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PZ - Narrative TANNER CREEK SUBDIVISION Rezone, Preliminary Plat, Conditional Use Permit, and Development Agreement Modification Written Narrative July 18, 2023 Introduction: Challenger Development Inc. hereby applies for rezone,preliminary plat, conditional use permit and development agreement modification for Tanner Creek Subdivision. The subject site is located on 37.87 acres of property located southwest of Meridian Road and Waltman Lane at 675 W. Waltman(et al) Lane. The parcels are currently zoned C-G (General Retail and Service Commercial); the rezone request is for designations of R-8 (Medium Density Residential) on 10.13 acres, R-15 (Medium-High Density Residential) on 12.20 acres, and R-40 (High Density Residential) for 16.14 acres. The rezone request includes existing public right-of-way; therefore, the total acreage of the rezone equates to 38.47 acres. The preliminary plat consists of 130 buildable lots and 20 common lots for a total of 150 lots. Existing Use on the Property and in the Surrounding Area: The property is a combination of nine parcels that are currently vacant and used as pasture. Ten Mile Creek abuts the east boundary of the proposed project. The existing single-family development located on the west boundary is The Landing Subdivision(Nos. 9 and 11)with a zoning designation of R-4. North of Waltman Lane is rural residential and agricultural properties zoned RUT and R-1. North of the subject site, Ada County Highway District has purchased future right-of-way for a southerly extension of Corporate Drive to Waltman Lane. South of the subject site is Interstate 84, and east is a proposed commercial development by Hawkins Companies which will complete the mixed-use goal for the area. Property History: The property was annexed and zoned C-G in 2008 with a development agreement(Instrument No. 18131100, records of Ada County, Idaho). The development agreement included a concept plan for a mixture of big-box commercial, retail, office, and hotel use. The parcels have now been vacant for 15 years after the initial annexation and rezone. Applications for development agreement modification; comprehensive plan map amendment; rezone from C-G to R-15 and R-40; preliminary plat; and conditional use permit for a multi- family development were submitted to the City in 2018. The City Council denied the applications (H-2018-0023) over concerns of traffic congestion on Waltman Lane, impact of schools, and the lack of a commercial component to create a mixed-use development. Applications for development agreement modification; rezone from C-G to R-8, R-15, and R-40; preliminary plat; and conditional use permit for a multi-family development were submitted in 2020. The City Council denied the applications (H-2020-0024)with the determination that the timing of the project was premature. The Council indicated there was no development plan at the 1 time for the 31 acres located to the east. The City Council was concerned that the two properties should be reviewed together, to ensure a true, mixed-use development that was integrated and included all the different land use components listed in the Comprehensive Plan. Comprehensive Plan and Land Use Map: The City of Meridian's Land Use Map designates a portion of the subject site as Medium Density Residential consisting of approximately 3 acres, with 35 acres as Mixed-Use Community. The Mixed-Use Community designation should include a mixture of three land use types. A mixture of housing types such as townhomes, alley-loaded and front-loaded single- family dwellings, and multi-family are encouraged to support the commercial component proposed on the Hawkins property. Densities for the Mixed-Use Community range from 6 to 15 dwelling units per acre (du/a). The Medium-Density Residential designation allows for 3 to 8 du/a and encourages a variety of attached and detached single-family residential homes. The applicant is requesting a rezone to R-8, R-15, and R-40 with a development agreement modification. The R-8, R-15, and R-40 zoning requests are supported by the Mixed-Use Community and Medium-Density designations. The proposed overall gross density of the project is 10.77 du/a. The proposed density within the R-8 zoned portion(9.83 acres/41 units) of the development is 4.17 du/a, the density in the R-15 area(12.20 acres/87 units) is 7.13 du/a, with 17.67 du/a within the R-40 area(15.84 acres/280 units). This is an ideal location for a mixed-use residential project. Considering the property is located one-quarter mile west of a major arterial roadway (S. Meridian Road) on the south side of Waltman Lane, a collector road, and with The Landing, a single-family residential subdivision, along the west boundary. The project will have convenient access to the Meridian Road Interchange and Interstate 84. Rezone and Development Agreement Modification: The applicant is requesting rezone of 10.13 acres from C-G to R-8 with 12.20 acres to R-15 and 16.14 acres to R-40. The R-8, R-15 and R-40 zoning designations are supported within the Mixed-Use Community and Medium Density Residential designations of the Comprehensive Plan Land Use Map. Reviewing the 2008 development agreement, it appears the primary concerns with the original retail project were the transportation system and compatibility issues with the existing single- family development in the area. The Council required the improvement of W. Waltman Lane and the extension of Corporate Drive to provide better interconnectivity within the section. The extension of Ruddy Drive through the subject site to Waltman Lane provides an additional outlet for The Landing Subdivision. The City Council wanted a pedestrian network established within the project and along Ten Mile Creek. The development agreement required enhancement of the Ten Mile Creek corridor and coordination with the Meridian Parks Department. The original development agreement included significant retail and big box commercial users. 2 Considering the totality of the Tanner Creek and I-84 Meridian Development consisting of 71 acres, it is not economically feasible that both properties would develop as commercial. The transportation system would not be able to handle the volume of traffic generated by a massive commercial project. The preferred uses in this area would provide a balance of mixed-use with a transitional single-family residential component next to The Landing Subdivision, incorporating townhomes through the mid-section of the property and multi-family along the east side of the subject site. The proposed I-84 Meridian Development located adjacent to S. Meridian Road, W. Waltman Lane, and Interstate 84 is the best location for the commercial component which would complete the mixed-use intended for this area as outlined within the Meridian Comprehensive Plan. Therefore, we believe it is reasonable to modify the development agreement and replace the outdated 2008 site plan with a residential mixed-use project. Residential Lots and Density: Tanner Creek Subdivision provides 83 single-family lots ranging in size from 3,850 square feet to 10,536 square feet. The plan incorporates 16 alley-loaded homes and 67 front-loaded homes with widths of 40, 50 and 60 feet. The project includes 45 townhomes that are alley-loaded with lot sizes ranging from 2,400 to 3,884 square feet. The average single-family residential lot size is 5,132 square feet, and the average townhome lot size is 2,739 square feet. The multi-family area includes 280 units. The proposed overall gross density of the project is 10.77 dwelling units per acre, with a net density of 16.44 du/acre. The applicant proposes four phases and respectfully requests phasing flexibility to adjust the number of lots, combination of lots and number of phases to reflect changing market conditions. A variety of housing styles are included in the 128 units of attached and detached single-family portion of the development. The lot distribution within the western portion of the site is as follows: Lot and Dwelling Types: • Townhomes—Alley-loaded(45 units, or 35 percent) • 35-foot-wide Single-family lots—Alley-loaded(16 units, or 12 percent) • 40-foot-wide Single-family lots—Front-loaded(29 units, or 23 percent) • 50-foot-wide Single-family lots—Front-loaded(20 units, or 16 percent) • 60-foot-wide Single-family lots—Front-loaded(18 units, or 14 percent) Tanner Creek will provide a variety of garage orientations with 60 homes, or 47 percent alley- loaded, front-porch-emphasized homes along with diverse colors, materials and styles as depicted on the attached photographs. The front-loaded single-family homes equate to 68 units, or 53 percent of residences. The homes that adjoin Interstate 84 will be single-story to minimize the sound impact to the residents. Multi-Family Area and Conditional Use Permit: The development has a multi-family component consisting of 16.14 acres of R-40, which constitutes approximately 41.95 percent of the project. The multi-family use is a good transition 3 from the I-84 Meridian commercial center proposed on the east side of Ten Mile Creek. The project includes one two-story and 11 three-story apartment buildings. The structures are 16- and 24-unit buildings with 280 total units. The building that lies adjacent to W. Waltman Lane is proposed as a two-story building to minimize the bulk and wall effect. A primary entrance to the multi-family area is from a collector roadway, W. Waltman Lane,with a secondary access from the interior of the Tanner Creek development. The multi-family parking is as follows: • (94) 1-bedroom units (33.57%) = 141 parking spaces • (152) 2-bedroom units (54.29%)= 304 parking spaces • (34) 3-bedroom units (12.14%) = 102 parking spaces • Guest parking spaces=28 • Clubhouse parking spaces =4 • Total parking spaces required= 579 • Total parking provided= 581 The multi-family portion of the subdivision includes 3.76 acres of open space equating to 30 percent of the 12.42-acre net R-40 area. 1. Site Design includes the following: A. Property Management Office at the Clubhouse B. Maintenance Storage Area at the Clubhouse C. Central Mailbox Locations at Trash Enclosures D. Directory Map 2. Site Development Amenities: A. Quality of Life: Clubhouse Fitness Facility Tenant Storage Closets B. Open Space: Covered Patio with BBQ at Clubhouse Cabana at Pool Deck Picnic Gazebo at Play Area Greenbelt Plaza C. Recreation: Pool Children's Play Structure Pickleball Sport Court D. Multi-modal Amenity Standards Bicycle Repair Station Charging Stations for Electric Vehicles Other amenities available to the development are as follows: • Multi-Use Pathway adjacent to Ten Mile Creek • 90x85 Open Space—Entryway to I-84/Meridian Commercial Development 4 Plaza Area with raised planters Shade structure Benches Multi-Family Site Data: • Total Area: 12.45 acres (net area varies with rounding) • Total Building Footprint Area: 2.87 acres • Total Hard Surface Area: 5.82 acres • Total Landscape Area: 3.76 acres Total Dwelling Units: 280 • 94 one-bedroom units • 152 two-bedroom units • 34 three-bedroom units Parking Spaces Required: 579 parking spaces (280 covered spaces) Parking Spaces Provided: 581 (288 open parking spaces, 13 handicap open parking spaces, 274 covered spaces and 6 handicap covered spaces) Open Space Required: 250 SF x 280 Units: 1.61 acres Total Qualified Open Space Provided: 3.39 acres or 27.23 percent Sewer,Water, Pressure, and Gravity Irrigation Facilities: The project is currently serviceable with central sewer and water by the City of Meridian. The property lies within Pressure Zone 3 and has access to 12- and 8-inch water mains. The existing water mains are located within W. Waltman Lane (12-inch) and W. Ruddy Drive (8-inch), thereby providing for redundant water service. The property lies within the Ten Mile Sewer Trunk Shed. An existing 15-inch sewer main is located within the eastern portion of Waltman Lane and adjacent to Ten Mile Creek. An existing 8-inch sewer main located in the western portion of Waltman Lane and an 8-inch sewer main in W. Ruddy Drive will serve the proposed development. Meridian Public Works indicates sewer and water capacities exist for service of the development. The subject property has water rights with Nampa-Meridian Irrigation District. It is the intent of the district to allow the installation of a pressure irrigation pump station at Ten Mile Creek for the development. The pump station and pressure irrigation delivery system will be owned and maintained by NMID. The existing gravity irrigation delivery to the site will be diverted to Ten Mile Creek since the subject property will utilize the creek for its primary and secondary pressure irrigation source. Transportation and Storm Drainage: The subject property has 1,070+/- feet of frontage on W. Waltman Lane, which is designated as a collector on the Ada County Master Street Plan Map. Waltman Lane currently consists of two travel lanes 25 feet in width with no curb, gutter, or sidewalk. The applicant will provide an additional 12-feet of right-of-way for a total of 37 feet from the centerline along Waltman Lane. 5 The applicant will be required to improve the south side of Waltman to one-half of a 36-foot- wide collector with vertical curb, 8-foot-wide landscaping, and a detached 10-foot-wide sidewalk. The applicant will be required to construct left-turn lanes on Waltman Lane at the intersection of Kearney Avenue and the approach to the apartments. Roadway improvements to Waltman Lane will require the reconstruction of the existing Ten Mile Creek bridge crossing. The bridge will have a 36-foot-wide street section with vertical curb and five-foot-wide attached concrete sidewalks. The bridge width will be a total of 54 feet with two-foot parapets. The developer will be required to enter into a Cooperative Development Agreement with Ada County Highway District which will determine the applicant's percentage of participation and timing of the improvements. A secondary public street connection will be made to W. Ruddy Drive located within The Landing Subdivision. The Ruddy Drive connection will provide interconnectivity to The Landing Subdivision and a westerly outlet to W. Waltman Lane. This connection will allow the residents from the west to access the proposed I-84 Meridian commercial development. An island will be installed for traffic-calming purposes with the extension of the stub street. Ada County Highway District has acquired right-of-way for an extension of Corporate Drive south across Ten Mile Creek and to W. Waltman Lane. Corporate Drive is currently designated as a commercial collector on the ACHD Master Street Map. A new 58-foot-wide bridge with two-foot parapets at Ten Mile Creek is planned. The roadway across the bridge will be a 40- foot-wide commercial street section with vertical curb, gutter, and a seven-foot-wide sidewalk. South of the Ten Mile Creek, Corporate Drive will transition to a 30-foot-wide street section with three-foot-wide gravel shoulders. ACHD will pay for the installation of curb, gutter, and five-foot-wide sidewalk on one side of Corporate Drive. The applicant will be required to enter into a Cooperative Development Agreement with ACHD and construct the Corporate Drive extension to Waltman Lane with the first phase of the development. The primary entrance into the Tanner Creek development at S. Kearney Drive will include an island at W. Waltman Lane. Kearney Drive and Ruddy Drive will be constructed with no front- on housing and be improved with 33-foot-wide street sections and five-foot-wide detached sidewalks. All proposed local streets will be public with 47 feet of right-of-way and a 33-foot- wide street section with five-foot-wide attached sidewalks. All proposed streets within the development will be public with a 47-foot-wide right-of-way, a 33-foot-wide street section and a combination of five-foot-wide attached and detached walks. The development includes three 20-foot-wide public alleys and three private common drives. Storm drainage will be retained on site, and any discharge into a drainage facility will not exceed pre-development flows. Local and collector streets will utilize a combination of above and underground retention and/or detention facilities within the common areas. All public storm drainage facilities will be designed in accordance with Ada County Highway District and Department of Environmental Quality standards. The proposed multi-family portion of the development will have private storm drainage facilities. These facilities will be designed to Meridian Public Works Standards and will be retained on site. A geotechnical report was 6 prepared for the development by Site Consulting, LLC. The geotechnical engineer installed 4 test holes and piezometers to monitor the groundwater levels. Groundwater was encountered at depths of 7 to 8 feet in June 2017, and 4 to 8 feet in September 2017. Traffic Impact Study: A traffic impact study was prepared for the project by CR Engineering, Inc., on June 22, 2022. The study was reviewed by Ada County Highway District and modifications were requested. The report was revised on June 2, 2022, and submitted to ACHD. The traffic impact study was approved by Ada County Highway District. At buildout in 2026, the Tanner Creek development will generate approximately 2,961 trips per weekday, with 188 trips during the AM peak hour and 244 trips during the PM peak hour. The estimated distribution of trips on the roadway network is estimated to be 18 percent north of the site traveling on Corporate Drive, 10 percent west of the site traveling on existing local roads connecting to Linder Road, and 72 percent traveling east of the site. Those trips traveling east of the site will include 10 percent traveling north on Meridian Road/Main Street, 9 percent traveling east on Central Drive, and 53 percent traveling south on Meridian Road. The distribution of the southbound trips on Meridian Road is 10 percent traveling west on I-84, 33 percent traveling east on I-84, and 10 percent traveling south on Meridian Road. Amenities and Fencing: Single-family and Townhome Amenities: The qualified open space within the subdivision is 6.33 acres, or 16.72 percent. A central common area consisting of 1.70 acres is located within the single-family and townhome portion of the development. A large play structure, half basketball court,pickleball court, benches and pathways will be provided. A 10-foot-wide pathway from S. Kearney Avenue/W. Ruddy Drive will be constructed through the central common area with a pedestrian-friendly crossing into the multi-family area connecting to the Ten Mile Creek multi-use pathway. Multi-family Amenities: A clubhouse consisting of 5,750 square feet will be constructed in the northern portion of the multi-family development. The clubhouse will include a community gathering area, meeting room, business office, and fitness center. The pool facility will include a pool deck with cabanas and a hot tub. The central amenity also includes a covered patio area, exterior barbecue kitchen, fire pit and activity yard. A cycle maintenance facility will be provided for the benefit of the residents. A multi-use pathway will be constructed along the west side of Ten Mile Creek with internal pathways providing linkage. Additional amenities are provided within the southern portion of the multi-family area with a gazebo, sitting area,play equipment,pickleball court and an open space area. Adjacent to Ten Mile Creek and the multi-use pathway will be open space, raised planters, a shade structure, and benches. These amenities will create an inviting pedestrian and bicycle entrance to the multi-use pathway and the 1-84 Meridian commercial development to the east. A similar landscape feature will be constructed on the east side of the creek to frame the multi-use path and integrate both proposed developments. 7 The applicant will install six-foot-high tan vinyl fencing along the west boundary to replace the existing aged wooden fencing. Tan vinyl fencing will be installed along the north and west boundary of the single-family and townhome portion of the development for privacy. Wrought iron fencing will be installed along the northern boundary of the multi-family area and along the west side of the Ten Mile Creek multi-use pathway. A 50-foot-wide common lot has been provided along the Interstate 84 frontage. A nine-foot- high berm, six-foot-high solid(Rhino Rock) fencing, and landscaping will be installed as a sound and vision barrier for the entire 1-84 frontage. Preliminary Plat: The proposed preliminary plat will provide compatible and transitional residential lot sizes from the existing R-4 zoning single-family development to the west and to the C-G commercial development proposed to the east. Ten Mile Creek provides a natural 100-foot-wide buffer between the proposed differing land uses. The R-8 and R-15 portion of the project has been designed with a large central park area with pedestrian friendly access connection to the R-40 part of the subdivision. The residential uses have been integrated with layered densities increasing to the east and decreasing to the west. Overall Preliminary Plat Data: Total Site Area: 37.87 acres Single-family and Townhome Area: 12.61 acres (33.31%) Multi-Family Area: 12.20 acres (32.22%) Right-of-Way Area: 5.36 acres (14.13%) Shared Driveway Area: 0.12 acres (0.32%) Common Area: 7.58 acres (20.02%) Average Single-Family Lot Size: 5,132 square feet Average Townhome Lot Size: 2,739 square feet Single-Family Lots: 83 Townhome Lots: 45 Multi-Family Lots: 2 Total Common Lots: 20 Total Single-family& Townhome Lots: 128 Total Multi-Family Lots: 2 Total Lots: 150 Total Number of Dwelling Units: 408 Gross Residential Density: 10.77 du/ac The proposed development includes significant qualified open space; a variety of high-quality amenities; extensive pathways; and diversity with a combination of single-family homes, townhomes, and multi-family units. This mixture of housing types is not normally found within a standard subdivision. The project will help facilitate construction of much needed transportation improvements which have hindered development in this area for many decades. 8 Challenger Development Inc. desires to create a community within the City of Meridian that will complement the surrounding neighborhoods and be integrated with the proposed Interstate 84 Meridian Commercial Center. Project Phasing: Construction is planned in four phases, as follows: • Phase 1 —54 lots including the Corporate Drive bridge and road extension to Waltman Lane prior to the issuance of a building permit. • Phase 2— 152 dwelling units within the multi-family area • Phase 3 —74 lots including the replacement of the Waltman Lane bridge prior to issuance of building permits and two secondary access points to Ruddy Drive and Corporate Drive. Completion of the 1-84 fencing, berm and landscaping prior to issuance of occupancy permit for lot within phase 3. • Phase 4— 128 dwelling units within the multi-family area. All bridges and I-84 fencing, berm and landscaping will be completed prior to occupancy permit for units within Phase 4. Submitted by: ENGINEERING SOLUTIONS, LLP ecky McKa , Partner and Chief Manner BM:ss 9 TANNER CREEK SUBDIVISION Rezone, Preliminary Plat, Conditional Use Permit, and Development Agreement Modification Written Narrative July 18, 2023 Introduction: Challenger Development Inc. hereby applies for rezone,preliminary plat, conditional use permit and development agreement modification for Tanner Creek Subdivision. The subject site is located on 37.87 acres of property located southwest of Meridian Road and Waltman Lane at 675 W. Waltman(et al) Lane. The parcels are currently zoned C-G (General Retail and Service Commercial); the rezone request is for designations of R-8 (Medium Density Residential) on 10.13 acres, R-15 (Medium-High Density Residential) on 12.20 acres, and R-40 (High Density Residential) for 16.14 acres. The rezone request includes existing public right-of-way; therefore, the total acreage of the rezone equates to 38.47 acres. The preliminary plat consists of 130 buildable lots and 20 common lots for a total of 150 lots. Existing Use on the Property and in the Surrounding Area: The property is a combination of nine parcels that are currently vacant and used as pasture. Ten Mile Creek abuts the east boundary of the proposed project. The existing single-family development located on the west boundary is The Landing Subdivision(Nos. 9 and 11)with a zoning designation of R-4. North of Waltman Lane is rural residential and agricultural properties zoned RUT and R-1. North of the subject site, Ada County Highway District has purchased future right-of-way for a southerly extension of Corporate Drive to Waltman Lane. South of the subject site is Interstate 84, and east is a proposed commercial development by Hawkins Companies which will complete the mixed-use goal for the area. Property History: The property was annexed and zoned C-G in 2008 with a development agreement(Instrument No. 18131100, records of Ada County, Idaho). The development agreement included a concept plan for a mixture of big-box commercial, retail, office, and hotel use. The parcels have now been vacant for 15 years after the initial annexation and rezone. Applications for development agreement modification; comprehensive plan map amendment; rezone from C-G to R-15 and R-40; preliminary plat; and conditional use permit for a multi- family development were submitted to the City in 2018. The City Council denied the applications (H-2018-0023) over concerns of traffic congestion on Waltman Lane, impact of schools, and the lack of a commercial component to create a mixed-use development. Applications for development agreement modification; rezone from C-G to R-8, R-15, and R-40; preliminary plat; and conditional use permit for a multi-family development were submitted in 2020. The City Council denied the applications (H-2020-0024)with the determination that the timing of the project was premature. The Council indicated there was no development plan at the 1 time for the 31 acres located to the east. The City Council was concerned that the two properties should be reviewed together, to ensure a true, mixed-use development that was integrated and included all the different land use components listed in the Comprehensive Plan. Comprehensive Plan and Land Use Map: The City of Meridian's Land Use Map designates a portion of the subject site as Medium Density Residential consisting of approximately 3 acres, with 35 acres as Mixed-Use Community. The Mixed-Use Community designation should include a mixture of three land use types. A mixture of housing types such as townhomes, alley-loaded and front-loaded single- family dwellings, and multi-family are encouraged to support the commercial component proposed on the Hawkins property. Densities for the Mixed-Use Community range from 6 to 15 dwelling units per acre (du/a). The Medium-Density Residential designation allows for 3 to 8 du/a and encourages a variety of attached and detached single-family residential homes. The applicant is requesting a rezone to R-8, R-15, and R-40 with a development agreement modification. The R-8, R-15, and R-40 zoning requests are supported by the Mixed-Use Community and Medium-Density designations. The proposed overall gross density of the project is 10.77 du/a. The proposed density within the R-8 zoned portion(9.83 acres/41 units) of the development is 4.17 du/a, the density in the R-15 area(12.20 acres/87 units) is 7.13 du/a, with 17.67 du/a within the R-40 area(15.84 acres/280 units). This is an ideal location for a mixed-use residential project. Considering the property is located one-quarter mile west of a major arterial roadway (S. Meridian Road) on the south side of Waltman Lane, a collector road, and with The Landing, a single-family residential subdivision, along the west boundary. The project will have convenient access to the Meridian Road Interchange and Interstate 84. Rezone and Development Agreement Modification: The applicant is requesting rezone of 10.13 acres from C-G to R-8 with 12.20 acres to R-15 and 16.14 acres to R-40. The R-8, R-15 and R-40 zoning designations are supported within the Mixed-Use Community and Medium Density Residential designations of the Comprehensive Plan Land Use Map. Reviewing the 2008 development agreement, it appears the primary concerns with the original retail project were the transportation system and compatibility issues with the existing single- family development in the area. The Council required the improvement of W. Waltman Lane and the extension of Corporate Drive to provide better interconnectivity within the section. The extension of Ruddy Drive through the subject site to Waltman Lane provides an additional outlet for The Landing Subdivision. The City Council wanted a pedestrian network established within the project and along Ten Mile Creek. The development agreement required enhancement of the Ten Mile Creek corridor and coordination with the Meridian Parks Department. The original development agreement included significant retail and big box commercial users. 2 Considering the totality of the Tanner Creek and I-84 Meridian Development consisting of 71 acres, it is not economically feasible that both properties would develop as commercial. The transportation system would not be able to handle the volume of traffic generated by a massive commercial project. The preferred uses in this area would provide a balance of mixed-use with a transitional single-family residential component next to The Landing Subdivision, incorporating townhomes through the mid-section of the property and multi-family along the east side of the subject site. The proposed I-84 Meridian Development located adjacent to S. Meridian Road, W. Waltman Lane, and Interstate 84 is the best location for the commercial component which would complete the mixed-use intended for this area as outlined within the Meridian Comprehensive Plan. Therefore, we believe it is reasonable to modify the development agreement and replace the outdated 2008 site plan with a residential mixed-use project. Residential Lots and Density: Tanner Creek Subdivision provides 83 single-family lots ranging in size from 3,850 square feet to 10,536 square feet. The plan incorporates 16 alley-loaded homes and 67 front-loaded homes with widths of 40, 50 and 60 feet. The project includes 45 townhomes that are alley-loaded with lot sizes ranging from 2,400 to 3,884 square feet. The average single-family residential lot size is 5,132 square feet, and the average townhome lot size is 2,739 square feet. The multi-family area includes 280 units. The proposed overall gross density of the project is 10.77 dwelling units per acre, with a net density of 16.44 du/acre. The applicant proposes four phases and respectfully requests phasing flexibility to adjust the number of lots, combination of lots and number of phases to reflect changing market conditions. A variety of housing styles are included in the 128 units of attached and detached single-family portion of the development. The lot distribution within the western portion of the site is as follows: Lot and Dwelling Types: • Townhomes—Alley-loaded(45 units, or 35 percent) • 35-foot-wide Single-family lots—Alley-loaded(16 units, or 12 percent) • 40-foot-wide Single-family lots—Front-loaded(29 units, or 23 percent) • 50-foot-wide Single-family lots—Front-loaded(20 units, or 16 percent) • 60-foot-wide Single-family lots—Front-loaded(18 units, or 14 percent) Tanner Creek will provide a variety of garage orientations with 60 homes, or 47 percent alley- loaded, front-porch-emphasized homes along with diverse colors, materials and styles as depicted on the attached photographs. The front-loaded single-family homes equate to 68 units, or 53 percent of residences. The homes that adjoin Interstate 84 will be single-story to minimize the sound impact to the residents. Multi-Family Area and Conditional Use Permit: The development has a multi-family component consisting of 16.14 acres of R-40, which constitutes approximately 41.95 percent of the project. The multi-family use is a good transition 3 from the I-84 Meridian commercial center proposed on the east side of Ten Mile Creek. The project includes one two-story and 11 three-story apartment buildings. The structures are 16- and 24-unit buildings with 280 total units. The building that lies adjacent to W. Waltman Lane is proposed as a two-story building to minimize the bulk and wall effect. A primary entrance to the multi-family area is from a collector roadway, W. Waltman Lane,with a secondary access from the interior of the Tanner Creek development. The multi-family parking is as follows: • (94) 1-bedroom units (33.57%) = 141 parking spaces • (152) 2-bedroom units (54.29%)= 304 parking spaces • (34) 3-bedroom units (12.14%) = 102 parking spaces • Guest parking spaces=28 • Clubhouse parking spaces =4 • Total parking spaces required= 579 • Total parking provided= 581 The multi-family portion of the subdivision includes 3.76 acres of open space equating to 30 percent of the 12.42-acre net R-40 area. 1. Site Design includes the following: A. Property Management Office at the Clubhouse B. Maintenance Storage Area at the Clubhouse C. Central Mailbox Locations at Trash Enclosures D. Directory Map 2. Site Development Amenities: A. Quality of Life: Clubhouse Fitness Facility Tenant Storage Closets B. Open Space: Covered Patio with BBQ at Clubhouse Cabana at Pool Deck Picnic Gazebo at Play Area Greenbelt Plaza C. Recreation: Pool Children's Play Structure Pickleball Sport Court D. Multi-modal Amenity Standards Bicycle Repair Station Charging Stations for Electric Vehicles Other amenities available to the development are as follows: • Multi-Use Pathway adjacent to Ten Mile Creek • 90x85 Open Space—Entryway to I-84/Meridian Commercial Development 4 Plaza Area with raised planters Shade structure Benches Multi-Family Site Data: • Total Area: 12.45 acres (net area varies with rounding) • Total Building Footprint Area: 2.87 acres • Total Hard Surface Area: 5.82 acres • Total Landscape Area: 3.76 acres Total Dwelling Units: 280 • 94 one-bedroom units • 152 two-bedroom units • 34 three-bedroom units Parking Spaces Required: 579 parking spaces (280 covered spaces) Parking Spaces Provided: 581 (288 open parking spaces, 13 handicap open parking spaces, 274 covered spaces and 6 handicap covered spaces) Open Space Required: 250 SF x 280 Units: 1.61 acres Total Qualified Open Space Provided: 3.39 acres or 27.23 percent Sewer,Water, Pressure, and Gravity Irrigation Facilities: The project is currently serviceable with central sewer and water by the City of Meridian. The property lies within Pressure Zone 3 and has access to 12- and 8-inch water mains. The existing water mains are located within W. Waltman Lane (12-inch) and W. Ruddy Drive (8-inch), thereby providing for redundant water service. The property lies within the Ten Mile Sewer Trunk Shed. An existing 15-inch sewer main is located within the eastern portion of Waltman Lane and adjacent to Ten Mile Creek. An existing 8-inch sewer main located in the western portion of Waltman Lane and an 8-inch sewer main in W. Ruddy Drive will serve the proposed development. Meridian Public Works indicates sewer and water capacities exist for service of the development. The subject property has water rights with Nampa-Meridian Irrigation District. It is the intent of the district to allow the installation of a pressure irrigation pump station at Ten Mile Creek for the development. The pump station and pressure irrigation delivery system will be owned and maintained by NMID. The existing gravity irrigation delivery to the site will be diverted to Ten Mile Creek since the subject property will utilize the creek for its primary and secondary pressure irrigation source. Transportation and Storm Drainage: The subject property has 1,070+/- feet of frontage on W. Waltman Lane, which is designated as a collector on the Ada County Master Street Plan Map. Waltman Lane currently consists of two travel lanes 25 feet in width with no curb, gutter, or sidewalk. The applicant will provide an additional 12-feet of right-of-way for a total of 37 feet from the centerline along Waltman Lane. 5 The applicant will be required to improve the south side of Waltman to one-half of a 36-foot- wide collector with vertical curb, 8-foot-wide landscaping, and a detached 10-foot-wide sidewalk. The applicant will be required to construct left-turn lanes on Waltman Lane at the intersection of Kearney Avenue and the approach to the apartments. Roadway improvements to Waltman Lane will require the reconstruction of the existing Ten Mile Creek bridge crossing. The bridge will have a 36-foot-wide street section with vertical curb and five-foot-wide attached concrete sidewalks. The bridge width will be a total of 54 feet with two-foot parapets. The developer will be required to enter into a Cooperative Development Agreement with Ada County Highway District which will determine the applicant's percentage of participation and timing of the improvements. A secondary public street connection will be made to W. Ruddy Drive located within The Landing Subdivision. The Ruddy Drive connection will provide interconnectivity to The Landing Subdivision and a westerly outlet to W. Waltman Lane. This connection will allow the residents from the west to access the proposed I-84 Meridian commercial development. An island will be installed for traffic-calming purposes with the extension of the stub street. Ada County Highway District has acquired right-of-way for an extension of Corporate Drive south across Ten Mile Creek and to W. Waltman Lane. Corporate Drive is currently designated as a commercial collector on the ACHD Master Street Map. A new 58-foot-wide bridge with two-foot parapets at Ten Mile Creek is planned. The roadway across the bridge will be a 40- foot-wide commercial street section with vertical curb, gutter, and a seven-foot-wide sidewalk. South of the Ten Mile Creek, Corporate Drive will transition to a 30-foot-wide street section with three-foot-wide gravel shoulders. ACHD will pay for the installation of curb, gutter, and five-foot-wide sidewalk on one side of Corporate Drive. The applicant will be required to enter into a Cooperative Development Agreement with ACHD and construct the Corporate Drive extension to Waltman Lane with the first phase of the development. The primary entrance into the Tanner Creek development at S. Kearney Drive will include an island at W. Waltman Lane. Kearney Drive and Ruddy Drive will be constructed with no front- on housing and be improved with 33-foot-wide street sections and five-foot-wide detached sidewalks. All proposed local streets will be public with 47 feet of right-of-way and a 33-foot- wide street section with five-foot-wide attached sidewalks. All proposed streets within the development will be public with a 47-foot-wide right-of-way, a 33-foot-wide street section and a combination of five-foot-wide attached and detached walks. The development includes three 20-foot-wide public alleys and three private common drives. Storm drainage will be retained on site, and any discharge into a drainage facility will not exceed pre-development flows. Local and collector streets will utilize a combination of above and underground retention and/or detention facilities within the common areas. All public storm drainage facilities will be designed in accordance with Ada County Highway District and Department of Environmental Quality standards. The proposed multi-family portion of the development will have private storm drainage facilities. These facilities will be designed to Meridian Public Works Standards and will be retained on site. A geotechnical report was 6 prepared for the development by Site Consulting, LLC. The geotechnical engineer installed 4 test holes and piezometers to monitor the groundwater levels. Groundwater was encountered at depths of 7 to 8 feet in June 2017, and 4 to 8 feet in September 2017. Traffic Impact Study: A traffic impact study was prepared for the project by CR Engineering, Inc., on June 22, 2022. The study was reviewed by Ada County Highway District and modifications were requested. The report was revised on June 2, 2022, and submitted to ACHD. The traffic impact study was approved by Ada County Highway District. At buildout in 2026, the Tanner Creek development will generate approximately 2,961 trips per weekday, with 188 trips during the AM peak hour and 244 trips during the PM peak hour. The estimated distribution of trips on the roadway network is estimated to be 18 percent north of the site traveling on Corporate Drive, 10 percent west of the site traveling on existing local roads connecting to Linder Road, and 72 percent traveling east of the site. Those trips traveling east of the site will include 10 percent traveling north on Meridian Road/Main Street, 9 percent traveling east on Central Drive, and 53 percent traveling south on Meridian Road. The distribution of the southbound trips on Meridian Road is 10 percent traveling west on I-84, 33 percent traveling east on I-84, and 10 percent traveling south on Meridian Road. Amenities and Fencing: Single-family and Townhome Amenities: The qualified open space within the subdivision is 6.33 acres, or 16.72 percent. A central common area consisting of 1.70 acres is located within the single-family and townhome portion of the development. A large play structure, half basketball court,pickleball court, benches and pathways will be provided. A 10-foot-wide pathway from S. Kearney Avenue/W. Ruddy Drive will be constructed through the central common area with a pedestrian-friendly crossing into the multi-family area connecting to the Ten Mile Creek multi-use pathway. Multi-family Amenities: A clubhouse consisting of 5,750 square feet will be constructed in the northern portion of the multi-family development. The clubhouse will include a community gathering area, meeting room, business office, and fitness center. The pool facility will include a pool deck with cabanas and a hot tub. The central amenity also includes a covered patio area, exterior barbecue kitchen, fire pit and activity yard. A cycle maintenance facility will be provided for the benefit of the residents. A multi-use pathway will be constructed along the west side of Ten Mile Creek with internal pathways providing linkage. Additional amenities are provided within the southern portion of the multi-family area with a gazebo, sitting area,play equipment,pickleball court and an open space area. Adjacent to Ten Mile Creek and the multi-use pathway will be open space, raised planters, a shade structure, and benches. These amenities will create an inviting pedestrian and bicycle entrance to the multi-use pathway and the 1-84 Meridian commercial development to the east. A similar landscape feature will be constructed on the east side of the creek to frame the multi-use path and integrate both proposed developments. 7 The applicant will install six-foot-high tan vinyl fencing along the west boundary to replace the existing aged wooden fencing. Tan vinyl fencing will be installed along the north and west boundary of the single-family and townhome portion of the development for privacy. Wrought iron fencing will be installed along the northern boundary of the multi-family area and along the west side of the Ten Mile Creek multi-use pathway. A 50-foot-wide common lot has been provided along the Interstate 84 frontage. A nine-foot- high berm, six-foot-high solid(Rhino Rock) fencing, and landscaping will be installed as a sound and vision barrier for the entire 1-84 frontage. Preliminary Plat: The proposed preliminary plat will provide compatible and transitional residential lot sizes from the existing R-4 zoning single-family development to the west and to the C-G commercial development proposed to the east. Ten Mile Creek provides a natural 100-foot-wide buffer between the proposed differing land uses. The R-8 and R-15 portion of the project has been designed with a large central park area with pedestrian friendly access connection to the R-40 part of the subdivision. The residential uses have been integrated with layered densities increasing to the east and decreasing to the west. Overall Preliminary Plat Data: Total Site Area: 37.87 acres Single-family and Townhome Area: 12.61 acres (33.31%) Multi-Family Area: 12.20 acres (32.22%) Right-of-Way Area: 5.36 acres (14.13%) Shared Driveway Area: 0.12 acres (0.32%) Common Area: 7.58 acres (20.02%) Average Single-Family Lot Size: 5,132 square feet Average Townhome Lot Size: 2,739 square feet Single-Family Lots: 83 Townhome Lots: 45 Multi-Family Lots: 2 Total Common Lots: 20 Total Single-family& Townhome Lots: 128 Total Multi-Family Lots: 2 Total Lots: 150 Total Number of Dwelling Units: 408 Gross Residential Density: 10.77 du/ac The proposed development includes significant qualified open space; a variety of high-quality amenities; extensive pathways; and diversity with a combination of single-family homes, townhomes, and multi-family units. This mixture of housing types is not normally found within a standard subdivision. The project will help facilitate construction of much needed transportation improvements which have hindered development in this area for many decades. 8 Challenger Development Inc. desires to create a community within the City of Meridian that will complement the surrounding neighborhoods and be integrated with the proposed Interstate 84 Meridian Commercial Center. Project Phasing: Construction is planned in four phases, as follows: • Phase 1 —54 lots including the Corporate Drive bridge and road extension to Waltman Lane prior to the issuance of a building permit. • Phase 2— 152 dwelling units within the multi-family area • Phase 3 —74 lots including the replacement of the Waltman Lane bridge prior to issuance of building permits and two secondary access points to Ruddy Drive and Corporate Drive. Completion of the 1-84 fencing, berm and landscaping prior to issuance of occupancy permit for lot within phase 3. • Phase 4— 128 dwelling units within the multi-family area. All bridges and I-84 fencing, berm and landscaping will be completed prior to occupancy permit for units within Phase 4. Submitted by: ENGINEERING SOLUTIONS, LLP ecky McKa , Partner and Chief Manner BM:ss 9