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PZ - Narrative km E N G I N E E R I N G March 28,2024 Development No.:20-005 Mr. Bill Parsons City of Meridian Community Development Department 33 E. Broadway Ave.,Ste. 102 Meridian, ID 83642 RE: Gateway at 10 Mile(Gasser Land Development Subdivision)—Meridian,ID Preliminary Plat&CUP Narrative Dear Bill: On behalf of GFI Meridian Investments II, LLC.,we are pleased to submit the attached applications and required supplements for a preliminary plat application forthe Gasser Land Development Subdivision and a conditional use permit(CUP)for the multi-family component of the development. Site and Background Information The subject property is •j' 1a�:iilip ���"` E. approximately 39 acres and �. i , I � s' ' U��I�.• is located at the northeast •. ,©A1N8��11 � corner of Franklin and Ten -- _ Mile Roads. The property received annexation approval as the Gateway at 10 Mile development into the C-G and R-40 zoning districts in 2020 (H-2020- 0046). A Development Agreement (DA) for the property was recorded as instrument number 2021- 082775 in 2021. The property is bordered on the north by railroad tracks and a church, zoned C-C; to "' � '•s the west by Ten Mile Rd., a church and a storage facility ids � y zoned C-N and C-G N. respectively;to the east by a *•• #4� '` distribution center, zoned I- L; and to the south by an ACHD storm drainage facility, zoned C-C, a private residence, zoned RUT, Franklin Rd., and the Ten Mile Creek mixed-use development across Franklin Road,zoned C-G. 5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939 • kmengllp.com The C-G district comprises approximately 24 acres and the R-40 district comprises approximately 17.3 acres. The future land use designation is Mixed Use Commercial within the Ten Mile Interchange Specific Area Plan (TMISAP).A small area of the northeast portion of the site is designated as a Civic land use.The development's zoning designations, development plan associated with the development agreement and the enclosed preliminary plat have been designed to align with the intent of the land use designations and the overarching TMISAP. Preliminary Plat A preliminary plat for the Gasser Land - -�--� -- - Development Subdivision is proposed for $ _ � the approximately 39-acre property. In ;a � total, 37 lots are proposed, which will N� consist of a mix of commercial and multi- family residential lots. Commercial lots will be located within the C-G district area,; „may while the multi-family residential lots will aAK a 11 be located within the R-40 district area. The C-G district is comprised of 17 lots andU. s , 14 lots are proposed within the R-40 district. Six common lots are proposed to _accommodate landscape buffers and ��°��-�• �R open space lots. ,9„ Commercial lots will allow for commercial buildings and parking areas to be W. constructed as allowed within the C-G zone. Multiple lots are proposed within both districts to allow flexibility to the Developer, however, we understand ILI IF property boundary adjustments or final plat modifications will be required to consolidate property boundaries where applicable. The area reserved for multi- l family development has been strategically -- placed at the northeast part of the site to provide a buffer for future residents to Ten Mile and Franklin Roads while encouraging walkability and integration of all components of the development. A conditional use permit request for the multi-family residential component of the development is included within this application. In accordance with City Code, this subdivision will utilize City services. Sewer will be extended from Ten Mile Road to the west and water will be extended from Ten Mile Road and Franklin Road. DA Provisions The preliminary plat has been designed to preserve two areas for future development, depending on coordination with outside agencies. Lots 4 and 5, Block 1 align with the City's future land use map designation of"Civic"and have been preserved to adhere to DA Provision 5.1.d.Currently,Valley Regional Transit does not Meridian City Gateway at 10 Mile PAGE 12 have any specific plans for a transit center in this location. However, in accordance with the provision,two lots within the subdivision are proposed as open space lots and will offer additional open space for the multi-family portion of the development until a final use is determined. Lot 11, Block 3 has been preserved in accordance with DA provision 5.1.n.An agreement to relocate an ACHD pond currently located within parcel number S1211336300 has not occurred. As such, coordination with the Meridian Parks Department to determine a future plan for the lot will occur. Lot 10, Block 3 incorporates approximately 0.82 acres of land preserved for the Ten Mile Creek and associated easement. Further coordination regarding these three lots will occur as the development continues. Access and Connectivity Lot configuration has been designed to incorporate vehicular and pedestrian traffic within the site and to Ten Mile and Franklin Roads. A public road will provide primary access to the site from Ten Mile Road and will connect with an existing stub road to the east. Two full access points are proposed via Ten Mile Rd. to accommodate the commercial pad sites and ensure adequate traffic circulation and means of ingress/egress. Access points are "�'""'� proposed in locations to utilize existing curb cuts along Ten Mile. A private street that will be limited to right-in/right-out access is proposed to Franklin Road. Lots within the , p� development will not have direct access to - Franklin or Ten Mile and will only be accessible via internal roadways. Half of a future collector roadway rk (Innovation Lane) is shown consistent with L i the Comprehensive Plan and as discussed9 with ACHD. Development of this roadway `:i3i' „„, i+. will need to be coordinated with properties to the south and east as those properties , are not a part of the subject application. �— llow We understand that pedestrian connectivity and integration of uses is paramount to the TMISAP and this development. Internal pathways will be x ri provided along internal roadways and with the future development of each site and as Fw4H�M A.OA➢ - required by subsequent applications. _ . _,,R"ALAm"`"" -- r Bicycle and pedestrian connections are V included to allow residents and visitors to travel within the commercial and CIRCULATION DIAGRAM residential portions of the development. <IIIIIII BIC/CLECIRCULAT10N (-"G Ke SmANaacuumor. Meridian City Gateway at 10 Mile PAGE 13 Plazas and seating areas in the commercial areas will be easily accessible and approachable to residents and patrons. Conditional Use Permit The proposed multi-family component of the development consists of 11 contemporary multi- µIUWAO NIGMTOFwpr family unit buildings with 390 total units for a I S.Ph:F`.,. gross density of 24.5 gross dwelling units per acre in the R-40 district. The overall density for the ° cmcusEr BUIWplGA development is within the density range oPFNAn[A permitted in the DA at approximately 10 dwelling l units per acre when considering the acreage of k the overall development. OPEN � AREA BLI�p�NGB fXI Building elevations and floor plans are included with this application to provide a general idea of * c o v the kind of architecture and layout anticipated. , N There are 390 units proposed, with 200 one- r f "EA s bedroom, 174 two-bedroom, and 16 three- bedroom units. . The development complies with the dimensional and setback standards for the R-40 district and the multi-family specific use standards listed in UDC 11-4-3-27. Parking is proposed in excess of code requirements, with 744 spaces provided } overall, 513 of which will be covered spaces. -0L MILp—IN G i ,gU LDINGt:.,.. Based on the number of each type of unit proposed we are required to provide 735 parking W.FRED SMIT+;STREE� spaces. 30 bicycle parking spaces are proposed v adjacent to buildings, to provide easy access for a 0 future residents. A s Y m K Qualified Open Space and Site Amenities Qualified open space and site amenities have been provided in excess of the minimum requirements detailed in UDC 11-4-3-27.As shown on the landscape plan,we are providing4.44 acres,approximately 25%of the multi- family development acreage. Qualified site amenities are located centrally within the development to ensure easy access for future residents. A clubhouse, swimming pool, fitness center, pickleball court, two 5,000 square foot open space areas, a dog park and bike repair station are located within the central open space lot. The development also includes pedestrian connectivity and open space throughout and has been designed to integrate with the planned commercial part of the development. Meridian City Gateway at 10 Mile PAGE 14 Elevations Elevations for the proposed residential units are enclosed. The proposed buildings have been designed to integrate with and complement existing development in the area. The development includes 6 four-story interior corridor-style buildings and 5 three-story town home-style buildings all with flat roofs and contemporary finishes. The clubhouse and garage and storage units have been designed in a similar aesthetic. The front elevations of the townhome-style buildings have been designed to incorporate porches to increase pedestrian interaction and integrated aesthetic along the primary public street. Proposed building materials for the residential units and clubhouse include brick veneer, stucco, and complementary metal roofing. Modulation and articulation are proposed on all facades, with wood corbels, awnings and other architectural features included.As depicted in the attached renderings,the color scheme will include grey, blue and earth tones.The aesthetic will be modern while incorporating many of the existing and planned construction materials used in the area. Corridor-style Multi-family I w I I I I l a z I 1 FRONT ELEVATION Townhome-style Multi-family FRONT ELEVATION Meridian City Gateway at 10 Mile PAGE 15 Conclusion The Gateway at 10 Mile (Gasser Land Development Subdivision) will complement surrounding uses, fulfill the intent of the Comprehensive Plan,and provide additional housing and employment opportunities in this area of Meridian.The development has been designed in accordance with the recorded DA and the TMISAP and will be an outstanding addition in a quickly developing area. We appreciate the time you and other staff members have spent to help us understand the steps needed to accomplish this development.Should you have questions or require further information in order to process these applications,please feel free to contact me. Sincerely, KM Engineering,LLP Stephanie Hopkins Land Planning Manager cc: GFI-Meridian Investments II, LLC. Meridian City Gateway at 10 Mile PAGE 16