PZ - Narrative Updated 1�1 HAWKINS
COMPANIES
C O M M E R C I A L D E V E L O P E R S
October 12, 2023
City of Meridian
Planning Division, Community Development Department
33 E. Broadway Ave.
Meridian, ID 83642
Re: Comprehensive Plan Map Amendment Revision for H-2021-0099 (1-84 and Meridian
Development)
Dear Ms. Allen, Meridian City Planning Division, Planning and Zoning Commission, and City
Council,
The purpose of this letter is to modify the previous request to amend Comprehensive Plan Future
Land Use Map.The request to annex and rezone—18 acres of land to a C-G zoning district remains
unchanged. Hawkins now proposes, with the support and co-operation of the Tanner Creek
applicant, to amend the future land use designation on 70.4+/- acres of land from Mixed Use —
Community (MU-C) to Commercial (34.3 acres) and Medium High-Density Residential (36.1 +/-
acres). Importantly, the site plans for the commercial (Hawkins Companies) and residential
(Tanner Creek) portions of the site also remain unchanged from the previous request.
City Staff requested this change to reflect the commercial nature of the site plan of the—34 acres
of land on the southwest corner of Waltman Ln and Meridian Rd. On the west side of Ten Mile
Creek, 128 attached and detached single-family homes and 272 multi-family units are still
proposed. This development, called Tanner Creek, represents 3 different residential uses to
accompany Hawkins' diverse commercial development on the east side of the creek.Overall,44%
of the 70-acre site's land is proposed for commercial development, including a mix of regional
uses and ample opportunities for neighborhood-serving commercial uses like fitness, personal
services, non-drive-through restaurants, health care offices, daycare, banks/financial office
space, and educational/training uses.
The proposed plan also includes the connection of Ruddy Drive and Waltman Lane, and Waltman
Lane to Corporate Drive. These connections, while conceptually simple, provide important
vehicular connectivity that benefits the entire community by reducing travel/commute times and
reducing vehicle miles traveled.
Tanner Creek was initially submitted in 2020 (H-2020-0024) and was denied by the City Council
because there were no plans at the time to develop the site to its east, our subject site. Our
project (H-2021-0099) was remanded by the City Council in part because it did not arrive in front
of staff and Council with Tanner Creek and in part because of concerns regarding the
configuration of the site plan. The plans before you today represent uses that will complement
-1855 BROAD 1-
1�1 HAWKINS
COMPANIES
C O M M E R C I A L D E V E L O P E R S
the residential uses on Tanner Creek by providing a mix of commercial uses that serve both
regional and local users. Based on comments from City staff and City Council, the intent is to be
heard concurrently with Tanner Creek and provide a clear picture of the mix of uses proposed for
the northwest quadrant of the interchange. The commercial land use designation adjacent to a
mix of residential land use designations achieves the stated goals of the City because it is being
considered concurrently with Tanner Creek's application and both commercial and residential
product types within close proximity of each other.
The site plan for the Commercial portion of the project remains unchanged and proposes up to
230,000 square-feet of retail stores located on the southern edge of the site, with the rear of the
stores tucked below the grade of the interchange at Meridian Road.This was a critical component
of the redesign recommended in the original H-2021-0099 staff report ("a large retail anchor
could easily be integrated into a mixed-use project, but for this site in this location, it would likely
need to be located along the interstate"). As the staff report suggests, this allows for better
integration with Ten Mile Creek, and frees up a significant portion of the site for community-
serving commercial uses. In addition, the previously proposed 4-story office building is now
eliminated to make room for additional community-serving commercial uses, a decision that was
also recommended by the staff report ("while office uses are also desired, there is a considerable
amount of it being constructed elsewhere in the community and[it] could be rededicated"). By
eliminating the office building and re-orienting the larger retail buildings, we created space for
community-serving shops spaces (Shops 1-5), sit-down restaurants (Pad 1), and a hotel (Pad 4)
along Waltman Ln and Ten Mile Creek. To the south of Shop 1, a parklet/plaza is provided to
welcome cyclists and pedestrians from the surrounding neighborhoods to the development. Each
of the three vehicular accesses to the site are provided with pedestrian connections as well, and
the site will be bound on three sides (all sides but the loading/delivery area below the
interchange ramps) by 10' multi-use pathways. On the corner of Waltman and Meridian Rd, a
pad for a future transit stop is proposed. Along Waltman, a large plaza area greets visitors to the
development. As the staff report again recommended, this is the location of most of the
proposed community-serving commercial and plaza space ("Waltman is the ideal location for
community serving uses that do not need and cannot afford the visibility of the interstate and
Meridian Road. The site needs to realize better clustering of non-residential uses to frame and
benefit relocated open space"). The area includes public plaza space and numerous small
commercial buildings that could be used for anything from a peanut shop to fitness center,to sit-
down restaurant, to dentist office. The theme of this area can also be continued to the west if an
opportunity to incorporate the single outparcel on the northwest corner presents itself (the
current owner is not interested in selling at this time). Connectivity to and through the site is
accommodated by a robust network of pathways.
1�1 HAWKINS
COMPANIES
C O M M E R C I A L D E V E L O P E R S
This site plan is conceptual and will develop over time, as tenants and users are secured. To
ensure that what is proposed in subsequent site plan reviews meets the City's goals, we are
proposing that the development agreement attached to site includes the following language:
o The layout of buildings with plaza areas shown on the site plan are provided for
illustrative purposes; Developer proposes to reserve a right to reconfigure (i.e.
divide, consolidate, reduce and/or enlarge) such buildings and plaza space, based
upon actual tenant demand at the time of development.
o Developer proposes that non-retail commercial uses may include uses such as
office, clean industry, entertainment, hospitality, fitness and/or recreation,
personal services, non-drive-through restaurants, health care, daycare, finance
and/or banking, and educational and/or training uses. Developer agrees to
reserve area of 10% of total building(s) square-footage for such uses until
developed.
o The subject site shall include plaza area to accompany non-retail commercial uses
defined above, except hospitality/hotel, located on pads along Waltman Rd and
pads shown along Tanner Creek. The size of these plaza areas will be at least 10%
of such building(s) footprint, excluding any outdoor seating areas for restaurants.
The Commercial Land Use designation allows the commercial portion of the site to develop in a
flexible way that will meet the needs of both the community and the region for years to come.
Concurrently, the Medium and Medium-High Residential Land Use designation will provide
opportunities for residents to live within convenient walking and biking distance to access daily
needs provided by these adjacent commercial uses. Thank you for considering our revised
development proposal. Please do not hesitate to reach out to me with any questions.
Cheers,
Ethan Mansfield
Pre-Development Project Manager
Hawkins Companies