed to inel scare xfthstranliallv ca From iWialclle'lon Rotrrl to Star Roeul,, trctf ll!is ltrgp(Iaiod to rtrenr&than tlrrtthle,,%r'om 12,000 in 2013 to 30,000 in 2040. o 1'rrorn Slur Road to LhulerRoad,, trxaffic ishr-qlecled to elouble,fi-ont 14,000 in 2013 to 28,000 hr 2040, ■ l'lti.s r+r rrlcl Ire',siruilrn tea crrrr r r'rrt trra f fie on US 20126 (6,1111 rlen llertrlc vol-e�) in Gal-den o From Lincic:r•Road to Shine Highwgv SAS (a ar glv Road), It-a fic•is prulv('Ivd It?irrcr•e(I c' 801 �,,front 21,000 in 013 to 38,000 in 2040. This ivoidel he.similar,it)rur)cent trarff is orr r agle Road norlh raf't Jai 20126, o bush hour clrivinf lime lretiveen Nfidtfieton Road and Gleinvoocl Street is etpeele el to rilore than clonlrle, fi•om 25 ininutes irr 2013 to 60 minutes in 20,10." • 3,010 N, "Deduce the number of oxisting access points cartes artcrial streets by using metlrwrdt; such as cross-access agreements, access management, and frontage l backage roads," There is only,onu e.virslin r firma access mad which bisects the,c,�iatrrrt��%ar°nr.�elct's, haft-rvtry between Ten ,11ile Road and Lost Rapids Drive, There at-e no existinglaralrlie acc'es.s lroinis Orr either'the Slulcrfcrcililt'or Ten Nile Rowl, The entire lrrgperlr has cacc•f ss f iVrn cart hnpl-ovefl colleetoi-rorrrlivav to the►vest and south ol'the site which rnta-y rrct and,fitnetr•on(is a bacha e rcrcach - C 3,03.03E, `Except in Norlh Mcritlitrtr surd Ilic` on Mile 'Spc ciiie Area, wher+ sr ,"pecific Collector System is planned, realize contintkotts cellectors at regular intervals around the netill-south and cast- test hall-mile litres within the irrrcli;velopctl ;c.e;tion ol'ivlcrittitret's Area, of C'ity lirrfract rrt the time of new,development. Snell collectors should be the primary designated bike Inne routes in. lieu of arterial streets,whenever possible," Lost Rapids is an existing collector road w•ah that connects into ri-ee Farm F�G eq to the norllr, across +r'hin(len 1livrl, and esatc rrcls to they cast cavi-oss Ten Miley Rd into Lochm Falts. • 10104K, "Considcr AU-11)"s 1\4S' vt (mister Stroct map) in kill lied use d c'ihioils" With the exception cif cltincl�rt Blr'cl(which is an lTD frec•ili(y), the arterial and coltuvl l- roadiveri'.s shemin ern '4 '1113 s.sire 'l melp ure aalrow/V improved car•schcrrlar e-el fcrr 1+411erring. C) 1,04.010, "Protect citizen investments in existing public facilities (water.,sewer, street;, fire, pnlicc;etc.)by encouraging controlled growth through development application reviews and Cleve 101)ment a reem nts", The proposed hr o,fec°t is srtrrrarnrile(I Icy 111-h nr (leve'tcapment.cruel woulel be well served bl,the (WY, • 3.04k11-1, `,Coordinate with public works, police,and fire,dquan tits on proposc d annumition arrcl elevolopnient rcqrressts,anti the impacts on services," Public: Works•, Police, and Fire rr'crm ell/irivilc d to lace-upplictaticarr caned larc?jcc•t ro'iew meetings, further, tho, are ilnWrt_>d as part ofa c ommellis mvetinl,. Their comments and conditions, if dart,,isle*c!, r lr c rf slecr•1. • 3,05,01 l�, "Locate small-sc tle neigilbcu•hurrtl cornmerci rl arias within plonnel residenti-al developments as part of the devc 1opment plan." Meridian City Council Meeting Agenda,rtr}trylg.YA,Ms, I M(Adt55314, l E fintna'c�arrel c=-.xr".stirrf r c=.it"rft�rttirrl(weas en-e located on the backshle ral'Costco, with the small-scale I taei hhcrrlracrd sc`risiirg 4,I)vPad silcxgenerGllly v isrini;and Proposed neighborhoods. This lei vul is inconsistent with the intent Qf Uixee Use de.signalion, f�i�ure 5-5, r land the llrcrl ose of hackuge and collector five rcitad►VgVv. t cj 2 .t15.t)1,1,"1'i<u1 i'r�1` 4 Vririet N cifc r7ninrercirii tinci rettIil opporti.►nitics within the Arva Of City Impact.," Iti.v tiled is Irlrritnc xl f it .some,cr mmorcial itsc{s and this Brut ose l"Vile pleat i►ould ct;+[rond resit mil and suikeholclei-access to eloser comineivial and retail olportrtnities. r_, 3.05.03A, "Identify transitional areas to buffer commercial and residential uses, to allow uses I' such as offices and oilier low lntciisity users." Pole,rrlied/oil,intensil't,users am Iomled elively frvnr eivislirlg enrcllarafarised residential areas and tin tent lirovitleF to hatlfi!r. The,hi,�rh tle�nsrly rosidonticrl eloe's lraWiY C.'c,,sIC0 intP00s 1i om exi,sling residenlial, which is similarli"bufjcreef f°taut the existing lain dearsil tf i esidcairtirrl lei'a collet tol' rvathvtty with tt'icle lctnelsetilm ljtrf/Ys f * 3.06.0IF,"Protect existing;residential properties from fileo►upatilile kind use tic%1ekQliii1ent Oil i adlaccnt pucc.is", The nutirest existing msitlentiul ctevelafatrrc:nts are selmi°cited kv c°olltctcit°rrtrtlrtr°tericil rcrrrclttrrt s. 4ciclitiontil landsc`calaing will separate proposed i-esr'dentr'etl rtsesfi-ont commercitil rises (Coslc:o). The erlilalicotion nurreitive ine ivelles theat IJO de liveries will lrikelalacv boi►eon 10,,00 T','t and 5:00 any, that c o m elVitrl h°rtt°k ivill be ail(q ilwin r�side�tatierl,, and that all lighthl.q ivill be,,hielded and ti3O iwl candles tie la)vjei.ft,thleS. * 3,06.0 I If, "Support land uses that do no( harm natural systems and res.ources." The existillA,babel ivfilr m'Cd soul there'`ore tort natrn`raI silstellis which tensile lrr bel1mrt'ule(t * 3,06,021), "Re~stricl priViitc curb tuts and access l)o►nta,oil call tears rind {irtcritil sire cts" The prvlarased site plan and eiplalicration requests ditee;t Access to Tell "file Ro(id located rough�v Iaral/=u a iP heliv,rcen l,v,tit Rapid, a vollec lur•roadiveq s and C-71inde=lr lili"d, ci Stale hiigh►vai'and et mobility vorrieloi-. cj 3.06.0,21I, "Coordinate with ACiID, ITD,COMPASS,and other agencies to determine future inliastr-ticturc plans,Irk►nsportntlon corridors,highway alignments, etc, and allow only compatiblem jaccnt land uses,appropriate:site desig)as and traffic patterns." t`1CHD, J77), and C1'0,1il'4 S;S have irll by n lxrxairNe d on calpvvlrr di v to review told collullent oil the proposetl riT,nlication. ITD and 11CHD have Bath haled severed atNitr'vneil nreethq s tv reVieiv anti rfise toss the lri`rrl)rr,se=(I r'ililrltr`talinir. 1 t>nr.t",stelJle c mlinrie°it)eliscrass ri"hol "aplirolwitiley"anti "colnlaatilale"site design rind trcr/firpaltti-ns• email. Straf l-e€`rnnrnenrfs the Commission and Council consider my"additional ccimme ws or coirdition.s that ai'c tires►?ide'cl 0 At;HD, IT I)or C'CJ"111f AS& * 3,07.04D, "Adopt land use designations that will allow for housing opportunities Ior all income The rrdopleel fithav land rise rksr`gncttlrarrs rrllowjbi•rr vai-ioY of hous•ilig(ypes that m aY be ritarac�tiVe to rill hICOrne h.r'epls. lieu olydicarrl is pl-ollosing to annex and Zone portions rif the sill, as f1-15 (ltfee inm-lrigh Densilli,Residentiu4)miel R-40 (ffrgh Density R sidentirrl).Thx:lamIxtsed i-c-svidential is within the sheer ied eirea rind i-anf,U ele-`rented in the Coinlveheltsive,Plem, hilt they overall com"elal lalan lacks of the:t ke(l rr.s'? jleve a srrry,br it to be rlrtcr�ratr�zf siteces#idle,as cr mixed usepi'etje?r;'t. See the Gieneittl Nllxe tl Use text anal.1wis. 3 07.tl?L31,"Provide housing OI)tiolIS close to employment and shopping renters" The Proposed p q ect would Provide mhfitionrd hoppillif appol-Irnnties fiv existing and proposed r'esitkni.s, Hotvvveri', Stal1 is converned limit the,site/)beet duos not pi--vide t0eelnato pvtlesil=lan Meridian City Council Meeting Agenda h4tl0 *—ftW2K1Xi a#5V k era meactions between residential aml r•ettrr'f uses, Thr's im-olmsed loccatiol) is 1101 Within er cttr•r'ent errllplq1,11teart rarr'ct, E• 3,07, 2L., "Locate high-delisity developirlent,where possible, near open space Corridors or other permanent major open spike and park facilities, Old Town, and near Imaior access thoroughfares." face trr'qposed high-rlcilsi(i,m,sirfemial is ncwr lwo parks (KePh Bird t el c cy and flcrrWe 'PrrA) and ca nigior access thorrru,0(Jirr-e (US-2042())'. * 3,07,031-3,"Provide for a wide diversity ofhousing types(single-fafalily and Multi-IMuily airrangements)and choices between ownership and rental dwelling units kir all income grnulis in a variety or locations suitable for residential development." ''l heprcalmsed site Plan would(,&I to�tfe l,irficarr's diversila'of housinge aarullwollideti jcrr high aferr�at��residential in elroscrlarrrchrti a�t�rr rricaj�ar trearrsl�caa�tatticrrr e'crrridew. The elelrsiti+4 1,cwi+eillhll WOW 1101 hr_rii e%i Vrjustified well.l)arrticllhw�v ill light of 1he(II)pfrealions colirlaiialic: with the nrixe(l use siemdui-d and that it ll,uulaf exceed densities allowances within the a dol)te(l i HU-C land use. * 7,01,01 F,"integrate land use and transliortation planning to ensure that they mutually Support the ccoaaullunitie.s'goals and desires," Q1,and ta•ransimnation agencies have mot rrrtrltilrlc trtr es to discuss the subject laaoje t, With some chrauges to thepi-ol)(m al, stel'bel'ves the f�r�c� ect coulcl suj)j)ear7 the c,'r�rr muuities'gals enact tle�,t 1 rras, Summary Comments and Recommendation: In .suninuary, the proposed application and concept Platt is loot generally consistent Willa either of'tlle proposed future land use designations.The major and only envisioned anchor, Costco, is entirely auto centric avid there is lilllitCd 011iClrtntlitics given file store size and remaining coninict-cull ,treat 1C►Illl.e t tile: intent of any mixed use designation. The proposed configuration,centralized on the site and facing t llintleal, is not ideal tEir the csii i11g alnd irrlpose t caaralnlunity, liartllcr t11an rising tic ceoIhxLOr aU a backage road and integrating less intense retail and office type uses 1(ipcent the existing neighborhood. the collixtor is 11:sed n"sccondiary aces, Given the size of fllo Coin tile reial aarc a left after C oslco, ,arid unless coninicrcial portions of tile,site are rotated 180-degrees to be inclusive with file existing neighborhoods,it is unlikely thatany number of small adiustments will allow(lieprOI)osed d0vc 101111ent to comply with the inixed use designation, further, the centralized location and orientation of Costco nma kos interoollnt ctivity between reside".ntital and commercial cial and neighborhood se1'Va11g P01- i011s(toile site difficult, As (lie solo anchor Arid largest portion Of the Commerujill ilrG}a, a simple Commercial future land us+ designation may be a more appropriate designation for this earner, Other changes should still be considered to better into:�gratc nand protect any proposed residential I�om traffic conflicts, such is cttf- t m`ough driving,and to protect the state facility frcom internal drive a Nic congestion, L esgon a learned (roam Eagle Road should also be considered with regard to access of State f"acilities, and (lie impacts and driving behavlors.that occur pas la result, Access to t'hinden may be appropriate, but tho Lnlplira-Sk--,110ulrl be ulscwherc and less directly into parking a rcais. Consider opportunities for better conncuting the proposed residential areas to both C ostco (with a gm slut food conter),and the saatellite pads,which may halve more neighborhood scl vials uses, More ertlorts shotild be explored to improve laaitlllS`aY CoOnec.tio lls and dedicated pedestrian environments so that existing rind proposed residential may access the site without having to drive., To comply witli mixed use requirements, more substantial site layout revisions Would be necessary. Lessons learned from Eagle Road should also be considered with regard to access to as State facilities, and the impacts ,,rift dl wing kohaviol's that occur aa;s as result� -17- Meridian city council Meeting Agenda A*1l l2,1t, $—Pagl=(off 5341 r c r 8, AI)A COON-ry lil('.11 AY 1 is,rRIc,T(,A Ill)) There rai-e no site sf.wr fie. cnaa(litiOats ref' '(11),a ov al associated with the Plan Hal) 11aateaarintetat aaarl:fa►aacVatiralr &I 1r_aa►t119 afaj)1rcnta01a4. r 8.1 Site;,Specific. Conditions of Approval (Preliminary Plat) t &1.1 C'otnply with reclnireinesits of t` D and City of ivloridiata for the C"hinders Boulevard/US 20-26 liromuge. if.. 4 9.1.2 linter into a Cooperative Development Agreement (CDA) with ACI iD for the widening of Ten Mile Road 1 to 5 lasses between Chhnden Boulevard and Milano Drive, prior to ACIID's signature on the first final � plat. 8,13 The Cooperative Development Agreement should include the roadway construction, contract requirements, as `yell as aillocaation of costs, ACHD will only provide reimbursement for the cost: of permanent roadway improvements consistent with sine ilaYWP and OP, interim irnprove►ut<nts are not � eligible for reimbursement ,and all costs would he the responsibility of the applicant. cp 5.1.4 In girder to ensure the roadway will be improved when warranted, the following itenns must he in place, prior plans acceptance for the meal plat necessitating the improvements. Cooperative Development Agreement Financial surety provided by tilt applicant Illecting the terns of tile Cooperative Development Agreement; Dedication of all of the right-of-way necessary to complcle the road widening projm. 8,1.5 If the STAR Agrcenncnt does not occur pricer to ACI ID's signature on the first final plat enter into a iz ooljvr�-ttive Dcvelopm nt Agreement with the District to niipmwe the C hinlen Boolevard Black Cat Road intea.,eetion as listed in; the ACHD's C'IP. Tile Cooperative Development Agreement shall include tile, intersection cotistructiOti, as well as (allocation of costs, ACI Ili will only provide impact fee credit for impact fee clitilnle costs of permanent intersection improvements consistent with CIP. 8.l.6 In order to ensure the Chimers Boulevard/Black Cat hoed intersection will he improved when warranted, (lie following items must he in place prior plaaas acceptance for tiie halal pleat oece,"-itating rile improvements, Cooperative Development Agreement; Financial surety provided by the applicant meeting tits;teraiis of the CooperativeDevsclopnieant Agreement; Dedication of all of the right-of-Way 11ecess71y to complete tile: intersection project. 5,13 If the widening of Mile Road to 5 lanes but„cen Chindcn Boulevard gars( Iv1cMillaati Road is romoved froju the. STAR iigrecnlcnt or if the construction of tile proposed is nit f44asilalr'elite to of tinning of ACl D roadway construction projects in the area, then the following iatiprowenients shall he constructed. t)cdicaatc, rifht-cil-way to total 48--f+ct From tlae ecnterline of-fcia Mile lWaad. Construct a 54bot wide detached concrete sidewalk located a minimum orill-feet From tine ceintedine of Ten Iviile toad abutting the site. Provide a perniatient right-of-way easenient for detached sidewalks bleated outside of the dedicated right-of-way. C'onstruo( a center left turn lane and dedicated right turn lathe.on"fen Mile Iio►ad f'or the taianporaay lull access driveway located 660400 north of Lost Rapids' Drive_. as Meridian City Council Meeting Agenda h40 122A W40—lftV Alt 045314' r 3 G: Install a signal at the Tcn Mile: Road/Lost Rapids Drive inWrscction, The altttliccant slaotattl b required to enter into a signal agreement with ACrID for the design, construction, and installation of the signal. The signal agrecniont should note- that the interrw0ion should be cicsil ned to provide a 3 X I 4 intersection with three 124001 wide travel lanes, one receiving lame, one dedicated left turn lane, and one thru,rright Lane on the; 1101-111,South, and cast approach, ,,aid with four 17,-ftiot wide`: traaWl 1a11148 oil the west approach; one revccivtttg lane, one dedicated left turn lane, one, thru ]nine, and one dedicated ated right lane., The i p plioarit is rc:�laoli:iible fair all casts astimintod with tiie hardware, design, _c-rep I I and installation orthe signal. &L8 Replace any broken or deteriorated portions of curb, gutter, an(] sidewalk oil Lost Rapids Drive abutting (lie site. 8.1.9 Remove the c;cisting ce',nter landscape island on Least Rapids Drive-,it tile.Ten Mile Road itilerscction. 8.1.10, When the multifatmily portion of the site develops, install "NO PARKING" signs on Lost Rapids Drive: abutting ilia site, g.1.1 1 Close the existing driveway onto Tun Mile Road rrom the site located 4 80-rest south of Chinden Boulevard, 8.1.12 Construct a 36 to 40-foot wide tearthur►aiy full access driveway onto Ten Mile Road located 660-f e t:t nortli of Lost Rapids Drive, as proposed, Construct truct the driveway as as curb return tyke driveway with as 30-t`oot radii and Dave the driveway its entire width at least 30-feet into the;site beyond the edge ol'pavement of Ten Mile Road. `Clain; driveway may be restricted iai the future as traffic conditions warrant as determined by ACFID, 9,113 Ci n+atruct ones dritieavay omen I,ost 1z,,)pids Dr►ve� lotaated 35t} fiat west of`I en lvlilc, finaad, aaligaie;cl centerline to centerline with attt existing driveway on the south side Lost Rapids give, COustret41 the driveway as as curb retur►a type drivc\vaay xvith as 'Y)-fcaraf rildii and ]nave the driveway its entire width at least 30-feet into tine site beyond the edgers ofpavement cal'Lost Rapids Drive. }#,1,14T tw;ctatstru f date driveway onto LOSTI�aal�icln+ 1}aive located 700-feet west of` oil Mile Road, a11ifat ocnterline to ceriterlitic with it public street on the south side Lost rapids Drive, Comili-LIct the drivcNVUy as it curb return tyke driveway with a 30-156cat radii and 1),Ive the driveway its entire width at least 30-feet into the site beyond titer edge of paavertwill of Lost Rapids Drive. 9,11's Other tha ai access;al pre ved as pawl of'this aplilicattlon,dirco lot access Wren Mile Road .ante.] Lost Rapids Drive; is prohibited and sliaill be noted can tiie final plat. 8.1,16 Payment of impact fees is due~ prior to is mane e of a building peraiiit. .1.17 Comply Nvith all Standard Conditions ofApproval, tl.2 Staaaitiarrl Conditions of Approval (PITHatti"aa"Y Plat) 82.1 All proposed irrigation Thcilitics shall be located outside: of tlic ACHD right=of-way(including all cad.:at eattk), Any existing, irrig,'Ilion ficilitiena ahatll be rtloe£aated outside of the AC HD right-ofway (including:all carseiiients), 8.2.2 Private Utilities including sever or water systems are prohibited Peoria being,located within the; ACIII) right-cal'-way. S1,`?.3in accordance et with Di iriel policy, 77I13.3,the aapplic►ant may he required to upd ate aany e ximing�norm `,onepliaartt pvilcstria n i►nprove<incrtts ubut(imt3 the:site to micro currc_nt Ar icriv mis with Disabilities Act (ADA) requirements. The allrl�lt itation of ADA coil)n iarttcto IJaSU ta.t,>��v_�I_upj►tivtrt_Itc,vi���_�t,al��l�t_re�a��4, Meridian city Council Meeting Agenda At 1µ'I I#a, tl — 1 ag�a2a7 criP5314 c i i 8,2A [replace anyexisting damaged curb, gutter and sidewalk and any that nay be damaged during the i t anSta'LlCtit?n of tile proposed dove!optncnt. Contact Construction Services at 3S7-62180 (with rile number) for details. 8,2.5 A hl ense a'i�i'ZCnal tat�iaad e C.aaatpltaance 1Y�itla tlac I)istl`a4t's I rce pl alter poliey i:a required tear tall 1�an(l x1lj)iI C proposed within .AC:I ID right-cat'-way or easement areas. 9.2.6 All utility rcicautatietaa Cost:;associated Will) improving'street liroaatages tabtatting tho sitar shall be boroc. by the developer. 8,247 It is the responsibility Of tile:ralsplictiaat 10 verify rill e Xisting utlilitics within tile.ripht-oimwaay, .I`lle applicant at no cost to ACHD shall repair eXisting utilities damaged by the:applicant. The applicant shall be tceluirc4l to call lt�oft4 I�IL�the a1-342-1585)lit,�a t a,lallacon ia���t A�'Hl�business ftic t��aaera!ons�ys prior to bac:aaknp,grouatd �i�}tl AC ACHD D oaadtaits s aaare,Or filled) are compromised d during any phase of e.oaastruct on. �� in that event any r1 _ [ _ �. f, I p 8.2.8 Utility street outs in PZINTaaIent less than five year's old are not allowed unless approved in writing by the District, Contact tilt; Districts Utility C0ordinattor at :387-6258 (avith files numbers)) for details. 13.2.9 All design and comstructitm shall be in aaccordunce with tlac ACHD POIiey aMWILtaal, I5PWC Standards and approved mipplements, Con truction Services procedures.and all applicable ACUID Standards unless: specifically waived licre.in. An unginaeel,registered ill the State of Idaho shall prepare and certify all improvement plans. &210 Construction, use and propcay dew iopmeint shall be,ill con[on iEtnce with all ;applicable rceluircincnts of. ACI-ID prier to District aaltprotiraal for racculiaiie y, 8,2.11 No cliange iaa dies tesrtns atnd Conditions or this aapproyaal shall bo vaalitl unle s they are in writing land sigraetl by the applicant or the applicant's authorized representative and an authorized representative of ACHD, The burden shall lac,upon the applicant to obtain written confinnation oraany change front ACI ID. 9,2.12 If the site plain char a,'}4 01ould champ, in the; future, ACI Its Planning Reviow will roviexV the site plant and natty require additional intpa'ta�e iaaeatts tea tiles It-Unspurttatitan systom at that Banc, Any ulatange in.th4 Ialtuan(I use of tine property which is the sul)ject of till..application,shall require:the applicant to comply with ACHD Policy and Standar(l Conditions ol'Approv;al in place;tt that linar, tanks;t aarkaivt.r/vaar ;ancc ofthe requirements or other legal relief is granted by the ACHD Commission. (See)dolt 1)(1ge) Meridian City Council Meeting Agenda,6*1µ 1Zt,2000—ftV"afl`5314' f { I r. f Your Safety our Mobility IDAHO TRANSPORTATION DEPARTMENT P,O,Bnr 8028 Praise, Irk 8 707-2028 Your Economic opportunity October 18,2017 Kititelson Associates, Inc, Attn:Andy aaleiden, P.E. 101 South Capitol Blvd, Suite 301 noise,Idaho 83'102 Via Email Dear Mr.Dalelden, The Idaho Transportation Department(ITD) has reviewed the submitted Traffic impact Study(TIS)dated September 2D117 for they Ten Milo Development Incatcyd at the snothwe5t corner of i1S 20/2 (Chinden Blvd)and Ten Milo Retad. ITD appreciates receiving the analysis of multiple.scenarios;however we do take exception to the r+ ference s in the TI s and In Figure.A that improvements needed to mitigate present day conditions.is an immediate agency responsibility. I!D ackriowli dges current and future widening needs in the US)O/M corridor Flan and area committed to resolving there as finding is available,We presently dig not have a project prograrlinred to address'widening ran Chinden Blvd between Linder Road and 1'ree Marro Way. Funding Is not currently available for this section,we are working to fund the corridor,prioritizing based on higflest traffic volurnes,with current p(toj`^+is funded be:tweert Eagle Ind and LOCUSt Grove and'Locust grove to tinder Rd.'the improvements outlined in the i IS and as further clarified'below,are required to address additional impacts of the proposed devt loprnent and,without a funcltd project,are the responsibility of the development. Please find our corriments below regarding site access and improvements needed per the TIS, Site ,Ai=e%,',A; • I i I)will allow a temporary right-in/right-out/left-in at Site Arcess A located 1160ft west of i`en Mile Road until Chinden Blvd is widened to three lanes in the eastbound direction.At that time the movement will be limited to right-in/right out.If he left=ln movement may also be restricted prior if there are safety concerns. • The left-in movement will rrinulfe a lefty tr,m lane(tiaL shill be designed per Figure 313-2 in the ITD Traffic Manual. A 550ft right deceleratiOn lane Is required and shall be designed per figure 313-4 in the ITD Traffic Manual. Per the standard the deceleration lengtf) (370ft)plus the taper(1 Pf ft) shall he 5a0ft. -4 t _. Meridian City Council Meeting Agenda3r{rlylt fr — It�ag7soiP534' t l G i 14s G, Site Access B: The city of Meridian will annex In this,development changing the access area type from statewide rurot to urban-35MPH iusulting in a required upstream driveway spacing of 790lt I(on) the signal and distance between,driveways of 500ft.The access spacing does not meet IDAPA minimum requirements of 79 ft;ho�;�rsvei, to riot allow the right in at Site B will result in an additional 83 eastbound rights at ti e Teas Mile rid and chinden Rlvd intersection in 202.4 which is already handling 341 right turns during the Saturday peak hour.Therefore, ITD will allow a variance to the 117APA minimum spacing I requirements and allow the right-in/right-out at Site Access B located 545ft cast of Site Access A and 6I5ft west of Ton Mile Road'. • Right deceleration shall be per rigure 313-4 in the ITCH Traffic Manual.The deceleration length plus the taper should be s5oft.true to the distance restriction between Access A and Access R(545ft) 1 tip may allow for a itm decrease of the standard SbOft. requirement. ITC) requires the following Improvements be rnade as identified in the TIS: chinden Blvd: linden Blvd will be widened to a four large section(between Tree Farm,Way anti Linder Road as proposed In the TIS and include a concrete median island.The final road section design and layout will be approved by ITD, • Widening to include COnstr action vve'st of Tree f arm tray to taper the pavenxrerit back to a three lane section. Install condult Willi fiber opttc-s the entire length of the,widening. Intersection of Black Cut Rd and Chinden Blvd: i A signal sh,-21111 ho installr�d to ACHD requirerrrents.Thr,,signal poles,need to l Inrrited as s+rclt to, accon nnodate future widening oil Black that Rd as identified In the US 20/26 Corridor Plan. « The new si nal it Black Cat Rd must bean E9 interconnected �tnr ctedid Belk too ignals at Tree Farm Way and SVI--16, g ITD r,aware that the northbcum right _ g inovements off of Black cat girl fail in the 2024 TOTAL.PM Peat hours. ITD awaits comments from At=HD on how they woold ilke to address this concern. Meridian City Council Meeting Agenda hgilyl24 f k Intersection of Ten Mile and Chinden Blvd: • Install additional eastbound thru lane and westbound thru large as part of the overall t hInrfen Blvd widening, Castboulrtd lane COrrfigo ratio rts on Clrinden Blvd will include two thru left turn lame and a dedicated right turn lane. t • Install additional westbound left turn Cane. Westbound lane configurations ors chinden Blvd will include one combined thrii/right turn lame, one thru lane and two left turn la les. I The Ten Mile Commercial Development may enter into a S Aft agreement with ITD to implement all of the work outlined in the preceding Mullets in a did on to widening Chinden Blvd from Tree Carrn Way to the termination of ITD's completed SI11"16 prgjeut. ITC) reserves the right during the STAR nu a reemerpt negotiations to rer uest additional g � t Improvements, ITD would like to state that US 20/26 arid its corridor is a vital east-west commuter route in this region.Tile department appreciates the economic opportunities the Ten Mile Development brings to the City of Meridian, but must balance that with maintaining mobilityy along the corridor. If the applicant Is in agreement with addressing the Items as outlined above then this TIS Is acceptable from a state highway actress,safety and mobility standpoint.you may proceed with stamped engineered drawints of your proposed access and safety improvements: Final approval of the accesses is determined once all documentation has been provided and the perm is signed. M intaining safety and mobility ility for'Idaho's rno�torist,is of the utmost importanre to IT17).Nease let MP, know If yorr have any questions. I can be reached by phone at (208)334-8340 or email at erika bowen @1td.idahrs.gov Sincerely, f r Firika R. Bowen, P-C, District 3 Traffic Cngirleer cc, Mindy Wallace AC14D Caleb Hoot] City of Meridian Army Revis ITD -a3- Meridian City Council Meeting Agenda 401y124 =%—PaV2!7i6-1Wf5V r t i &011 ,� .... kf ear r ;rr roc rv� ` ? [ z; . 70 4 � s� ; 1 a� FI: s( ..z ',T „ u ,.-9^. r 1 €ram + '9np)V cd t� 1 r !.a e! x ,.� halm8' lan,Waltz A II � .r.x_ I; -44- Meridian City Council Meeting Agenda hgllyl 21183_ PaV2r7P30ft5'A4' i i Exhibit C: Legal Description & Exhibit Map for Annexation &Zoning Bonudary f r i - a !) 33 WESTSTATE STREET BOISE,IR 83714 2081.639,6939 FAX 208.639.6930 September 19,201.7 Project No.,17-104 EXHIBIT G LC,GAL 0ESCRIPT1ON FOR REZONE TO R-15 F r A parcel of land being a portion of the Northeast 1/4 of Section 27,Township 4 North,Range 1 West,f olso Meridian,Ada Couni.y,Idaho and being rrrnre particularly described as follows: r= COMMENCING at a found alur'rthturtt caf>nwoument,marking the Northeast corner ofsold section 21,which bears 589"17135"E a distance of 2,647.29 feet from a found aluminum cap monument marking the North 1/4 corner of said Section 27;thence following the northerly line of said Section 27,N89'17'35"W a distance of 1,1i36.00 feet to the POINT OF BEGINNING, Thence leaving said northerly line,S00'42124"W o distance o(1,201,82 feet; 'thence 560,75 feet along the arc of a circular curve to the left,said curve having a radius of 1,381.37 feet,a delta angle of 23,15131",a chord hearing of N81'40'14"W and a chord distance of 556.91 feet; � r Thence 986'42'00"W a distance of 27,55 feet; Thence 221.61 feet along the arc of a circular curve to the left,said curve having a radius of 1,070,00 feet,a delta angle of 11"52`01",a chord bearing of 580'46'00"W and a chord distance of 221,22 feet; Thence574'50'0!Y'W a distance of112,27 feet; Thence 182,88 feet along the are of a circular curve to the right,said curve having a radius of 4101,01 feet,a delta angle of 25'3322",a chord bearing of S87'36143"W and a chord distance of 181,37 feet; Thence N7911736"W a distance of69.42feet, j Thence 9-66.33 feet along the arc of a circular curve to the right,said curve having a radius of 350.00 feet,a delta angle of 43'35`54",a chord bearing of 1`457'31'24"W and a chord distance of 259.95 feet; Thence 579.A3.feet along the arc of a non-Tangent circular curve to the right,said curve having a radius of 691,53 feet,a delta angle of 48°00'29",a chord bearing of N11'42'58"W and a chord distance of 562.63 feet; Thence 389.18 feet along the arc of a nowtangent circular curve to the left,said curve having,a radius of 1,880,00 feet,a delta angle of 11'51'38",a chord hearing of N06"21'23"E and a chord distance of 388.48 feet; Thence N00°25'35"E a distance of 123,98 feet to the northerly line of said Section 27; Thence following said northerly line,S89'17'35"E a distance of 1,459.29 feet to the PRIM'OF BEGINNING, Said parcel description contains 39.005 acres,more or less*and is subject to all existing easements acid/or rights-okvayof record or implied. L a trill o s� ttls�0 Attached is EXHIBIT B and by this reference made a part of. N 662 OF ENCINEEM SUitVEYORS ( PUANNERS 4wvrw.kmengllp,(.oni .45- Meridian City Council Meeting Agenda 9dgltt;�t1 — Iina �l8ladf54' i i r } 'J233 INk t,TAT(,, f RFFT tiOU,Its 33714 2138,639,691") fAk 20q.6 49.6930 December 11,2017 Project No,;17-1.01 EXNI[tiT A LEGAL DESCRIPTION FOR REZONE TO 11-40 A parcel of land heing a portion of the Northeast 1/4 of Section 27,Township 4 North,Range 1.West,Boise Meridian,Ada county,Idaho and being more particularly described as follows; COMMENCING at a found aluminum cap nionument narking the Northeast corner of said Section 27,which hears S8917'35"11 a distance of 2,64719 feet from a found aluminum cap monurnent marking the North 1/4 corner otsald Section 27,thence following the northerly line of said Section 27,N89'17'35"W a distance of 1,188.00 feet; Thence leaving said northerly line,500"4224"W a distance of 1,065.00 feet to the POINT OF BEGINNING, � I Thence S89'15'45"E a distance of 863,62 feet; Thence 50p"36 22"W a distance of 179.49 feet; Thence SS9°59'00"W a distance of 6,50 feet; Thence S00°35'20"W a distance of 166.79 feat, Thence S09°57'53"W a distance of 1ZL64 feet, Thence 4190 feet along the arc of a circular curve to the right,said curve having a radius of 1,380.00 feet,a delta angle of oi'46'52'',a chord hearing of N81*29'40"W and a chord distance of 42,90 feet; Thence 559.30 feet along the arc of a circular curve to the right,said curve having a radius of 1,3II0,0t1 feet,a delta angle of 23°1 '1g",a chord bearing of N68'5934"W and a chord distance of 555,48 feat; Thence:305.20 feet along the,arc of a circular curve to the left,said curve having a radius of 1,381.37 feet,a delta angle of 12'39'33",a chord bearing of N63'42'42"W and a chord distance of 304,58 feet; Thence No0'42'24"L a distance of 136.82 fEet to the POINT Of BEGINNING. Said parcel description contalns 6,496 acres,more or less,and is subject to all existing easements and/or rlghtsaoUway of record or implied, Attached is EXHIBIT B and bvthis reference made a part of, LAN,) N sib �'yr A 62 N, 114GINEr115 l St►IVEYOW ( PLANNEF6 wwW,kmenglli3,ro1)1 -40- Meridian City Council Meeting Agenda A00l2t ZMN fP'aw2FASadfM ' G; F u c 9233 WI ST 5TATE STUTT I 133015E,ICt 33714 2.0,U '9.693'_1 FAX 208.1,39,69, December 11,2017 Project No.;17404 EXH1131T A LEGAL DESCRIPTION FOCI REZONE TO C G A parcel of land being a I)u1-lion of tile Northeast 114,of Section,27,Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho and being more particularly described as follows: BEGINNING at a found aluminum cap monument marking the Northeast corner of said Section 27,which � bears S89"17'35"E a distance of 2,647.29 feet from a found aluminum cap monument marking the North 1/.4 corner of said Section 27; Thence following tite easterly line of said Section 27,S00"20'42"W a distance of 1,540.74 feet; Thence leaving said easterly line,N89�39118"W a distance of 184.82 feet; Thence 1,75,11 feet along the arc of a circular curve to the right,said curve having a radius of 1,380DO feet,a delta angle of07°1E'13",a chord bearing of N86'01'12"W and a chord distance of174,99 feet; Thence N09°57'53"F a distance of 121,64 feet; l Thence N00°35'20"E a distance of 166.79 feet; Thence N89°59'00"E a distance of 6,50 feet; Thence N00636'22"E a distance of:179.49 feet; Thence N89"15'45"W a distance of 863,62 feet; I hence NOW42240 E a distance of 1,0GS.00 feet to the northerly line of said Section 27; Thence following said northerly line,S89'17'35"E a distance of 1,188.00 feet to the POINT OF BEGINNING, said parcel description contains 32.830 acres,more or less,and is subject to III existing easements and/or rights-of-way of record or implied. Attached is EXHIBIT B and by this reference made a part of. r i'\del LAN,0 S E N Shy !! 4 � (362 �J OF 0 t Y Ki'M S /11 -47- Meridian City Council Meeting Agenda#01124,211106 ff�awAMaffW 'i NORTH a/ Ca u g - BASIS OF t�EA.tbRO NORTHEAST CORNER SFGTtO't ---__— ---148J,1 7"Is"W uF .le ®ee„mSECTION 27 — _ 155,60' W.CMINDEN BLVD. ' 2 �;. i� —� _ t — fft# -�.q4�'8,1,11--R/Y RhY R/ Li " A-27 1D— POINT OF REGTiv4til _FF'OIN'T Or IIEG,.NKING 6 _ u, FOR REZONE Ta R—i FOR REZONE TOC—G + tC TREE FARM 44Xe R PROPOSED ZQNII G,'C-G UtFLiT iP flt FC1 �IT?VIsR- $ a RUOTl t[-F3�AM€ 32M,3 AC a� 4� Q EnLU 4 POINT OF ErIVILiNING � fs FOR REZONE TO R-o zLo LS 0 L� w, PROPOSE ZC1 iING1 F(_r y SUBCO.Isfr t�Na. f C � C5 z 4 � tu7 altizlGl�;Jik oil 54J�raIt4c5tQtE * .. L3 r J.LUST RAPIDS DR, SECTION LINE z_z — — — U lPLATT€0 RL1 ADJACENT BOUNDARY LRE pare �tastz 7 RAIL RIDGE z5r� At,yGy t WUACH 1 StaErr: ALUMMAI COSao. i OF 2 ULCUtATED POINTr� lam s C 2DO 400 800 - - 662 Y Plan aeolo t � a � EAST 1/4 CORNER } e anit� satre�s .vu�€u SECTiON 27 26 a�a srsrate t n C,+#siu�t a?5�ss3 Meridian City Council Meeting Agendaµdylfll8s— Iagp7ircnfr54' t t? r UNE TAME CURVE TAALC t�fii�: tcne.ait iJl�i6-(11,Lh} CPC =.ls tmr:ce�iki iktzia, CN4�t�HP� �dt�ti5 MYt.€xa' 135.18, U2esd d1p-#v241'3 W 155. ems, i4 .1�i _-1i r3Jp2[1'C f? 1�N ' Vt.t1J Y'3h`34` RK1*€st's1 `,+2.8'd' t_5 is FIB 'tn' fi3 ds8sf N59 23'13'1+!: I-io ^7 r473G w'FT c3 Im1 37 3M.20 1739'3,3 NFM 43.`+i Ls Eat 8, a 5 35'a5'vr CS MIX 50.7a 23 151'31" NW.1 4 54 ra 556 9V � 0 L! 1a£kd �. �g' s £ df4'74i�? 221.$1 b1� 1" SPta 4fi"Qa"Y1 1,e `X y. S LU L9 27,65 #2,'ti 7 7 51mm, I.F}.S' 5vxYj7'* fi5T,36'r 'N k 1.aT .i a •, LH 112$7 zm 3' biy 263:33 0.316 4" N55 31'74 Y1 2E5 5' N s __. W 0.42 N5A13d1VA i*r} G39,53' 579A 4g f 'd6 N1 t ".5O Y1R:2-- t 0 123,96 }'V25'35c iD 1 St MAO 11'�d'? t��111 E � j L11 196n. a i 1Ta 6 e 4,12..--1198.CC7 �15r 17',ST. Wit SHEET'. 7OF2 Q p� 66 (1 Z +J_._�� 0 POD t t4 it1i ".4k Y I1 I V a.+t V, E - 41 PWtill}f (71 Et I f'Ic',ri 3ca1c1 t Of .�rvbsFsru . .t 1 w a x-Oil 1 I E E r i f 1 1 c _49— Meridian City Council Meeting Agenda A 1p`1 Pa-wA80- `5V t' e i` ff t D. Required Findings from Unified Development Code I I, S.f+L}NIVREHEINSIVE PLAN AINILNI NI-ENt' Upon reconimendation from the Commission, tile: Council shall [melee a full investigation and shall,at the public hearing, review the: application. In order to grint an arilendnietit to the Comprehensive. Plan, (lie: Council shall male; (lie following tindings, a. The proposed ainendment is consistent with the other elements of(lie Comprehensive Plain, Tile City Council finds that the proposed map attiendment from Mixed Use—CaniMiunity and Medium Density Residential to Commercial (I 6.S acres) as depicter{ in Exhibit A.2 is consistent E with Clements of the Comprehensives as discussed during the hearings on Nlarch I and April 3,2018, b. The proposed amendment provides an improved guide to future growth and development of ' tile city. Ti)e.City Council finds that the proposal to modifyr the future. land Use Map to allow for commercial uses will lie compatible with future adjacent residential uses afrcvisicros are made to the concept plan as recommended in Section IX and Exhibit B, c. The proposed arnendnrent is internally consistent with (lie Goals, ObjJectives and Policies of the. Comprehensive Flan. The City Council finds that the proposed amendment is consistent with(lie Goals, Objectives, and Policies of the Comprehensive Plain (see Suctions Vil and lX for detailed analysis). tl. The proposed aniendme nt is consistent with the Unified Development Code. The City Council finds that the proposed 11inerielnient is consistent with(lie Unified Development r Codcl e. The amendment will be compatible with existing and planned surrounding land uses. The City Council fords the proposed amendment will be compatible with adjacent existing and planned future residential if the site is developed in accord with the concept plan in Exhibit A 3 and the conditions of'approval contained herein. f. The proposed amendment will not burden existing and planned service capabilities. I The City Coeineil finds that the proposed aincridnn:nt twill not burderi existing and planned servico, capabilities in this portion orthe city. Sewer and[waiter services are available to be extended to this site. ry, The proposed trial) arneiidnient (as applicable) provides a logical Juxtaposition of users that allows sufficient area to n)itigate any anticipated impact associated with the development of the area. The City Council Finds:the:proposed niap amendinent will provide a logicail.juxtaposi(ion of uses. h. The proposed amendment is in the best interest of the:City of Meridian. For the,reasons :stated in `sections VIl and IX and the. subie=et f ndin s above, the Ci(y Council firms that the proposed armead►tierit is in(lie hest interest of the City, Upon recommendation front the Commission, the Council :shall inake a full investigation and shall, at the public hearing, review t1)e application. In order to grant an annexation, the Council shall make the following findings: �S0 Meridian City Council Meeting Agenda hol l I�t 71i8+— ift"203)off 53l41 i a. The map amendment complies ivith the applicable provisions of the.Comprehensive Ilan; The.City Council finds (hat the proposed amp amendment to the. R-15, 1 AO and C-O zoning districts is consistent with the existing MDR and proposed Commercial FLl NNI designations for this site and should be compatible witli existing and future, uses in tile area, Therefore, City Council heads tlae r sainentlaneatt is ccaatsista nt with theapplicable provisions of the Cettatpi-chensivc Plait (see section .`+II alcove for more information), 1). The map amendment complies a5'itb the regulations taufliitedi for the proposed district, Specifically the purpose statement; k The City Council find; that the proposed map anicridnaent to the R-1.5, IZ-40 and C-G zoning districts [ is consistent with the purpose sttaternents of the commercial and residential districts its detailed in Section Vill above" c. The map amendment shall not be materially detrimental to the public health, safety, and welfare, The City Council finds that the proposed zoning anaendnient will not be detrimental to the public health, safety, or welfare iJ'thc site is developed in accord with the condition,, of approval in Exhibit 13. City utilities will be extended at the expense of the applicant. d. The map amendment shall not result in an adverse impact upon the delivery of services by ally political subdivision providing public services within the City including, but not limited to, school districts; and, The City C'outac.il finds that the proposed voning aamendinunt will not result in any adverse impact upon the delivery of services by any political.subdivision providitg services to this setc. e. The annexation is in the best of interest of the City (UDC 11-513-IE). The City Council finds the proposed annexation of'this property is in the best interest of the City iJ the aaplali4aant develops the site in accord with the conditions listed in Lxhibi( B. 3. PRELtNi[NARV PLAT' In coil sideraation of preliminary plat,combined prelimitiaary and Final plat, or short plat, the decision- making body shall make thu folk whig Findings; a. The plat is in conformance with the Comprehensive Plan; The City Council finds that the proposed plat is in substantial compliance,Nvith the Medium Density Residential and amended Commercial designations in the Fa L[_Jltl contained in the Comprehensive Plan. Please see Comprehensive Adair Policies and Goals, Seeflo r f'fl, of 1he Slrf/l'R(,j)or7 fi)r more hijbrination. b. Public:setvices are available or csrta be made available:and are adequate to accommodate the proposed development; The.City Council finds that public services are avtailaible sandl will be provided to the subiect property upon development, (sec Exhibit F r7J'iltd}, taF I Repor�.Jbr Inure detail";,fi-om Public Servic pr•csa'iciclw) C. The plat is in conformance ivith Schtdulcd public iinprdaNd:mell"I5 in accord er,%tli tlae C;ity's capital improvement program; Because City water and sewer and any other utilities will be provided by the developer at their own cost, the City Council finds that the subdivision will riot regUire the expenditure of capital improveancnd funds. 51 - Meridian City Council Meeting Agenda.9µtiylZAi„WS—ftVA #knfF534' I` ii t el. There is public financial capability of supporting services for the proposed development; Lased on comments provided in Exhibit B from the public service providers(i.e,, Police, lire, AC CID,etc.),the City Council finds there is public rinanci al capability of supporting services for the i proposed development, (See Exhibit 14 fc)r more detail.) i i e. The development will not be detrimental to the pick}llie health,safety or general welfare; and I The City Council f find%the proposed development will not he detrimental to (lie public health, safety or general welfare. ACIID and ITD consider road safety issues in their analyses. f, The development preserves significant natural,scenic or historic features, The City Council is not aware of any significant natural, scenic or historic features on this site that need to be preserved. E if, i4'IODIta't+r<,%TION O f,DC 8'r,Vr[. 1- IGII1vAy At't'm S,r,%,ND R1)S. Ginner UDC § 11-11-3, the Councit tr aj, consider and aliplt' rr ode,ivations to .states highiv(o) r1Cv(% standards 11pon el qj, thv h1aho transportation department. Based on UDC § 11-3H-3, the Council finds that modification of the City's state highway access standards is wa iTanted, On Oc sober lit, 2017, the Idaho Transportation Department submitted agency coaaanzcnts on the proposed development, which recommended permitting~direct access onto SH 20/26 as submitted by the applicant's plains, Based oil this specific recommendation, the Council clouts to modify such standards because direct access canto S11 20/26 reduces development impacts, and Improve's traffic Flow oil surrounding streets, including W, Last Rapids Rd. and Teti Mile. Rd., which will positivcly i impact neighboring residences. In addition to mectintt tlae requirements for modified access standards, the proposed access also meets the City's variance standards as noted below. 5. VARIANCE: The Cite Council shall apply the standards Listed in Idaho Code 67-6516 and all the: findings lister.d in Section 11®5134.E of the UDC to review the variance request. In order to grant a variance,the Council shall make tine followiaag findings; a. Tile vaariance shall not grant a right or special privilege that is not otheravise allowed in the district; The Council finds the vaariance does not grant as right or special privilege. The Idaho Transportation Department, the.;agency with authority over SH 20 26, has recommended the access permitted by the variance for tlae bunefit of the; state highwaay systona. father properties ha the vicinity, that run attijsacelit it-) SI-t 20/26 and S1-1 55, have. historically been granted direct acce s onto S14 20/26 aancl all noceiss ary right of w ay for mitigation has been or will be acquired, 1). The variaance relievers an uridue hardship because of chaar{acterlstics of the site; and The Council finds the vairiance will relieve in undtae hardship caused by the characteristics of the site because the site requires additional access, The shape of the lot, rectangular with significant frontage on SI-1 20/20, necessitates midpoint access onto SH 20/26 for traffic flow and safety. '111e surroataading road's, and existing access points are insuf7icimt to serve the site; direct access canto SIl 20/26 is necessary to disperses traffic Ilaroughout the area, Strict adherence to than City's state highway access .standards would result ill anadue= hardshil)to the aaplalicaant by preventing tilt: applicant freataa using_ the property lair its proposed use. 5e; Meridian City Council Meeting Agenda h4l(r114a =18—iivago 2i o f 6341 c. The variance skull not lie detrimental to the public health, safety,and Nvelfare. The Council finds the variance will not be (Ictrimental to the public licalth, safely, or welkire because the Idaho Transportation Dep arts nem, the ageney with jurisdiction to plan, design., find grant occess permits onto the state highwiav system, has specifically recommended the direct access onto S11 20/26. The diroct acoess,will improve trafflic flow and reduce congestion resolting in inereased sal'ety. iJ- Meridian City Council Meeting Agenda