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Z - Approved Findings 12-6-2023 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW E AND DECISION DECISION&ORDER In the Matter of the Request for an Amendment to the Comprehensive Plan Future Land Use Map (FLUM)to Change 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); and Annexation of 18.30-Acres of Land with a C-G(General Retail and Service Commercial)Zoning District for I-84+Meridian Road,by Hawkins Companies. Case No(s). H-2021-0099 For the City Council Hearing Date of. November 21,2023 (Findings on December 5,2023) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of November 21, 2023, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of November 21,2023,incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of November 21, 2023,incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of November 21,2023,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 (LC. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code,and all current zoning maps thereof. The City of Meridian has,by ordinance,established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(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. 6. That the City has granted an order of approval in accordance with this Decision,which shall be 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR I-84+MERIDIAN ROAD H-2021-0099 -1- 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of November 21,2023,incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such 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 an amendment to the Future Land Use Map in the Comprehensive Plan and Annexation and Zoning is hereby approved with the requirement of a development agreement per the provisions in the Staff Report for the hearing date of November 21,2023, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on 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. Judicial Review Pursuant to Idaho Code § 67-6521(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a),an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted,including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67,Idaho Code.This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d)and 67-8003,an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR I-84+MERIDIAN ROAD H-2021-0099 -2- G. Attached: Staff Report for the hearing date of November 21,2023 By action of the City Council at its regular meeting held on the 5th day of December 2023. COUNCIL PRESIDENT BRAD HOAGLUN VOTED COUNCIL VICE PRESIDENT JOE BORTON VOTED COUNCIL MEMBER JESSICA PERREAULT VOTED COUNCIL MEMBER LUKE CAVENER VOTED COUNCIL MEMBER TREG BERNT VOTED COUNCIL MEMBER LIZ STRADER VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 12-5-2023 Attest: Chris Johnson 12-5-2023 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 12-5-2023 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR I-84+MERIDIAN ROAD H-2021-0099 -3- EXHIBIT A STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT p` D HEARING DATE: November 21,2023 Legend �I0 TO: Mayor&City Council fetPrc�ject Lacafor lkn_I • . FROM: Sonya Allen,Associate Planner 208-884-5533 SUBJECT: H-2021-0099 T' - I-84+Meridian Road—CPAM, AZ4 LOCATION: Generally located at the northwest corner of S. Meridian Rd. and I-84 on the south side of W.Waltman _- Ln.,in the southeast'/4 of Section 13,T.3N.,R.1 W. r } Note: Since this project was remanded back to the Commission, the Applicant has changed their CPAM request from MU-R to Commercial and included the Tanner Creek project to the west in the amendment with a change from MU-C to MHDR at the recommendation of Staff.An amended conceptual development plan and associated exhibits have also been submitted. The staff report has been updated accordingly. L PROJECT DESCRIPTION Amendment to the Comprehensive Plan Future Land Use Map(FLUM)to change the future land use designation on 33.1370.4-acres of land from Mixed Use—Community(MU-C)to ( )Commercial(34.3-acres)and Medium High Density Residential(MHDR)(3 6.1+/-acres); and annexation of 18.30-acres of land with a C-G(General Retail and Service Commercial)zoning district. IL SUMMARY OF REPORT A. Project Summary Description Details Acreage 33.1370.4 acres(CPAM); 18.30 acres(AZ) Future Land Use Designation MU-C(Mixed Use—Community)(existing); (existing/proposed) Commercial(proposed on subject 34.3-acre property)&MHDR(Medium High Density Residential)(proposed on adjacent 36.1-acre Tanner Creek property) Existing Land Use Single-family residential and vacant/undeveloped land Proposed Land Use(s) Commercial Current Zoning RI and RUT in Ada County;and C-G(General Retail and Service Commercial) Proposed Zoning C-G(General Retail and Service Commercial) Physical Features(waterways, The Ten Mile Creek runs along the west boundary of the site. hazards,flood plain,hillside) Page 1 Neighborhood Meeting Date 12/9/2021 History(previous approvals) Annexation Ordinance#435(High Country of Idaho)&02-987(Urban Renewal MDC);H-2019-0101 (Resolution#19-2179)—Future Land Use Map change B. Project Maps Note: The Future Land Use Map shown below includes the property subiect to the CPAM request: the other maps only depict the AZ property. Future Land Use Map Aerial Map Legend ( Legend r ■ � 3 I�Pra�c'Locaiar �`?� =•o-a;;- Lxa=a� , F Tt�tifi'ri !r r1 _ �. HigIV v- , iu ■ :J � I IQ •'IP. t c W lief f -A-T.OVERLAND . :. Zoning Map Planned Development Map kR - T -1 Legend w n J r R-$ R-40 L-0R I T C-G ` - RUT= -•��- _ '� { � ' C-.G—R= R1 - ---- C-C _- r R-1.5 R=B� 4 R-4 R-8 R-4 r e Page 2 III. APPLICANT INFORMATION A. Applicant: Ethan Mansfield,Hawkins Companies—855 W. Broad Street,Boise,ID 83702 B. Owner: Hawkins Companies—855 W. Broad Street, Boise, ID 83702 C. Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper notification published in newspaper 4/5/2022; 10/17/23 5/29/2022; 11/5/2023 Radius notification mailed to property owners within 300 feet 4/4/2022; 10/13/23 5/26/2022; 11/3/2023 Public hearing notice sign posted on site 4/7/2022; 10/23/23 6/3/2022; 11/9/2023 Nextdoor posting 4/5/2022; 10/17/23 5/25/2022; 11/3/2023 V. COMPREHENSIVE PLAN ANALYSIS EXISTING FUTURE LAND USE DESIGNATION: This property and the adjacent property to the west totaling 70.4 acres of land is currently designated as Mixed Use—Community(MU-C)on the Future Land Use Map (FLUM)contained in the Comprehensive Plan (see map in Section VIILA). The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses,including residential,and to avoid mainly single-use and strip commercial type buildings.Non-residential buildings in these areas have a tendency to be larger than in Mixed Use Neighborhood(MU-N)areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to,but also walk or bike to(up to 3 or 4 miles). Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3C. (See pgs. 3-11 through 3-16 for more information.) PROPOSED FUTURE LAND USE DESIGNATION:The proposed FLUM designation for this property is Mixed Use Regi n 4 Commercial(34.3 acres)and Medium High Density Residential(MHDR) (36.1 acres) for the adjacent property to the west(see map in Section VIILA). depiete4 in 4g—ur-e3,P—(S8epg. 3 6,4 3 1 7feT mere 4�artien) The Commercial designation will provide a full range of commercial uses to serve area residents and visitors. Desired uses may include retail,restaurants,personal and professional services,and office uses,as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in some cases,but Page 3 should be careful to promote a high quality of life through thoughtful site design,connectivity, and amenities. Sample zoning include: C-N,C-C, and C-G. The MHDR designation allows for a mix of dwelling types including townhouses,condominiums,and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful Site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscapin and a project identity. The Applicant submitted a conceptual developmet plan for the area included in the FLUM amendment(see Section VIILD). The subject property,proposed to be designated Commercial, is proposed to develop with a mix of regional commercial/retail and restaurant uses with some neighborhood serving uses. The adjacent property to the west,proposed to be designated MHDR,is proposed to develop with a mix of residential uses,including single-family,townhome and multi-family dwellings. The proposed uses are consistent with the FLUM designations proposed for the subject property and the property to the west. Note: The initial FL UM amendment request for this property was from MU-C to Mixed-Use Rg ig onal(MU- R). The Commission recommended denial to City Council based on their belief the proposed use isn't consistent with the general mixed-use development guidelines, the existing MU C or the proposed MU-R guidelines: they also felt a Traffic Impact Study(TIS) was needed. Council heard the application and remanded it back to the Commission in order to be reviewed concurrently with the Tanner Creek application in an effort to determine consistency with the Comprehensive Plan for the overall property After review of these applications, it's Staffs opinion the proposed development plans or both projects are largely inconsistent with the purpose statements and development guidelines in the Comprehensive Plan for the general mixed use and specific land uses (i.e. MU-C and MU-R)for the following reasons: 1)functional and physical integration of land uses is desired these are two separate residential and commercial developments with only a pedestrian pathway proposed for interconnectivity no integration of uses is proposed: 2)a mixed use project should include at least three (3) types of land uses only two (2)are proposed[i.e. residential and commercial(includes retail, restaurants, etc.)J; 3) community serving facilities such as hospitals, clinics, churches, schools,parks, daycares, civic buildings, or public safetX facilities are desired none are proposed; 4)supportive and proportional public and/or quasi public spaces and places, including but not limited to parks,plazas, outdoor gathering areas, open space, libraries, and schools are expected none are proposed; 5) mixed-use areas should be centered around spaces that are well-designed and inte rg atedpublic and quasi-public centers of activity that are activated and incorporate permanent design elements and amenities that foster a wide varieb�of interests rang from leisure to play no such public/quasi-public areas are proposed,- 6)a mixed use project should serve as a public transit location for future park-and-ride lots, bus stops, shuttle bus stops and/or other innovative or alternate modes of transportation no such stops or lots are proposed; 7) community-serving uses and dwellings should be seamlessly integrated into the urban fabric for an integration o a varietyof uses to avoid mainly single-use and strip commercial OXpe buildings (MU-0 single-use developments are proposed that are not well- integrated; 8)vertically integrated structures are encouraged none are proposed(MU-C); 9) intg rg ation of a varigE o uses together, including residential as a supporting use, to avoid predominantly single developments such as a regional retail center with only restaurants and other commercial uses (MU-R) no residential uses are included in the proposed MU-R designated area, which creates a single use development with only commercial uses; and 10) retail commercial uses should comprise a maximum of 50%of the development area (MU-R) most i not all of the proposed MU-R designated area consists of commercial/retail uses, no residential, office, civic or other uses are proposed. For this reason, Staff recommended the Applicant change their request for a map amendment from the MU- R to the Commercial designation and include a map amendment on the adjacent property to the west Page 4 (Tanner Creek)from MU-C to MHDR, as agreed to by both Applicants. This change better aligns with the proposed development plans for both properties and in Staffs opinion is more compatible with adjacent existing and future residential development in the area and provides a good transition between these uses to the proposed commercial uses and is more appropriate than the existing previously proposed MU-R designation. COMPREHENSIVE PLAN POLICIES(https://www.meridiancity.ork1compplan): Goals,Obiectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will be required to connect to City water and sewers sty ems. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe"(2.02.02) The surrounding properties have all been annexed into the City: the property to the north is developed, the property to the west is proposed to develop with residential uses (i.e. Tanner Creek). Development o this inproperty will result in more of zcient provision ofpublic services. • "Require urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided with development. • "Require collectors consistent with the ACHD Master Street Map(MSM), generally at/near the mid- mile location within the Area of City impact." (6.01.03B) The MSM depicts Waltman Ln. as a collector street where it abuts the site due to the increased traffic anticipated with this development and the adjacent property to the west(Tanner Creek). • "Require pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments." (3.07.02A) Apedestrian circulation plan was submitted for the site, included in Section VIILE • "Improve and protect creeks and other natural waterways throughout commercial, industrial, and residential areas."(4.05.011)) The Ten Mile Creek along the site's west boundary should be protected during construction. • "Support Valley Regional Transit's (VRT)efforts to construct multi-modal transit centers in areas of high commercial activity and employment as well as areas with transit-supportive residential densities." (6.01.0113) A bus stop is proposed within this development, which will serve residents of the residential development to the west and employees and customers of the proposed commercial development. • "Locate smaller-scale,neighborhood-serving commercial and office use clusters so they complement and provide convenient access from nearby residential areas,limiting access to arterial roadway multimodal corridors." (3.07.02B) Smaller-scale neighborhood commercial uses are proposed along with two (2) larger retail building A edestrian pathway is proposed for access between the subject property and the adjacent proposed Page 5 residential property (Tanner Creek) to the west. For better connectivity, a more direct access, and to reduce traffic on the collector street(Waltman Ln.), Staff recommends a vehicular driveway/bridge is provided across the Ten Mile Creek between the two prolectse or easy access from the residential development in accord with UDC 11-3A-3A.2. • "Slow the outward progression of the Citv's limits by discouraging fringe area development, encourage development of vacant or underutilized parcels currently within City limits." (4.05.03B) The proposed vacant parcels are within the City limits and the larger area is surrounded bX properties already annexed into the City. The development of this property will result in better provision of City services. mefits or-benefits of flie pfoJeet or-pr-oposediuses. Analysis for-eit-her-eomplianee with the adopted f�ti landiuse designation of MU G, or-anothef one,may fesWt in i,efy different analysis. A pfopeft-Y designated The pt"ose and intent of Mi�Eed Use(Genefal) is: A gomoffl�, the 191irpose of this 6kosignation is to provide fifigetional andphysied!imtegiwtiom of land lises, A-Q -pl,-POA-62 G�-;Omhameo neighbor-hood sense O)Lplaee-, ON-4 A-Q loeations for-day ear-es, 14&E spaee, or-small loeations for-doeter-S, depAists, or-Other-t"ieal eoffmmni . -tises. Thefe is also He integrated fesidepAial with or-eonsider-ation for-the plal+Red pr-qjeet to the West. a �Ua fh ;, oitw ago sf rfR a�f; , Staff finds the ipAegfation Of!a-Rd tises in the pfoposed eenee stent�v�ma"of the MU R and- fthlffi- > > per a smaller-sites on a ease by ease basis. This land tise is not intended for-high defis4y F-esidepAi dei,elopment-ales Page 6 siff t the 1wippose op intent of t-.m&e4 , e kaki.mt-,ti.,,,. cc n cc n I. twtkoln. O.H.-d. plan. to the west-, is walled 0#, adjaeont to looding-affd cc n 191,eommoreialpad sites to make iiso ef qiiiot and oasi4,oeeessible open Vaeo. open Vaeo a i, cc cc 719 n t cc n4 ron4n„fapAn do not e fit" Page 7 CC amenities that fester-a Wide i'afiet-y Of i ig f+em leiswe to pla-y. These afeas sheiuld be )J CC ' )J pre appi4eation meeting with both 19rejeets an-4 14'0_q ;HN-4012 Ahe impi-essigiq tlq'� CC )J The proposed site Plan does ifieltide a dr-iw aisle leeated behind the lafge retail anehef, that I* "a" tfansition to ftit-we wsidepAial to the West. This od e de n+i ConnectivityL' L Single Family Residential Townhouses or Condos Open Space p_p Multi-family c -- — 3 Transit Office, iJ Stop Live-work,or Townhouses of J� Commercial/ E Retail Care Office or I I Service Use QQQQa orb a a a a�VQ a 50 oaao 0, _ Plaza/Open Space Arterial Road O Feature area(shared space,connectivity,etc.) I F Figure 3A from City of Meridian Comprehensive Plan.Note the focus on rohdway frontage that transitions and integrates uses,and the open space amenities both integrated and shared. Page 8 Single Family i Residential Office or Hospitality p Retail or Service Use Local � I a Residential Office Park/ or Office Headquarters _, O _ q 1 � Integrated Plaza Area v q v � III I � Retail _ o Arterial Road O Feature area(shared space,connectivity,etc.) ---� -- Figure 3D from City of Meridian Comprehensive Plan.Note the special focus on uses with roadway frontage,the unimpeded and direct pedestrian access without traversing frequent parking aisles,the opportunities for a variety of community serving uses(not just high visibility pad sites)and the shared amenity spaces and open space for both the large anchor and smaller pad sites and uses. in r-eviewing development > ill > Ae prejeet does not eeMP4,with the Provisions of the gmeneral M&-P-d ilt-%p_0412_008' either the purpese per- C—eiimier-czcrr-uses sci as oace, eleam industfy, 'ff'eficcrccxrrrment ti � Page 9 -Q{h p a 0 Of the dei'elE)pMefft afea. o),based off the r-aties below: • F-Of plazas that af e ifftegf-ated iffto a retail pfej eet,the dewlepef wetild be eligible for-a 6:1 is eligible for-a-2:1 befftis. That is to sa-y, if the pay-k is 10 aer-es iff afea, the site wetild be eligib and some weat-hef pr-oteetieff. That wetild meaff that by pfei,idiffg a half aefe plaza, the dei,elopef Ak Additional Aflftlysisi internal Ciretilation and Pedestrian Aeeess! Some effoi4 has beeff made to elei,ate the site plaff to stipper- ills affd powef eeffter-s of deeades past. These impfewmeffts howeilef really offly stipper-t a-Rd beffefit The maze of pafk4ffg spaees affd dr-ii,e aisle er-R—i dfe for-tisefsnot ami,iffg 01-1-the site i4a eaf. Pa sites haw all beeff leeated off the otitef edges of the site with pedestfian efRq i iffg fw"effdy 'iettlaf destioa600(�he Small f etail Pad-2 site). These Otitef Pad sites AIA144-h-�&Tve*:-h-V---Bttghs af e oet Addiffg more sidewalks to a lafge pafkiffg area affd er-eatiffg tokeff opeff spaee that is stffottffded by pafk4ff g Page 10 leeal , these tises at an aggr-dable pr-iee point gii,en the seale, loeation, and ipAefstate i4sibilit-y. The smaller-Retail-2 pad site(in the middie)may stippoi4 some ffmitii —,btA none of the listed&Eamples afe t"k-a4 Site Designs To be eeosidefed a+fiiiied tise pf a Site fedesign is-"ef�,likely fe"ifed.No sffiall ffm+ibef of ehanges will wsolw the tinder-long design issties. A W-r-ge Fetail anehof eetild easily be integrate ioto a+fiiieed tise pfojeet,btit fof this site io this loeatioo, it wetild likely oeed to be loeated aloog the iotef state of Mefidiao Read. This is oofffial and typieal both fof sites stieh as this, aod fof ffic�j of fetailefs, io tises to the West, a-Rd disallows the potential for-ftfi-Y lessef eoffH*'UH4-Y sel=vi -1 tlSeS fFOM--- oeetipying spaee along wakma-H Lane. Wakma-H is the ideal loeation for-eoffH*-uHA-Y sef 0 fie also be r-ededieated. The lafge Retail 1 anehor-eetild be easily pr-ei4ded with a eent+al spine aeeess fFem wetild also then not be litefally walled off by the tmatt+aetii,e side of a lafge big b&E, and eetild make bet4e tise of-,,iews aefess the Teo Mile efeek.Nooe of the pad sites oo Mefidicm Read oeed to be lost, �hottgh tM speeifie pokey. The spaee behind the leading deeks is tinattfae6w a-Rd likely to be a 1+uisanee a-Rd CPT-ED isstie. The afea stffetinded by paFking near-offiee pads is a heat island,tinsafe, and diffietilt to aeeess,both foF nea-r-by employees and fef Fesidents. While the eentfal Open spaee eetild sef�,,e as Something of a-H OtAdoof- Finally, a-Rd as pr-ei,iotisly stated, the site laeks ipAegf ated design feat-tifes foF tiser-s to leistife and Femaifl. There are no elements of destination regional,fie plaees designed for-btisifiess i4sits and otAdoof me de higl+wa eofffffiefeial, designed to tishef in as ma"whieles as possible, and then to get them otit as "iek! TRANSPORTATION: Access is proposed via three (3) driveways to/from Waltman Lane, a local street, at the project's north boundary. ACHD's Master Street Map (MSM) designates Waltman Ln. abutting this site as a collector street. Improvements are required to Waltman Ln., including reconstruction of the bridge over the Ten Mile Creek, Page 11 west of this site with the Tanner Creek project. Improvements to the section of Waltman that abuts this site will be determined by ACHD with a future development application since this only an annexation request. The extension of Corporate Drive to the northwest of this site,designated as a collector street on the MSM, including construction of a bridge over the Ten Mile Creek from the north to Waltman Lane,is proposed to be completed with the first phase of development of the Tanner Creek project prior to issuance of building permits. If the Tanner Creek proiect doesn't 20 forward and complete the improvement to Waltman Ln. and Corporate Dr. as planned, Staff recommends these improvements are completed by this developer through a Cooperative Development Agreement(CDA)with ACHD, as follows: • Extend Corporate Dr. off-site from its current terminus north of Ten Mile Creek to Waltman Ln. and construct a new bridge over the Ten Mile Creek,within existing ROW. The roadway north of the bridge should be constructed as a 40-foot wide commercial street section with vertical curb, gutter and 5-foot wide concrete sidewalk. The crossing of Ten Mile Creek will require a 58-foot wide bridge with 2-foot parapets. Staff recommends the roadway south of the bridle to Waltman Lane is constructed as a complete street section with detached 10-foot wide multi-use pathways alone both sides of the street.These improvements should occur with the first phase of development and should be complete prior to issuance of any Certificate of Occupancy for the site.. • Construct Waltman Lane as '/2 of a 36-foot wide street section with curb, gutter,an 8-foot wide planter strip/parkway and.a 10-foot wide detached sidewalk within 29-feet of right-of-way(ROW) from centerline with 7-feet of the sidewalk located outside of the dedicated ROW abutting the site. All improvements are proposed to be constructed south of the existing edge of pavement for Waltman Ln., shifting the centerline 8-feet south to the south.ACHD is requiring the A I' ant to construct the north side of Waltman with a minimum of 12-feet of pavement from centerline,a 3- foot wide gravel shoulder and a borrow ditch to accommodate the roadway storm run-off. Center turn lanes are required to be constructed on Waltman Ln. if determined necessary by ACHD. The improvements to Waltman Ln. will require reconstruction of the existing bridge over the Ten Mile Creek as a full 36-foot street section with curb and 5-foot wide attached concrete sidewalks. This will require a 54-foot wide bridge with 2-foot parapets. These improvements should be completed as required by ACHD and shall occur with the first phase of development and be complete prior to issuance of any Certificate of Occupancy for the site. The proposed commercial development is estimated to generate 10,891 vehicle trips per day,(VTD)(950 vehicle trips per hour in the PM peak hour). Based on the findings of the Traffic Impact Study(TIS) for the proposed project,which included the Tanner Creek project,the Meridian Rd./Waltman Ln. intersection would exceed ACHD's Acceptable Level of Service thresholds. With previous development applications for the Tanner Creek property,ACHD did not recommend any mitigation at the intersection due to ri t-of-waX (ROW)constraints,impacts to existing businesses,and substantial intersection redesign and construction, making the recommended mitigation infeasible. A letter prepared by Six Mile Engineering,eering,dated 1/23/23,in response to comments and feedback during the City Council hearing for this project,was submitted to ACHD proposing phased alternative improvements at the Meridian Rd./Waltman Ln. intersection to address traffic impacts from these developments. A three- phase concept designwas proposed in which the first two designs did not require any additional ROW dedication and the final phase did.ACHD reviewed their proposal and does not recommend any modifications to the intersection as under all concept designs,these modifications would negatively impact existing operations of both the interchange and ramps. ACHD's concerns also extended to the impacts the proposed modifications would have to the Central Dr. and Corporate Dr. intersections at Main St. and Progress Ave. While the proposed improvements may benefit both of these proposed developments in the short-term,they'll likely negatively impact the already congested area roadways and intersections. These Page 12 improvements without significant widening increase corridor travel times and interchange queue lengths, further compoundingeg congestion in this area. ACHD believes there are other alternatives that may be considered such as converting Central Dr./Waltman Ln. and Corporate Dr. to a one-w9Y couplet,which is anticipated to reduce both queue lengths and the impacts to the Meridian Rd. and the I-84 interchange system (see ACHD's letter for more information). The construction of the Linder Road overpass (3/4 mile to the west), scheduled in ACHD's IFYWP for construction in 2026-2027, should greatly improve traffic conditions on Meridian Rd.by providing another north/south connection over I-84.The Commission and City Council should consider if higher levels of traffic and congestion in this area are acceptable when acting on this application.If not, consideration should be given to the inclusion of a provision in the Development Agreement,which limits development to the large retail(Retail 1) store at this time and delays the Retail 2 building and Pads 3 and 4 until such time as the Linder Road overpass is completed or other area improvements occur that allow for an acceptable level of service to be provided, as determined by ACHD. TRANSPORTATION FOCUS—EXISTING TRANSPORTATION NETWORK CONCERNS Staff and ACHD have concerns with the ability of the existing transportation network to support the proposed development. T+should be noted tha4 A Trafflc Impact StudX(TIS)was natp�submitted for the subject project, a memo with additional information was also submitted. There are already signal timing issues at the Waltman and Meridian intersection and this development will add to the wait times and congestion. • Northbound Left Turn from Meridian Road: There is inadequate storage for northbound left turns into the project site,onto Waltman. A dual left-turn is likely needed in this location,even with community uses occurring here,let alone regional serving uses. Further,a single left-turn lane requires longer green light time to provide the needed access for major big box retailer,mid box,and several drive throughs, ironically each rivaling the stacking capacity of this turn lane. • Suhbound Right Turn from Waltman Lane onto Meridian Road: There is inadequate suthbound right turn lane capacity for all return trips originating from either the interstate or south side of the interstate. While not a direct correlation to signal timing and capacity,each retail pad site can accommodate more cars than this lane without blocking the proposed full turn access on Waltman,nearest to Meridian Road. There are multiple proposed high traffic generating pad sites,never mind the large retail anchor and variety of other pad sites. eeneept plan,whieh is not shev�%(but ma-y stippeFt some tF xpa-nsien),but would also need to eentead with impr-evements that will affeet ipAer-seetien alignment, gr-ading, and drainage. The setid+beend tum lane neAh of MeDena4ds for-example, air-eady has an&ieeptienally wide,pai4ia4ly obsetffed, and ve defieieneies. islands and signals ma-y also need to be r-eset,biA"s pr-qjeet should not seek to benefi is seftened s4stapAia4ly by the &Eistifig landseaping, and that should eepAii+ue with development of this site. Anything ea-n be engineered,biA tmder-sta-nding the impaets of the epAir-e area developed and eper-a4ing a4 the g eenditions and with the single peipA tffban inter-ehange (S-PUI). Timing will be ftfl4her-eemplieate and the SPL4, of existing eenditions where vehieles Page 13 West dr-ii'e aisle proposed With this pfeJeet, efessiffg thfoicigh the ffliddle of a plamled pfiilate multi fiR*4Y gf oate f bic ram fs f.,., the r-eadway. Speetilative Entitlement! Staff beliei,es that ameffdiffg the Fictticffe Land Use Map as proposed, gii,e Valley,ffet: ,sr f eppefttm4y,btit also; ,.ram It is essential that analysis by both the Idaho Transportation Department and the Ada County Highway District be fully and thoroughly reviewed, and that Commission and City Council be able to consider the full array of both land use and transportation impacts before making a decision. Considering approvals in silos either-iter-atively through subsequent requests by differ-ent pr-ojeets, or-by multiple — . . different stages of r- i , I ble harm to the City's flagship and nafnesake interehange and entFyway into the City. There should be lingering o -1 questions, a nothing left to ehanee or ehange inter given the impor-tanee of this area-. Master Street Map (MSM): The MSM depicts W. Waltman Ln. and W. Corporate Dr. to the north,which is planned to be extended across the Ten Mile Creek to Waltman, as commercial collector streets but does not depict any collector streets across this property. Note:ACHD has submitted comments based on their preliminary review of the TIS, which may be considered with the future development application (see Section IX.I for more information). VI. STAFF ANALYSIS A. COMPREHENSIVE PLAN MAP AMENDMENT(CPAM) Based on the analysis above in Section V, Staff finds the proposed development plan is generally consistent with the requested FLUM designation of Commercial for this site and the requested designation of MHDR for the adjacent property to the west(Tanner Creek) and is compatible with adjacent existing and future land uses. Further, the proposed FLUM designations provide for a better transition in uses from existing and future residential uses to the west and northwest and are compatible with adjacent FLUM designations in this area.Note:If the proposed amendment to the FLUM is not approved,Staff finds the proposed development is not consistent with the existing MU-C FLUM designation for the reasons noted above. See above analysis in Section V for more information. B. ANNEXATION(AZ) The Applicant proposes to annex 18.30-acres of land with a C-G(General Retail and Service Commercial)zoning district consistent with the proposed FLUM amendment to MU Commercial. The Page 14 subject property is part of an enclave area surrounded by City annexed property. A legal description and exhibit map for the annexation area is included in Section VIILB. the proposed Fr L44 designation oFran n A revised conceptual development plan was submitted as shown in Section VIILC that depicts how the property proposed to be annexed,as well as the area currently zoned C-G, is planned to develop with two(2)big box retail stores [Retail 1 (130,000 150 153,300 square feet(s.f))&Retail 2 (90,000-80,500+/-s.f.),Retail et 2 (20,000-30000 Tf 4 ads —p , ineluding 2 with drive +h,-,,,,g 's andstefysquar-efeet ffiee building 5 shops. The area shown on the concept plan on the bottom(south)portion of the development area(delineated by a red line)is the portion of the site currently in Ada County proposed to be annexed;the area on the top (north)portion of the development area is the portion of the site currently in the City. The portion of the site currently in the City is entitled to develop subject to UDC Table 11-2B-2 Allowed Uses in the Commercial Districts,regardless of whether or not the proposed annexation is approved,as there is not a Development Agreement in effect for that property. As proposed by the Developer in the updated application narrative,a minimum of 10%of the total building_square footage for the site will be reserved for non-retail commercial uses that may include such uses as office,clean industry,entertainment,hospitality/hotel,fitness and/or recreation,personal services,non drive-through restaurants,health care,daycare, finance and/or banking,and educational and/or training uses. The conceptual development plan depicts a future VRT bus stop at the northeast corner of the site along Meridian Rd.,an arterial street. For safety reasons and for better accessibility from the proposed residential development to the west, Staff recommends it's relocated off the arterial street to the plaza area at Shop 1 or another location acceptable to VRT. A vehicular connection/stub is not depicted on the revised concept plan to the property to the west for future extension across the Ten Mile creek and interconnectivity,only pedestrian pathway is proposed. Staff recommends a driveway is provided(alongside the proposed pathway)in accord with UDC 11-3A-3A.2,which supports limiting access points to collector streets and requires a cross- access/ingress-egress easement to be granted to adioining properties where access to a local street is not available,unless otherwise waived by City Council.The Applicant has submitted an emergency access easement agreement with the property owner to the west for secondary emergency access to Ruddy Dr. and Waltman Ln. At no time should construction traffic associated with the development of this site be allowed to access this site using Ruddy Dr. through The Landing and Tanner Creek Subdivisions. A 10-foot wide pedestrian pathway exists along Meridian Rd. adjacent to the site. In accord with the Pathways Master Plan, a detached 10-foot wide multi-use pathway should be provided within the street buffer along Waltman Ln.; and a 10-foot wide multi-use pathway shall be provided east/west through the site with connections to the pathways along Waltman Ln. and Meridian Rd. and internal pedestrian walkways.The Applicant should coordinate the location of the pathway through the site with the Park's Department.A 14-foot wide public pedestrian easement is required for the multi-use pathways; a recorded COPY of such should be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development.Internal pedestrian walkways should be a minimum of 5-feet wide and should be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks as set forth in UDC 11-3A-19. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-6511A. To ensure the site develops as proposed with this application, staff Page 15 recommends the provisions discussed above are included in a DA for the subiect property. The entire property depicted on the conceptual development plan in Section VIII.0 shall be governed by the DA as agreed upon by the Applicant.A legal description for the boundary of the property subject to the DA is included in Section VIILG. Future development of the property should be generally consistent with the conceptual development plan in Section VIILC. The Applicant requests flexibility in the general configuration and size of the buildingfootprints and orientation,plaza areas and parking on the site with an allowance for up to 20% change in square footages of buildings. wasn'tAs noted abei,e in Seetion V,mi�ied,,:tse designated ar-eas sheiild inehide at least thwe (3) types of!an "ises. The proposed eefieept--Hal d&,,elepment plan for-the a*a&iatien ar-ea(and 4r-ger-afea) only ineltides Ta*aer-Gr-eek�. Reasons for-denial ineltided Getmeil's detemiination that the sole fesidepAial tise of the didn't , Staff feeeffffaends de3v,elepment applieations afe stibmitted eenettffendy for-these pfopefties with a mastef plan for-the e3v,efall area that demenstfates eensisteney with the gttidelines in the GefnpFehensi3V,e demenstfate ith the Plan on its ONN%mel-4ts. The TIS shetild also be tipdated to take into intensity of de.,elep ent proposed. VIL DECISION A. Staff- Staff recommends deiiial approval of the proposed amendment to the Future Land Use Map FLUM and the proposed annexation per the updated analysis above in Sections V and VI and the Findings in Section X. If City Council does not approve the requested amendment to the FLUM. Staff recommends denial of the annexation request based on incompatibility of the proposed development with the existing MU-C FLUM designation. B. The Meridian Planning&Zoning Commission heard these items on April 28, 2022. At the public hearing, the Commission moved to recommend denial of the subject CPAM and AZ requests. 1. Summary of Commission public hearing: a. In favor: Ethan Mansfield,Hawkins Companies: Matt Schultz. Representative for Tanner Creek(to the west) b. In opposition: Kelsi Lorcher, Joe Lorcher C. Commenting: Clair Manning,Nona Haddock d. Written testimony: None e. Staff presenting application: Sonya Allen Page 16 f Other Staff commenting on application: Bill Parsons 2. Ke, ids)of public testimony a. Public testimopy in agreement with Staff's recommendation of denial due to not having a Master Plan with the Tanner Creek development to the west, b. Concern pertaining to o impacts on traffic in the area from the proposed development, C. Testimony from the Tanner Creek developer's representative that they're in favor of the proposed development and intend to re-submit a residential development plan for the property to the west once ACHD has accepted their Traffic Impact Study(TIS). 3. Ke, ids)of discussion by Commission: a. Concern pertaining to the impact on traffic in this area if the proposed development plan is approved; b. Desire to have the TIS reviewed&accepted by ACHD for the overall development area in order to know the impacts and transportation improvement requirements for the development, C. Consistency of the proposed development plan with the Comprehensive Plan. 4. Commission change(s)to Staff recommendation: a. None(Commission recommended denial based on their belief the requested use is not consistent with the general mixed use development guidelines,the existing MU-C guidelines or the proposed MU-R guidelines: also need a Traffic Impact Study.) 5. Outstandingissue(s) for City Council: a. None C. The Meridian City Council heard these items on June 14.2022.At the public hearing_ the Council moved to remand the subject CPAM and AZ requests back to the Commission. 1. Summary of the City Council public hearing: a. In favor: Ethan Mansfield_Hawkins Companies:Matt Schultz_Representative for the Tanner Creek development to the west. b. In opposition: Joe Lorcher_Kelsi Lorcher_ Clair Manning: William Kissinger Joey Lorcher C. Commenting: Mike Swenson_ Kristy Inselman_ACHD d. Written testimony: None C. Staff presenting application: Sonya Allen f Other Staff commenting on application: None 2. Key issue(s)of public testimony: a. Concern pertaining to traffic impact on the Meridian/Waltman intersection from the proposed development: b. Against the intensity of uses proposed with the MU-R FLUM designation and resulting traffic in this area and at the Meridian/Waltman intersection- s. Desire for a true mixed use project to be developed on this site as opposed to an entirely commercial development. 3. Key issue(s)of discussion by City Council: a. Preference for this property and the abutting property to the west to come in together or concurrently with a master plan for the overall area that demonstrates consistency with the existing or proposed FLUM designation b. Desire for the transportation issues to be addressed before a development plan is approved: c. Desire for changes to be made to the concept plan to be more consistent with the general mixed use guidelines and specifically the requested MU-R designation. 4. City Council change(s)to Commission recommendation. Page 17 a. Council voted to remand this application back to the Commission for review of anticipated changes to the concept plan to be more consistent with the general mixed use guidelines and specifically the requested MU-R guidelines:and so that a master plan can be reviewed for this property and the Tanner Creek property concurrently. D. The Meridian Planning&Zoning Commission heard these items on(continued from October 19, 2023)November 2,2023. At the public hearing,the Commission moved to recommend approval of the subject CPAM and AZ requests. 1. Summary of Commission public hearing_ a. In favor: Ethan Mansfield,Hawkins Companies, Leah Kelsey, Six Mile Engineering eering b. In opposition: Kelsi Lorcher,Joe Lorcher,Joey Lorcher C. Commenting: Clair Manning d. Written testimony: None e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony a. Against project due to the impact on traffic in this area from this development and the extension of Ruddy Dr. b. Concerned pertaining to the safety of area residents with the traffic that will be generated from this development and the residential development to the west when Ruddy is extended to Waltman Ln. 3. Key issue(s)of discussion by Commission: A. The Applicant's request to not be required to provide a vehicular connection to the west across the Ten Mile Creek to the adjacent residential development. b. The Applicant's request to not construct a driveway access to the out-parcel at the northwest corner of this site at this time. 4. Commission change(s)to Staff recommendation, a. At Staff s request,modify DA provision#A.I G)to require the extension of Corporate Dr. to be constructed as required by ACHD. b. The Commision is in support of Council granting a waiver to UDC 11-3A-3,which requires vehicular connectivity between the two projects via a cross-access easement,to not require a connection(DA provision#IX.Alc). c. Modify the requirement for a cross-access easement and driveway to be provided to the outparcel(Parcel#S 1213417320)to only require an easement at this time. The easement should grant consent to the owner/developer of the out-parcel to construct the driveway on the subject property in the future at the time of development. (DA provision#A.Id). 5. Outstandingissue(s) for City Council: a. None E. The Meridian City Council heard these items on November 21, 2023.At the public hearing. the Council moved to approve the subject CPAM and AZ requests. 1. Summary of the City Council public hearing: a. In favor: Ethan Mansfield Hawkins Companies; Leah Kelsey, Six Mile Engincerin b. In opposition: Steve McCarthy_ : Clair Manning, Kelsey Lorcher: Kurt Lee:William Kissinger: Ken Freeze C. Commenting: Justin Lucas.ACHD d. Written testimony: Ethan Mansfield,Hawkins Companies: 23 letters of public testimony (see public recordl Page 18 C. Staff presenting application: Sonya Allen f. Other Staff commenting on application: Joe Bongiorno_Fire Dept.: Shawn Harper Police Dept. 2. Key issue(s)of public testimony: a. Concern pertaining to traffic impact from this development and no access to I-84 with the Linder Road overpass b. Inconsistency of the proposed development plan with the vision of the Destination: Downtown plan and Comprehensive Plan- c. Concern pertaining to pedestrian/bicycle safety with traffic coming through Ruddy Dr. to Waltman Ln. and increased traffic at the Meridian/Waltman intersection- d. Preference for a lower density development plan(i.e. single-family homes_no apartments_ smaller offices_entertainment uses): C. Consider limiting density permanently or until there's a resolution in the future to the traffic issues in this area. f. Desire for the City to take a break on approving new projects to give existing approved projects a chance to catch up and be built and see what the impacts are. 3. Key issue(s)of discussion by City Council: a. Traffic level of service once Corporate Dr. is extended- b. Questions pertaining to traffic solutions for this area posed to ACHD: c. Concern pertaining to the proposed amendment to the FLUM- 4. City Council change(s)to Commission recommendation. a. Council approved the Applicant's request for a waiver to UDC 11-3A-3 to not require a vehicular connection and cross-access/ingress-egress easement to the residential property(i.e. Tanner Creek)to the west(strike DA provision#A.Ic). Page 19 VIIL EXHIBITS A. Future Land Use Map—Adopted&Proposed Land Uses(Amended) Date: 10/12/2023 Adopted Land Uses 0 500 1,000 " ��i%�/��%�%//. �..A Feet ��_0/ � ----------------- •. 0 0 1I 90 / t WIF Legend : z ® Area of City Imp7qm 1a1 I <IV,�0IFuture Land Uses W� /�rCitywide !!ll.�Ay �� o Low Density Residential /t ■ /�I Medium Density Residential ■ / II ■ T _T Med-High Density Residential ■ IrD * • _ High Density Residential + ■ . ■ ■ ■ ■.... .■ r*r r r r - Commercial - Office j j Industrial I/ / Civic Old Town Proposed Land Uses ® Mixed Use Neighborhood ® Mixed Use Community 1 /J///,/ i/��/;� 1'+� - Mixed Use Regionali//,/ AMC %%" Mixed Use Non-Residential .//� ® Mixed Use Interchange �� Ten Mile Specific - Low Density Employment ® Lifestyle Center ■ ��I� i�% - High Density Employment ■ �,� ,j,Z ■ ��1 � ��ai it ® Mixed Employment /j----V '�II ® Mixed Use Residential E mvoP14, 0 ® Mixed Use Commercial ■ 061 K l LJ_LLJ J�U ITD R ■ is ■ ■■ ■. ■ .■ . ■ . . ■ rr*rrrrrrr I// I/ / I Page 20 B. Annexation Legal Description and Exhibit Map [am February 4,2022 Project No.:20-176 I-WMeridian Road Exhlbit A Lgal DexrIptlon for Annexation and Reaane to C-G A parcel of land bring a portion of the Northeast 114 of the Southeast 1/4 of Section 13,Township 3 North,Range 1 West,B-M.,Ada County,Idaho being more particularly described as follows: Commencin8 at a brass tap marking the East 114 corner of said Section 13,which bears 589`26'10"E a distance of 2,642,64 feet from a 5/"nch re bar marking the Center 214 corner of said Section 13,thence following the easterly line of the Southeast 1/4 of said Section 13,$01'02'43"W a distance of 420.62 feet to the POINT OF BEGINNING. Thence following said easterly line,S01'01'43"W a distance of 614.71 feet to the boundary of the City of Meridian per ordinance number 341,also known as South Gate Annexation,dated May 7,1979; 1_ Thence leaving said easterly line and following said boundary the following five(5)courses: N88'58'17'"W a distance of 96.37 feet; 2. 571'02'14"W a distance of 373-86 feet; 3. 574"40'17"W a distance of 471.15 feet; 4. 583'28'13"W a distance of 332.94 feet; 5. N89"34'12"W a distance of 85.20 feet to the westerly line of said Northeast 1/4 of the Southeast 1/4; Thence leaving said boundary and following said westerly line,N00"43'22"E a distance of 664.99 feet to a 5/8-inth rebar, Then€e leaving said westerly line,S89'32'05"E a distance of 968•SS feet to a 5/8-inch rebar; Thence N01'01'36"E a distance of 244.37 Beet; Thence 589'08'09"E a distance of 349.98 feet to the POINT OF BEGINNING. Said parcel contains a total of 18.304 acres,more or less. Attached hereto Is Exhibit B and by this reference Is made a part hereof. • pL LA�yr� or � 1 4 1 662 K E'r 4 5725 North 131srowery Way•Boise,Idaho 03713• 2us.639.5939•kmengllp.com Page 21 CENTER 1/4 CORNER POINT OF COMMENCEMENt 5V;nom 13 W. Waltman Ln, E45r 114 C RuER BRASSSCTION 13 FOUND 3 f 6-INCH RESAR BAE JS OF BEARINGCAP 3 — _ 589'26'10"E 264 ,64'� — LINE TABLE EV LINE SEARING DISTANCE P L1 NW58'17V 96.37 o I LF 571'02'1+'W 373.85 POINT OF BEOINNMHG I L3 SB3.26'1.3 W 332.84 L4 N8734'12'W 85,34 599'08'0$"E 349.99' M Unplatted Current Zoning:111 a n 1Y S59'3 Q5"E 568.55' ti [3C AnnecatiQn Area: 12,3041 AC e a Proposed Zoning;C-13 a �..n platked rn 51213417701,51213417680&51213 417699vi 0 '�° Current Zoning;RUT i, L1 Z tafs4 a'Le C � � ��#•�o�� tifJ $o �011�a�pl 1 L4 ' I *1k� LA a LEGEND i BRASS CAP ALUMINUM CAP 43- 6662 5/a-INCH REW CALCULATED POINT OF �, — — — �LINE REZONE BdL1NDAiZY —SECTION " ExiSn NG RIGHT-OF-wAY LINE 0 250 500 750 Plan Scale:V-250' E N 0 1 H E E R I N 0 P25 FRWTH pl,•S[OMI(VµT BUR,KAN0W713 MwMgj74NI1sawmo Exhibit B kff"Ipim Annexation and Rezone 5HFET; 1-84/Meridian Road 1 OF 1 NE1/4 SE1/4 Sec, 13,TA RIW, BM, Ada County, Idaho Page 22 C. Conceptual Development Plan(REVISED)&Renderings i r7 I ! 1, I .E 0 _ 0 4 1 '41HIUM_., M7 I I � - Z_- o+F++++o-i+++++o h (Io h o a jig - i o L o OfHH o-N�Hi+�O O+I++H++o-HHHHo -&i MERIONN ROAD-CONCEPTUALSRE-OPTIONB-0 �•'•��•�•�� -- - I wYtxwux[ -/i --- ;,K all Urla - - - - U4I IIIII U ill i - I CD I - I! I� -. - - _ 0 H+0 "I+o ! _ , 1 _m� I MERIDIAN ROAD-CONCEPTUAL SITE PLAN e Page 23 1-84MER1,DLA,N1DiE v-FLOP -r��- CONCEPTUAL,SUBIECTTO CHANGE -r oc t 'k SMt•Pt+i 3 : Y �-r� .II� f�hw V 4w�' � IlffRRw +I .09 m who .Ail Page 24 evPnss urvF PLALA TYYt �p +?`�Yi'. � DPNE rrvnu urvE . �+Tr' —a� t. a_f ©I o - �� O.ALA YYR' w wxw u2n �'- ani.r.wuve 4' ( or u.ane Y N VIF:ty. -. ��Nr ' � I rluvrcl rvr z heasYecnvL 1, aS� �A � ■ram - y J f`� - �!f � PuurwFD L�Ff)L)I ltl { I)1\ k © xEa caE[xcuza asossrwnx akiocc i-eaaMEaonx ouurroEc - - — .. '\ ® r _L . "• .. ._ .i ea onn I,� 1��d� L)t�.S l'1211N�tINNf(11<)N � ___ �.n,Jr:,, ... /� -sH1R�— c E14 t _ �LnLn Y VI'l. F— � 1 Yk:R�YtC7'IVk 1 1`: •. :. $„LOCH �1 Y "- s e, Page 26 r ryp��hl. I`I Ii�l'1(I I\I-3 ■� � -` - - NYA�REYLA�v hW� � r xA � .. - - ..- � IIAN NYR�xRl!kK PEAL � •- ,F. �- 1 _ -TANNER�RELKn PLAZA PEASP 1 YtR�YEC I'IV E? � `i11Pu "�.�PNNEPCPEENPULI iANN[P CPEFP PLrZn vwrnuwwmcE �'- D. Tanner Creek and I-84&Meridian Road Conceptual Development Plan CONCEPTUAL,SUBJECTTO CHANGE — j r z � - • I J.:J stir' I ' y mm J p L I ,J j TANNER CRElEK & 1-84 ME'RIDIAN DEVELOPMEl' T A PEDESTRIAN CONNECTION C I-84&MERIDIAN PLAZA TYPE C tow -i i A V B C B. TANNER CREEK PLAZA I rim,M Page 28 E. Vehicular Connectivity Plan TANNER CREEL{ & .rjys r �A r • I-84 MERIDIAN CONNECTIVITY PLAN CONNECTIVITY LEGEND ' ' t - '� tll.. • _, �- (H.• VEHICLE CONNECTIVITY ,� • & �nuu CORPORATE DR.EATENTION 3 WALTMAN LN./MERIDIAN RD. �•.� a vwosr. — ° O INTERSECTION IMPROVEMENTS LINDEROVERPASS • roearzo • - (BYACHD/LTD) �`... ��•..••.•.iiii•..>t••••.....••� • • = r �+ice_ • • izr era • . �� t — w�w�A�wo r �..;..� Page 29 F. Pedestrian Circulation Plan n.c-"rt�.'!• .•_' ifr� 1."ir.1,��d�t.*•- �.f�- -=_a+7ua: ?..,,+1:. ;) IANNLR CREEK UJ f N: 1 i I 1-84 MERIDIAN " DEVELOPMEN 7 PATI TWAY PLA PATHWAY LEGEND <•••• SITE CONNECTIVITY 'fit'�1 Yh'+C' NK i\+1` wwu A I TEN MILE CONNECTIVITY BY =1 y UUO � {•• • fY'I OTHERS W • s iWI •• ) • '• w • I - _-- u <11IIIIIIIIIIII0, 10'PATHWAY IMPROVEMENTS move +�•• • I i� ® OPEN SPACE AMENITIES 'F�•i-.. i� i'' Ir - M I R { '01 •+•i I 1 � i I 4i •3� Ii • `• •x`wI �V,j Z � � •••_a'••M�• Nis• �•� � N' •a�.� wss�.i��,•aa,�••••!�••1••••••••••••�•yJ I 'ill" :1�•�•L I � LJ �• �1•g r 3 9 • ''' 51Y1_ � _ , � � • MM A I •l c � � i� • s Ir � �••e s!•••a•-ar �� 4 • l .'• �; � � dab G m Page 30 G. Legal Description&Exhibit Map for Property Subject to the Development Agreement—forthcoming, to be included in Development Agreement Page 31 IX. CITY/AGENCY COMMENTS A. PLANNING DIVISION -a sttbse"ent hearing in order-for-Staff to prepare eenditions and Findings for-appr-ova4. 1. A Development Agreement(DA) shall be required as a provision of annexation of the subject property. The DA shall be signed by the property owner(s)and returned to the City within six(6) months of City Council approval of the Findings of Fact,Conclusions of Law and Decision&Order for the Annexation request. The new DA shall include the following provisions: a. Future development of this site shall be generally consistent with the conceptual development plan,renderings,pedestrian circulation plan and vehicular connectivity plan,included in Section VIII and the provisions contained herein.Flexibility in the general configuration and size of the building footprints and orientation,plaza areas and parking on the site shall be allowed with an allowance for up to 20%change in square footages of buildings. b. As proposed by the Developer,a minimum of 10%of the total building square footage for the site shall be reserved for non-retail commercial uses that may include such uses as office,clean industry,entertainment,hospitality/hotel, fitness and/or recreation,personal services,non drive- through restaurants,health care,daycare, finance and/or banking,and educational and/or training uses. odest,-;a pathway) off the site f i to,-,.,.m eetii t.,; aeeer-d with UPC 11 3 A 3 A 2 mi otl,ofwise waived by City!'',.,,, ei A er-oss aeeess/4ner-esseRr-eas easement shall be Rr-anted4e Division with the first Gei4ifiea4e of ZeninR Comi3lianee ai3plieation for-the s' d. A vehicular 4mcross-access/ingress-egress easement shall be provided to the out- parcel(Parcel#S 1213417320)at the northwest corner of the site and a recorded copy of the easement submitted to the Planning Division with the first Certificate of Zoning Compliance application for the site. The easement shall grant consent to the owner/developer of the out- parcel to construct the driveway on the subject property at the time of development. e. A detached 10-foot wide multi-use pathway shall be provided within the street buffer along Waltman Ln., and a 10-foot wide multi-use pathway shall be provided east/west through the site in accord with the Pathways Master Plan with connections to the pathways along Waltman Ln. and Meridian Rd. and internal pedestrian walkways. Coordinate the location of the pathway through the site with the Park's Department. A 14-foot wide public pedestrian easement shall be required for the multi-use pathways if located outside the public right-of-way, a recorded copy of such shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. f. Internal pedestrian walkways shall be a minimum of 5-feet wide and shall be distinguished from the vehicular driving surfaces through the use of pavers,colored or scored concrete,or bricks as set forth in UDC 11-3A-19. g_ A bus stop should be provided in the plaza area near Shop 1 or an alternate location acceptable to Valley Regional Transit(VRT). h. At no time shall construction traffic associated with the development of this site be allowed to access this site using uddy Dr. through The Landing and Tanner Creek Subdivisions. Page 32 i. If the improvements to Waltman Ln. and Corporate Dr. aren't completed by the developer of the project(Tanner Creek)to the west as planned,these improvements shall be completed by this developer through a Cooperative Development Agreement(CDA)with ACHD,as follows: • Extend Corporate Dr. off-site from its current terminus north of Ten Mile Creek to Waltman Ln. and construct a new bridge over the Ten Mile Creek,within existing ROWS see6eo with�,,er-6ea4 ewb, �_mtter-a-Rd 5 feet wide eeiier-ete sidewalk. The er-essiog-ef Teift Mile Creek will a 59 feet. e id b-i it 2 F,.r ors The ..,7.�ay s „t of 0 00 � 10 feet wide mttlfi iise i3athways alen��bath sides of the stFee as required by ACHD. These improvements shall occur with the first phase of development and shall be complete prior to issuance of any Certificate of Occupancy for the site. • Construct Waltman Lane as '/2 of a 36-foot wide street section with curb, gutter,an 8-foot wide planter strip/parkway and a 10-foot wide detached sidewalk within 29-feet of fight-of- way(ROW) from centerline with 7-feet of the sidewalk located outside of the dedicated ROW abutting the site.All improvements shall be constructed south of the existing edge of pavement for Waltman Ln., shifting the centerline 8-feet south to the south. The north side of Waltman shall be constructed with a minimum of 12-feet of pavement from centerline,a 3-foot wide gravel shoulder and a borrow ditch to accommodate the roadway storm run-off. Center turn lanes shall be constructed on Waltman Ln. if determined necessary by ACHD. The improvements to Waltman Ln. shall include reconstruction of the existing bridge over the Ten Mile Creek as a full 36-foot street section with curb and 5-foot wide attached concrete sidewalks. This will require a 54-foot wide bridge with 2-foot parapets. These improvements shall be completed as required by ACHD and shall occur with the first phase of development and be complete prior to issuance of any Certificate of Occupancy for the site. B. PUBLIC WORKS Site Specific Comments 1. No Public Works infrastructure was provided as part of this submittal,any changes must be approved by Public Works. 2. Water main must connect to the existing main in Waltman Lane at two locations. 3. Provide a water main connection to the west. 4. Ensure no permanent structures are built within a utility easement including but not limited to tree, shrubs,buildings,carports,trash enclosures,infiltration trenches,light poles,etc.). 5. Ensure no sewer services pass through infiltration trenches. General Comments 6. Applicant shall coordinate water and sewer main size and routing with the Public Works Department,and execute standard forms of easements for any mains 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 Departments Standard Specifications. 7. Per Meridian City Code (MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. Page 33 8. The 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. Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement(marked EXHIBIT A)and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B) for review.Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. 9. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 9-1-28.C). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available,a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 10. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 11. All irrigation ditches,canals,laterals,or drains,exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 12. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development,and if so,how they will continue to be used,or provide record of their abandonment. 13. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 14. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 15. Applicant shall be required to pay Public Works development plan review,and construction inspection fees,as determined during the plan review process,prior to the issuance of a plan approval letter. 16. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 17. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 18. Developer shall coordinate mailbox locations with the Meridian Post Office. 19. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 20. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 21. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. Page 34 The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 22. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 23. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridianciu.omlpublic works.aspx?id 272. 24. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT https://weblink.meridiancioyorgj ebLink/DocView.aspx?id 257681&dbid 0&r0o MeridianQ D. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridianciU.orgj eRink/Doc View.aspxTid 258727&dbid 0&repo MeridianQ E. PARK'S DEPARTMENT https://weblink.meridiancity.org/WebLink/DocView.aspxTid 310268&dbid 0&repo MeridianQ F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https://weblink.meridianciU.org/WebLink/DocView.aspx?id 258617&dbid 0&repo MeridianQ G. IDAHO TRANSPORTATION DEPARTMENT(ITD) https://weblink.meridiancioy.org/WebLinkIDocView.aspx?id 257906&dbid O&repo MeridianCitX H. ADA COUNTY DEVELOPMENT SERVICES https://weblink.meridianciC.oEg/WebLinkIDocView.aspx?id 259278&dbid O&rgpo MeridianCitX I. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridianciV.orgj ebLink/DocView.aspx?id 267371&dbid 0&repo MeridianQ https://weblink.meridianciV.org! ebLink/DocView.aspx?id 259453&dbid 0&repo MeridianQ https://weblink.meridiancioy org/WebLink/DocView.aspx?id 309476&dbid 0&repo MeridianQ X. FINDINGS A. Comprehensive Plan Map Amendment Upon recommendation from the Commission,the Council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an amendment to the Comprehensive Plan,the Council shall make the following findings: Page 35 1. The proposed amendment is consistent with the other elements of the Comprehensive Plan. The City Council finds the proposed amendment from MU-C to Mrred -Use Regional Ar' "' Commercial and MHDR and conceptual development plan is n-64 eg nerally consistent with of the AIU n ,i" i n,.atien i ff the Comprehensive Plan in that it'9 pr i w.;,,.,.nt4',.sin#e . includingprovision of a transition in uses and compatible uses, as noted in Section V. 2. The proposed amendment provides an improved guide to future growth and development of the city. The City Council finds that the proposal to change the FL UM designation from Mixed Use Community (MU-C) to MZ.*ed -Use Regional(A! Commercial and MHDR does-not-provides an improved guide to future growth and development of the City as the proposed development plan deer is consistent with the proposed development plan and existing and future uses in the area, as discussed in Section V above. 3. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Plan. The City Council finds that the proposed amendment is ne�consistent with the Goals, Objectives, and Policies of the Comprehensive Plan for the proposed MR Commercial and MHDR designations as noted above in Section V. 4. The proposed amendment is consistent with the Unified Development Code. The City Council finds that the proposed amendment is consistent with the Unified Development Code. 5. The amendment will be compatible with existing and planned surrounding land uses. The City Council finds the proposed amendment and conceptual development plan will riet be compatible with existing and planned surrounding land usesf r the,,.,,ass as noted in Section V above. 6. The proposed amendment will not burden existing and planned service capabilities. The City Council finds that the proposed amendment and development will likely burden transportation capabilities in this portion of the city even with improvements to Waltman,-and the extension of Corporate, and the rk u;,i;,.,,era' Aim-an int r-seetien. Sewer and water services are available to be extended to this site. 7. The proposed map amendment(as applicable)provides a logical juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. The City Council finds the proposed map amendment provides a logical juxtaposition of uses bw many,of the m ed use id i;nes e u i,,,,,,i pm,,n as discussed in Section V above; there should be sufficient area to mitigate any development impacts to adjacent properties. 8. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Section V and the subject findings above, the City Council finds that the proposed amendment is n64 in the best interest of the City. Page 36 B. Annexation and/or Rezone(UDC 11-513-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed map amendment to the C-G zoning district and plan to develop sekely commercial retail and effuse neighborhood serving uses on the property per the proposed conceptual development plan lees ne demonstrates consistency with the U n g,,;,i..i;,,.,,N in A pi., Commercial FL UM as noted above in Section V. (See section V above for more information) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed map amendment to C-G and conceptual development plan generally complies with the purpose statement of the C-G district in that it will provide for the retail and service needs of the community. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed commercial uses should be conducted entirely within a structure. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds City services are available to be provided to this development.No residential development is proposed; therefore, enrollment at area schools shouldn't be affected. 5. The annexation (as applicable)is in the best interest of city. The City Council finds the proposed annexation with the conceptual development plan proposed is nei in the best interest of the City per the analysis in Sections V and VI above. Page 37