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Tanner Creek Subdivision (H-2022-0048) Findings CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW C�fIENty AND DECISION&ORDER In the Matter of the Request for Modification to the Existing Development Agreement(DA) (Inst. #108131100),which Allows Commercial/Office/Hotel Uses to Develop on the Site,to Replace it with a New DA Allowing a Mix of Residential Uses to Develop on the Site,including Single-Family Detached and Attached Dwellings, Townhouse Dwellings, and Multi-family Residential Apartments; Rezone of a Total of 41.89 Acres of Land from the C-G to the R-8(12.16 Acres),R-15 (12.27 Acres) and R-40(17.46 Acres)Zoning Districts; Preliminary plat Consisting of 130 Buildable Lots [83 Single-family,45 Townhome and Two(2)Multi-family] and 20 Common Lots on 38.05 Acres of Land in the R-8,R-15 and R-40 Zoning Districts; and, Conditional Use Permit for a Multi- family Development Consisting of 280 Residential Apartment Units on 15.88 Acres of Land in the R-40 Zoning District for Tanner Creek Subdivision,by Engineering Solutions,LLP. Case No(s). H-2022-0048 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR TANNER CREEK MDA RZ PP CUP H-2022-0048 -1- 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. 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 a modification to the Development Agreement,preliminary plat, rezone and conditional use permit is hereby approved 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 Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat,or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner,and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the preliminary plat,combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 1I- 6B-7C). Notice of Conditional Use Permit Duration Please take notice that the conditional use permit,when granted,shall be valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR TANNER CREEK MDA RZ PP CUP H-2022-0048 -2- Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-513-6.G.1,the Director may authorize a single extension of the time to commence the use not to exceed one (1)two (2)year period.Additional time extensions up to two (2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the conditional use comply with the current provisions of Meridian City Code Title I I(UDC 11-513-61F). 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. G. Attached: Staff Report for the hearing date of November 21,2023 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR TANNER CREEK MDA RZ PP CUP H-2022-0048 -3- 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 JOHN OVERTON 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 TANNER CREEK MDA RZ PP CUP H-2022-0048 -4- EXHIBIT A STAFF REPORT (:��-WE COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT HEARING November 21,2023 Legend DATE: TO: Mayor&City Council FROM: Sonya Allen,Associate Planner 208-884-5533 SUBJECT: H-2022-0048 Tanner Creek LOCATION: 675 W. Waltman Ln.,in the SE 1/4 of Z— Section 13,Township 3N.,Range 1 W. L1 I - (Parcels: S 1213428050; S1213428301; S1213428010; S1213427890; S1213427880; ° m S1213427872; S1213427860; ` .. rx YV S1213428020; S1213427840) L PROJECT DESCRIPTION The Applicant has submitted applications for the following: • Modification to the existing Development Agreement(DA) (Inst. 4108131100),which allows commercial/office/hotel uses to develop on the site,to replace it with a new DA allowing a mix of residential uses to develop on the site,including single-family detached and attached dwellings,townhouse dwellings,and multi-family residential apartments; • Rezone of a total of 41.89 acres of land from the C-G to the R-8 (12.16 acres),R-15 (12.27 acres)and R-40 (17.46 acres)zoning districts; • Preliminary plat consisting of 130 buildable lots [83 single-family,45 townhome and two(2)multi-family] and 20 common lots on 38.05 acres of land in the R-8,R-15 and R-40 zoning districts; and, • Conditional use permit for a multi-family development consisting of 280 residential apartment units on 15.88 acres of land in the R-40 zoning district. IL SUMMARY OF REPORT A. Project Summary Description Details Acreage 38.05 Future Land Use Designation Medium-Density Residential(MDR)(3+/-acre strip along west boundary)&Mixed- Use Community(MU-C)on the remaining 35+/-acres of the property[Note:An application is in process(H-2021-0099I--84&Meridian Road)to amend the FL UM for this property from MU-C to MHDR.] Page 1 Existing Land Use I Vacant/undeveloped land(pasture) Proposed Land Uses Residential(single-family detached/attached,townhome and multi-family apartments) Current Zoning C-G Proposed Zoning R-8(12.16 acres),R-15 (12.27 acres)and R-40(17.46 acres) Lots(#and type;bldg/common) 130 buildable/20 common Phasing plan(#of phases) 4 Number of Residential Units 408 units [83 single-family(attached/detached),45 townhome&280 multi- (type of units) family/apartment] Density(gross&net) 10.72 gross(overall); 16.44 net(overall) Open Space(acres,total[%]/ SFR-3.66 acres(16.6%)—street buffers,parkways,internal common open space areas buffer/qualified) MFR—4.06 acres—street buffer,linear open space,open space areas greater than 5,000 s.f.in area,areas greater than the dimensions of 20'x 20' Amenities Children's playground, 'h basketball court,pickleball court,pathways(SFR);clubhouse, swimming pool,playground with covered sitting area,internal pathways and a 10'wide multi-use pathway,plaza,shade structure&benches,pickleball court(MFR) Physical Features(waterways, The Ten Mile Creek runs along east boundary,a small portion of the site is within the hazards,flood plain,hillside) floodplain Neighborhood meeting date 6/30/22&9/27/23 History(previous approvals) AZ-06-063 (DA#108131100);PP-08-001;TE-10-028;TEC-12-008;TEC-14-005;H- 2016-0008(PP exp.4/7/18);H-2018-0023(CPAM,CUP,MDA,PP,RZ—denied);H- 2020-0024(CPAM,CUP,MDA,PP,RZ—denied) B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action es/no • TIS(yes/no) Yes • Level of Service(LOS) The TIS in 2018 noted that all studied roadways and intersections were anticipated to operate at an acceptable level of service at build-out of the development. • Existing Conditions Waltman Ln.is improved with 2-travel lanes,25'of pavement&no curb,gutter or sidewalk abutting the site. • CIP/IFYWP Capital Improvements Plan(CIPu Integrated Five Year Work Plan(IFYWP): • Linder Road is scheduled in the IFYWP to be widened to 54anes from Overland Road to Franklin Road with an undetermined date.This does not include funding for ITD's portion of the 1-84 overpass. • The intersection of Franklin Road and Linder Road is listed in the CIP to be widened to 6- lanes on the north leg,6-lanes on the south,7-lanes east,and 7-lanes on the west leg,and signalized between 2021 and 2025. Access One(1)access is proposed via Ruddy Dr.,a local street stubbed at the site's west (Arterial/Collectors/State boundary;two(2)accesses(1 public street, 1 driveway)are proposed via Waltman Ln,a Hwy/Local)(Existing and local street along the site's north boundary. Proposed) Proposed Road Improvements Corporate Dr.is proposed to be extended from its current terminus north of Ten Mile Creek south to Waltman Ln.within existing right-of-way,this will include construction of a new bridge over the creek.Waltman Ln.is proposed to be widened and reconstruction Page 2 of the bridge over the Ten Mile Creek is required.See the ACHD report in Section IX.J or more info. Fire Service • Distance to Fire Station 1.3 miles from Fire Station#1 • Fire Response Time • Resource Reliability 82%(meets target goal of 80%or greater) • Risk Identification 4(current resources would not be adequate to supply service) • Accessibility Meets all required access,road widths and turnarounds as proposed • Special/resource needs Aerial device(can meet this need if required);hazmat event will require mutual aid; structure fire will require an additional truck company;water rescue teams would require mutual aid • Water Supply 1,000 gallons/minute for 1-hour(maybe less for sprinklered buildings) • Other Resources Police Service • Distance to Police Station 1.6 miles • Police Response Time 2:46 minutes(expected);3:58 minutes(average) • Calls for Service 5,176 within 1-mile(6/l/21-5/31/23) • %of calls for service split See comments by priority • Accessibility See comments • Specialty/resource needs None • Crimes 665(6/l/21-5/31/23) • Crashes 88(6/l/21-5/31/23) • Other Reports West Ada School District No comments received Wastewater • Distance to Sewer Services Directly adjacent • Sewer Shed Ten Mile • Estimated Project Sewer ERU's See application • WRRF Declining Balance 13.91 • Project Consistent with WW Yes Master Plan/Facility Plan • Impacts/Concerns Flow is committed—see Public Works Site Specific Conditions Water • Distance to Services Directly adjacent • Pressure Zone 3 • Estimated Project Water ERU's See application • Water Quality Concerns None • Project Consistent with Water Yes Master Plan • Impacts/concerns See Public Works Site Specific Conditions Page 3 II II## 1 IN r.�.. • . . �11 115,I I 5nw��/.1 � . • '� _ ff r�' �. -IIIlllld � ' i Him, TM uu■11 :iiiilln - yy `� ti� ,-.�I� `� r=�� •p , '� ■J� MEN Sam-j! �••11111■1 k 11�� - i� .--_,f r.�a.��_ �.�R.._.li�_� i ICI 11111111 �. It . !+ -r `�`...'` '�� I��la.�f_- .7■� hIII.1111 • -� t,i�:.YiY+ ,..��'x�. � �1_ Tom'11�:+ Il1an ■� _ _ � —T`I _ �, �.- �rr=J illO : _y L. cub + t3116a 1■■� YIl1 ■ ". F 7'7 ii rL � '.^ilj�', ,�i. i1 J LYY nuuq numl!� C vul� F.11 Pt �ti• ■uum■d1Y •rail L �ici....�IN IN -- ul 1 ■1■IryISa �IIII.IN • p�■ :NI■u■ F H 1 III ■■ .■ . � . �I IN� ul■r N: n ..r�� 3 ■I . p■uu1 � �N_I �I-•11■In 11■--■1■11■1 � _ 111111 IIIY-I INI■11■11■11� F4+� -1 minim - S HE== ■11■ I mum : lllx III��11111111 II■ Islll�l� tiT ERLAND • �� 111-1. ■■ �- — ■■■ -AI. .�- -+ 11■■ ■ IN ■ 11111E III H. IN0111 uu l u•� iii onSIR $ =_=° - = ■ ■� • 11 C. Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 10/3/2023 11/5/2023 Radius notification mailed to properties within 300 feet 9/29/2023 11/3/2023 Public hearing notice sign posted 10/7/2023 11/5/2023 on site Nextdoor posting 9/28/2023 11/3/2023 V. COMPREHENSIVE PLAN ANALYSIS (https://www.meridiancity.or /�pplan) LAND USE: Existing Future Land Use Map (FLUM) designations: This property is primarily designated MU-C (Mixed Use—Community)on the FLUM with a narrow sliver of Medium Density Residential(MDR)along the western portion of the site consisting of approximately three (3)acres. The purpose of the MU-C designation is to allocate areas where community-servicing 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 MU-N(Mixed-Use Neighborhood)designated areas but not as large as in MU-R (Mixed Use—Regional)designated 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. The MDR designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school,or land dedicated for public services. Proposed FLUM designations: The I-84 and Meridian Road application(H-2021-0099),currently in process for the adjacent property to the east,requests an amendment to the FLUM from MU-C to Commercial for that property and from MU-C to Medium High-Density Residential(MHDR) for the subject property(see exhibit in Section VIILJ). The narrow sliver of MDR is proposed to remain along the west boundary to ensure transition of uses as previously desired by the Comprehensive Plan Committee which is accounted for on the proposed plat. 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 landscaping and a project identity. Note: The initial FL UM amendment request for the property to the east was from MU-C to Mixed-Use Regional (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 Page 5 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 subject 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 for 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: I)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.)]; 3)community serving facilities such as hospitals, clinics, churches, schools,parks, daycares, civic buildings, or public safety facilities are desired none are proposed; 4)supportive andproportional public and/or quasi public spaces andplaces, 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 integrated public and quasi- public centers of activity that are activated and incorporate permanent design elements and amenities that foster a wide variety of interests ranging 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 of a variety of uses to avoid mainly single-use and strip commercial type buildings (MU-C) single-use developments are proposed that are not well-integrated; 8) vertically integrated structures are encouraged none are proposed(MU-C); 9) integration of a variety of uses together, including residential as a supporting use, to avoid predominantly single use 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 if 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 of the adjacent project(i.e.I-84 &Meridian Rd.)change their request for a map amendment from the MU-R to the Commercial designation and include a map amendment on the subject property 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 andprovides a good transition between these uses to the proposed commercial uses to the east and is more appropriate than the existing and previously proposed designation. Proposed Use:A mix of residential uses (i.e. single-family detached and attached and townhouse dwellings and multi-family apartments)is proposed at an overall gross density of 10.72 units/acre,which is consistent with the proposed MHDR FLUM designation. Pathways and sidewalks are proposed throughout the development for internal pedestrian connectivity as well as to the multi-use pathway planned along the Ten Mile Creek and to the proposed commercial development to the cast.The proposed site design provides a good transition of uses with larger lots on the periphery of the development and smaller lots internal to the development,and higher density residential uses (i.e. apartments) on the eastern portion of the site adjacent to proposed commercial uses. DESTINATION:DOWNTOWN The subject property is located within the downtown urban renewal district. Future development of this area is guided by the Destination:Downtown vision plan,which was adopted as part of the Comprehensive Plan.Note: This plan is currently mid-way through an 18-month update process; however; Meridian Development Corporation (MDC)does not anticipate the vision changing much for this area. Page 6 The subject property is part of the Southern Gateway Entertainment&Hospitality District,which consists of 260 acres generally located between Franklin Rd. and I-84. Major characteristics of this district are as follows: 1)bike paths and trails; 2)hotel and upscale restaurant uses; 3)expand and upgrade park&speedway; 4) extensive landscaping; 5)locate a multi-purpose sports facility; and 6)gateway features. Land uses desired in this area include retail/dining(25%),office (25%),light industry(25%)and roads/utlitites/institutional(25%). The proposed use of the property is not consistent with the vision of the Plan for this district. Bike/pedestrian paths and trails are proposed along the frontage of the property along Waltman Ln. and along the Ten Mile Creek as desired. While the existing conceptual development plan that was approved with annexation of the property in 2006 is largely consistent with the vision of the Plan,it doesn't seem feasible as the property has sat vacant for the past 17+years,largely due to access and transportation issues associated with such a high intense commercial development. Other considerations exist that have a part in contemplation of a different,less intense,land use in this area, as follows: • The amendment to the FLUM to MU-C in 2019 supersedes the commercial elements envisioned under the Plan. • Regional entertainment uses have instead developed south of I-84 with several major expansions(Le. Wahooz,Pinz,Roaring Springs and the Galaxy Event Center). • Growth in the downtown district has evolved differently that initially expected.MDC hasn't reserved funding originally planned to support large-scale public-private partnerships,and no public improvements were made in advance to incentivize development in alignment with the Plan.Additional land consolidation has also not occurred to accomplish the vision of the Plan. • Recently,City Council showed some willingness to consider the type of development proposed when they remanded the I-84 and Meridian Rd. project back to the Commission to be heard concurrently with the subject application. The desire was for both properties to come in with a master plan for the entire area to be more consistent with the mixed use development guidelines and specifically the MU-R designation they were requesting and for the transportation issues to be addressed. • A lesser intense land use such as residential will result in less traffic congestion in this area and will be more compatible with existing and future adjacent residential land uses. TRANSPORTATION: Access is proposed via Waltman Lane,a local street,at the project's north boundary and via the extension of W. Ruddy Dr.,a local street,at the project's west boundary.ACHD's Master Street Map(MSM)designates Waltman Ln.as a collector street from Meridian Rd.west to the future extension of Corporate Dr. Due to the increased traffic anticipated with this development,ACHD recommends the collector street designation is extended to the west to Kearney Ave. Improvements are required to Waltman Ln.,including reconstruction of the bridge over the Ten Mile Creek,with the second phase of development as outlined in the ACHD staff Mport. The extension of Corporate Drive,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 prior to issuance of a building permit.This will provide additional access to the site while the bridge across the Ten Mile Creek on Waltman Lane is being reconstructed with the improvements to Waltman Ln.See ACHD report for more information. The proposed change to the FLUM from MU-C to MHDR and development agreement modification to allow for residential uses to develop on the site instead of commercial uses as currently entitled,will greatly reduce the overall traffic impacts in this area on Waltman Ln.,at the Waltman Ln./Meridian Rd. intersection and the Meridian Rd./I-84 interchange.For comparison,the ACHD report states this development is estimated to Page 7 generate 2,884 vehicle trips per day(VTD)(260 vehicle trips per hour in the PM peak hour). In the ACHD report from 2008 for the Browning Plaza preliminary plat(PP-08-001)application,the entitled commercial development was estimated to generate approximately 10,300 VTD (975 vehicle trips per hour in the PM peak hour)at buildout according to the TIS submitted at that time.Although traffic impacts will be reduced if the proposed change to the FLUM is approved,there is still existing congestion in this area that will worsen significantly if this property and the adjacent property to the east develop at this time as proposed. Based on the findings of The Traffic Impact Study(TIS) for the proposed I-84&Meridian Road project to the east,which included the subject proposed development,the Meridian Rd./Waltman Ln. intersection would exceed ACHD's Acceptable Level of Service thresholds.With previous development applications for these properties,ACHD did not recommend any mitigation at the intersection due to right-of-way(ROW)constraints, impacts to existing businesses,and substantial intersection redesign and construction,making the recommended mitigation infeasible. A letter prepared by Six Mile Engineering,dated 1/23/23,in response to comments and feedback during the City Council hearing for the Meridian Rd. &I-84 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 design was 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 improvements without significant widening increase corridor travel times and interchange queue lengths, further compounding existing 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-way 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 (1/2 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 single-family and townhome portions of the development at this time and delays the multi-family portion of the development 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. COMPREHENSIVE PLAN POLICIES(https:llwww.meridiancity.or /�pplan): Goals,Objectives, &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): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents." (2.01.02D) The proposed single-family detached/attached and townhome dwellings and multi family apartments will contribute to the variety of housing types in the City as desired. A mix of alley- and front-loaded units are proposed for added variety in the style of the units. • "Improve and protect creeks and other natural waterways throughout commercial,industrial, and residential areas." (4.05.01D) Page 8 The Ten Mile Creek, which runs along the project's east boundary, is proposed to be re-vegetated and improved with development on the west side that lies within the subject property. The creek should also be protected during construction. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval,and in accord with any adopted levels of service for public facilities and services." (3.03.03F) City water and sewer services are available and can be extended by the developer with development in accord with UDC 11-3A-21. • "Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City."(2.01.01G) Four(4)different residential housing types are proposed in this development(i.e. single-family detached, single-family attached, townhome and multi family apartments).A range of lot sizes are proposed for these units, which will accommodate a variety of housing styles consisting of I-and 2-story units. • "Limit canal tiling and piping of creeks, sloughs,laterals,and drains to man-made facilities where public safety issues cannot be mitigated or are not of concern." (4.05.01C) The Ten Mile Creek, which runs along the project's east boundary, is required to remain open as a natural amenity and not be piped. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land."(3.07.00) The proposed single family, townhome and multi family residential uses should be compatible with existing and future medium-density residential uses to the west and north. The proposed design, with larger lots for single-family detached homes on the periphery and smaller lots for single-family attached and townhomes on the interior, transitions well to existing and future adjacent residential uses and the multi family apartments on the east side of the site adjacent, which in turn transitions well to planned commercial uses to the east. The proposed design should minimize conflicts and maximize use of land. • "With new subdivision plats,require the design and construction of pathway connections,easy pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open space with quality amenities." (2.02.01A) Pedestrian pathways are proposed to the amenities in the central common area in the single-family portion of the development, which connect to pathways in the central common area in the multi family portion of the development and extend to the multi-use pathway along the Ten Mile Creek. The large central common area in the single-family portion and the linear open space in the multi family portion of the development provide much usable open space with quality amenities as desired. • "Encourage the incorporation of creek corridors as amenities in development design." (4.05.02C) The Ten Mile Creek corridor is proposed to be improved as an amenity with a segment of the City's regional pathway system along the west side of the creek. • "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 connect to City water and sewer systems;services are proposed to be provided to and though this development in accord with current City plans. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe." (2.02.02) Page 9 Although there are some County zoned properties at the northwest corner and to the north of this site, the larger area is surrounded by properties that have been annexed and developed in the City.Development of this infill property will result in more efficient provision of public services. (Note: The County zoned property to the east is part of the I-84 and Meridian Road annexation application that's currently in process) • "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 as proposed. • "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 the extension of Corporate Dr. and the portion of Waltman Ln. east of Corporate Dr. to Meridian Rd. as a collector street. Due to the increased traffic anticipated with this development,ACHD recommends the collector street designation is extended to the west to Kearney Ave. • "Slow the outward progression of the City'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 by properties already developed in the City. The development of this property will result in better provision of City services. Based on the analysis above, Staff finds the proposed development plan is generally consistent with the requested FLUM designation of MHDR for this site and is compatible with adjacent existing and future residential land uses.Note:If the proposed amendment to the FL UM is not approved with H-2021-00099, Staff finds the proposed development is not consistent with the existing MU-C FL UM designation for the reasons noted above. VI. STAFF ANALYSIS A. DEVELOPMENT AGREEMENT MODIFICATION(MDA) The existing Development Agreement(DA) (Boise Waltman—Inst. 9108131100),approved in 2008,allows for the development of commercial/office/hotel uses on this site.Because that development plan has not been viable and the property has sat vacant since that time,the Applicant proposes a change to the development plan for the site.A modification to the DA is proposed for the purpose of replacing the agreement with a new agreement allowing for the development of a mix of single-family detached and attached dwellings,townhome dwellings and multi-family residential apartments on the site consistent with the plan included in Section VIII.I. The existing DA includes two (2)different conceptual development plans for the site as shown in Section VIILA. These plans depict approximately 400,000 square feet of professional office,hotel,big box retail and smaller retail spaces. The proposed development plan with single-family detached homes adjacent to existing single-family detached homes to the west in The Landing subdivision and future medium-density residential uses to the north across Waltman Ln., single-family attached and townhome dwellings internal to the development,and multi-family apartments on the eastern portion of the development provides a good transition to proposed commercial/retail uses to the east across the Ten Mile Creek with the concurrent I-84 and Meridian Road application(H-2021- 0099)(see Section VIILC). History: Two(2)previous development applications for this site were denied by City Council,one in 2018 (H— 2018-0023)and another in 2020(H-2020-0024).The first,which included a request for an amendment to the Page 10 FLUM from Commercial to MHDR,was denied due to the finding that the proposed amendment wasn't in the best interest of the City for the following reasons: 1)Concern that the property will not be maintained consistently due to different ownership of the structures and associated areas; 2)Desire for the applicant to participate in the Comprehensive Plan update that's currently in process,rather than requesting an amendment to the FLUM outside of that process; 3)Preference for commercial employment type uses to develop on this property rather than residential as the original plan proposed; 4)Concern related to impact on area schools, proposed density and traffic (i.e.resulting safety hazards); and 5)Conclusion that the timing wasn't right for an amendment to the FLUM (a City initiated update to the plan was in process at that time)and the development of the property as proposed.Note:Between the application in 2018 and the one in 2020 the FL UM designation for this property was changed from Commercial to Mixed-Use Community(MU-C)with the City's update to the Comprehensive Plan, which allowed the subsequent application to be submitted without an amendment to the FL UM. With the second application,Council found the proposed rezone was not in the best interest of the City because the sole residential use of the property was not consistent with the MU-C designation. Further,Council didn't want to set a precedent by"floating"a FLUM designation(i.e.MDR)and burdening the adjacent property to the east with providing only the non-residential component of the mix of uses desired for this area per the Comprehensive Plan. The proposed residential development plan is largely the same as those previously submitted for this site. However,the key difference is that a development application is concurrently in process for the 70+/-acres of land directly to the east across the Ten Mile Creek as mentioned above (i.e. I-84&Meridian Rd.H-2021-0099) and an amendment to the FLUM is proposed to MHDR,which supports the proposed uses and is compatible with adjacent existing and future development. Because the proposed development plan for this site has completely changed from the conceptual commercial development previously approved and the terms of the agreement are no longer applicable, Staff is supportive of the request for a new DA to replace the existing agreement based on the proposed development plan. Staffs recommended provisions for the new DA are included in Section VIILA.1 and the development plans for the overall site are included in Section VIIL Note:If the amendment to the FLUMproposed with H-2021-0099 is not approved, Staff is not supportive of the proposed MDA (and consequently the RZ, PP and CUP applications)per the analysis above in Section V due to inconsistency of the proposed development plan with the MU-C designation. B. REZONE(RZ) A rezone of a total of 41.89 acres of land,including adjacent right-of-way, from the C-G to the R-8 (12.16 acres),R-15 (12.27 acres)and R-40(17.46 acres)zoning districts is proposed for the development of a mix of single-family detached and attached dwellings,townhouse dwellings and multi-family apartments. The proposed uses and zoning districts are consistent with the amendment to the FLUM proposed with H-2021-0099 to the MHDR designation. Legal descriptions and exhibit maps for the areas proposed to be rezoned are included below in Section VIII.B. The Allowed Uses table in UDC Table 11-2A-2 for residential districts lists single-family detached and attached dwellings and townhouse dwellings as principal permitted uses in the proposed R-8 and R-15 zoning districts; and multi-family developments as a conditional use in the R-40 zoning district, subject to the specific use standards listed in UDC 11-4-3-27. The City may require a development agreement(DA)in conjunction with a rezone pursuant to Idaho Code section 67-6511A. Because a DA already exists on this property,the Applicant requests a modification to the DA(MDA)to replace the existing agreement with a new agreement consistent with the proposed development plan as discussed in Section VI.A above. To ensure the site develops as proposed with this application, staff recommends the provisions included in Section VIII are included in a new DA for the subject property. Page 11 C. PRELIMINARY PLAT(PP) A preliminary plat is proposed consisting of 130 buildable lots [83 single-family(16 alley-loaded, 67 front- loaded),45 alley-loaded townhome and 2 multi-family] for a variety of housing types and 20 common lots on 38.05 acres of land in the proposed R-8,R-15 and R-40 zoning districts. The single-family lots range in size from 3,850 to 10,536 square feet(s.f)with an average lot size of 5,132 s.f. A total of 16 alley-loaded homes and 67 front-loaded homes are proposed with lot widths of 40, 50 and 60 feet. A total of 45 alley-loaded townhomes are proposed with lot sizes ranging from 2,400 to 3,884 s.f with an average lot size of 2,739 s.f. The proposed plat results in an overall gross density of 10.72 units/acre and a net density of 16.44 units/acre, which is consistent with the FLUM amendment proposed with H-2021-0099. Phasing: The plat is proposed to develop in four(4)phases as shown in Section VIILC. The Applicant requests flexibility in the phasing to adjust the number of lots,combination of lots and number of phases to reflect changing market conditions. Staff is amenable to this request unless otherwise restricted in the Cooperative Development Agreement with Ada County Highway District(ACHD)or as otherwise approved by City Council. Because noise from I-84 will greatly affect future residents in this area, Staff recommends noise abatement in the form of a berm and wall is constructed per the standards listed in UDC 11-3H-4D in its entirety with the first phase of development as a provision of the Development Agreement. The Applicant requests these improvements be constructed with Phases 3 and 4,prior to issuance of Certificates of Occupancies within each phase. Existing Structures/Site Improvements: There are several existing structures on this site that are required to be removed prior to signature on the final plat for the phase in which they are located. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the UDC dimensional standards for the associated zoning districts is required,as follows: Table 11-2A-6 for the R-8 zoning district; Table 11-2A-7 for the R-15 zoning district; and Table 11-2A-8 for the R-40 zoning district. The standards for all development in residential districts are listed in 11-2A-3. Depict zero(0)lot lines where single-family attached and townhome units are proposed to span over property lines. Access(UDC 11-3A-3 : One (1)public street access is proposed via the extension of W.Ruddy Dr.,a local street,at the west boundary of the site and two(2)accesses(one public street and one driveway)are proposed via W. Waltman Ln.,an existing local street to be designated a collector street from Meridian Rd. to S. Kearney Ave. with this development. A stub street(S.W. 7'Ave.)is proposed to the out-parcel(Cooper property 4S 1213428090)at the northwest corner of the site for future extension and/or access. UDC 11-3A-3A.3 requires all subdivisions to provide local street access to any use that currently takes direct access from a collector street unless otherwise waived by City Council. Because the adjacent property to the east only has access via Waltman Ln., a collector street, a local street with a vehicular bridge over the Ten Mile Creek that includes a minimum 5-foot wide pedestrian walkway on at least one side, should be provided in lieu of the proposed pedestrian connection. Three (3)common driveways are proposed off internal public streets that are required to be constructed in accord with the standards listed in UDC 11-6C-3D. Exhibits for these driveways are included in Section MILD that demonstrate compliance with the required standards. The landscape plan submitted with the final plat application should be revised to depict 5-foot wide landscape buffers planted with shrubs,lawn or other vegetative groundcover where solid fencing is proposed adjacent to the common driveway as set forth in UDC 11-6C-3D.5.A perpetual ingress/egress easement is required to be noted on the final plat,which Page 12 shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment.Address signage should be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. Three (3)alleys are proposed off internal public streets that are required to comply with and be constructed in accord with the standards listed in UDC 11-6C-3B.5. Include a cross-section of the typical alley on the plat. For addressing purposes and for wayfinding in the event of an emergency,the Fire Dept. is requesting private streets are provided within the multi-family portion of the development. A private street application shall be submitted that demonstrates compliance with the standards listed in UDC 11-3F-4. Road Improvements: The Applicant proposes to construct the extension of Corporate Dr.,a collector street, off-site from its current terminus north of Ten Mile Creek to Waltman Ln.within existing ROW with the first phase of development(54 building lots). The construction of Corporate Dr.will include the construction of a new bridge over the Ten Mile Creek.This will provide additional access to the site and provide for additional access while the Ten Mile Creek bridge on Waltman is being reconstructed. 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 bridge to Waltman Lane is constructed as a complete street section with detached 10-foot wide multi-use pathways along both sides of the street.These improvements will occur with the first phase of development(54 lots)and shall be complete prior to issuance of any building permits. The Applicant proposes to 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 Applicant to construct the north side of Waltman with a minimum of 12-feet of pavement from centerlinc,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. at the apartment driveway. 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 in the Cooperative Development Agreement. Pathways(UDC 11-3A-8 : A 14-foot wide segment of the City's regional pathway is depicted on the Pathways Master Plan along the west side of the Ten Mile Creek.A 10-foot wide multi-use pathway is proposed consistent with the Plan with a pedestrian bridge over the creek for connectivity with the proposed commercial development to the cast. A pedestrian easement is required to be submitted to the Planning Division for this pathway in accord with Park's Dept. requirements. Sidewalks (UDC 11-3A-17): Sidewalks are required to be constructed adjacent to all public streets as set forth in UDC 11-3A-17 as proposed. The UDC requires 5-foot wide detached sidewalks to be constructed along all collector streets(Le. W. Waltman Ln. and Corporate Dr.). Parkways(UDC 11-3A-1 : Parkways are required to be constructed and landscaped per the standards listed in UDC 11-3A-17E. Landscaped parkways are proposed along W. Ruddy Dr./S. Kearney Ave. and W.Waltman Ln. in accord with UDC standards. Landscaping(UDC 11-3B): Street buffer landscaping is required to be provided as set forth in UDC Tables 11-2A-6 for the R-8 district, H- 2A-7 for the R-15 district and 11-2A-8 for the R-40 district and planted in accord with the updated standards Page 13 listed in UDC 11-3B-7C. Street buffers are required to be placed in a common lot or on a permanent dedicated buffer easement,maintained by the property owner or homeowner's association. A 20-foot wide street buffer is required along W.Waltman Ln.,to be designated as a collector street with this development; a 37-foot wide buffer is proposed with a 3-foot tall landscaped berm and a 10-foot wide detached sidewalk. Common open space areas are required to be landscaped per the standards listed in UDC 11-3G-5B. Landscaping is proposed in these areas in excess of the minimum standards. The open space landscape requirements on the Landscape Requirements table on the landscape plan should be revised to reflect the updated standard of one(1) deciduous tree for every 5,000 square feet of common open space. Landscaping is required to be provided along pathways per the standards listed in UDC 11-3B-12C. Minimum 5-foot wide landscape strips are required along each side of all pathways planted with a mix of trees, shrubs,lawn and/or other vegetative ground cover with a minimum of one(1)tree per 100 linear feet of pathway; shrubs should be added on the west side of the pathway along the creek in accord with this standard. Include mitigation information on the landscape plan submitted with the final plat application as applicable for tree preservation in accord with the standards listed in UDC 11-3B-I0C. Qualified Open Space& Site Amenities(UDC 11-3 : The single-family and townhome portion of the development is subject to the qualified open space and site amenity standards listed in UDC 11-3G-3. A minimum of 15%qualified open space is required to be provided for the R-8 and R-15 zone in accord with the quality standards listed in UDC 11-3G-3A.2 and shall comply with the standards listed in UDC 11-3G-3B. Based on the acreage of the R-8 and R-15 zoned portion of the development(i.e. 22.03-acres),a minimum of 3.30-acres of qualified open space is required.The open space exhibit included in Section VIILG depicts 3.66- acres of qualified open space,exceeding the minimum standard by 0.36-acre. Proposed qualified areas consist of 100%of the collector street buffer along Waltman Ln. (on the single-family&townhome portion of the development),which is required to have enhanced landscaping as set forth in UDC 11-3B-7C.3 for entryway corridors and comply with the standards listed in UDC 11-3G-3B.2. The multi family portion of the development is also required to provide common open space per the standards listed in UDC 11-4-3-27C in addition to this requirement(see analysis below). Based on the acreage of the R-8 and R-15 zoned portion of the development(i.e. 22.03-acres),a minimum of four(4)points of site amenities are required per UDC 11-3G-4A; a list of qualified site amenities and associated point values are included in UDC Table 11-3G-4. The following amenities and associated point values are proposed: a tot lot with benches(1 point),a half basketball court and a pickleball court with benches(i.e.paved sports court at 4 points each= 8 points),multi-use pathway along Waltman Ln. and along the Ten Mile Creek (1/4+mile—2 points),exceeding the minimum standard by 7 points. The multi family portion of the development is also required to provide site amenities per the standards listed in UDC 11-4-3-27 in addition to this requirement(see analysis below under Conditional Use Permit). Fencing(UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-7. A combination of 6-foot tall solid vinyl fencing and 6-foot tall wrought iron fencing is proposed as shown on the landscape plan. A 9-foot tall berm with a 6-foot tall rhino rock stamped concrete wall is proposed within the street buffer along the southern boundary of the site as noise abatement to buffer the residential uses from the traffic on I-84 in accord with UDC 11-3H-4D; the wall is proposed to be staggered every linear 300' in accord with UDC standards to avoid a monotonous wall (see detail in Section VIILF). The detail of the wall should be revised on the landscape plan submitted with the final plat application to include the centerline of the west- Page 14 bound travel to demonstrate compliance with the requirement for the berm/wall to be a minimum of 10 feet higher than the elevation at the centerline of the state highway. Existing Easements: There is an existing 100-foot wide irrigation easement(50' each side of centerline)for the Ten Mile Creek held by NMID along the east boundary of the site as depicted on the plat, some of which lies on the adjacent property to the east. A 20-foot wide City sewer easement also exists along the east boundary of the site as depicted on the plat. Waterways: The Ten Mile Creek runs along the east boundary of the site and is required to be left open as a natural amenity and not be piped as set forth in UDC 11-3A-6B.1 as proposed. Flood Zone: A portion of the site along the east boundary lies within Flood Zone"A"per FEMA Map 416001CO232H. This site is not within the floodplain. Utilities: Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards,specifications and ordinances. An existing 15-inch sewer main lies along the east half of the Waltman Ln. frontage and along the west top of bank of the Ten Mile Creek through the site. The 8-inch sewer main connection will be in Waltman Ln. and will serve the entire site via gravity sewer. An existing 12-inch water main is located in Waltman Ln. along the full frontage of the site. This subdivision will connect in Waltman at two locations and also to the existing 8" stub located at the Landing Subdivision stub street(Ruddy)at the west boundary.See Section VIII.B below for Public Works comments/conditions. Pressurized Irrigation System: A regional pressure irrigation pump station is proposed to be constructed with this development to NMID standards with a Ten Mile Creek takeout in the northeast corner of the site near Waltman Ln. Pressure irrigation distribution lines and individual lot services will be provided to all lots in the subdivision. Pressurized irrigation systems should comply with the standards set forth in UDC 11-3A-I5. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18.A Geotech report was submitted for this development. Storm drainage is proposed to be mitigated by underground seepage beds and/or retention ponds in accord with ACHD design criteria. Stormwater swales incorporated into required landscape areas are required to be vegetated with grass or other appropriate plant materials and designed to accommodate the required number of trees as per UDC 11-3B-7 if located in a street buffer or other required landscape area. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the proposed residential structures on the site as shown in Section MILL One and two-story single-family detached and townhome dwellings are proposed with a mix of front-loaded and alley-loaded styles in a mix of materials and colors. Single-story homes are proposed along the southern boundary adjacent to I-84 to minimize the sound impact to residents. In the multi-family portion of the development,one(1)2-story and 11 3-story apartment buildings are proposed containing 16-units and 24-units,respectively along with a single-story clubhouse.A mix of materials are proposed consisting of stucco and horizontal and vertical siding with stone veneer accents. The 2-story multi- family building is proposed along the northern boundary adjacent to Waltman Ln. to minimize bulk and wall effect. Staff recommends The rear and/or sides of new homes facing Interstate 84 and W.Waltman Ln. incorporate articulation through changes in two or more of the following: modulation(e.g.projections, Page 15 recesses, step-backs,pop-outs),bays,banding,porches,balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public streets.Single-story structures are exempt from this requirement. All single-family attached,townhome and multi-family structures are required to comply with the design standards listed in the Architectural Standards Manual; single-family detached structures are exempt from this requirement. An administrative Design Review application is required to be submitted for approval of the design of all single-family attached and townhome structures in the development prior to submittal of building permit application for those structures.An application for Certificate of Zoning Compliance is also required to be submitted along with Design Review for the multi-family portion of the development. D. CONDITIONAL USE PERMIT(CUP) Conditional use permit for a multi-family development consisting of 280 residential units on 15.88 acres of land in the R-40 zoning district. A total of(94) 1-bedroom units, (152)2-bedroom units and(34) 3-bedroom units are proposed in 12 structures on the eastern portion of the site. Specific Use Standards (UDC 11-4-3): The proposed use is subject to the following standards: (Staffs analysis/comments in italic text) 11-4-3-27: MULTI-FAMILY DEVELOPMENT: Site Design: Buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise required by this title and/or title 10 of this Code.Building setbacks shall take into account windows, entrances,porches and patios,and how they impact adjacent properties. The proposed site plan complies with this standard. All on-site service areas,outdoor storage areas,waste storage,disposal facilities,and transformer and utility vaults shall be located in an area not visible from a public street,or shall be fully screened from view from a public street. The site plan depicts screened trash enclosures not visible from a public street, all proposed transformer/utility vaults and other service areas shall comply with this requirement. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios,decks,and/or enclosed yards. Landscaping, entryway and other access ways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title.Floor plans were submitted that depict porches or balconies for each unit in accord with this standard. For the purposes of this section,vehicular circulation areas,parking areas,and private usable open space shall not be considered common open space. These areas were not included in the common open space calculations for the site. No recreational vehicles,snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate,designated and screened area. The Applicant shall comply with this requirement. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title.Ninety-four(94) 1-bedroom units, (152)2-bedroom units and(34) 3-bedroom units are proposed(parking is not required for the clubhouse). Based on the number of units proposed, a total of 575 spaces are required with 280 of those in a covered carport or garage.A total of 581 spaces are proposed with 280 of those in a covered carport or garage, which exceeds the minimum standard by six Page 16 (6)spaces. Based on the number of vehicle parking spaces proposed, a minimum of 23 bicycle parking spaces should be provided dispersed throughout the development. Developments with twenty(20)units or more shall provide the following: • A property management office. • A maintenance storage area. • A central mailbox location,including provisions for parcel mail, that provide safe pedestrian and/or vehicular access. • A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773,4-24-2018) The property management office and maintenance storage area are depicted on the floor plan for the clubhouse. Central mailbox locations are proposed at the trash enclosures and a directory&map of the development is provided at the clubhouse. The site plan submitted with the Certificate of Zoning Compliance should clearly depict the location of these items. Common Open Space Design Requirements: The total baseline land area of all qualified common open space shall equal or exceed ten(10)percent of the gross land area for multi-family developments of five (5)acres or more.When multi-family is approved concurrently with single-family,the minimum open space requirements in UDC 11-3G-3 shall apply to the gross land area of entire development(i.e. 15%).Based on 15.88 acres, a minimum of 103,760 sf. (or 2.38 acres)is required that meets the standards listed in UDC 11-4-3-27C.Z 3, 4 and 5. The proposed common open space areas all have direct pedestrian access,high visibility,comply with CPTED standards and support a range of leisure and play activities and uses as desired. Open space is accessible and well-connected throughout the development by pathways and visually accessible along the collector street in accord with UDC 11-4-3-27C.2. All multi-family projects over 20 units are required to provide at least one (1)common grassy area integrated into the site design allowing for general activities by all ages,which may be included in the minimum required open space total. The minimum size of common grassy areas shall be at least 5,000 s.f. in area and is required to increase proportionately as the number of units increase and be commensurate to the size of the multi-family development as determined by the decision-making body. Where this area cannot be increased due to site constraints, it may be included elsewhere in the development. Several open grassy areas are provided that exceed 5,000 s.f in area,which Staff feels is commensurate with the size of the development. In addition to the baseline open space requirement,a minimum outdoor common open space is required,as follows: 250 s.f. for each unit containing more than 500 and up to 1,200 s.f of living area(246 units x 250 s.f. =61,500 s.f. or 1.41 acres)and 350 s.f. for each unit containing more than 1,200 s.f. (34 units x 350 s.f. = 11,900 s.f. or 0.27 acre),which equals 73,400 s.f. or 1.68 acres.With the baseline requirement(i.e. 103,760 s.f. or 2.38 acres),a minimum of 177,160 s.f.or 4.06 acres of qualified common open space is required overall.A total of 4.37 acres is proposed to be provided as shown in Section VIILG; however, there are a couple of areas that don't meet the standards for qualified open space as follows: the 10'wide strip along the west boundary of the site consisting of 10,196 sf. (or 0.23 acre) is below the minimum width dimension of 20', and the area at the northeast corner of the site on the other side of the creek consisting of 3,802 sf. (or 0.09 acre) is not well-connected or accessible from this development except by the pathway along Waltman Ln. Without these areas, 4.05 acres is still provided, which rounded down to the whole number, meets the minimum standard. Page 17 Common open space shall be not less than four hundred(400) square feet in area,and shall have a minimum length and width dimension of twenty feet(20')per UDC 11-4-3-27C.5. The common open space areas depicted on the open space exhibit in Section VIII.G meet this requirement except for the linear area along the west boundary adjacent to parking as mentioned above. In phased developments,common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units per UDC 11-4-3-27C.6. The multi family component of this project is proposed to be developed in two (2)phases as shown on the phasing plan in Section VIIL C and appears to comply with this standard. Unless otherwise approved through the conditional use process,common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a berm or constructed barrier at least four feet(T)in height,with breaks in the berm or barrier to allow for pedestrian access per UDC 11-4- 3-27C.7.A 3-foot tall berm is proposed within the street buffer along Waltman Ln., a collector street, which should be increased to 4-feet in height. Site Development Amenities: For multi-family developments with 75 units or more, four(4)amenities are required to be provided with at least one (1) from each category listed in UDC 11-4-3-27D (i.e. quality of life,open space,recreation,multi-modal).For developments with more than 100 units,the decision-making body should require additional amenities commensuarate to he size of the proposed development. The applicant proposes amenities from each of the required categories as follows: a 5,750 s.f. clubhouse with a fitness facility,dog washing facilities,a cycle shop and tenant storage closets; a covered patio with BBQ at the clubhouse,a gazebo at the pool deck,a picnic gazebo at play area,greenbelt plaza, swimming pool&spa with changing facilities&restrooms,children's play structure/tot lot,a pickleball sports court,a bicycle repair station and charging stations for electric vehicles. Staff is of the opmon the proposed amenities are commensurate with the 280-unit apartment project proposed and meet and exceed the requirement. Landscaping Requirements: Landscaping is required in accord with the standards in UDC 11-3B. All street facing elevations are required to have landscaping along their foundation as follows: the landscaped area shall be at least three feet(3')wide; for every three (3)linear feet of foundation,an evergreen shrub having a minimum mature height of twenty-four inches (24")shall be planted; and ground cover plants are required to be planted in the remainder of the landscaped area.Landscaping is depicted along the foundation of elevations that face Waltman Ln. that appears to comply with this standard. Maintenance and Ownership Responsibilities: All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development,including,but not limited to, structures,parking,common areas,and other development features. The Applicant shall comply with this requirement and submit a recorded copy of this document to the Planning Division prior to issuance of Certificate of Occupancy for the first structure within the development. Police access under exigent circumstances: Multifamily developments with units that take access via secured common corridors are required to install and maintain a keyless entry system,or suitable alternative, to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. Private Streets: As noted above, for addressing purposes and for wayfinding in the event of an emergency, the Fire Dept. is requesting private streets are provided within the multi-family portion of the development. A private street application shall be submitted that demonstrates compliance with the standards listed in UDC 11-3F-4. Page 18 VIL DECISION A. Staff: Staff recommends approval of the proposed MDA,RZ,PP and CUP applications per the provisions included in Section VIII in accord with the Findings in Section IX if the proposed amendment to the FLUM is approved with H-2021-0099. If the proposed amendment is not approved, Staff recommends denial of the proposed MDA,and consequently the RZ,PP and CUP applications per the analysis in Section V due to inconsistency of the proposed development plan with the MU-C designation as noted above. B. 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 MDA, RZ, PP and CUP requests. 1. Summary of Commission public hearing: a. In favor: Becky McKay,Engineering eering Solutions(Applicant's Representative) b. In opposition:None C. Commenting. None d. Written testimony: Heath McMahon C. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony a. Not in support of this project due the (high)density proposed and negative impact on traffic in this area. b. Safety of area residents with the traffic that will be generated from this development and the commercial development to the east. 3. Ke, ids)of discussion by Commission: a. The request by the Applicant to not be required to provide a vehicular connection to the east across the Ten Mile Creek to the adjacent commercial development. The Commission was in favor of Council granting a waiver to not require a connection. b. Concern regarding the phasing of the development in relation to construction of the Linder Road overpass. 4. Commission change(s)to Staff recommendation: a. At Staff s request,modify DA provision 41b to require the extension of Corporate Dr. to be constructed as required by ACHD. b. Include a DA provision that requires the Linder Road overpass to be completed prior to issuance of the first Certificate of Occupgpy in the multi-family development(see Section IX.A.IN. 5. Outstandingissue(s) for City Council: a. None C. The Meridian City Council heard these items on November 21, 2023. At the public hearing. the Council moved to approve the subject MDA_ RZ_ PP and CUP requests. 1. Summary of the City Council public hearing: a. In favor: Becky McKay_, Engineering Solutions: Leah Kelsey_, Six Mile Engineering b. In opposition: Joe Lorcher, Steve McCarthy:Joe Lorcher, Kelsey Lorcher: Clajr Manning,William Kissinger: Ken Freeze C. Commenting: Kurt Lee: Justin Lucas.ACHD d. Written testimony: Becky McKay, Engineering Solutions (Applicant response to Commission recommendation):23 letters of public testimony(see public recordl C. Staff presenting application: Sonya Allen f. Other Staff commenting on application: Joe Bongiorno,Fire Dept.: Shawn Harper Police Dept. Page 19 2. Key issue(s)of public testimony: a. Concern pertaining to overcrowding of area schools if this development is approved b. Concern pertaining to traffic impact from this development and no access to I-84 with the Linder Road overpass- 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 usesl_ e. Inconsistency of the proposed development plan with the vision of the Destination: Downtown plan and Comprehensive Plan- £ Consider limiting density permanently or until there's a resolution jn the future to the traffic issues in this area. 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 FLiJM_ 4. City Council change(s)to Commission recommendation: a. Council approved the Applicant's requests for a modification to DA provision#Id to change the timing of construction of the noise abatement wall&berm along I-84 from the first phase of development to the first phase that's platted adjacent to I-84_the removal of DA provision#lh_which requires the Linder Road overpass to be completed piror to issuance of the first Certificate of Occupancy within the multi-family development_ and deletion of PP condition 42c-which requires a bridge to be constructed and a vehicular connection provided to the east across the Ten Mile Creek for interconnectivity with the commercial property to the east. Page 20 VIII. EXHIBITS A. Conceptual Development Plans Included in Existing Development Agreement ri it I kr7MTMTMM13 E5 - ------ ------ HiMMUM 1H A A. Hxxxxxxxixxxix Waltman Annex MarkfIon,Idaho E iq Page 21 B. Rezone Legal Descriptions and Exhibit Map Legal Description Tanner Creek Subdivision —Zone R-8 A parcel being located in the SE '/4 of Section 13, Township 3 North, Range 1 West, Boise Meridian,Ada County, Idaho, and more particularly described as follows: Commencing at a 518 inch diameter iron pin marking the northwest corner of said SE % (C '/, Corner),from which a brass cap monument marking the northeast corner of said SE%('/4 Corner) bears S 89°52'43" E a distance of 2642.71 feet; Thence S 89'52'53" E along the northerly boundary of said SE %a distance of 250.00 feet to the POINT OF BEGINNING; Thence continuing along said northerly boundary S 89°52'53" E a distance of 543.81 feet to a point; Thence leaving said northerly boundary S 0°0145" W a distance of 196.36 feet to a point; Thence N 89°56'05"W a distance of 129.13 feet to a point; Thence N 88'43'36"W a distance of 59.52 feet to a point; Thence N 89`52'43"W a distance of 305.30 feet to a point; Thence S 0004'14"W a distance of 331.54 feet to a point of curvature; Thence a distance of 199.11 feet along the arc of a 125.00 foot radius curve right, said curve having a central angle of 91'15153"and a long chord bearing S 44°25'59"W a distance of 178.72 feet to a point of tangency; Thence N 89056'05"W a distance of 46,97 feet to a point; Thence S 0°01'30n W a distance of 422.85 feet to a point of curvature; Thence a distance of 84.04 feet along the arc of a 53.50 foot radius curve left, said curve having a central angle of 90°00'13" and a long chord bearing S 44'58'37" E a distance of 75.66 feet to a point of tangency; Thence S 89058'43" E a distance of 427.00 feet to a point; Thence N 88°33'04" E a distance of 56.77 feet to a point; Thence S 89°56'05' E a distance of 129.17 feet to a point; Thence S 0000'04"W a distance of 301.28 feet to a point on the centerline of Interstate 84; Thence along said centerline S 89'59'24"W a distance of 795.12 feet to a point on the westerly boundary of said SE '/4; Thence along said westerly boundary N 0°03'55" E a distance of 1189,59 feet to a point; LadS+tlihution5 Tanner Creek—R-8 zone t.-- cena su.reynng ana camrmg Page 1 of 2 Job No.23-64 Page 22 Thence leaving said westerly boundary S 89°44'33" E a distance of 249.82 feet to a point: Thence N 0°06'36" E a distance of 242.69 feet to the POINT OF BEGINNING. This parcel contains 12.158 acres and is subject to any easements existing or in use. Clinton W. Hansen, PLS LPG LA1VO Land Solutions, PC S Tfr sG October 19, 2023 rr 11118 M ,A (a) Z3o �i yT� c F 'oP �TGNW . NA�' Lzi ndSolutions Tanner Creek-R-8 7-one ��_- u.,o surrayinp ene[an:wi�g Page 2 of 2 Jolh No.23-64 Page 23 Legal Description Tanner Creek Subdivision — Zone R-15 A parcel being located in the NW'/4 of the SE '/4 of Section 13. Township 3 North: Range 1 West, Boise Meridian, Ada County. Idaho, and more particularly described as follows: Commencing at a 518 inch diameter iron pin marking the northwest corner of said NW "/n of the SE "/4 (C % Corner), from which a brass cap monument marking the northeast corner of the SE "/4(%4 Corner) of said Section 13 bears S 89`5243' E a distance of 2642.71 feet: Thence S 89°52'53" E along the northerly boundary of said NW "/4 of the SE % a distance of 793.81 feet to a point', Thence leaving said northerly boundary S 0`01'45"W a distance of 196.36 feet to the POINT of BEGINNING; Thence continuing S 0°01 45"W a distance of 427.80 feet to a point. Thence N 89'58'17"W a distance of 112.70 feet to a point', Thence S 0°06'20" E a distance of 104.81 feet to a point, Thence S 89059'36" E a distance of 112.51 feet to a point. Thence S 0°00'04" W a distance of 399.65 feet to a point: Thence N 89056'05"W a distance of 129.17 feet to a point; Thence S 88'33'04" W a distance of 56.77 feet to a point: Thence N 89"58 43" W a distance of 427.00 feet to a point of curvature; Thence a distance of 84.04 feet along the arc of a 53.50 foot radius curve right, said curve having a central angle of 90°00'13" and a long chord bearing N 44°58'37' W a distance of 75.66 feet to a point of tangency; Thence N 0`01730" E a distance of 422.85 feet to a point: Thence S 89056'05" E a distance of 46.97 feet to a point of curvature: Thence a distance of 199.11 feet along the arc of a 125.00 foot radius curve left. said curve having a central angle of 91°15'53" and a long chord bearing N 44'25'59" E a distance of 178.72 feet to a point of tangency; Thence N 0"04'14" E a distance of 331.54 feet to a point; Thence S 89°52'43' E a distance of 305.30 feet to a point: Thence S 88043'36" E a distance of 59.52 feet to a point; UndSolutions Tanner Creek—R-15 Zone Lind sur yinq anp Canumv Page 1 of 2 Job No.23-54 Page 24 Thence S 89°56'05" E a distance of 129.13 feet to the POINT OF BEGINNING. This parcel contains 12.272 acres and is subject to any easements existing or in use. Clinton W. Hansen, PLS O NL LA Land Solutions, PC ��0 5 T SG October 18, 2023 �<1 IL 11118 �TaN W . N�' LzindSolutions Tanner Creek-R 15 Zone �__.= isne Survfylrsg antl Cp Wlglnq Page 2 of 2 Job No.23-64 Page 25 Legal Description Tanner Creek Subdivision —Zone R-40 A parcel being located in the SE '/4 of Section 13, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, and more particularly described as follows; Commencing at a 5/8 inch diameter iron pin marking the northwest corner of said NW Y4 of the SE '/ (C %Corner), from which a brass cap monument marking the northeast corner of the SE '/4(%Corner) of said Section 13 bears S 89052'43" E a distance of 2642.71 feet; Thence S 89°52'53" E along the northerly boundary of said NW '/4 of the SE '/4 a distance of 793.81 feet to the POINT OF BEGINNING; Thence continuing along said northerly boundary S 89°52'43" E a distance of 527.62 feet to a point marking the northeast corner of said NW%of the SE%/ Thence along the easterly boundary of said NW'/4 of the SE'/.S 0019'27"W a distance of 1428.67 feet to a point on the centerline of Interstate 84; Thence leaving said easterly boundary and along said centerline S 89059'24" W a distance of 519.85 feet to a point; Thence leaving said centerline N 0d00'04" E a distance of 700.93 feet to a point; Thence N 89d59'36"W a distance of 112.51 feet to a point; Thence N 0°06'20"W a distance of 104.81 feet to a point; Thence S 89°58'17" E a distance of 112.70 feet to a point; Thence N 0°01'45" E a distance of 624.16 feet to the POINT OF BEGINNING. This parcel contains 17.458 acres and is subject to any easements existing or in use. Clinton W. Hansen, PLS �NL LAND Land Solutions, PC 15 T s October 19, 2023 11118 a 10�l°1�Z� r �i yr� OF �T0 W �.c� _- JorV,trions Tanner Creek-R-40 Zone �_--'land surveying and ca—mng Job No_23-64 Page 26 TANNER CREEK SUBDIVISION - ZONING EXHIBIT CITY OF MERIDIAN REZONE - R-8, R-15, R-40 LOCATED IN THE SE 114 OF SECTION 13, T3N, R1 W. BM, ADA COUNTY, IDAHO BASIS OF BEARING 1/4 C 1/4 W. WALTMAN LN. S89'52'43"E 2642.71' -�73Q18 250.00' 543,81' 527.62' 1321.28' 1 POINT OF POINT OF BEGINNING POINT Of BEGINNING Q � R-8 BEGINNING a' R-40 { 305.30' R-15 {� S89'44'33"E N89'52'43"W L5 L4 N 249.82' � w Lo 00 ZONE R-8 C> AREA=12.158 4- a ACRES G~ L3 ZONE R-40 AREA=17.458 ACRES co N ar N UQ FL6 ZONE R-15 a co AREA=12.272 ACRES LINE TABLE cn Lt LINE LENGTH BEARING L1 112.51' N89'59'36"W � cc ,may L2 104.81' NO'06'20"W '40o L3 112.70' S89'58'171 z u� N o L4 129.13' N89'56'05"W L5 59.52' N88'43'36"W w L6 46.97' N89'56'05"W Q S89'58'43"E L7 L8 o L7 5fi-77' N88'33'04"E 0 427.00' z LS 129.17' S69'56'05'E m c.i 0 S89'59'24"W 795.12' S89'59'24"W 519,85' CURVE TABLE INTERSTATE I-84 v 1� CURVE LENGTH RADIUS DELTA BEARING CHORD G,0jIi L LANs C1 199-11' 125.00' 9115'53" 544'25'59"W 178.72' S� 15rER GAL 13 C2 84.04' 53.50' 90'00'13' S44'S8'37"E 75.65' a 1 1 118 O W. OVERLAND RD. nroll24 Iz3 2 1/4 0' 100' 200' 400' L�nr�olutiohs f� TF OF ��- Land sunreying and ConsulUng T0N W. 231 E 5TH ST STE A MERIDIAN ID 83G42 {29Sj M-2040 1208,288 255"ax Page 27 C. Preliminary Plat(date: 7/6/2023) &Phasing Plan � w LIE 13 0.1 Tr AS \\ H wtFF T T�.[ -Hdd e1� i w " q•=`®•�' TITLE ® i< , r r e B i P xnjTEj '• Y , . I M.- a. 11 MT • . i a' t .P s 1 uluiuL z .. =..,�� PRE-1 --------------- Page 28 I - I -- TUT .` r Y �O II, aa.Ad•,. S p " if ll j — j —• --- -.----- � Ya a a,-�- g��.�a�x slxEw.l a• I w.. aa•' i I 'I I h, 1 I M �-_=. TTM H eta ez•airy.-or-war rwunnx anxci ew s , w }} fI �z A I I t g • °!� a'e a e � a s �, _ i r C-I�� mo �avra � Yid 14 I _ i I { e � 3 ➢ an awa.cros' o. I I . _o •/ m_o.w9xoE..m �e ., a Y' a ° , § S }§ "§� 9 Y5.' J, � �I�. ��`� •� a 17 -....... hft ' cs •...... �, � � ' un uie -' �`C� �_ artlm.,. .rc '. .wz x NJ 3 =M M�M, aY n All ,.. _....-.. i �...... I . Y •_• ,...-: ,,:. � u �..�"4 boa -€ n .. .... kk — I I , I r . • �J„-m"�'' i� �,„;,may.- . I � PRE 3 fi. Page 29 D. Common Driveway Exhibits 10 * ------------------------ ACCESS FROM SW 1TH AVE.PER , 3 0 0 o c CITY OF MERIDIAN UDC 11-6C-3D.5 N 52 11 NOTE:IF A 6'SOLID FENCE IS INSTALLED � ^/ ADJACENT TO THE COMMON DRIVE A 5' LANDSCAPE BUFFER SHALL BE REQUIRED 5'510E xg $ z 51 W.JACKSNIPE DR. 20 FRONT 20 FENCE(WILL NOT EXTEND PAST S FRONT PLANE OF DWELLING),(TYP.) `----� r-----20'FRONT a 1 '---2dFRONT--- HOME ORIENTATION HOME ORIENTATION ACCESS FROM W. JACKSNIPE DR.PER ACCESS FROM W. CITY OF MERIDIAN UDC ! JACKSNIPE DR.PER 11-6C-3D.5 !CITY OF MERIDIAN UDC :IN�! !L-1' kg! 11-6C-3D.5 LL 49 48 47 46 BLOCK 3 R-8 ZONE PRELIMINARY PLAT --- ----------- -------------- IL------------ -------------j TANNER CREEK 12'REM 12'REAR 11 REAR 12'REAR SUBDI KSION (COMMON DRIIE£XH/BlT 1) 50 FENCE(SEE LANDSCAPE PLAN) 50 1" = 30' 10 a 31 BLOCK 3 a, z o a E � 10 o g 5'SIDE r—--- ------ ----------- r 11 v ! 32 °ice ACCESS FROM S.MA.LAYAN AVE.PER _ N NOTE:IF A 6'SOLID FENCE IS INSTALLED CITY OF MERIDIAN UDC 11-6C-30.5 ADJACENT TO THE COMMON DRIVE A 5' LANDSCAPE BUFFER SHALL BE REQUIRED ----------------------------� 55'SIDE .]L 33. W. JACKSNIPE DR. w 34 20'FRONT N 20' � FENCE(WILL NOT EXTEND PAST 25'DRIVEWAY FRONT PLANE OF DWELLING),(TYP.) i I 20'FRONT 20'FRONT ACCESS FROM W. } f } JACKSNIPE DR.PER CITY OF MERIDIAN UDC HOME ORIENTATION HOME ORIENTATION HOME ORIENTATION 11-6C-3D.5 a 39 38 37 -- 36 N 35 BLOCK 3 = R-8 ZONE PRELIMINARY PLAT L------------ L------------ --------------- -------------- TANNER CREEK 12'REAR 12'REAR 12'WAR 12'REAR SUBDIVISION (COMMON DRAE£XH191T 2) 50 FENCE(SEE LANDSCAPE PLAN) 50 1" = 30' Page 30 1 FENCE (SEE LANDSCAPE PLAN) 1 12'REAR 12'REAR 12'REAR 12'REAR n ^ r-------------- r-------------r r-------------- r--------------- i i N I BLOCK 3 w 60 7 0_ 8 9 �Lr ACCESS FROM W. BROWN TROUT DR.PER HOME ORIENTATION HOME ORIENTATION 11 HOME ORIENTATION o CITY MERIDIAN UDC `^ -6C-3D.5 � � I t 20 FRONT i i_______J L J L_- 25' DRIVEWAY i 20'FRONT 20'FRONT 20 FENCE (WILL NOT EXTEND PAST 5' FRONT PLANE OF DWELUNO), (TYP.) SW o¢ L 20'FRONT 10 N Q O W. BROWN TROUT DR. N y 11 U o �s NOTE: IF A 6'SOLID FENCE IS INSTALLED ADJACENT TO THE COMMON DRIVE A 5' LANDSCAPE BUFFER S14ALL BE REQUIRED 5'SIDE 12 R-8 ZONE �I ACCESS FROM S.MALAYAN AVE.PER PRELIMINARY PLAT 8 a CITY OF MERIDIAN UDC 11-6C-31).5 TANNER CRSEK S `-------- 5'SIDE -- -- J SUBDIKS/ON 13 BLOCK 3 (COMMON DRIVE EXHIBIT 3) 1" = 30' Page 31 E. Preliminary Plat Legal Description&Exhibit Map/Area Subject to Development Agreement Legal Description Tanner Creek Preliminary Plat A parcel being located in the NW%4 of the SE%of Section 13,Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at a 518 inch diameter iron pin marking the northwest corner of said NW '/ of the SE X (C % Corner), from which a brass cap monument marking the northeast corner of the SE '/4('/Corner)of said Section 13 bears S 89°52'43" E a distance of 2642.71 feet; Thence S 89°52'53" E along the northerly boundary of said NW % of the SE % a distance of 250.00 feet to a point; Thence leaving said northerly boundary S 0°06'36"W a distance of 17.74 feet to a point on the southerly right-of-way of W. Waltman Lane and the POINT OF BEGINNING; Thence along said southerly right-of-way S 89`42'17" E a distance of 1071.35 feet to a point on the easterly boundary of said NW'/4 of the SE%; Thence along said easterly boundary S 0°19'27°W a distance of 1260.57 feet to a point on the northerly right-of-way of Interstate 84; Thence leaving said easterly boundary and along said northerly right-of-way the following described courses and distances: Thence S 84°03'21"W a distance of 43.25 feet to a point; Thence S 82'20106"W a distance of 275.70 feet to a point; Thence N 89°57'23" W a distance of 999.43 feet to a point on the westerly boundary of said NW'/4 of the SE%; Thence leaving said northerly right-of-way and along said westerly boundary N 0°03'55" E a distance of 1082.73 feet to a point; Thence leaving said westerly boundary S 89°44'33" E a distance of 249.82 feet to a point; Thence N 0°06'36" E a distance of 224.95 feet to the POINT OF BEGINNING. This parcel contains 38.05 acres and is subject to any easements existing or in use. �yp,1 LAND Clinton W. Hansen, PLS 5�° �s r SG Land Solutions, PC 4 1 October 16, 2023 0 0. 11118 �vToN W NPR Lan- dSolution$ Tanner Creek Preliminary Plat �__ a wsw r�v e w co.nana Job No,23-64 Page 32 TANNER CREEK SUBDIVISION PRELIMINARY PLAT EXHIBIT LOCATED IN THE NW 1/4 OF THE SE 1/4 OF SECTION 13, T3N1 R1W, BM,ADA COUNTY, IDAHO C 1/4 BASIS OF BEARING 1/4 W. WALTMAN LN. 589'52'43"E 2642.71' - 13Q18 S89"42'17"E 1071.35' ti POINT OF a +I ' O� BEGINNING o I cN C4 O N I Z � S89'44'33- 249.82' PROPOSED TANNER CREEK SUBDIVISION M AREA=38.05 ACRES Q, CV O co V1 ill u7 o a q .n %n 0 0 43.25' S8 !4'03 W "w 21" ! 275.70' N89'57'23"W 999.43' SBT26'06 TI� INTERSTATE 1-84 I \pNp4 LAlyaS � S T G,p� 13 (�" Q' in 0 W. OVERLAND RD. a 11,118 D' 100' 200' 400' Laand�blutions OF r1�' ( -- -Land Surveying and Consulting QN w.HP 23t E 5TH ST,STE.A MSRIOIAN,]d 83542 1.2A3j fax Page 33 F. Landscape Plan(dated: 8/10/23) -- _ CITY OF MERIDIAN R-40 LANDSCAPE REQUIREMENTS UIREMENTS RPoUREo aMEN nes -.,_ ES'°P,'. „ is T..—...l KENRNEY—N. - weaawhrort — __ �1- vd m au�EN Fl#�a 4F E� - y SIZE REW REMENTS PNKKING LOf BLfFER NE INEMFNB • s a>v rtn nix .°vw,..cc .nrrm R91c H.LEr PoOL CITY OF MERIDIAN R-8&xR 15 d AMENITY REQUIREMENTS - - -�� REau REoaMEN 0 — _ m z U wz �� fn—>Q _o G �, wa�z ® j a PROJECT INFORMATION a WLU Z pJ Z g> o o II 0 L PE PIr LANDSCAPE NOTES L1.0. 9 Page 34 o � u o .e. ♦i:,.II o m,;.c - o ffffd 4 °o Y y o� = ovaNUM v . runnmm�l o . .__ . Win o o l 1 31 11 jlllIIIIIF:: ., ��►o m m 0 0 , o--, V cam:- - oM J- 6 - t - r psa� Dui ' Yfs��i - -®+� �© .■�_. __ Q � --- o� yo■ o e. E, 0 i�nnn� o --- =�" a- �! MIMANdoll o ® � o IRAN M3 O ski � _ w � o- ■`�r p a .�. .fOSY. u� % A • • 0 0 ■ S� o ■� /I 6�` i o © --- DRYLAND SEEDING REQUIREMENTS LANDSCAPE AREA TOPSOIL NOTES TURF AREA PREPARATION NOTES. PREPARATION NOTES: .....w �Ilaf.•,s TREE PROTECTION NOTES ,..,..w.m.., •o... ,....w.».....a. WEED ABATEMENT NOTES:.,,,..,,.,. ....o,..w. ... •.......Q'°~'roFPR v, M»�..w,.,.,... �� IRRIGATION NOTES Z aQ 00 CUE, i v(ra¢ B 1 UF AREA WITH 15'WIDE BERM - W a a »...y...,.�.,...,,. ,..,.......... SECTIOFERN 1 - Z U Z_ Z UO Et r ZJ ® € am '"-- d TREE MITIGATION NOTES: Al ^BERM ADJACENT TO I-B6 SNCECTION Ll.s ^•^aim^^^LLB^^»--•® ""�°""`""" WITH F' STAMPED-CORETEWALL PLANTER 6 PFi iFBED CUT EDGE Ei •N•'•s c j Wa a. - ,_ ^�•^�• ^^° iSl VINYL FENCE PANEL Jal»J ....... Q��. Q.4 DECIDUOUS TREE PLANTINGp ��o 00 ZW a f OLU § 2 PERENNIAL 8 GROUNDCOVER �`a '@ HOW— a W a PLANTING Q 71 ¢�—U a:LLI 0 WROUGHT IRON FENCE z 3 QEE PLANTING ON ..� .TAB `^ ^ "' BERM OR SLOPE TR T. 5 CONIFEROUS TREE PLANTING T,. L1.6 Page 37 RhinuRuck tom .� CONCRETE FENCING RHINOROCK FENCE SPECIFICATIONS 12' 109"— g Ib" 72" Footing depth:Typ.36' Top View 12, TECHNICAL INFORMATION:RhinoRock Fence Panel Dimension of Panel I R'.un x '?U cm 72"xlD7' Weight of Panel 105 Kg 230 Ibs Weight per area 21.5kg/m 4.9lbs/ft Thickness of Panel 115mm 4.5" CPS Foam Care thickness 63.95mm 2,5.3.75" (ilass liber reintorced concrete shell thickness 9mm 5/16" %glass fiber by volume 4-4.50% Compressive Strength of proprietary concrete mix design 4x1D'N/m^2 5800 psi Ultimate tensile strength of glass fiber reinforced concrete 9.6x106-1.410'N/mz 1400-2100 psi Wind load capacity of panel 225 km/h I 140mph with 1.6 safety factor axial load capacity of panel 1644 kg/lineal meter 1100lbs/lineal foot moisture absorption of EPS foam core by tota I immersion c4 fo Com usti i ity a g ass i er reinforced concrete shell Man-cambustible Freeze/thaw performance 200 freeze thaw cycles with no damage Derby,fungus,or mushroom attack none Termite food source none Page 38 G. Qualified Open Space Exhibit(dated: 8/7/23) & Site Amenities CITY OF MERIDIAN SINGLE FAMILY (R-8 AND R-15) OPEN SPACE REQUIREMENTS QUALIFIED OPEN SPACE IM OPEN 5PA4E RC{,KARQJ YbYAL AREA, AIRED: F%W[VED: ([iIALIFlID OPQI SPALU 454302 5F 143,425 C330 AW •154462(546 AG) (2268"2 AG) 15% -16011511 ATE: 74E 5URFL5 QUALIFIED OPEN 5PAGE AMOUNT OF 26,432 5.F,IN THE R4O ZONE(SEE EXHIDIT XIO),EXGEE05 THE GUALIFIEO OPEN 5PAGE DEMGIT OF IIp63 5F.IN ZONM R6 AND R19,7HE SUR.PW5 IN R40 15 TO Or APPLIE37 TO R6 ANO R15- LANDSCAPE LEGEND W.WALTMAN LANE GAlAL1i=1ED OPEN SPADE AR EA 18.901 SO.F7. FR- N TROUT DR-� D.FT. AR EA=5.5�-P::,FT AREA=28,371 SO.FT. , 30.FT. Z K 4 I.i Y W-EIDER DRIVE 4 i w- Y DR. n AREA=74.342 SO.=T. D z a VV BACKWOODS DR.� w w } W J V; E J LLU EL o S2 IY J ❑ fO a. V) a Vs+.JACKSNIPE DR. �< 1 =200'-0" •6MI6pi'""'/� TANNER CREEK &7`2 PROJECT#:23051 ' WALTMAN LANE, MERIDIAN _ _ OPEN SPACE EXHIBIT X1,1 Gamrh'.mn®ra Page 39 ' -- �II IIIIIIIII I IIIIIIIIIIi�. iii �:::�.■■■■. ••.lion.:.:::::...:::::::::�a::::::::::::::::::::::::.mm�.=��:::••-•-- n�_■ �.` ,' , /, ;,�, , � 1&�IIIIIIIII 1111111111��/ �I••.J ■ ■ ■ ■I I •• d Mk M TANNER CREEK u EXHIBITWALTMAN LANE, MERIDIAN OPEN SPACE BRECKON _ R I - W Q S m a 0 N a _ i Y L :yam aa-- RECREATION CBH - Tanner Creek .` U TODAY y i I ,i ,�y4� ""'�-�"�r ty°°s� ^h�T t��'?�t✓axp��1 tii Q'`ivy Page 41 y ' � 9 s d AL x n LW RECREar��Ar Tanner Creek , E t� 1� A IF Page 42 H. Site Plan for Multi-Family Portion of Development(date: 7/12/2023) TANNER CREEK APARTMENTS -- --- DEVELOPMENT DATA WALTMAN LANE,MERIDIAN,IDAHO .s/ TA01 THEAREHRECf5 OFF 1(E,- cxsuL«c.x osrLlx.xsm i .. Lxc xzex xc sxLunxxs w ten s-xrexuxx xxxx ,xn x Axsxxlx IT„r,xx xxxlmxx oxxx ssxm MMMIAx iN essxz 1 -- ®`""m`�•°°`�°`°' SITE DATA �'� --' `-. "••••c" APARTMENT BUILDING DATA K� rsm I L i a I TM1 ) (Iwnq.-. I 7 I I ma pal. uxrs,1 a,xm- x uxrs w , t zxn.z11 1m- 12 HI -.w�s[saa RunxR.. le n.rs III .*® z x }®n 1 x�_- �•� ••• � I mx�l:�uxrs.sxxm� rums wnec- c II sm waam soevxlaY-.--. sn. ion. _ -9 _t t .,m xc sn n TANNER CREEK APARTMENTS mRIT, ms WALTMAN LANE uxrs MEfl101AH,IBAMO xlOM fYAMfC ,. � aril L uxrs r�. �� — o.uxrs N.AI __—_.___J m rt a n t^•� _ � wx In1Y xn fln0 _1 VICINITY MAP PROJECT AMENITIES I�/ C1�.rP'--TC-lr-r----r;1J `�� c-®•z 1 ,.x nm �•,�: _ , e*r. LLL-11J PARKING ANALYSIS i : v . x�onaax x n x m. _* �mm mx�xxmx mxamxm I amxmrs Am I I Pxxm,a I T AERIAL MAP a u.n»s.u.slxlcnm � OPEN SPACE ANALYSIS a.m.mxxx.a xummm �r� .I"� • ,� III I snmaL mm.axx mmN areM wln �o uwrs,:M:s ,ax mxxx.mrxa as 9,51 maim �.r.s,. ITE pS1.0 1 S PIAM ® nuxxsx's.. .._.onx x c ARCI N L SITE IE PI-AN TAI MILE-:. _....._..,. CONCNM NEML W iWNCAL PARKING LBT MMENNONB TYP.ACCESSIBLE PARKING 4ACCMSMLE PANMIIN SIY cl'C Y —=t - EEC TANNER CREEK 1 APARTMENTS SnceEssIBLEPunNe..d.,. sEvexaRRINAeAu �MMRAeeBETAa AS2.0 Page 43 1 KEYNOTES " TAO y � � e n1E,RRRnEcrsom�R MUN ENCLOSURE PLAN 4TMSU ENCLOSURE PLAY TRASN ENCLOSURE PLAN �l1RASX ENCLOSURE PUN ' .e TANNER CREEK APARTMENTS A'^�" 'IMLThIAN Ure" 11 \\i ys �\/,/,✓ / ' MEflHXnN.lxeri Q 1 Val- BE NEML NOTES wo ��wy mr- �� 51RAfY ENCIOSURE PLAN Nb`TRASN ENCLOSURE PUN r 7TRASU EYCSUfURE �E 0. ... m NMLAOR GENERAL NOTES i iwi a� ---- AS3.0 1PASN FDIOLOfURE ELEYATNMS 9 ENCLOSURE WALL SECTION 'O MAILA05 FLEYATIOY .a,,.-, i^,x[c1u'a� GH FNGLO&1HF8 CARPORT CODE ANALYSIS VD7. f-F�T yr a wn� .-lomro -- ------ -- ----- ----- ------------------ _ n 4 ---�1 ! -----F 'CARPONTPLAN A.w 2CARPORT PLAN ,aw ' �"®° CARPORT GENERAL mom TANNER CREEK APARTMENTS NOW mnr.InxuxE CARPORT FRONT ELEVATION 4 CARPORT S1DE ELEVATIONn m CARPORT SCHEDULE 3FME SEPARATING!G!ORTANCE AS4.0 ANCHI,ECNAAL CAflWNTe Page 44 I. Building Elevation Photos&Renderings Alley-loaded single-family detached units: - — i Alley-loaded single-family attached units: hill M&M Alley-loaded townhome units: iff Ir www ■ \ a � i Page 45 Front-loaded single-family detached units: r �r I I _ I 1 +a T_ 3 9 Page 46 11iii�lpow _IIIIIIIIIIIIII�e �� IIIIIII IIIII _a rr I II i 1!V I� — - � IIIIIII r^ — © o , .................. - ------- ------ ----------------------------- ------------- ---- ---------------- - 11l CIA �11 I�I(I 'llllll 11111� I III 111�11 �IIII I I��IIII� ' 11 11 III IIIIII® ��■� IIIIIIIIII IIIIIII I (III(IIIIIIIIIIIIII 11111111191! VIIIIIIIIIIIIIIIIIII ■� III III IIIIIII IIIIIII_ IIIII -IIIIIII IIIIIII IIIIIII (IIIIIIIII o__:III IIIIIIIII IIIII _ IIh� I�I _�IIIIIIIIIIIIIIIII__= I� �� o =11 �Ilrllli��ll�1 i �1 IT _ II-1�. II 1 Il> >I�IIII�� . 11■ �I= IIIII IIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIII t IIIIIIIIIIIII 11�®IIi111! -'T1� III ° � III_11 111 �111 � ° 0 o Iull cuIlluu�l�� I I cum s lllnin• Illniu 11 � �o u I y�l�`�Il IIV-itiii_lllIlIlIlIlI!IlIlIlIlIlIlIlIlIIl__lI��illli��_u III!!!I _ I-Il II_IIIIII o ,,. ___ . ---- ::::_:: :=_ _ ------------------- ` - - _ 11 11® 1tIIIIM__1■lI llllll® � I11 11Illlil l�� Jllllr �11�®11® 111 �I' IIIIIIIVV IIIIIIIIIIIIIIIIIIIIII�IIIIIIIIIIIIIIIIIIIIIII_i Illllllillliilllllllll V I IIIIIIIIIIIIIIIIIII YI P�91111111111111111' IIIIIII IIIIIIIIIIIIIII IIIIIII lillllllllllll,YI �IIIIIII� o -11 11i��lll�_=1_III T�I■ -_ Ir -- I-II�'-...... _ �11 11!®■� ®�m 1 IIIIIII IIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIII =. =��91111111111111111 IIIIIII IIIIIIIII�� I ° MEN IN, O 0 0 0 0 0 ............ ------- .. ..... ... . ................. . ................................. ........................ - ------------ ------------- ...................... ................ ------------- uI� --------------- ------------- -03 HOUR! I Will In NEW IL ----------------- ---- -------------------- --n............. -------------- o ------------------- M111 ''h'�I!�I�IIIIIIIIIIIIIII Il�lrs (� 151" R, ---------------------------------------- ammammm" ---------------------------- . .............. .................... ----------- I NO- ----------- Noll m 11 loom I I,', 111IM! pq lig" EM - omr 1wt m ---1 �:I� I'I:II:IIII--- F 1", MEN !J11111, 114"1111111�I ,0 LAa�N�aso�ir�� .r �..00..o o. .rrrs— m BUILDING ELEVATION xomx Nf� On— a"s� -I TANNER CREEK APARTMENTS WALiMANM MExIGMN,IDANO BUILDNG ELEVATION ■uT _,way eiElu+x BUILDING ELEVATION soorx 1°'30E AC5.0 BUILDING ELEVATION EAsr CWNNGUSE xUIXING EL AM% Page 49 TAO=-- THEARGrMIDMU F d trd rd aFwmn n�A•>o�� v.nww Aaww.co. I 1 � I I Fa01E0i � ® I ® I TANNER CREEK APARTMENTS ® (� WALTMAN LANE r—————— MERIDIAN,IDAHO a EEI CI[� 0 C3 1 } 04 soE 04 a�Q6 I �® no� SEAL m [� ��I-yf�7� � L �� $ OaLLM14Wbe wartsE.au 1 �¢yrE ,_ �'�Q ® ❑ ml.xmmcnann.ruc Fl FEBRUAR428.2022 j 2EIVM MIN AUA L— - I - IMi1 PNE6 0 ®u =' FatHsnw ® tYd tfd t d u'd CLUBHOUSE FLOOR PLAN C2.0 CLUBHOUSE FLOOR PLAN Page 50 J. Architectural Plans/Renderings of Subject Property and I-84&Meridian Rd. Property TANNER CREEK S 1-84 M E1RIDIAN DEV ELOPM ENT CONCEPTUAL,SUBJECTTO CHANGE 7W*,. = _ Wow www `!Wq [J .1 Page 51 TANNERCREEK PE DESIRIAN BRIDGE TRIA PLAZA 10'MUM, AY REEK ERSPECTTVF I, SHOP I 411 �. Y� r� r l•YuyL l•_ =ui M 500*4% &Mt r - PLAZAC 1-84&MERIDIAN , SHOP I PLAZATYPE C PEDESTRIAN CONNECnON'� -� � .• - PERSPECTIVE 2: PAD 4 11 PEDESTRIAN BRIDGE TANNER CREEK - - r' t� PLAZA .. �+'uib. �A f .Fs I • PEDESTRIAN CO NECI'ION AN VIEW �I SHOP 1 jk � I w w ANNER CREEK PLAZA PEDESTRIAN BRIDGE TANNER CREEK PLAZA PERSPEffrlVE 1 BULDING L BULDING E BULDING D - I _ 3.' TANNER CREEK PLAZAI PEDESTRIAN BRIDGE 66.. Y TANNER CREEK PLAZA PERSPECTIVE 2, MERIDIAN Ra x. , 1.; PAD 4 TEN MILE CREEK 10'MULTI-USE PATHWAY INTERSTATE 84 _ Mai Qi6k,, i TANNER CREEK PLAZA -I . - - NER CREEK PLAZA PLAN VIEW I ��c$rlya' 4 ti CREEK Pl OPEDESTRIAN BRIDGE Q1 QrNm 5 V w Z 1 •I \I K. Proposed Change to the FLUM with the I-84&Meridian Road Project(H-2021-0099) Date: 10/12/2023 Adopted Land Uses 0 500 ,aaa '�,j//'%%!///%10%/%/ ;-- 01��•,� I Feet j II//� �� //_.rr� !//� a 0010 20 Legend ■ '! �i��l I .00 � ® Area of City Impact ISf 50 Future Land Uses w� /��0 Citywide ■ �i�/�i/rl ■ Low Density Residential ■ 11 I Medium Density Residential 11 - Med-High Density Residential ITD * • %♦�'�, ■ ■ - High Density Residential — - - Commercial Office - Industrial / Civic ® 000 Old Town Proposed Land Uses - Mixed Use Neighborhood � /. ® Mixed Use Community 'Iji,�VK%///"VA//i/!J i' t � - Mixed Use Regional ,�_% ,----------- '� ��/�/, Mixed Use Non-Residential �� I I I I I r �� 'lop ® Mixed Use-Interchange %r lip Ten Mile Specific _ Low Density Employment ■ 0 a ® Lifestyle Center : ,�� /;/�V1,04A ''� High Densi Employment //� g ty1 / ® Mixed Employment ■ ' I �O —= "— --� qi 0 ® Mixed Use Residential + % `�% �r' i ,~►�i ® Mixed Use Commercial ■ I " % %/ / ter; ■ ITD ■ r �' %.%/VE,i , --- ------- 1 � / Ap 1 / I i Page 55 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Development Agreement Modification: 1. The subject property shall no longer be subject to the terms of the existing Development Agreement(DA) (Inst. 4108131100)upon the property owner(s)entering into a new agreement. The new 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 Development Agreement Modification and Rezone request. The new DA shall include the following provisions: a. Future development of this site shall be generally consistent with the conceptual site plan,conceptual building elevations,preliminary plat,phasing plan,landscape plan,and qualified open space exhibits included in Section VII and the provisions contained herein. Flexibility in the phasing to adjust the number of lots,combination of lots and number of phases to reflect changing market conditions is permitted unless otherwise restricted herein or in the Cooperative Development Agreement with Ada County Highway District(ACHD). b. The Developer shall construct a bridge across the Ten Mile Creek and extend Corporate Drive from the north to Waltman Lane as a eemplete s4eet seetien with detaeked 10 feet wide multi use pad+ways as required by ACHD,prior to issuance of any building permits within the first phase of development. c. The Developer shall widen W. Waltman Lane and reconstruct and widen the bridge across the Ten Mile Creek after the Phase 1 improvements have been made,which include the Corporate Drive extension, as required in the Cooperative Development Agreement with ACHD. d. Noise abatement shall be provided for residential uses adjacent to Interstate 84 in accord with the standards listed in UDC 11-3H-4D. The berm and wall in its entirety shall be constructed with the first phase of development that's platted adjaccpLtQJ:L4pr-ier-to issuanee of the first CeFtifieate-&f e. The rear and/or sides of new homes facing Interstate 84 and W. Waltman Ln. shall incorporate articulation through changes in two or more of the following: modulation(e.g. projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public streets.Single-story structures are exempt from this requirement. f. No building permits shall be issued for this development until the property has been subdivided. g. At no time shall construction traffic associated with the development of this site be allowed to access this site using Ruddy Dr. through The Landing Subdivision. h. The binder--Read eyefpass shall be, lete , to issuanee of the first Gei4i fie to of n,.,.,, within the multi family dei,elei3ment. Preliminary Plat: 2. The final plat shall include the following revisions: a. Depict zero(0)lot lines where single-family attached and townhome units are proposed to span over property lines. b. Include a cross-section of the typical alley that complies with the standards listed in UDC 11-6C-3B.5. e. Depiet a leea4 stfeeVdr-' etion ffem S. Malayan Ave. to the pr-epeAy to the east with-a vehiettlar-bridge A-vee-r-dhe,Tenn Mile Greek, that ineludes at a minimum a 5 feet wide walleway e Page 56 pedestrian bridge proposed-. If City Council grants the waiver,the applicant shall construct the pedestrian bridge and connection as proposed. Council granted a waiver to this requirement. 3. The landscape plan included in Section VILD shall be revised as follows: a. Depict shrubs within the 5-foot wide strip of landscaping on the west side of the multi-use pathway along the creek in accord with the standards set forth in UDC 11-3B-12C. b. Depict a driveway across Lot 1,Block 2 to the outparcel at the northwest corner of the site (Le. Martinez property 4S 1213428080)in alignment with W. Brown Trout Dr. for future access. c. Revise the detail of the wall along I-84 to demonstrate full compliance with the noise abatement standards listed in UDC 11-3H-4D,including the depiction of the centerline of the adjacent highway (i.e. I-84). d. Depict 5-foot wide landscape buffers planted with shrubs,lawn or other vegetative groundcover where solid fencing is proposed adjacent to the common driveway as set forth in UDC 11-6C-3D.5. e. The open space landscape requirements on the Landscape Requirements table shall be revised to reflect the updated standard of one(1)deciduous tree for every 5,000 square feet of common open space as set forth in UDC 11-3G-5B.3. f. Include mitigation information as applicable for tree preservation in accord with the standards listed in UDC 11-3B-IOC. g. Stormwater swales incorporated into required landscape areas are required to be vegetated with grass or other appropriate plant materials and designed to accommodate the required number of trees as per UDC 11-3B-7 if located in a street buffer or other required landscape area. h. h1 the street buffer along Waltman Ln.,depict enhanced landscaping as set forth in UDC 11-3B-7C.3f for entryway corridors and comply with the standards listed in UDC 11-3G-3B.3. i. Depict a perpetual ingress/egress easement for the common driveways on the plat and include a note with a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment as set forth in UDC 11-6C-3D.8. 4. Address signage needs to be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. 5. All alleys shall be constructed per the standards listed in UDC 11-6C-3B.5. 6. All common driveways shall be constructed per the standards listed in UDC 11-6C-3D as depicted in the exhibits in Section VIILD. 7. Address signage shall be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. 8. All existing structures on this site are required to be removed prior to signature on the final plat for the phase in which they are located. 9. A 14-foot wide public pedestrian easement for the multi-use pathway shall be submitted to the Planning Division for approval by City Council and subsequent recordation. 10. A private street application shall be submitted for the streets within the multi-family portion of the development.All private streets shall comply with the standards listed in UDC 11-3F-4. 11. The proposed plat and subsequent development is required to comply with the UDC dimensional standards for the associated zoning districts is required,as follows: Table 11-2A-6 for the R-8 zoning district; Table Page 57 11-2A-7 for the R-15 zoning district; and Table 11-2A-8 for the R-40 zoning district. The standards for all development in residential districts are listed in 11-2A-3. Conditional Use Permit: 12. The multi-family development shall have an ongoing obligation to comply with the specific use standards listed in UDC 11-4-3-27. 13. For each of the multi-family units,a minimum of eighty(80) square feet of private,usable open space shall be provided for each unit as set forth in UDC 11-4-3-27B.3. This requirement can be satisfied through porches,patios,decks,and/or enclosed yards.Floor plans with square footage noted for patios and balconies shall be submitted with the Certificate of Zoning Compliance application that demonstrate compliance with this standard. 14. The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development,including,but not limited to, structures, parking,common areas,and other development features as set forth in UDC 11-4-3-27F. A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. 15. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised as follows: a. Depict bicycle racks capable of holding a minimum of 23 bicycles dispersed throughout the development; include a detail for the bicycle rack that complies with the standards listed in UDC 11- 3C-5C. b. All transformer and utility vaults and other service areas shall be located in an area not visible from a public street,or shall be fully screened from view from a public street in accord with UDC 11-4-3- 2713.2. c. Depict a directory and map of the development at the entrance or convenient location for those entering the development; and a central mailbox location,including provisions for parcel mail,that provide safe pedestrian and/or vehicular access in accord with UDC 11-4-3-27B.7. d. Depict landscaping along the foundations of all street facing elevations adjacent to Waltman Ln as set forth in UDC 11-4-3-27E.2. e. The berm along Waltman Ln. shall be at least four feet(4')in height as set forth in UDC 11-4-3-27C.7, unless otherwise approved through the conditional use process. 16. Developments with units that take access via secured common corridors shall install and maintain a keyless entry system,or suitable alternative,to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. B. PUBLIC WORKS https://weblink.meridiancity.org/WebLink/DocView.aspx?id 307656&dbid 0&rgpo Meridian City C. FIRE DEPARTMENT hops://weblink.meridiancioy org/WebLink/DocView.aspx?id 309297&dbid 0&rgpo MeridianCitX D. POLICE DEPARTMENT hops://weblink.meridiancioy org/WebLink/DocView.aspx?id 305428&dbid 0&rgpo MeridianQ Page 58 E. PARK'S DEPARTMENT https://weblink.meridiancioy orgi ebLinkIDocView.aspx?id 305439&dbid O&rgpo MeridianCiu&cr 1 F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https://weblink.meridianciU.orgd ebLink/Doc View.aspx?id 306794&dbid 0&repo MeridianCitX G. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridianciU.org/WebLink/DocView.aspx?id 306844&dbid 0&repo Meridian City H. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancioyorg/HebLink/Doc View.aspx?id 305961&dbid 0&repo MeridianCitX L IDAHO TRANSPORTATION DEPARTMENT(ITD) https://weblink.meridiancioy orgi ebLinkIDocView.aspx?id 305608&dbid O&rgpo MeridianCitX J. MERIDIAN DEVELOPMENT CORPORATION(MDC) https://weblink.meridiancioy orgi ebLink/DocView.aspx?id 308453&dbid 0&repo MeridianCitX K. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridianciU.org/WebLinkIDocView.Wx?id 308348&dbid O&repo MeridianCitX Traffic Impact Study(updated): https://weblink.meridianciU.orgi ebLink/Doc View.aspx?id 308355&dbid 0&repo MeridianCitX Response to Review Comments on TIS Update: https://weblink.meridiancioy orgi ebLinkIDocView.aspx?id 308356&dbid O&repo MeridianCitX Traffic Trip Generation Study (2018) & Updated Calculations: https://weblink.meridiancity.oEg/2ebLink/Doc View.aspx?id 187103&dbid 0&repo Meridian City https://weblink.meridiancity.oEg/AebLink/Doc View.aspx?id 308358&dbid 0&repo Meridian City X. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-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: I. The map amendment complies with the applicable provisions of the comprehensive plan; City Council finds the Applicant's proposal to rezone and develop the subject property with a variety of residential uses is consistent with the associated FL UM amendment to MHDR with H-2021-0099 for the property and the applicable provisions of the Comprehensive Plan as noted above in Section V above. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; City Council finds the proposed map amendment/rezone and development complies with the purpose statement of the residential districts in that it willprovide for a range of housing opportunities for the community consistent with the Comprehensive Plan. Page 59 3. The map amendment shall not be materially detrimental to the public health, safety,and welfare; City Council finds the proposed map amendment/rezone should not be detrimental to the public health, safety and welfare as the proposed residential uses should be compatible with adjacent existing residential properties to the west, north and east and provide a good transition to proposed commercial uses to the east. 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 City Council finds City services are available to be provided to this development. Comments were not received from West Ada School District. 5. The annexation(as applicable)is in the best interest of city. City Council finds the proposed rezone is in the best interest of the City. B. Preliminary Plat(UDC 11-6B-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision-making body shall make the following findings: (Ord. 05-1170, 8-30-2005,eff. 9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008,eff. 7-8-2008) City Council finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the Development Agreement provisions and conditions of approval in Section VIII. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; City Council finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; City Council finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City s CIP. 4. There is public financial capability of supporting services for the proposed development; City Council finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and City Council finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005, eff 9- 15-2005) City Council is unaware of any significant natural, scenic or historic features that need to be preserved with this development. C. Conditional Use Permit(UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: Page 60 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. City Council finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the R-40 district(see Analysis, Section V for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. City Council finds that the proposed use is consistent with the proposed future land use map designation of MHDR and is allowed as a conditional use per UDC Table 11-2A-2 in the R-40 zoning district. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. City Council finds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other uses planned for this area and with the intended character of the area and that such uses will not adversely change the character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. City Council finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. The Commission should weigh any public testimony provided to determine if the development will adversely affect other properties in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways,streets,schools,parks,police and fire protection,drainage structures,refuse disposal,water, and sewer. City Council finds that essential public services are available to this property and that the use will be adequately served by these facilities. Page 61