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Ten Mile Walmart
't~~t s~ CERTIFICATE OF ZONING COMPLIANCE REPORT DATE: April 12, 2013 TO: Walmart Real Estate Business Trust FROM; Bill Parsons, Associate City Planner SUBJECT; Ten Mile Walmart -- CZC-13-047; DES-13-046 OWNER: Waltnart Real Estate Business Trust DESCRIPTION OF APPLICANT'S RCQUEST The applicant, Walmart Real Estate Business Trust, requests certificate of zoning compliance (CZC} and administrative design review approval (DES) to construct a newI58,848 square foot retail store with an accessory drive-through pharmacy and minor vehicle repair facility on 26.16 acres of land in a C-G zoning district. The applicant is also proposing to construct the western collector street to serve the development. To staff's knowledge the right-of--way has not been deeded to ACRD. The applicant has the option to process a foundation only permit but vertical constntction may not commence until ACRD has accepted the ROW for the collector street. The site is located at SOOT N. Ten Mile Road (Parcel No. SO427449$20). NOTE: T/te ortt parcels, idefrtifrerl as firtrrt•e or~tlots A, B, C and D, will be reviewed ivitlt subseque~rt CZC(s) for t1:e associated strrrctrrf•es and site/krndscape inrproventents. DECISION The applicant's request for CZC and DES is approved with the conditions listed in this report. Note: This is not a building perfnit Please contact Building Services at (208) 887-2211 to verify if you need a brrilrlirrg perrrrit acrd/or i~rspectiojr. Ifynrr do treed a building per-rrit, you lrrust complete that process before you corrrrrrenee the use or eanstrrrctiou. You nrrrstprovide theseplarrs irr PDFfornrat and hardcopy as specifred in the Building Services "Plan Lrtalre Checklist" and include them with your building srrbfrtittal set. Please contact Building Services for additio~ral details about building perurits and inspections. Site Specific Conditions of Approval 1. The applicant shall provide approval from ACHD on the right-of--way (ROW} dedication prior to obtaining a building permit. 2. Overnight vehicle parking/camping on the site is prohibited. Process Conditions of Approval 1. No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 2. The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-SC-3C. Conditions Document Ten Mile Walmart CZC-13-047; DES-13-046 3. Upon installation oI'the landscaping and prior to inspection by the Planning Division, the applicant shall provide a written certificate of completion as set forth in UDC l 1-3B-14A. 4. The site plan prepared by PacLand, dated 03/20/13, labeled Sheet C-1.0 is approved (stamped "approved" on 04/12/13 by the City of Meridian Planning Division) with the following comments: S. The landscape plan prepared by PacLand, dated 03/19/13, labeled Sheet L-L0, is approved (stamped "approved" on 03/12/13 by the City of Meridian Planning Division) witlr no changes. 6. The elevations prepared by BItR Architecture, dated 04/20/13, labeled Sheet A2, are approved (stamped "approved" on 04/12/13 by the City of Meridian Planning Division) with no changes. 7. The approved site plan, landscape plan and/or building elevations shall not be altered without prior written approval of the City of Meridian Planning Division. 8. The applicant shall pay any applicable impact fees prior to the issuance of a building permit. 9. If any changes must be made to the site plan to accommodate ACRD requirements, the applicant shall submit a new site plan to the City of Meridian Planning Division for approval prior to issuance of the building permit. 10. The applicant shall complete all required improvements prior to issuance of a Certificate of Occupancy. It is unlawful to use or occupy any building or structure until the Building Official has issued a Certificate of Occupancy. Ongoing Conditions of Approval 1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-S, UDC 11-3B-13 and UDC 11-3B-14. 2. The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (PBA-08-013; RZ-08-004, MDA-08-002 and DA Instrument No. 110051282). 3. The issuance of this CZC does not release the applicant from any previous requirements of the other permits issued for the site. 4. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a n7inimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. S. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11, 6. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 7. The applicant and/or assigns shall have the continuing obligation to meet the specific use standards for the proposed uses as set forth in UDC 11-4-3-1 l and UDC 11-4-3-37. Conditions Document 2 Ten Mile Wahnat~ CZC-13-047; DES-l 3-04G 8. The applicant shall comply with the accessory outdoor storage standards set forth in UDC 11-3A- 14. ANALYSIS OF UDC REQUIREMENTS RELATED TO SITE SPECIFIC CONDI'1 IONS: The submitted site plan depicts a future collector road along the westei7i boundary. This is an off site improvement the applicant is proposing to construct far the benefit of the development. ACRD is working with the adjacent property owner on the dedication of the right-of--way (ROW). Staff has communicated to the applicant that vertical construction will not be permitted until the ROW is dedicated to ACRD. Once the ROW is dedicated, the applicant may submit for a building permit. Staff has also requested the applicant post the parking lot with no ovet-night parking/camping. The use as a recreational vehicle park has not been approved for the site nor designed to accommodate recreational vehicles. CITY COUNCIL REVIUW The applicant or a party of record may request City Council review of a decision of the Director. All requests for review shall be filed in writing with the Plamiing Department on or before 04/27/13, within fifteen (1S} days after the written decision is issued, and contain the information listed in UDC 11-SA-6B. If City Council review of the decision is not requested, the action of the Director represents a final decision on a land use application. You have the right to request a regulatory taking analysis under Idaho Code 67-8003. EXPH2ATION Certificates of Zoning Compliance issued in conjunction with a proposed use shall expire if said use has not commenced within one year of the date of issuance of the Certificate of Zoning Compliance. Certificates of Zoning Compliance issued in conjunction with construction or alteration of a structure shall expire if said construction or alteration has not commenced within one year of the date of issuance of the Certificate of Zoning Compliance. The administrative design review shall he exercised with the approval period of the underlying permit (CZC) or the approval shall expire. ]n accord with the above provisions, the subject Certificate of Zoning Compliance is valid until April 12, 2014. EXHIBITS A. Vicinity Map B. Site Plan (dated: 03/20/13) C. Landscape Plan (dated: 03/19/13) D. Building Elevations (dated: 03/20/13) Conditions Document 3 Ten Mile Walmart CZC-li-047; DES-13-04( A. Vicinity Map _ W HUI~(iRY RE_ GR ` -_ _ ', ' '~, IDLE R9PID~ SST 1 ' I1 ....,. -- .. _. ~ 1,.. ~ ~ E I i ~W MALTA Dg Ur(AfJATQ~~ D3 ~ _ ~° ~~ ~, r i i~ I i ~ j I I i ~- ~ ~~ t ~~ f. i 1 ~-~--- - : W I~ L~t~N9 ~ ~ w , ~ i ~f > z¢, 1 u, ~ y ~ ~ r ~ Q V~~D~AR U~RSLV~;zY ~~ ~ ~ z _ T ~ u~ _ ~ ; ~q f4 i~~ ~~~ ~~~ ': ~f~~__ ~ '- z r-U = ~ ~ ~ } W DITCW RE K 4R_ 'i ~ y ~ _, ~ _ ~..... ~ ~' O I . Z I ~ i ~ I I ~ I i. ~iDf1~fD!*~~EKfSR ~4~d~b~~REEK~r~~ z -- - - __._ _ ~~-_ ~ ~ __. _ _.- ~..._ ~ ~ +- I 1 ~ ~~ I I,~- ~WWAPQQTST ~ I 1 ~ I I I ELI ~ I ~. I ~ ~- ~ ~~ 0]' 0 V~ ~ I I ~l I ~ ILgPfO pR ! f ~ ~ I ~ I I I f i I ~' ~ ~ I ~ ~ W SEtWRYRIVER-CN ~` ._- ~-~- ' ~ ~ , f t _ ~ W. DAPFjNE ST , _..._ i- -- ~ ~ ~ f 1 _. [S.I ~ ~ ~ W SELWAY RAPIDS W ~_ I~ F- d 5 ~ , ~ ~~ j '~ ~ ~ ~ - _.. ~ Y t ~ O ~ ~ J - ~ _--__ t~y ^~' V ~ ~ z ' I I , f ~ ~ ; , W MCMILLAN RD -__ ~ f ~~ ._ I LO~ELDRES~tz ~ , W ~ ~ ~ _ ~ IfY~fJfN ~ ~' ~ _~ ~ - - ~. r- _ TALE D i ~L R ~ I f r ~ ~ ~ ~ ' ~ }~~ SfJQUINJALE~BR ..,'~, ~ ~ -v, r ~ i E ~ '~ , ; ~ ~ ~ ~i ~~ ~ ~ I 1 : Q, ~ -i ~ `z 3z ~ . ', i I __ ! 1 f r ~ ~NJTpR',gti DR />', ` ` ` ~- .-_. _~ _ - i ~u~'L2P,ND ~b ~~ f , ~ t ~ --• Y ! ~ f ~, Dl~I ~ ~' ' ~'4 t ~ D ~ ~ ~ ~ ~/jO/ -._~~ r ~- . ~ _ I ~a _ of l ~ ~ I-- -- ~ W E ~BI~~LE y ;: ~ ~ ~~R BEL~TOWER Q6 ' I ___. j ,~ - ~_ - ~ ~ %i -_ :. 1 , ~ Conditions Document 4 Ten Mite Walma-t C7.C-13-047; DES-13-046 B. bite Plan {dated: 03/20/13) I k I I I ! I f ll~+'-'~3!A ~CFOE®) OJtlfA7f RfU~ _..._ -~_- .y .a J_"' ` 4 ~ , PlFxfU D:TA M~ArYA1~ .. __ _ ._~.__ W~WJE.®RlPEt ._ ._ . _.. ~ ~~ ;~'y w '* ~~ r Iii ~x ab 4i [~[fi ~ ± WNAGVR~iQ@~A-~ ~97~AT:Ai iA'~TE ^ ~ f ~ .s :~.x?r ;~ ,a~,c~sa.t t~E.. . , I ... F I ;~ ~,i I -~~ I+i ~` ~~~ e.cs ~.1 '~' ~lf~}}{HOfif~ ~. I ~~~~, I` ~. _ ~_. ~~ , 9 .,,. ~J11IIilI~UTfiiFli ,;, ~6LF 8IFfffFPiKP~E'H1i$•fR .~i3Y~Yi I.1 i - _ - 1. ~ - ~ ______-- W1KXfIVli FS L _.J _~~_~. f ~~ ~ NNE II dRlBr VI,~ _ _ _ ~ . ~,F ~. ~ ~_ ' cu vn~ ; giNnp„p~r s ~ + J ~i 8 ~ ~ I , --- _k ..,n. L. 1 . i as < Ede ~ C.`~.~ ..ly ~.... Conditions Document 5 Ten Mile Walmart CZC-13-047; DES-13-046 B, Landscape Plan (dated: 03/19/13) «.~, ~__ .:~,~^%' ~~~.; ~ r nom. ~~r ... ~. ~.:::.:.:.< o (1 i J~ l~ II r ~., LT-., - ~:~~ ,3 r :.". ,;:.: ~. r,.,3 ~g ~-to Conditions Document 6 Ten Mile Walmart CZC-I3-047; DBS-13-046 C. Building Elevations (dated, Q3/20/13) ,- _ _ _ _ _ ..L, ASR .~.,s. .~. awx ~c<ua ca,~n rrre.a r.Fr.,,G r.rrr,.__ ~aiscs aiax roics 1-- o k'° a ~t~y:z~~:,~~r, o nom. o.o. _ _ A& w.m ~.,o '^~4'.4. ~ sr _- _. :... ... Via.-~~d 6'~~~r ms.e I ~oc= is n - •TM•Y~ -_.._ :~"~a,;.~.. `E ~~ ~a lV1T_ _....""'~ t= ~rl y .T~ ,F°~3% "", 'S~~ifia _. EDGE AJTCI - ~E ELE Jt tI 1 ,'~Y: 71.E C~~: ~-~~7~EN fl' vA7R:~ /' S ar ~~Af ~t t`~. Couditians Document 7 Ten Mile Walmairt CZC-13-047; DES-13-046 ~: / ~~_ I i tt O.- eta r :IXL-i rrs'4 Gtlit IET.i 1ET.!~l!'S !3: w ~ :,.:C:"~"Ffd'y' ~--Arl'n `.44i"nu v , ~n ~~~`l~~g'^~r`1-~~ F~f: i~ acv ~u } ® ter... ..• ~ wY.°~a rmur m.~ • u~ ~~~ ae~m su n r~v~.,~ra gyn. crux C~ . mid ~ ~ i:ff fl t ~ -_.~ f _. (B>lplt'E P}L' Iri ELE~~- ~~i If T6h~ ~i r r1I~A~ ~;. i, , .may ~~~ :+~~ .~ b a. z:;r ~;~.. ~,n. -~; \31.F FIF. 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Planning hepartment CERTIFICATE OF ZONING COMPLIANCE Application Checklist ~ Proiect name: Walmart -McMillan and N Ten Mile ~ File 11:11 ~°'%,~ ~' ~~ ~ Annlicant/aEent: NickTayfor-PACIAND ~f~ ~ ~ ltd .'f~ All applications are required to contain one copy of the following unless otherwise noted: `Applicant Descnption' Staff ,~ ~ )_ x Com leted & si ned Administrative Review A lication x Narrative fully describing the proposed use of the property, including the following: - Information on any previous approvals or requirements fox the requested use ~'` i.e„ a licabte conditions of a royal or Develo ment A reement x Recorded warranty deed for the subject ro erty x Affidavit of Legal Interest signed & notarized by the property owner pf owner is a corporation, ,~ submit a cn of the Articles of Inco oration or other evidence to show that the erson si in is an authorized a ent. ~` x Written confirmation that a traffic impact study or change of use is not required andior has `., ~- been submitted for review to ACRD. Please contact Mindi Wallace at 387-6178 or Christy ~~, Little at 387-6144 for more information. ,~_,,;;, x Scaled vicinity tua showing the location of the subject ro e Fire Marshall a royal for access and turn around (stamped, full size site plan} ~,.H, rir'>~e ~ ~ Sanitary Service Company approval for trash enclosure & access drive (stamped, fu0 size site -~ ~ lan) ~,% ' x Civil Site/Dimension Plan -- 1 full size co y (folded to 8 %z" x 11"size ~~-° x A photometric test report for any light fixture(s) with a maximum output of 1,800 lumens ar more see UDC 11-3A-11 ~^' x Co of the recorded lat the ro er lies within 8 %" x 11" x Address verification Ietter from Develo ment Services (887-2211) x Site Plan----* 1 copy (folded to 8 ''/z" x 11" size) The follawin items must he shown nn the site lan: • Date, scale, north arrow, and roject name (scale not less than 1"=50'} • Names, addresses, and telephone numbers of the developer and the person and/or Finn re wring the lan • Parkin stalls and drive aisles • Trash enclosure s) location • Detail of trash enclosure (must be careened on 3 sides} • Location and specifications for underground irrigation (pressurized irrigation can nnly be waived if ou rove no water ri hts exist to sub'eet roe } • Sidewalks or athways (proposed and existing} • Location of ro osed building on lot (includn dimensions to property lines) • Fencin (prnpnsed and existing) • Calculations table including the following: Number of parking stalls required & provided (specify handicap & aoropaat starts) - Building size (sq, ft,) - Lot size (sq. ft.) - Setbacks - Zonin district x • Reduction of the site lan 8 '/z" x 11 ") Landscape plan - * 1 copy (folded to 8 %z" x 11 "size} x Flail must !rave a scale no smaller tTtm: 1 " = 50' (1 " = 2D' is preferred) and be an cr standard draivin > s/reet, i~ot to exceed 36"x 48" 24"x 36 ° is n~e errecl). A lan rvhtch ca~anot be dr•aivr7 In -D~/~ ~~ B~ s ,~`~ °i =~t,~ '~ ~ ~._ 33 E. Broadway Avenue, Suite 210 • Meridian, Idaho 83b42 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org its entirety en a single sheet must be drawn with appropriate match lines on two or more sheets. The followin items must be Included on the landsca a Ian: • Date, scale, north arrow, and ro'ect name • Names, addresses, and telephone numbers of the developer and the person and/or firm re grin the Ian • Statnp/signature of a landscape architect, landscape designer, or qualified nurse anon re wring the Ian • Existing natural feahtres such as canals, creeks, drains, ponds, wetlands, flood loins, hi h roundwater areas, and rock outcro in s • Location, size, and species of all existing trees on site with trunks 4 inches or greater in diameter, measured 6 inches above the grolmd. Indicate whether the tree wilt be retained ar removed • A statement of how existing healthy trees proposed to be retained will be rotected from datna e durin construction ® Existing structures, planting areas, light poles, power poles, walls, Fences, berms, parking and loading areas, vehicular drives, trash areas, sidewalks, pathways, stormwater detention areas, si ns, street furniture, and other man-made elements • Existing and proposed contours for all areas steeper than 20% slope. Berms shall he shown with one-foot contours ® Sight Triangles as defined in 11-3A-5 of this ordinance • Location and labels for all proposed plants, including trees, shrubs, and grpundeoverS (trees must not be planted in City water or sewer easements). SCale ShOWri for lant materials shall reflect a roximate mature size • A plant list that shows the plant symbol, quantity, botanical name, common name, minimum planting size and container, tree class (I, II, or III), and comments (for spacing, staking, and installation as a ro riate • Planting and installation details as necessary to ensure conformance with all re uired standards x • Design drawin s of all fencin ra osed for screenin u oses x Reduction of the landsca a Ian 8 'h" x ] l" x Building elevations showin construction materials -- * 1 co (folded to 8 ''/a" x 11"size x Rcduction of the elevations 8 'h" x 11" Electronic version of the site plan, landscape plan, & building elevations in pdf format x submitted on a disk with the files named with project name & plan type (i.e. site plan, landsca e Ian, elevations, etc.. We encoura a ou to submit at least one color version. if applying for approval of a public school, provide additional information as required by the Public School Facilit su plemental checklist er §67-6519 x Fee (If this roject had prior a proval on a site Ian, reduced fees may apply) *Once an application is accepted, staff'wi/1 contactyou to /etyou know how many additional copies ofplans are required. All plans ar•e required to be olded lv 8 '/z "x 11 "size. ACHD Acceptance: Applicant shall be responsible for meeting the reguirenrents of ACHD as they pertain fo this application. All impact fees, if arty, shall be paid prior to the issuance of a building per~nil. If arty changes must be made to the site plan to accamrnadate the ACRD requirements, a new site plan shall be snbrnitted to the City of Meridian Planning & Zoning Department for approval prior to the issuance of a building perrrrit. Yotn• btrildirrg permit will riot fie issued until ACHD has approved your plans and all associated fees have been paid. 33 E. $roadway Avenue, Suite 210 • Meridian, Idaho 83642 Phone; (208) 884-5533 • Facsimile: (208) 888-b854 • Website: w~~>,v.meridiancity.org (Rev. 06/02/2011) ~- ~~.. .`~ Planning Department ADMINISTRATIVE REVIEW APPLICATION Type of Review Requested (check atl that apply) ^ Accessory Use ^ Alternative Compliance ®Certificate of Zoning Compliance ^ Certificate of Zoning Compliance Verification ^ Conditional Use Permit Minor Modification ® Design Review ^ Private Street ^ Property Boundary Adjustment ^ `Time Extension (Director) ^ Vacation D Other Applicant Information STAFF USE ONLY: File number(s): C ~G + ' ~ ~ 7 ~, ~ Project mine: ~,,e,~~~t~' Date filed: ~ °`° ~ ,,~~~Date complete: ~°F" ' ~ ~~. Assigned Planner: y.'~_L_Q.Q. a~YJ.~"~ Related files: t--°°`~~° ~ Applicant name: Walmart Real Estate Business Trust Phone: 479-273-4682 Applicant address: 2001 S.E. 10th Street, Bentonville, AR Zip: 72712-5510 E-mail: ntaylor@pacland.com Applicani's interest in property: ®Own ^ Rent ^ Optioned Owner name: Walmart Real Estate Business Trust Phone: 479-273-4682 Fax: Owner address: 2001 S.E. 10th Street, Bentonville, AR Zip: 72712-5510 Email; ntaylor@pacfand.com Agent name (e.g., architect, engineer, developer, representative): (See list of representatives attached} Firm name: Phone: Fax: Address: ^ Other Zip: E-mail: Primary contact is: ^ Applicant ^ Owner ®Agent ^ Other Contact name: Nick Taylor - PACLAND -Olympia Phone: 360-786-9500 Fax: 360-786-5267 Contact address: 606 Columbia Street NW, Suite 106, Olympia, WA Zip: 98501 E-mail; ntaylor@pacland.com Subject Property Information Location street address: 5001 North Ten Mile Road, Meridian, Idaho Assessor's parcel numbers}: SO427449820 Township, range, section: S27 T4N R1 W Current land use: General Commercial Total acreage: 26.16 Current zoning district: C-G 33 E. Broadway Avenue, Suite 2l0 • Meridian, Idaho 83642 Phone: (208) 884-5533 • racsimile: (208) 888-6854 • Website: www.meridiancity.org I (Rev. 11/29/11) Project Description Project/subdivision name: Walmart General description ofpropased projectJrequest: Certificate of Zoning Compliance and Design Review Proposed zoning district(s): C-G General Retail and Service Commercial Zone Acres of each zone proposed: 26,16 acres Type of use proposed (check all that apply}: ^ Residential ®Commercial ^ Office ^ Industrial ^ Other Amenities provided with this development (if applicable): NIA Number of building lots: Who will own & maintain the pressurized irrigation system in this development? N/A Which irrigation district does this property lie within? Settler's Irrigation ©istriet Primary irrigation source: City of Meridian Water Secondary: NSA Square footage of landscaped areas to be irrigated (ifpriroary or secondary point of connection is Ciry water): Approx. 130,000 SF Residential Project Summary {if applicable) Number of residential units: Number of common and/or other lots: Proposed number of dwelling units (for multi-family developments only): 1 Bedroom: Minimum square footage of structure(s) (excl. garage): Minimum property size (s.f): Gross density (DVlacre-total land): Percentage of open space provided: Percentage of useable open space: 2 or more Bedrooms: Proposed building height: _ Average property size (s.f.}: Net density (DU/acre-excluding roads & alleys): Acreage of open space: (See Chapter 3, Article G, for qualified open space) Type of open space provided in acres (i.e., landscaping, public, Gammon, etc): Type of dwellings} proposed: ^Siugle-family ^ Townhomes ^ Duplexes ^Muiti-family Non-residential Project Summary {if applicable) Number of building lots: 5 Other lots: NSA Gross floor area nronosed: 180,848* Bxistins? !if annlicablel: NIA Building: 15%* Hours of operation (days and hours): Sun-Sat 24 Hours Building height: 30'-8" Percentage of site/project devoted to the following: Landscaping: 35%* ** Total number of employees: 275 Paving: 50%* ** Maximum numbex of employees at any one time: 175 Number and ages of skudents/children {if applicable): N~ Total number of parking spaces provided: 623*~` *Tncludes assumptions for proposed outlots. Authorization p` Seating capacity: NSA Number of compact spaces provided: 5** **Does not include proposed outlots. Print applicant name: Applicant signature: . Date: 33 E. Broadway Avenue, Suite 210 • Meridian, Idaho 83642 Phone: (208} 884-SS33 • Facsimile: (208} $88-G8S4 Website: www.meridiancity.org 2 REPRESENTATIVES PACLAND Nick Tayler, PE, LEED AP (Project Manager) 360-786-9500, ext 1.226 36d-786-5267 (fax} 253-370-2394 (cell) nta, l~Pacland.com BBR Architecture, Inc. Aaron Olson, AIA (.Project Manager) 250 Sutter Street, Suite 350 San Francisco, CA 94108 415-782-4148 (direct) Aaron.Olson @bi•~•arch.com Spink Butler, LLP JoAnn C. Butler 251 E. Front Street, Suite 200 Boise, ID 83702 2O$-388-1093 (direct) 208-388-1001 (fax) j butler@ spinkbutler.com 6O6COLUMEiIASTREETNW T 364.786.9540 surrE 106 F 360.786.5267 1 OLYMPIA, WA 98501 WWW.PACLAN D.COM ~ Menl~r~ndunl Date: March 20, 2013 To: Bill Parsons; City of Meridian From: Nick Taylor Subject: Walmart Store #5841 (NW); Meridian, ><daho Certificate of Zoning Compliance and Design Review Narrative Walmart Real Estate Business Trust is the owner of approximately 26 acres located at the northwest canner of McMillan and Ten Mile Roads in Meridian, Idaho. The zoning designation for the property is C-G "Commercial General", and the planning designation is "Urban/Suburban". The proposed site development is depicted on the Site Plan included with Certificate of Zoning Compliance and Design Review application package. It is our opinion that the proposed application is Zoning Compliant and that it meets a!I requirements of the Urban/Suburban Design Guidelines and City of Meridian Unified Development Code. Brief discussion of how the proposed development meets each criterion is provided below: A. Applicable Conditions presented in the City of Meridian Urban/Suburban Design Guidelines: 1.0 Site Character 1.1 Coherent Plan C-1.1.3.1 Developments should establish an appropriate and compatible transitional development pattern that reflects planned and anticipated land uses, development character, and mixed-use opportunities. There are no opportunities for mixed use because the site is zoned General Retail and Service Commercial. The development is compatible with the anticipated commercial land use. C-1.1.3.1.2 Develop a master plan for large-scale, phased, and multiple-site proposals to demonstrate the establishment of an appropriate context and the cohesiveness of individual project components. The site is currently the part of a larger master plan that is governed by a previously approved development agreement. C-1.1.3.1.2 Where appropriate, coordinate with adjacent uses and residential areas, including single- project phases, to promote a cohesive neighborhood. Coordination and connectivity is provided to adjacent uses. Page 2 Bill Parsons; City of Meridian March 20, 2013 C-1.1.3.1.3 Avoid piecemeal and fragmented development tha# detracts from the establishment of an aesthetic neighborhood appearance and character. The development is governed by a development agreement ensuring an aesthetic and consistent appearance and character. C-1.1.3.1.4 Reduce and mitigate the impacts from proposed developments on ad}acent sites as appropriate and compatible wi#h planned and anticipated land uses and development character. The proposed development mitigates impact on adjacent sites through dense landscape buffers. C-1.1.3.1.5 Mixed-use, large-scale, and multiple-site developmen#s should integrate public space within a discernible cen#er and/or create interconnected pedestrian-oriented nodes. The proposed development includes pedestrian pathways to connect with the adjacent properties. C-1.1.3.2 Anticipate the addition of future transit systems to the transportation network and plan for the integration of appropriate transit facilities and infrastructure. The proposed development has wide drive aisles that could accommodate integration of future transit systems. Also, the pedestrian pathways through the proposed develop facilitate transit accessibility. C-1.1.3.2.1 Coordinate routes, placement of facilities, and infrastructure improvements with the appropriate transportation authorities and any adopted or accepted long-range plans. The proposed development is being coordinated with ACHd to ensure compliance with long-range plans and current levels of service. C-1.1.3.3 Where possible, incorporate and enhance significant natural features as site amenities and/or design elements. The site currently is an undeveloped field and has no significant natural features. C-1.1.3.4 Appropriately address the critical issues of site layout that influence deveiopment character, including, but not limited to, vehicular access, pedestrian connectivity, building orientations, parking, and public space. The development layout is designed to facilitate flow in and out of the development at a safe speed. Pedestrian pathways are included on site to connect the development and adjacent residential use to the City of Meridian path network. The parking is designed in accordance with the City of Meridian municipal code to include landscape islands to increase aesthetics and decrease cross space driving. 1.2 Access & Connectivity C-1.2.3.1 Limit direct vehicular access off major roadways, including highways, principal arterials, and other designated mobility corridors, to mitigate development impacts on the roadway system. Page 3 Bill Parsons; City of Meridian March 20, 2013 Vehicular access will be limited to points allowed by the Ada County Highway District. C-1.2.3.1.1 Coordinate and combine access points with adjacent sites and uses to reduce or eliminate multiple vehicle access points along roadways. The proposed development provides an access with the adjacent development. C-1.2.3.1.2 Provide site ingress/egress from secondary roadways for sites adjacent to major roadways. Two ingress/egress accesses are provided to proposed Road A. C-1.2.3.1.3 Where secondary roadways cannot be provided, coordinate and combine access points to limit site entry along major roadways. The proposed development provides an access to the adjacent development. C-1.2.3.1.4 Multiple-site and large-scale developments should limit ingress/egress points and establish an internal circulation pattern. The proposed development is designed to provide efficient internal circulation through drive aisles that circulate within the site. C-1.2.3,1.5 Use shared access points, secandary roadways, or internal circulation to access corner sites. A shared access, access to secondary roadways, and internal circulation are utilized in the design of the proposed development. C-1.2.3.2 Provide pedestrian and vehicular connections that link adjacent uses and circulation patterns, including buildings, public spaces, parking areas, roadways, sidewalks, and pathways. Pedestrian paths are provided to link the adjacent uses with the proposed development and neighboring developments. C-1.2.3.2.1 Where possible, coordinate and align ingress/egress points, cross access, and internal circulation patterns to provide vehicular connectivity. Internal circulation is promoted through a drive that follows the exterior of the development as well as connects to multiple accesses. C-1.2.3.2.2 Unrestricted access points and roadways used for site entry should align across primary roadways to form controlled intersections. Coordinate intersections with the transportation authority as appropriate. Intersections are being coordinated with the transportation authority. C-1.2.3.2.3 Multiple pedestrian routes should converge on public and open spaces, such as transit facilities, courtyards, plazas, building entries, and other site amenities. Multiple pedestrian routes are designed to converge on the building entry. Page 4 Bill Parsons; City of Meridian March 20, 2013 C-1.2.3.3 Establish internal site circulation as an interconnected network of walkways, pathways, roadways, and enhanced drive aisles that promote pedestrian and vehicular mobility within the development and connections to adjacent uses. Internal site circulation is promoted through pedestrian paths that cross the site as well as internal drives that facilitate circulation within the development. C-1.2.3.4 Pian for access and connectivity to future transit facilities, including, but not limited to, park- and-ride locations, pullouts, stops, and shelters. The proposed development has wide drive aisles that could accommodate integration of future transit systems. Also, the pedestrian pathways through the proposed development facilitate transit access and connectivity. C-1.2.3.4.1 Coordinate with the appropriate agencies and organizations to ensure the successful integration of transit facilities and the necessary infrastructure as integrated elements of the development. The proposed development is being coordinated with ACRD to ensure compliance with long-range plans and current levels of service. C-1.2.3.4.2 Provide adequate pedestrian connections from public spaces, building entries, and parking areas that allow convenient, direct access to transit facilities. Pedestrian pathways are provided on site to promote connectivity with transit facilities. 1.3 Orientation and Layout C-1.3.2.1 Locate buildings to establish an appropriate development character that enhances the compatibility and attractiveness of the site, buildings, and surrounding uses. The building has been oriented to establish an appropriate development character that enhances the compatibility and attractiveness of the site, buildings, and surrounding uses. C-1.3.2.1.1 Bring buildings up close to roadways to establish a street presence and orient primary building facades toward roadways and public spaces to accommodate and encourage pedestrian activity. N/A due to large-scale building. C-1.3.2.1.2 Limit the distance from buildings to roadways and the distance between buildings, including the depth and width of parking areas, to maintain interconnectivity and convenient walking distances for pedestrians. The proposed outlot buildings are closely connected to make walking convenient. Pedestrian pathways cross the proposed development to facilitate interconnectivity. C-1.3.2.1.3 Large-scale and multibuilding developments may place buildings away from roadways if a minimum of 40 percent of the buildable frontage is occupied by building facades and/or public space that establish anaesthetically consistent street presence. Page 5 Bill Parsons; City of Meridian March 20, 2013 Proposed outlots will provide an aesthetically consistent street presence. C-1.3.2.1.4 Use buildings that incorporate articulated facades and architectural elements to anchor site corners at intersections. Development of site corners not proposed at this time. C-1.3.2.2 Provide clearly defined building entries and connect them to roadways, pedestrian walkways, public spaces, transit facilities, parking, and adjacent uses. Pedestrian pathways connect to the building entry and cross the site to promote interconnectivity with public spaces, transit facilities, parking and adjacent uses. C-1.3.2.2.1 Primary building entries should face roadways, pedestrian environments, or adjacent public space. Secondary and alternative entries may access buildings from parking areas. N/A due to large-scale building. C-1.3.2.2.2 Large-state buildings should provide entrances on at least two different building fa4ades with one entrance oriented toward a roadway or accessible public space. The proposed development provides two entrances to two different fa4ades, one of which faces roadway. C-1.3.2.3 Strategically locate public spaces and site amenities, such as common open space, transit facilities, plazas, and other appropriate spaces, that encourage and support pedestrian activity. Public spaces and site amenities, such as common open space, transit facilities, plazas, and other appropriate spaces are not a part of this development due the scale of development. C-1.3.2.3.1 Organize buildings around public space and site amenities to establish destinations that encourage pedestrian activity and mobility within developments. Public spaces and site amenities are not a part of this development due the scale of development. C-1.3.2.3.2 Use building fa4ades, enhanced streetscapes, or other appropriate enhancements #o frame public spaces and site amenities to create a sense of enclosure and delineate space for the intended activities. Public spaces and site amenities are not a part of this development due the scale of development. C-1.3.2.3.3 Orient public spaces and site amenities toward roadways adjacent to building entries, pedestrian environments, and streetscapes or as separations between parking areas. Public spaces and site amenities are not a part of this development due the scale of development. Page 6 Bill Parsons; City of Meridian March 20, 2013 C-1.3.2.3.4 Spaces designed for courtyards, outdoor seating, dining areas, or other such spaces should coordinate with building orientations and circulation patterns to maximize adjacency to pedestrian activity. Spaces designed for courtyards, outdoor seating, dining areas, or other such spaces are not a part of this development. C-1.3.2.4 Locate parking toward the interior of the site and integrate parking areas to establish an attractive built environment that provides accessibility to public spaces and buildings. Parking is located toward the interior of the site and parking is integrated with landscape islands to provide an attractive built environment that provides accessibility. C-1.3.2.4.1 Place parking areas away from site corners, primarily to the rear and/or side of buildings, and where possible, avoid expansive parking areas along roadways. Parking areas are primarily located away from the roadways and toward the interior of the site. Where parking is along roadways, landscape buffers are provided to screen. C-1.3.2.4.2 Use a parking strategy to minimize the land area devoted to vehicular parking; include, as appropriate, structured parking, on-street parking, smaller, integrated parking areas, and/or shared parking as alternatives to general surface parking. The parking is designed to minimize land area devoted to vehicular parking by providing the minimal amount of parking per City of Meridian and developer standards. C-1.3.2.4.3 Distribute parking into smaller areas around, between, and behind structures to shorten the distance to buildings, pedestrian walkways, public spaces, site amenities, and roadways. Parking is distributed between landscape planters and internal site drives to shorten the distance to the building and outlots. C-1.3.2.6 Locate site services, building utilities, and mechanical equipment to enhance the attractiveness of the built environment and minimize impacts on adjacent uses. Site services, building utilities, and mechanical equipment are located behind the building in screened areas or inside the building. C-1.3.2.6.1 Place and orient service and loading areas, mechanical equipment, and utilities away from residential properties, pedestrian and public spaces, and building entrances. Service and loading areas, mechanical equipment, and utilities are located behind the building in screened areas and inside the building. C-1.3.2.6.2 Where possible, place service and loading areas behind buildings and provide access from parking areas, internal circulation, and/or local roadways. Page 7 Bill Parsons; City of Meridian March 20, 2013 Service and loading areas, mechanical equipment, and utilities are located behind the building in screened areas and inside the building with access to parking areas, internal circulation and local roadways. C-1.3.2.6.3 Coordinate the placement of freestanding site services and mechanical equipment to eliminate conflicts with vehicle and pedestrian circulation. Freestanding site services and mechanical equipment are located behind the building out of vehicle and pedestrian circulation with bollard protection. C-1.3.2.6.4 Place utility lines underground and away from planting zones whenever possible. Utility Gnes will be placed underground and away from planting zones where feasible. 1.4 Parking C-1.4.2.1 Parking areas should establish an appropriate circulation pattern for pedestrians and vehicles. Large-scale and multibuilding sites are encouraged to organize and design circulation patterns that resemble and function as street networks. Internal drives are provided around parking to ensure appropriate circulation. Pedestrian pathways are designed across the site to promote pedestrian circulation. C-1.4.2.1.1 Coordinate vehicular and pedestrian circulation patterns to delineate pedestrian walkways and adjoining public spaces. Vehicle circulation patterns are delineated with striping and directional signage. Pedestrian walkways are designated with striping. G1.4.2.1.2 Provide pedestrian connections from internal circulation to public spaces and adjacent roadways. Pedestrian paths are designed to provide connection to public spaces, adjacent roadways and adjacent uses. C-1.4.2.2 Design surface parking as an integrated and attractive element of the built environment that promotes pedestrian comfort and safety and adds to the aesthetic character of developments, in addition to accommodating vehicular uses. Surface parking is designed with landscape islands to decrease cross space driving and increase safety and aesthetic value. C-1.4.2.2.1 Break up parking areas into smaller, separated modules and arrange parking to minimize large impervious paving areas. Use pedestrian circulation, landscaping, and/or public space to separate parking areas. Pedestrian pathways, landscaping and internal drives are provided to separate parking areas and decrease impervious paving areas. Page 8 Bill Parsons; City of Meridian March 20, 2013 C-1.4.2.2.2 Reduce the depth of parking areas and limit parking between building facades and roadways to 50 percent or less of the total required parking for the site to encourage compact developments. The majority of the parking is located in the interior of the site between the building and proposed outlots. When outlots are developed and landscape mature, the site will be aesthetically pleasing and more compact. C-1.4.2.2.3 The design and layout of internal site parking should avoid long, unbroken parking bays. Divide parking bay lengths with crossing travel lanes at approximately 300-foot intervals. Long, unbroken parking bays are avoided by providing internal landscape islands, landscaped pedestrian pathways, and internal circulation drives. C-1.4.2.2.4 Use trees, landscaping, hardscapes, and architectural elements to provide shade, create interest and human scale for pedestrians, and add aesthetic qualities to parking areas. Landscaping with trees along pedestrian pathways and in parking landscape islands provide shade, create interest and human scale, and add aesthetic qualities. C-1.4.2.2.5 Shade pedestrian walkways and parking, including stalls and drive aisles, with the appropriate type and class of trees and arrange tree plantings in configurations that will provide shade for at least 50 percent of parking surfaces at mature growth. The landscape plan has been designed with the appropriate classes of trees for the parking lot. Tree plantings and numbers have been arranged to achieve significant shading on the site at mature growth. C-1.4.2.2.6 Screen parking with berms, landscaping, walls, architectural elements, or a combination to produce an appropriate buffer adjacent to public spaces, or along roadways and pedestrian walkways. Parking will be screened with landscaping to produce an appropriate buffer to public spaces, roadways, pedestrian walkways and adjacent uses. C-1.4.2.2.7 Distribute and integrate appropriately scaled lighting to provide safe and adequately illuminated environments for vehicular and pedestrian use. Appropriately scaled lighting provides safe and adequately illuminated environments for vehicular and pedestrian use, while not significantly infringing upon adjacent uses. C-1.4.2.3 Where appropriate, incorporate and arrange on-street parking to produce traffic calming effects for adjacent pedestrian environments and roadways. On-street parking is not an option as a part of this development due to existing classification of McMillan & Ten Mile Roads. C-1.4.2.3.1 Coordinate the use of on-street parking, including the design and location, with the transportation authority. Page 9 Bill Parsons; City of Meridian March 20, 2013 On-street parking is not an option as a part of this development due to existing classification of McMillan & Ten Mile Roads. C-1.4.2.3.2 Internal roadways are encouraged to use on-street parking that is integrated with streetscapes, parkways, and pedestrian walkways. Internal roadways were not used in the design of the proposed development to avoid traffic issues and to increase internal circulation. C-1.4.2.3.3 Where on-street parking is provided or where vehicles are circulation is directed in front of building entries, integrate traffic calming strategies and techniques, such as landscape islands, bulb-outs, and detailed crosswalks, to increase safety and enhance the development character. On-street parking is not an option as a part of this development due to existing classification of McMillan & Ten Mile Roads. C-1.4.2.4 Structured parking facilities are encouraged and should be designed to coordinate vehicular ingress/egress and screen parking levels adjacent to roadways and public spaces. Use the appropriate architectural guidelines in the Design Manual under sections B and C, as appropriate, to design parking structure facades. Structured parking will not be used as part of this development. 1.5 Public & Open Space C-1.5.3.1 Design public and open spaces as destinations within individual developments and mixed-use areas that provide places for recreation, social gathering, and o#her pedestrian activities. Due to the size and nature of this development public and open spaces were not included. Pedestrian pathways connecting adjacent uses are included to encourage interconnectivity. C-1.5.3.1.1 Provide appropriate types and sizes of public and open spaces, including development amenities, tha# are proportional to the proposed use and intensity of development. N/A -See above. C-1.5.3.1.2 Clearly delineate the edges of public spaces. Use building facades, materials, architectural features, landscaping, or other appropriate means to define the edges of the space. N/A -See above. C-1.5.3.1.3 Where appropriate, place public and open spaces adjacent or in close proximity to transit facilities, building entries, roadways, pedestrian walkways, and other public spaces, and provide pedestrian connections. IV/A --See above. Page 10 Bill Parsons; City of Meridian March 20, 2013 C-1.5.3.1.4 Design public spaces to provide visual interest that enhances development character and complements adjacent building designs. N/A -See above. C-1.5.3.1.5 Where appropriate, use public and open spaces as transitions between land uses to promote community connectivity and compatibility among land uses. NJA -See above. C-1.5.3.21ncorporate pedestrian-oriented amenities that promote various active and passive uses within public and open spaces. Pedestrian amenities include, but not are not limited to, furnishings, hardscapes, landscaping, artwork, lighting, water features, and decorative details. N/A -See above. C-1.5.3.2.1 Use decorative pavers or other materials suitable for hardscapes that endure well and add texture, color, pattern, and decoration to public spaces. N/A -See above. C-1.5.3.2.2 Incorporate plantings, trees, and other plant materials to add vertical texture and variety to public spaces. Where appropriate, coordinate streetscapes and/or landscaping to maintain a consistent look along roadways. N/A -See above. C-1.5.3.2.3 Provide adequate seating that reflects the nature of the intended activities. Use fixed seating, such as benches, low walls, steps, and planter or fountain edges, and/or movable seating like tables and chairs. N/A -See above. C-1.5.3.2.4 Introduce public art as an integral part of the public realm. As appropriate, incorporate artwork as an integrated component of the building design or as a feature or element of the public space. N/A -See above. C-1.5.3.2.5 Include decorative details and elements, such as banners, flags, signs, and planters, which visually enhance the attractiveness and character of the space with additional layers of color and texture. N/A --See above. C-L5.3.2.6 Where appropriate, provide pedestrian-scaled light fixtures that provide adequate lighting levels to support the intended activities within public and open spaces. N/A -See above. Page 11 Bill Parsons; City of Meridian March 20, 2013 C-1.5.3.3 Public and open spaces should maintain pedestrian and user safety and provide secure environments that avoid dead areas, hidden corners, dark areas, and unusable space. N/A -See above 1.6 Landscaping C-1.6.2.1 Use an organizational strategy for landscape plantings to promote aesthetic compositions that enhance development character. Avoid indifferent and unsubstantial plantings, particularly along narrow buffers and setbacks. The landscape plan has been designed with ornamental grasses along the main entry to the site which will provide a strong viewing corridor. The buffer along the south perimeter of the site is proposed to have substantial plantings with combinations of evergreen trees, deciduous trees, as well as shrubs and groundcover. This will provide a dense plant screen. C-1.6.2.1.1 Use formal planting arrangements, such as regular and linear intervals and geometric patterns, for streetscapes, parkways, public spaces, parks, plazas, and squares. Parking lot planters within the site have been designed with trees and shrubs in triangular spacing to provide a formal appearance as well as full coverage within the planting beds. The long entry planters have been planted with trees, shrubs, and ornamental grasses in a linear fashion to achieve a formal appearance. C-1.6.2.1.2 Use informal planting arrangements, such as irregular intervals, random patterns, and groupings, to create additional interest and focal elements or to produce a natural setting along roadways, pathways, and within public spaces. The buffers along property lines have been designed with trees, shrubs, and groundcover in an irregular, informal planting scheme to achieve a mare natural, native appearance. C-1.6.2.2 Integrate landscaping as appropriate to establish a consistent appearance and aesthetic character for transitional developments. The landscaping throughout the site has been designed to provide a consistent appearance as well as meeting design guidelines and standards. C-1.6.2.2.1 Use appropriate classes of trees for urban environments and streetscapes. Consider height and canopy diameter at mature growth for spacing and aesthetics as well as watering requirements, maintenance, and sail conditions before selecting species. The landscape plan has been designed with the use of appropriate tree classes for trees in urban environments. The tree class has been indicated on the plant schedule for reference. C-1.6.2.2.2 Landscaping should encourage the appropriate and attractive use of xeric, drought-tolerant plant species and non-plant materials to reduce maintenance and water consumption. Where applicable, the proposed plant material is drought tolerant. The irrigation system for the site will implement extensive drip zones in an effort to reduce water consumption. Page 12 Bill Parsons; City of Meridian March 20, 2413 C-1.6.2.2.3 Incorporate various plants and non-vegetative materials that provide groundcover and add interest and texture to landscaping compositions. Avoid the extensive use of turf and lawn as groundcover. The landscape has been designed with both vegetative ground cover as well as rock mulch which will provide visual interest and contrast. C-1.6.2.2.4 Use planters and planting arrangements that feature seasonal plants, flowers, and ornamental trees to provide accents and focal points. Several areas of the site have been designed with ornamental grasses and trees which will provide focal points for users. C-1.6.2.3 Where appropriate or advantageous to promote pedestrian activity, integrate streetscape profiles along roadways, primary drive aisles, building facades, and public spaces. Use the guidelines for streetscapes from Section B of the Design Manual. The street frontage portions of the site have been designed with linear rows of street trees and sod lawn in order to achieve a streetscape profile. C-1.6.2.4 Where possible, development should coordinate landscaping with adjacent properties to establish the use of similar elements that produce a complementary character along roadways, buffers, and public space. N/A - no existing adjacent development. 2.Q Architectural Character 2.1 Cohesive Desi n C-2.1.3.1. Building design should appropriately address building scale, mass, and form, and the use of materials, architectural elements, and details to ensure a compatible and aesthetic con#ribution to the urban environment. The proposed building design appropriately addresses the principles by providing a pedestrian scale through reducing the height at the main vestibules, windows at the pedestrian level, a clearly identifiable building base, and design elements such as alcoves and awnings. The primary exterior finish materials are stone veneer, split face concrete masonry units, and synthetic stucco (EIFS}. The overall color palette consists of warm earthtones. Cornices, arched openings, cornices, and materials were designed and selected to relate to architecture in the area. C-2.1.3.2. Use fundamental design principles, including, but not limited to, composition, order, balance, rhythm, repetition, proportion, and scale to create a unified building design. Page 13 Bill Parsons; City of Meridian March 20, 2013 The proposed design effectively uses fundamental design principles listed above to create a unified and visually aesthetic building design. The elevations have been designed to establish a clear hierarchy that is balanced, creates a variety of scales, and reads as a cohesive building design. C-2.1.3.3. Design building facades that express architectural character and incorporate the use of design principles to unify developments and buildings, and relate to adjacent and surrounding uses. The building has been designed to express a unifying architectural theme that relates to adjacent and surrounding uses. The architecture features cornices, stone veneer, a warm earthtone color palette, and arched openings. These elements, materials, and colors are common in the area-specifically the adjacent BridgeTower Marketplace development. C-2.1.3.3.1. Design all appropriate sides of buildings, including facades that face public roadways, public spaces, other buildings, interior site elements, and adjacent uses, to unify a consistent building design and appearance with the consistent use of ma#erials, elements, and color. All appropriate sides of the building have been designed to provide a consistent building design. Particular attention has been paid to more visible sides of the building. Stepping parapets, raised surface areas, and the use of a variety of colors and materials on all facades provide visual interest along each building facade. Stone features and ornamental fencing enhance the building on both East and North elevations as it defines the garden center. C-2.1.3.4. Building design should enhance public and opens spaces, articulate aesthetic character, and provide human and pedestrian scale. Emphasis is placed on the front (East Elevation) as this is where the pedestrian interacts with the store, Here, careful massing at the entrances, amenities, arch walls and windows provide apedestrian-scale. The hardscape in front of the store becomes an active, inviting public space for customers which incorporates benches and bicycle parking. C-2.1.3.4.1. Design buildings to enhance the attractiveness and appeal of developments, define public and open space, establish community identity, and promote pedestrian environments. The building has been designed to provide an active, clearly defined public space in front of the store that establishes community identity. The design of the building relates to neighboring architecture, and serves to reinforce the architectural theme present in the area. C-2.1.3.4.2. Where appropriate, incorporate human and pedestrian scale as integral components of the building design. The front of the store features amenities, benches, variation in materials and depths, alcoves and carefully designed massing to provide a pedestrian scale. C-2.1.3.5. Use building design and architecture to promote mixed-use and denser developments as aesthetically pleasing developments throughout the community. The site features (4} out-lots that are likely to become additional retail, restaurants, and services. Additionally, the building itself is likely to have multiple uses including retail, services, banking, and a restaurant. Page 14 Bill Parsons; City of Meridian March 20, 2013 C-2.1.3.5.1. Building designs are encouraged to use vertically integrated structures and/or horizontal mixed-use forms to create compact developments. The building is designed to have tenant spaces at the front of the store that will establish the stare as a mixed-use form. Potential tenants could include retail, services, restaurant, and banking. 2.2 BuildingScale C-2.2.2.1. Proposed developments should use proportion and scale to design buildings compatible in height, mass, and farm with an appropriate transitional built environment. The average height of the proposed store is 27'-4", which is compatible in height to the adjacent BridgeTower Marketplace development, and other development in the area. C-2.2.2.1.1. Infill, greenfield, and redevelopment proposals should coordinate the placement, orientation, and design of buildings to mitigate and avoid the visual appearance of buildings that present an overwhelming form, mass, and scale. N/A C-2.2.2.1.2. Large-scale and multi-building developments are encouraged to produce innovative and creative designs that visually reduce the mass, size, and box farm to promote an aesthetic appearance on appropriate facades. The proposed building uses creative massing, architecturaE elements, and materials to reduce the mass, size, and box form of the building. C-2.2.2.1.3. Where possible, group or incorporate smaller uses along facades that introduce modulation and create pedestrian environments that break up massing of large-scale buildings. The front of the Walmart store is likely to have non-Walmart tenants of varying uses. Here the facade is articulated with windows, alcoves, and massing to break up the length which reduces the appearance of a singular-use large scale building. C-2.2.2.2. Design and configure buildings to reduce overwhelming and disproporkioned architectural scale to establish appropriate relationships to adjacent roadways and uses. The South fa4ade incorporates a Pharmacy drive through which is composed of cornices, awnings and raised arch features to give the building an appropriate architectural scale from West McMillan Road. The North facade, which is adjacent to an undeveloped area zoned for mixed use, is broken up by the Garden Center fencing elements and retractable sidewall system along with the Auto Center's incorporation of windows and awnings. The East elevation facing North Ten Mile Road features clearly identifiable vestibules, pedestrian scale amenities and building design elements, and a clear hierarchy established through the use of cornices, massing, and colors and materials. C-2.2.2.2.1. Development should consider the scale of surrounding buildings, including relationships to residential areas, as well as an appropriate scale for a transitional built environment. Page 15 Bill Parsons; City of Meridian March 20, 2013 The scale of the building is proportionate in scale to the neighboring BridgeTower Marketplace development. It has been designed to have an average height of 24'-0". C-2.2.2.2.2. Use variation in building form and proximity to other buildings, including, but not limited ta, step-backs, similar roof forms, and building heigh#, to ensure building elements are compatible and/or transition to adjacent uses. Variation and compatible elements to adjacent uses in the building form have been achieved through wall height changes, cornice detailing, material changes along highly visible elevations, and banding. C-2.2.2.2.3. Where appropriate, establish a hierarchy of building scales that transition from intense to less intense uses, maintain relationships between stages, and provide opportunities to create distinctive areas and "districts." Through massing, materials, color, and strategically positioned design elements the building establishes a clearly identifiable hierarchy of building scales. C-2.2.2.2.4. Building scales along roadways and adjacent #o or near urban areas of the community are encouraged to develop a minimum two-story design character. The proposed design is not in proximity of an urban area, and is setback from N. Ten Mile Road and West McMillan Road. Additionally, the proposed use is a single-story retail store. C-2.2.2.3. Incorporate human scale on appropriate building facades to support an aesthetic architectural character tha# contributes to the quality of the building design, adjacent buildings, and public spaces. A human scale has been established on facades in which pedestrians will interact with the building, primarily along the East Elevation. Other features such as arch walls with lower heights, decorative cornices, and windows serve to reduce the scale of the building. C-2.2.2.3.1. Use human scale to emphasize fenestration patterns, architectural elements, proportion, materials, and detailing throughout the fa4ade and building design. Human scale is emphasized on the East Elevation through the use of windows, alcoves, architectural elements, materials, proportion, and detailing. C-2.2.2.3.2. Human scale is required at the ground or street level at building entries, along roadways, and adjacent to pedestrian environments and public spaces. Portions of the building where people interact with the building have been carefully designed through the use of colors, materials, architectural details, and amenities to establish ahuman-scaled architecture. 2.3 Building Form C-2.3.2.1. Articulate building forms, including, but not limited to, massing, walls, and roofs, with appropriately scaled modulations that contribute to the development of visually aesthetic building designs. Page 16 Bill Parsons; City of Meridian March 20, 2013 Articulations in the building form will include wall height variation, material changes, cornice detailing, fenestration, and alcoves that will contribute to a visually aesthetic building design. C-2.3.2.1.1. Building facades fihat face roadways, public spaces, and pedestrian environments should incorporate facade modulations, including, but not limited to, appropriately proportioned projections, recesses, and step-backs that articulate wall planes and break up building masses. The South elevation facing West McMillian Road is articulated with projections of the arch walls and awnings; while the main facade on the East side of the building incorporates projections of entry vestibules, and material changes that successfully articulate wall planes and breakup building masses. C-2.3.2.1.2. Design parking structures as integrated buildings that are compatible with surrounding uses and contribute to the urban form. N/A C-2.3.2.1.3. Parking structures should incorporate modulations, architectural elements, details, materials, and finishes that unify the structure with a coherent building design and character on all appropriate fa4ades. N/A C-2.3.2.2. Incorporate visual and physical distinctions in the building design that enhance building forms, articulate facades, identify entries, and integrate human scale. The proposed design uses variation in materials, variation in form and massing, pronounced entry vestibules, and architectural features such as awnings, arches, pilasters, and windows to create a human scale. C-2.3.2.2.1. Use divisions, fenestration, architectural elements, details, accent materials, and human scale to articulate building facades which relate to adjacent roadways and uses. A human scale is established at both entrances along the East elevation through the use of glazing, wall heights, and material accents. The North elevafiion is broken up by the projections of the Garden Center and Auto Center with the use of material accents along the facade. The South elevation is broken up through the use of a variety of materials, awnings, and raised arch walls. C-2.3.2.2.2. Where building designs incorporate multiple stories, or equivalent building heights, design upper stories to complement lower stories and create a cohesive building design. N/A C-2.3.2.2.3. Use horizontal and vertical divisions in wall planes to organize fenestration as integrated elements of facade compositions, provide visual interest and complexity to the building design, and emphasize the structure or feature architectural elements. The building design uses both horizontal and vertical divisions in wall planes to provide visual interest and complexity to the building design. The design has a clearly identifiable base, with vertical separation created through the use of stucco wall planes with varying parapet heights. Page 17 Bill Parsons; City of Meridian March 20, 2013 C-2.3.2.2.4. Design lower stories to visually anchor buildings to the ground or street and appropriately integrate architectural elements and de#ails that emphasize pedestrian scale. The material articulation along the East elevation that includes the two entrances integrates such architectural elements and details as alcoves, an arched entry, and accent materials to reinforce the pedestrian scale. C-2.3.2.2.5. Design the uppermost story or facade wall planes to complete the building design. Use articulation, architectural elements, materials, and details to emphasize the termination of walls, roof planes, or rooftop elements. The termination of walls, roof planes, and rooftop elements are emphasized through the use of varying parapet heights and decorative cornices. C-2.3.2.2.6. Building designs within designated areas of the Ten Mile Specific Area Plan are encouraged to use the "base," "body," "top" concept to integrate horizontal and vertical divisions. The building features a clear base middle and top concept through the use of horizontal and vertical separation of wall planes through the use of material changes, color variation, and massing. C-2.3.2.3. Building designs should establish visual connections that relate internal spaces at ground- or street-level with adjacent roadways, public spaces, and pedestrian environments. Multistory buildings should provide more transparency at ground- or street-level than upper stories. The proposed building design establishes visual connections with the public spaces and pedestrian environments through the use of glass entrance doors at the store entrances. C-2.3.2.3.1. Use architectural elements, such as doors and windows, details, and materials to articulate building facades that face roadways, or are adjacent to public spaces and pedestrian environments to establish a transparent relationship between active indoor and outdoor spaces. A transparent relationship between active indoor and outdoor spaces is achieved with the glazing in the entry vestibules on the East facade. C-2.3.2.3.2. Fa;odes at ground level should average 40 percent transparency along roadways and adjacent to public spaces. The front fa4ade has large glass entrance doors at both vestibules, There are also (8) windows adjacent to the entrances. Transparency occurs in the design where the pedestrian directly interacts with the building, and where store operations permit. C-2.3.2.4. Building designs should provide proportionally taller ground-level fa4ades to accommodate various uses adjacent to pedestrian environments, roadways, and public spaces where appropriate along an urban edge ar as part of a development transition. Provide floor-to-ceiling heights, or floor-to-floor for multistory buildings, from 12 to 18 feet. The proposed building does not sit along an urban edge and is a single-story building. The main fa4ade on the East side of the store reflects a scale that is appropriate for the pedestrian activity. Page 18 Bill Parsons; City of Meridian March 20, 2013 C-2.3.2.5. Building roof types, forms, and elements should provide variation and interest to building profiles and contribute to the architectural identity of buildings without imposing overwhelming scale on adjacent uses. The proposed building profile is at a scale that is not overwhelming in scale against adjacent uses. The site is bordered on two sides by existing street access while the area west of the site has a proposed street plan. The building scale is appropriate for its north adjacency which is an undeveloped Mixed Use zone. The design features varying parapet heights, with decorative cornices. Cornice types vary depending upon their height-cornices are most pronounced over the main entrances. C-2.3.2.5.1. Building designs should incorporate appropriate roof forms with primary and secondary roof elements that complement the building farm and facade designs and help reduce the appearance of building mass and scale. Such design elements as varying roof height, material change, and decorative cornices help reduce the appearance of building mass while still maintaining a strong building farm and level of fa4ade design. C-2.3.2.5.2. Where appropriate, modulate and/ar articulate roof types, both flat and sloped, with roof elements, including, but not limited to, parapets, dormers, overhangs, and eaves, architectural detailing, and cornice work. The proposed building will include a varying roofline, parapets, decorative cornices, and metal architectural coping. 2.4 Architectural Elements C-2.4.2.1. Use architectural elements and detailing, including, but not limited to, fenestration patterns, awnings, canopies, balconies, entries, materials, and decorative or ornamental detailing, to articulate facades and contribute to an aesthetic building character. The proposed building facades will include awnings, alcoves, fenestration patterns, and accent material arch walls to create an aesthetically pleasing building character. C-2.4.2.1.1. Design and articulate architectural elements using proportions, divisions, detailing, materials, textures, and colors that appropriately integrate these elements with the building design. The proposed building design is articulated through the use of variation in massing, vertical and horizontal separation of plane through the use of material and color changes, variation in parapet height, and materials that are highly textural. C-2.4.2.1.2. Provide architectural elements and detailing that emphasize human scale throughout the building design. Human scale #hat uses a high level of design and detailing is required at ground or street level adjacent to roadways, pedestrian environments, and public spaces. The scale of the building is brought down to the human scale through material changes at a pedestrian level, detailed cornices, variation of roof heights, alcove openings, windows, fighting, and site amenities. Page 19 Bill Parsons; City of Meridian March 20, 2013 C-2.4.2.1.3. Where appropriate, provide building overhangs or other similar features, such as canopies and awnings, that offer temporary relief from inclement weather along portions of fa4ades that adjoin pedestrian environments. The building vestibules feature arched openings with recessed entrances to protect customers from inclement weather. The Pharmacy drive-thru uses awnings to protect drivers from weather. C-2.4.2.1.4. Integrate s#rategically located elements as focal points in building designs. Focal elements should be proportional to the building scale and emphasize building corners, entries, adjacent public spaces, and other such features to establish development or building identity. Focal points in the proposed building design include arched alcoves and decorative cornices at the entries, accent materials wrapping corners, and a unique signage wall with the retailer`s logo to create a sense of identity. C-2.4.2.2. Building designs should not create blank wall segments along roadways or adjacent to public space. Use architectural elements and detailing in combination with color palettes, textural changes, and material combinations to mitigate the stark appearance of blank walls. Landscaping techniques may also be considered. The proposed building incorporates a rich color palette, horizontal banding, decorative cornices, and wall projections to mitigate the appearance of blank walls. C-2.4.2.3.Organize and locate building service equipment, including, but not limited to, mechanical units, flutes, and vents, away from building entries, roadways, public spaces, and where possible from adjacent buildings. All mechanical units for the building wil! be rooftop mounted and screened by parapet walls accordingly. Any other service equipment located on the ground will be located at the rear of the store and will be screened by 10'- 0" concrete masonry walls. C-2.4.2.3.1. Use integrated architectural elements to provide adequate screening and appropriately conceal service equipment and areas. All service equipment and areas shat( either be screened by building wall parapets or masonry screen walls. C-2.4.2.3.2. Screen service equipment at ground level from pedestrian and vehicular view to a minimum height of the equipment on all sides and integrate with the building design and site layout. Ali ground level service equipment shall be screened from pedestrian and vehicular view by either the building or masonry screen walls to a minimum height of the equipment. C-2.4.2.3.3. Screen service and building equipment that is attached or on top of structures from public view. Use pedestrian lines of sight from the farthest edge of the adjoining right-of-way to determine the height and effectiveness of screening. All rooftop equipment will be screened by wall parapets that have been designed around the pedestrian lines of site from the farthest edge of the adjoining right-of-way. Page 20 Bill Parsons; City of Meridian March 20, 2013 C-2.4.2.3.4. Use screening techniques, architectural elements, and materials that are consistent with the building design and do not detract from the aesthetic appearance of the building and adequately conceal equipment. All service equipment is adequately concealed using materials and screening techniques that fully integrate with the building design. All roof top equipment is screened by building wall parapets and ail ground level equipment is screened by masonry walls that seem like extensions of the building facade. 2.5 Materials C-2.5.2.1. Buildings with facades that face multiple roadways and/ or public spaces should use consistent material combinations, quality, and detailing to unify the building design. The proposed building will have a consistency in the elevations that face roadways and public spaces through the use of a warm color palette consisting of split-face cmu, synthetic stucco, and ledgestone veneer. C-2.5.2.2. Use complementary material combinations that contribute to a cohesive building design. Use materials from the following basic groups: wood, masonry, concrete, metal, and glazing. The proposed building uses split-face cmu, glazing at entry vestibules, metal awnings, and ledgestone to create a material combination that contributes to a cohesive building design. C-2.5.2.2.1. Select combinations that emphasize a finished composition and enhance human scale for lower stories and pedestrian scale at ground level. The proposed building will feature materials such as stone veneer along with other design features such as of lower roof heights around building entries to reinforce the human scale at the ground level, C-2.5.2.2.2. Concrete masonry that provides texture, interest, and detail may be appropriate for building designs; however, the use of ordinary, smooth face block, unfinished, colored, or painted, is not an acceptable finish material for building facades along roadways, adjacent to public spaces, and residential areas. The primary building material is spilt-face concrete masonry units (CMU). Smooth face CMU is not used in the design of the proposed building. C-2.5.2.2.3. Use well-detailed, proportioned, and durable materials that will weather and age gracefully, adding to the architectural character over time. Avoid non-durable materials that deteriorate quickly and require frequent maintenance or replacement. The building will be composed of painted and integrally colored split-face CMU, a material that is durable and can be easily maintained. Portions of wall consist of painted synthetic stucco (EIFS), which is a water drainage exterior insulation and finish system. Stone veneer is a durable material that is used to accent the building entrances. C-2.5.2.2.4. Create interest and variety in fa4ade design to establish attractive architectural character and human scale. Page 21 Bill Parsons; City of Meridian March 20, 2013 Interest and variety in fa4ade design is established with glazing at the entry vestibules, detailed alcoves adjacent to entries, and accent material wall projections. C-2.5.2.2.5. Provide pattern, texture, and detail in the building design and distinguish field materials from accent materials. The proposed building will include glazing, masonry, and accent materials to provide pattern, texture, and detailing in the building design, while distinguishing field materials from accent materials through scale and placement. Field materials enforce the building scale and accent materials support the human scale. C-2.5.2.3. Where materials transition or terminate, provide detailing to express the natural appearance of the material. (For example, stone or stone-like products should convey the appearance of mass and should not appear as a thin veneer.} Materials and wall treatments on the building always wrap corners and never terminate at the edge, giving the perception of mass. C-2.5.2.4. Use colors that complement the use of building materials and support innovative and good design practices. Colors used in the building are of earth tones and help reinforce the natural aesthetics of materials such as the split-face CMU and stone veneer used in the project. C-2.5.2.4.1. The use of subtle, neutral, and natural tones for field materials should complement accent colors and materials. The use of deep earth tones or saturated colors to distinguish building fa4ades should enhance the building design and be compatible with adjacent structures. The buildings color palette and material choice reflect a natural and neutral tone that enhances the building design. C-2.5.2.4.2. The use of intensely bright and fluorescent colors, as well as the widespread use of saturated hues without complementary colors, materials, and accents, is discouraged. The building does not incorporate intensely bright and florescent colors. C-2.5.2.4.3. Materials or colors with high reflectance, such as metal or reflective glazing, should be reviewed and evaluated with the Planning staff to minimize glare on roadways, public spaces, and adjacent uses and to determine appropriateness. AI! materials are finished as to not be highly reflective. 2.6 Signs & Lighting C-2.6.3.1. Where appropriate, use lighting on building exteriors to promote safe pedestrian environments along roadways, at intersections, and in public spaces. An appropriate use of lighting is used on the proposed building's exterior as to promote a safe pedestrian environment. At all entrances, emergency exits, and unloading/loading situations sufficient lighting is provided. Page 22 Bill Parsons; City of Meridian March 20, 20.3 C-2.6.3.1.1. Coordinate lighting fixture spacing and height along streetscapes and roadways to avoid conflicts with tree plantings. Lighting fixtures spacing and height along streetscapes and roadways will be coordinated to avoid conflicts with tree plantings. C-2.6.3.1.3. The use of architectural lighting is encouraged to be energy-efficient and easily maintained, in addition to providing attractive qualities to building character and public spaces. All architectural lighting is energy efficient and limited to public spaces and instances to support the building character. G2.ti.3.1.3. Lighting fixtures used on building exteriors should be integrated with building design and coordinate with architectural elements and building entries. Lighting fixtures on the building exterior are integrated with the building design. Lighting is coordinated with entry vestibules, public spaces, and signage. C-2.6.3.2. Signs should be integrated with architectural elements and complement building designs and materials. Relate the size, shape, materials, details, and illumination to a pedestrian scale as appropriate, in addition to accommodating vehicles. The building signs are integrated as architectural elements and compliment the building design. The primary building identification wall features the main tenant wall sign, with smaller mare pedestrian scale signs used as a way-finding tool to blend the interior function with the exterior building design. C-2.6.3.2.1. Provide signs to identify individual storefronts, buildings, and uses along roadways, pedestrian environments, and within developments. Avoid large, single signs with multiple tenants. In addition to a tenant sign at the front of the store, are secondary signs that serve to direct customers to various departments within and around the store. C-2.6.3.2.2. Use corporate and business logos to identify developments and businesses along roadways, pedestrian environments, and adjacent to public spaces. The use of the corporate business logo is used on the main identification wall between the two entry vestibules. C-2.6.3.2.3. Use appropriately scaled signs that incorporate logos, minimize or eliminate the use of large amounts of #ext, and are compatible with the architectural character and design of the building. Wall signage used is simple and to the point, calling out "Market" for the grocery side of the store, "Home & Pharmacy" for general merchandise, "Outdoor Living" for the garden center, "Pharmacy Drive-Thru" for the Pharmacy, and "Auto Center" for the auto service area. C-2.6.3.2.4. Where buildings are brought up close to roadways, pedestrian environments, and public spaces, use appropriate urban sign types that address pedestrian sight lines in addition to vehicular traffic. Page 23 Bill Parsons; City of Meridian March 20, 2013 Appropriate signage will be used to address pedestrian sight lines in addition to vehicular traffic. signage along the fast facade will help denote between the grocery and general merchandise sides of the store and the entrance to the garden center. The North facade signage acts as way finding to the Auto Center shop from the adjacent parking lot. The South facade signage acts as a way of finding the drive through for the Pharmacy. C-2.6.3.2.5. Decorative flags and banners should promote the identity of place and enhance the character and attractiveness of buildings and public spaces rather than advertise. Decorative flags and banners will not be used. A flagpole at the front of the store will be provided for the flying of an American flag, giving identity to place and enhancing the character of the building. mrgrbpmm0l ah 30001024 ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT 22.00 5 BOISE IDAHO 09!08110 12:16PM DEPUTYBunr,ieB.Ober6iliig IIfI~~~l1!Illlil1f111~1~1111111VlllllllllllN~lII~I RECORDED-REQUEST OF TITLEONE BOISE 110083540 When recorded return to: Richard Rosenblatt, Esq. Kutak Rock LLP 1650 Famam St. Omaha, NE 68102 --------------------------SPACE ABOVE FOR RECORDER--- Meridian (NW), ID Store No. 5841-00 GENERAL WARRANTY DEED FORVALUE RECEIVED, PRiMELANp INVESTMENT GROUP, LLC, an Idaho limited [lability company ("Grantor"), having ifs principal place of business at 3120 W. Belltawer Drive, Suite 100, Meridian, Idaho, for Ten Dollars ($10.00} and other valuable consideration, does hereby grant and convey unto WAL-MART STORES, INC., a Delaware corporation ("Grantee"}, Property Tax Department #8013, Mail Stap No. 0555, 1301 S.E. 10th Street, Bentonville, AR 72716-0555, that certain real property legally described on the attached E hx Ibit A (the "Property"), SUBJECT TO those matters specifically set forth on Exhibit B attached hereto and made a part hereof (the "Permitted Exceptions"} and no others. TO HAVE AND TO HOLD the real estate herein conveyed together with all rights and appurtenances to the same belonging unto the said Grantee. Grantor hereby binds itsetf, its successors and assigns, to warrant and forever defend alt and singular the title to the real estate herein conveyed unto Grantee, its successors and assigns, against any person whomsoever lawfully claiming or to claim the same or any part thereof, subject only to the Permitted Exceptions. [SIGNATl1RE PAGE FOLLOWS] 4839 3480-4998.111 Mersdian 5841 - 0 Meridian General Warranty Deed 09/15/2010 02:11 1.1 Meridian (NW), tP Store No. 5841-00 Executed this t`I day of SWrt+~ , 2010. PRIMELAND INVESTM<=NT GROUP, LLC, an Idaho limited liability company Printed Name: t~z-,~tt,tL ~.,~atz.~t,a.~.E' Its: , M ~rr~*~a-a -r.i, a r~n E-r.h s ~. STATE OF ~ C~~~-~~ 1 ~ 1J~ ] SS. COUNTY OF 'L~_] On this ~ day of S'~I,(.l~i~ 2010, before me, the undersigned, Notary Public in and far said State, personally appeared ~Y~ {i.,lL S,~,l~^r~-~ c~Q.~ ,known to me to be the _~~~k.Y_. oaf Primeland Investment Group, LLG, an idaha limited liability company, the p so who executed the instrument on behalf of said limited liability company. IN WITNESS WHEREOF, !have hereunto set my hand and affixed my officio! seal, the day and year in #his certiticate first above written. / KIMBERLY WIMI~LB Nota Public fo ~ 2 Notary Fubiic rY State of Maho Residing at: ~{~~ - ~-~~~-r~~= My Commission Expires: 1 ~ Zc~J.`_~ Meridian 5841 - 0 Meridian General Warranty Deed 09/15/2010 02:11 1.1 EXHBIT A LEGAL DESCRIPTION A PARCEL BEING LOCATED IN 7HE S % OF THE SE '/~ OF SECTION 27, TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A BRASS CAP MONUMENT MARKING THE SOUTHEAST CORNER OF SAID SECTION 27, FROM WHICH A 518 INCH DIAMETER IRON PIN MARKING THE SOUTHWEST CORNER OF SAID SE '/ BEARS N 88°56'28" W A DISTANCE OF 2654.67 FEET; THENCE N 88°56'28" W ALONG THE SOUTHERLY BOUNDARY OF SAID SE'/ A DISTANCE OF 89.75 FEET TO A POINT; THENCE LEAVING SAID SOUTHERLY BOUNDARY N 1°03'32" E A DISTANCE OF 36.00 FEET TO THE POINT OF BEGINNING; THENCE N 88°56'28" W ALONG THE NORTHERLY RIGHT-OF-WAY OF W. MCMILLLAN ROAD, SAID RIGHT-OF--WAY BEING 36.00 FEET NORTHERLY OF AND PARALLEL TO THE SOUTHERLY BOUNDARY OF SAID SE '/,, A DISTANCE OF 867.21 FEET TO A 5/8 fNCH DIAMETER IRON PIN; THENCE LEAVING SAID NORTHERLY RIGHT-OF-WAY N 44°59'59" W A DISTANCE OF 33.37 FEET TO A 5/8 INCH DIAMETER IRON PIN; THENCE A DISTANCE OF 43.07 FEET ALONG THE ARC OF A 143.00 FOOT RADIUS NON- TANGENT CURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF 17°15'30" AND A LONG CHORD BEARING N 2°29'54" W A DISTANCE OF 42.91 FEET TO A 5/8 INCH DIAMETER IRON PIN; THENCE A DISTANCE OF 47.42 FEET ALONG THE ARC OF A 326.50 FOOT RADIUS CURVE LEFT, SAID CURVE HAVING A CENTRAL ANGLE OF 8°19'15" AND A LONG CHORD BEARING N 1°59'41" E A DISTANCE OF 47.37 FEET TO A 518 INCH DIAMETER IRON PIN; THENCE A DISTANCE OF 157.10 FEET ALONG THE ARC OF A 457.00 FOOT RADIUS CURVE LEFT, SAID CURVE HAVING A CENTRAL ANGLE OF 19°41'47" AND A LONG CHORD BEARING N 12°00'40" W A DISTANCE OF 156.33 FEET TO A 5/8 f NCH DIAMETER IRON PIN; THENCE N 21°51'34" W A DISTANCE OF 81.30 FEET TO A 5/8 INCH DIAMETER IRON PIN; THENCE A DISTANCE OF 129.20 FEET ALONG THE ARC OF A 323.00 FOOT RADIUS CURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF 22°55'Ofi" AND A LONG CHORD BEARING N 10°24'01" W A DISTANCE OF 128.34 FEET TO A 5/8 INCH DIAMETER IRON PIN; THENCE N 1°03'32" E A DISTANCE OF 588.00 FEET TO A 5/8 INCH DIAMETER IRON PIN; 4 R19-34 R0~1998.1 /3 Meridian 5841 - 0 Meridian General Warranty Deed 09!15/2010 02:11 1.1 THENCE A DISTANGE OF 163.78 FEET ALONG THE ARC OF A 307.00 FOOT RADIUS CURVE LEFT, SAID CURVE HAVING A CENTRAL ANGLE OF 30°34'01" AND A LONG CHORD BEARING N 14°13'28" W A DISTANCE OF 161.85 FEET TO A 5/8 INCH DIAMETER IRON PIN; THENCE S 88°56'28" E A DISTANCE OF 434.84 FEET TO A 5/8 WCH DIAMETER IRON PiN; THENCE S 0°49`13" W A DISTANCE OF 112.27 FEET TO A 5/8 INCH DIAMETER IRON PiN; THENCE S 89°15'21" E A DISTANCE OF 622.75 FEET TO A 5i8 INCH DIAMETER IRON PIN ON THE WESTERLY RIGHT-OF-WAY OF N. TEN MILE RD; THENCE S 0°21'14" W ALONG SAID RIGHT-OF-WAY BEING 46.00 FEET WESTERLY OF AND PARALLEL TO THE EASTERLY BOUNDARY OF SAID SE '/a A DISTANCE OF 867.98 FEET TO A 5/8 INCH bIAMETER IRON PIN; THENCE S 7°11'51" W ALONG SAID WESTERLY RIGHT-0F-WAY A DISTANCE OF 100.72 FEET TO A 5/8 INGH DIAMETER IRON PIN; THENCE S 0°21'14" W ALONG SAID RIGHT-OF-WAY BEING 58.00 FEET WESTERLY OF AND PARALLEL TO THE EASTERLY BOUNDARY OF SAID SE '/a A DISTANCE OF 84.76 FEET TO A 518 INCH DIAMETER IRON PIN; THENCE S 33°15'26" W ALONG SAID WESTERLY RIGHT-OF-WAY A DISTANCE OF 57.62 FEET TO THE POINT OF SEGINMNG. 1339-3 d R0~}998. I /4 Meridian _584I - 0 Meridian General Warranty Deed U9/I5/2010 02:1 I 1.1 EXHIBIT B PERMITTED EXCEPTIONS Taxes, including any assessments collected therewith, for the year 2010 which are a lien not yet due and payable. 2. United States Patent recarded May 10, 1895 'tn 8ook 3 of Patents at Rage 362. 3. Cooperative Construction and Reimbursement Agreement recarded June 22, 2008 as Instrument Na. 108083525. 4. Record of Survey No. 8439 recorded October 14, 2008 as Instrument No. 108113849. 5. Granf of Easement recorded May 22, 2009 as Instrument No. 109059561. fi. City of Meridian Ordinance Na. 09-1400 A recorded June 5, 2009 as Instrument No. 109066123. 7. The following matters disclosed by an ALTA/AGSM survey made by Clinton W. Hansen, P.L.S. #11118 with Land Solutions, Land Surveying and Consulting, PC an November 11, 2008 and revised March 10, 2010, designated Jab Na. 08-51: a. Ada County Highway District Storm Drain Easement as shown an the construction plans for Ten Mile and McMillan Street Improvement Project, Project No. 395-05, by Quadrant Gonsulting, Inc., signed and dated by Robert S. Kaufman on 07-08- 08; b. City of Meridian Utility Easement as shown on the construction plans for Ten Mile and McMillan Street improvement project, Project Na. 395-05, by Quadrant Consulting, Inc., signed and dated by Robert S. Kaufman on 07-08-08; and c. 10' Utility Easement as shown on the construction plans for the Ten Mile and McMIllan Street improvement project, Project Na. 395-05, by Quadrant Gonsulting, Inc., signed and dated by Robert S. Kaufman an 07-08-08. 8. Declaration of Restrictions (Gas Restriction) recorded 09/08/2010 2010 as Instrument Na. 11008 3 5 3 6 . 9. Recipraca! Access Easement Agreement recorded 09/08/2010, 2010 as Instrument No. 4839-3J80-4998.1/S Meridian 5841 - 0 Meridian General Warranty 17eed 09/15/2010 02:11 1.1 .AFFIDAVIT GF LEGAL IN'I'EI2E~T STATE OF AItKANSA5 ) ss. COUNTY OF BENTONVILLE ) I, John Clarke, 2001 S. E. 10~' Street, Bentonville, Arkansas being first duly sworn upon oath, deposes and says: 1. That I am the Vice President Real Estate of the record owner of the property described an the attached and I grant my permission to: 1. Kutak Rock, LLI', Omaha, Building, I6S0 Farnam St, Omaha, NE BRR Architecture, Inc. 68102; and/or 2400 E. Arizona Biltmore PACLAND Circle, Suite laSO, Phoenix, AZ 85016; 606 Columbia Street NW, Suite 106, Olympia, WA 98501 to submit the accompanying application(s) pertaining to that property. 2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processin said application(s). Dated this ___~~4~ic, , day of , 20I 1. ~- By larke, Vic -President Real Estate SUBSCRIBED AND SWORN to before me the day and year first above written. Jane Bennett - ~.. County of t3enlon tary Public for Arkansas Notary Public -Arkansas ~ My Commission E".xp. 0311312012 ff--~.~~~ ~~ Residing at: ~ .~~~~~ My Commission Expires: 33 Fs. Brondivay Aveuuc, Suite 210 o Meridiwi Edaha 83642 Phone (208) 88d•5533 • Fncsimilc (208) 888-6854 • Website: lvww n~ridiaeeitv.org (Rev. Ob/02f20l1) 4831-(963-~ 82C.1 Development Services Department PrajecttFile: MCZC-91-611Wa1-Mart This is a certificate of zoning compliance application for development of a 157,000 square feet Wal-Mart Store space and three out lots totaling approximately 16,500 square feet for future commercial development. This site is located at 5001 N. Ten Mile Road in Meridian, 1D. Lead Agency: City of Meridian Site address: 5001 N. Ten Mile Road Cammission Hearing: Consent Agenda Commission Approval: January 18, 2012 January 18, 2012 Applicant: Walmart Real Estate Business Trust 2001 S.E. 10'h St. Bentonville, AR 72712-6489 Representative: PACLAND -Nick Taylor 606 Columbia St. N.W. Ste #106 Olympia, WA 98501 Staff Contact: Mindy Wallace Phone: 387-6178 E-mail: rnwalface anachdidaho.orq Tech Review: January 9, 2012 Via E-mail A. Findings of Fact 1. Description of Application: The applicant is requesting approval of 157,000 square feet Wal- Mart Store and three out lots for future commercial development. The site is at the northwest corner of McMillan and Ten Mile Road and is approximately 26.9 acres. This site is currently vacant. 2. Descri tion of Ad'acent Surroundin Area: Direction Land Use Zonin North Medium Low-Densit Residential District R-4 South General Retail and Service Commercial District C-G East General Retail and Service Commercial District C-G West Medium Low-Density Residential District R-4 M CzC-11-061 Site History: ACRD previously reviewed this site as Volterra Subdivision in September of 2005 and again as MRZ-10-005 in November of 2010, The requirements of this staff report are consistent with those of the prior action. 3. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 4. Capital Improvements Plan (CIP}/Five Year Work Plan (FYWP): The following improvements have been scheduled in the District's Capital Improvement Plan (CIP). • Ten Miie Road is listed in the Capital Improvements Plan to be widened to 5-lanes from Ustick Road to McMillan Road between 2019 and 2027. • Ten Mile Road is listed in the Capital Improvements Plan to be widened to 5-lanes from McMillan Road to State Hwy 20/26 (Chinden Blvd.) between 2019 and 2027. • McMillan Road is listed in the Capital Improvements Plan to be widened to 3-lanes from Black Cat Road to Ten Mile Road between 2019 and 2027. • McMillan Road is listed in the Capital Improvements Plan to be widened to 3-lanes from Ten Mile Road to Linder Road between 2019 and 2027. • The intersection of Ten Mile Road and Chinden Boulevard -US 20/26 is listed in the Capital improvement Plan to be widened to 4 lanes on the south leg, and to 5 lanes on the east and west legs and signalized between 2019 and 2027. ~. Traffic F%ndinaq~ for Considera~i®n Trip Generation: This development is estimated to generate 9,700 additional vehicle trips per day (none existing); 845 additional vehicle trips per hour in the PM peak hour (none existing}, based on the traffic impact study. Traffic Impact Study TranspoGROUP prepared a traffic impact study far the proposed Walmart. Below is an executive summary of the findings as presented by TranspoGROUP. The following executive summary is not the opinion of ACHD staff. ACRD has reviewed the submitted traffic impact study for consistency with ACRD policies and practices, and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. The Project Consists of up to approximately 157, 000 gross square feet {gst) of anchor retail space and three outlots totaling approximately 16,500 gsf for future commercial development. The sife is located on the northwest corner of McMillan Road/Ten Mite Road intersection. The project is anficipafed to be completed by 2014. Traffic Impact: The proposed development is anticipated to generate 845 new weekday PM peak hour trips {419 inbound frips and 426 outbound trips), 1,122 new Saturday Peak hour trips, and approximately 9,700 new daily trips. From fhe adjacent arterial streets, 210 pass-by frips are anticipated during PM peak hour, and 252 during the Saturday peak hour. With the project, al! study intersections are anticipated to operate acceptably during the PM peak hour or Saturday peak hour in 2014, with fhe excepfion of the Chinden Boulevard~l'en Mile Road intersection. MCZC-11-061 The project adds a significant local circulation roadway for surrounding land uses, improving overall connectivity in the area. Site access driveways are appropriately spaced and have sufficient queue storage for anticipated demands. Recommended Mitiga#ion Measures: The project wilt pay applicable ACHD impact fees. Withouf the outlot developments, the impact fee would be approximately $1,954,000. The Chinden Boulevard/Ten Mile intersection would be improved sometime later than 2019 according to the ACHD 2009 Capital Improvements Plan and is considered funded. The project would mitigate traffic impacts to Chinden Boulevard~l"en Mile intersecfion by either. Constructing the system improvements consistent wifh the ACHD Capita! Improvements Plan, and receive applicable impact fee credits (forACHD system improvements only). o Consfructing interim system improvements that include the installation of a traffic signs! and new northbound and eastbound right-turn lanes. A separate right-turn lane is recommended at the driveway on McMillan Road. No additional tum- /anes are recommended at study intersections beyond whaf is already present or planned. Trip Distribution Map M1vi F415('.dl.€ = FE~EYLfiJ~F~.8'itYA ~.. ~ ~ :.. h.. SITE \ ~_ `~ i,, ~ , ~ ~ $ d ~ ~ ~• '~ "f' MCZC-11-061 Staff Comments/Recommendations: Staff agrees with the findings and recommendations of the traffic impact study. The applicant should be required improve the Ten Mile/Chinden intersection mitigate their traffic impacts by either: o Constructing the system improvements consistent with the ACHD Capital Improvements Plan; or Constructing interim system improvements that include the installation of a traffic signal and new northbound and eastbound right-turn lanes. The intersection improvement should be made prior to occupancy of the building. The applicant should also be required to construct a dedicated right turn lane for the right-in/right- outdriveway onto McMillan Road, as recommended in the study. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) Functional PM Peak PM Peak Existing Future Roadway Frontage Classification Hour Hour Level Plus Level of Traffic Count of Service Pro'ect Service Ten Mile** 1,061-feet Minor Arterial 150 BetteDthan 310 " ` D than McMillan* 873-feet Minor Arterial 145 Bette r than 236 tt D than `D" * Acceptable level of service for atwo-lane minor arterial is "D" (550 VPH). '~ Acceptable level of service for athree-lane minor arterial is "D" (720 VPH} ~`* Acceptable level of service for afive-lane minor arterial is "D" (1,540 VPH). 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. The average daily traffic count for McMillan west of Ten Mile was 1,828 on 51412011. The average daily traffic count for Ten Mile south of Chinden was 2,858 on 5!11!2011. 4. Conditions of Area Intersections Signalized Intersection LT =Left Turn Lane TH = Thru Lane RT =Right Turn Lane Ten NB NB NB SB SB SB EB EB EB WB WB WB Over Mile/McMillan LT TH RT LT TH RT LT TH RT LT TH RT Ail Current V/C 29 .17 .28 .44 ,16 04 52 36 02 52 29 08 B Raito 2011 . . . . . . . 2014 Baseline 29 25 41 47 23 05 68 36 02 56 32 08 C V/C Ratio . . . . . . . . . . Future V/C Ratio 2014 Plus .46 .40 .51 .53 .46 .08 .50 .43 .08 .52 .66 .23 C Pro~ect *An acceptab{e level of service for an intersection has an overall V/C ratio of 0.9 or less and lane group V/C ratio of 1.0 or less. MCZC-11-061 LT =Left Turn Lane TH = Thru Lane RT =Right Turn Lane Ten NB NB SB BB EB WB WB Over MilelChinden TH RT I_T TH RT hT TH Afl Current V/C Raito 2011 62 .42 .14 .43 B 2014 Baseline 1.18 48 22 50 C V/C Ratio* . . . Future V/C Ratio 2014 Plus .33 .32 .91 .12 .73 .67 C _ Project __ '`Intersection is STOP controlled on the Ten Mile only. iVo northbound through movements allowed, only east and west bound trips. '`*An acceptable level of service for an intersection has an overall V/C ratio of 0.9 or less and lane group V/C ratio of 1.0 or less. C. ~inding~ fir ®~siderati®n 'Ten Mile/Chinden Intersection As, previously noted, the applicant should be required to improve the Ten Mile/Chinden intersection to mitigate their traffic impacts, as recommended in the submitted traffic impact study. As such, the applicant should be required to enter into a Cooperative Development Agreement with the District to improve the Ten Mile/Chinden intersection to a 4X5 intersection, as note in the District's Capital Improvement Plan, or with interim system improvements that include the installation of a traffic signal and new northbound and eastbound right-turn lanes. The Cooperative Development Agreement should include the intersection design and construction, as well as allocation of costs. ACHD will only provide impact fee credit for impact fee eligible costs of permanent intersection improvements consistent with CIP. Signal hardware is available and will be provided for the intersection improvement project. The applicant should be responsible far all other project costs. An interim intersection improvement could be constructed within the existing right-of--way on both Ten Mile Road and Chinden Boulevard. If constructed the interim improvement should include the construction of northbound and eastbound right-turn lanes. On Ten Mile Road, the interim improvement (including the northbound right turn-lane) should be constructed to a minimum pavement width of 40-feet with 3-foot gravel shoulders. In order to ensure the intersection will be improved prior to the opening of the Wal-Mart Store, or any other building on the site, the following items must be in place prior to issuing the first building permit: • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Fuil design and approved plans for the intersection; ® Dedication of al( of the right-of-way (botFt ACRD and ITD) necessary to complete the intersection project. The intersection will need to be fully constructed and operational before occupancy will be granted for any of the buildings on the site. M CZC-11-061 2. Ten Mile Road a. Existing Conditions: Ten Mile Road is improved with 2 to 6 travel lanes with curb, gutter and no sidewalk abutting the site. There is 88 to 76-feet of right-of--way for Ten Mile Road (44 to 38-feet from centerline}. b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of--Way Width: District Policies 7205.2.1 & 7205.5.1 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-feet of right-of--way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of--curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. Appropriate easements shall be provided if public sidewalks are placed out of the right-of-way. The easement shall encompass the entire area between the right-of--way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of--way or wholly within an easement.). ACRD Master Street Map: ACRD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of--way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Ten Mile Road is designated in the MSM as a Residential Mobility Arterial with 5-lanes and on-street bike lanes, a 74-foot street section within 100-feet of right-of--way. c. Applicant Proposal: The applicant has proposed to construct a 5-foot wide detached sidewalk outside of the right-of-way within an easemerit on Ten Mile Road abutting the site. d. Staff Comments/Recommendations: The applicant's proposal to construct a 5-foot wide detached concrete sidewalk meet's District policy and should be approved, as proposed. The applicant should be required to provide an easement for any segment of the sidewalk located outside of the right-of--way. The existing road section on Ten Mile Road is consistent with the MSM. Therefore, the applicant should not be required to dedicate additional right-of--way on Ten Mile Road abutting the site. M CZC-11-061 3. McMillan Road a. Existing Conditions: McMillan Road is improved with 3 to 4 travel lanes, curb, gutter and no and sidewalk abutting the site. There is 50-feet of right-of-way for McMillan Road (25-feet from centerline}. b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width: District Policies 7205.2.1 & 7205.5.1 state that the standard 5-lane street section shall be 72-feet (back-of--curb to back-of--curb) wi#hin 96-feet of right-of--way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of--curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of--curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. Appropriate easements shall be provided if public sidewalks are placed out of the right-of--way. The easement shall encompass the entire area between the right-of--way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of--way or wholly within an easement.). Turn Lane Policy: District Policy Section 7205.4.9 states that if right or left turn lanes are warranted per a submitted Traffic Impact Study (See Section 7106), the storage and taper lengths shall be designed in accordance with the minimum AASHTO and MUTCD standards. The storage length shall be a minimum of 100-feet in length. The applicant will not be compensated by ACRD for the dedication of additional right-of--way and pavement widening. ACRD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map {MSM} guide the right-of--way acquisition, arterial street requirements, and specific roadway features required through development. This segment of McMillan is designated in the MSM as a Planned Commercial Arterial with 3-lanes and on-street bike lanes, a 35-foot street section within 86-feet of right-of--way. c. Applicant Proposal: The applicant has proposed to construct a 5-foot wide detached concrete sidewalk outside of the right-of--way within an easement on McMillan Road abutting the site. d. Staff Comments/Recommendations: The applicant's proposal to construct a 5-foot wide detached concrete sidewalk meet's District policy and should be approved, as proposed. Consistent with the MSM, the applicant should be required to either dedicated additional right- of-way to total 43-feet from the centerline of McMillan Road abutting the site. Or, dedicate 33- MCZC-11-061 feet of right-of--way and provide a 10-foot wide easement to total 43-feet from the centerline of McMillan Road abutting the site. As recommended in the submitted traffic impact study, the applicant should be required to construct a dedicated right-turn lane at the right-in/right-out driveway on McMillan Road. The turn lane should be designed in accordance with the minimum AASHTO and MUTCD standards. The storage length shall be a minimum of 100-feet in length. The applicant will not be compensated by ACHD for the dedication of additional right-of--way and pavement widening to accommodate recommended turn lane. 4. Collector A a. Existing Conditions: Collector A does not exist abutting the site. b. Policy: Co}lector Street Policy: District Policy 7206.2.1 states that the developer is responsible far improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District Policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District Policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of--way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of--way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 46-feet (back-of--curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District Policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of--curb to back-of-curb}. The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District Policy 7206,5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of--curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. Appropriate easements shalt be provided if public sidewalks are placed out of the right-of--way. The easement shall encompass the entire area between the right-of--way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of--way or wholly within an easement. ACHD Master Street Map: ACRD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of--way acquisition, collector street requirements, and specific roadway features required through development. Anew collector roadway was identified on the MSM M CZC-11-061 with the street typology of Residential Collector. The new collector roadway should continue through the property stubbing to the north. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 47-foot street section within 69-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to construct a new collector roadway, Collector A, and a 5-foot wide detached sidewalk abutting the site's west property line. The collector road is proposed to be constructed on an adjacent property not owned by Wal-Mart. Staff Comments: The applicant's proposal to construct a collector roadway abutting the site's west property line is consistent with the MSM, which shows a new collector roadway in this location. The road is planned to extend north as development occurs eventually tying into a planned east/west collector roadway that would intersect Ten Mile Road at the half mile allowing it to be signalized in the future. Additionally, a road was previously approved in this location as part of ACHD's 2005 action on Voltera Subdivision. The collector roadway is needed by Wal-Mart to facilitate their truck traffic. The planned truck route has all trucks entering and exiting the site on Collector A. Right-of-Way Because Collector A will be constructed on property adjacent to the site, staff worked with the adjacent property owner to dedicate the right-of-way necessary to construct the road. The adjacent property owner has agreed to dedicate 62-feet of right-of-way. This would allow far the construction of Collector A, with a 6-foot wide landscape buffer, and 5-foot wide detached sidewalk on the west and the right-of--way extending 2-feet behind the back of curb on the east side (Wal-Mart). The request to accept the right-of--way was on the January 11, 2012 Commission Agenda. Street Section The MSM recommends this roadway be constructed as a Residential Collector with 2-lanes, bike lanes, and on street parking. However, staff does not believe that a 2-lane roadway with parking will be sufficient to accommodate the turning movements of truck traffic generated by the proposed Wal-Mart, as the delivery trucks are proposed to enter off of and exit onto Collector A. Given the need for additional pavement width to accommodate the truck traffic, staff recommends a modification to the MSM to allow this segment of Collector A to be constructed as a 46-foot wide collector roadway with 3 lanes and bike lanes. Recommendation Therefore, staff recommends that the applicant construct Collector A as one-half of a 46-foot street section with 35-feet of pavement, vertical curb, and gutter within the 62-feet of right-af- way dedicated by the adjacent property owner, as proposed. The right-of-way would extend 2-feet behind the back of curb on the east side (Wal-Mart) of the roadway. The applicant's proposal to construct a landscape buffer and 5-foot wide detached concrete sidewalk meet's District policy and should be approved, as proposed. The applicant should provide an easement for the sidewalk located outside of the right-of way. 5. Roadway ®ffseta a. Existing Conditions: There is one roadway approach onto McMillan Road located approximately 1,010-feet west of Ten Mile Road (measured centerline to centerline). b. Policy: Collector Offset Policy: District Policy 7205.4.8 states that: • Direct lot or parcel access to a minor arterial is typically prohibited. • If a property has frontage on more than one street, access shalt be taken from the street having the lesser functional classification. MCZC-11-061 Driveways located on an arterial may be prohibited when the property has frontage on one or more other public streets. For property with frontage on more than one street, access shall be provided from the street having the lower current or projected Average Daily Traffic Volume (ADT), and/or the lesser functionally classified street (i.e. frontage on arterial and collector, access shat! be from collector}. ACRD shall determine which street has the lower volume. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1a below. The spacing shall be measured from all other existing or approved driveway or intersecting street on either side of the Minor Arterial. Table 1a: Access Spacing on Minor Arterials (away from a signalized intersection/successive spacing) Minimum Minimum Posted Separa#ion for separation for Minimum driveway Speed Limit tJnsignalized Local Streets separation Collector Streets 25 MPH 1,320' 660' 330' 30 MPH 1,320' 660' 330' 35 MPH 1, 320' 660' 330' 40 MPH 1,320' 660' 330' 45 MPH 1,320' 660' 380' 50 MPH 1,320' 660' 425' Dimensions are to be measured centerline to centerline. c. Applicant's Proposal: The applicant has proposed to construct an collector roadway to intersect McMillan Road, located approximately 1,010-feet west of Ten Mile Road (measured centerline to centerline). This intersection is not proposed to be signalized. d, Staff CommentslRecommendations: The applicant's proposal to construct a new collector roadway, Collector A, to intersect McMillan Road located approximately 1,010-feet west of Ten Mile does not meet Collector Off-Set Policy, which requires unsignalized collector roadways to intersect minor arterial roadways at 1,320-feet. However, staff recommends a modification of policy to a{low the collector road to intersect McMillan Road approximately 1,010-feet west of Ten Mile, as proposed. A collector road in this location is shown on the MSM, and was previously approved as part of Voltera Subdivision in 2005. The approach for the roadway was constructed as part of ACHD's Ten Mile/McMillan intersection widening project, and the roadway will align centerline to centerline with an existing roadway approach on the sou#h side of McMillan Road. 6. Stub Streets a. Existing Conditions: There are no existing stub streets to or from the site b. Policy: Stub Street Policy: District Policy 7206.2.4 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7206.2.5.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE 10 MCZC-11-061 FUTURE." or "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: ® A stub street shall be designed #a slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. The Distric# may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District Policy 7206.2.4 requires that the design and construction for cut-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of--way. In the instance where a temporary easement extends onto a buildable lot, the entire !ot shall be encumbered by the easement and identified on the plat as anon-buildable lot until the street is extended. c. Applicant Proposal: The applicant has proposed to construct one stub street to the north, Collector A, located at the sites northeast property line. d, Staff Comments/Recommendations: The applicant's proposal meet's District policy and should be approved, as proposed. The applicant should be required to install a sign at the terminus of Collector A, stating that "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." Because the stub street extends more than 150-feet the applicant should be required to construct a temporary turnaround at the terminus of the roadway. 7. Driveways 6.1 Ten Mile Road a. Existing Conditions: There are two existing driveways onto Ten Mi)e Road. One 30-foot wide driveway located approximately 315-feet north of McMillan Road, and one 60-foot wide driveway located approximately 900-feet north of McMillan Road (measured centerline to centerline}. b, Policy Access Policy: District Policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District Policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feef from the nearest intersection for aright-in/right-out only driveway and a minimum of 660-feet from the intersection for a full-movement driveway. Successive Driveways Policy: District Policy 7205.4.6 Table 1a, requires driveways located on minor arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330- feetfrom any existing or proposed driveway, Driveway Width Policy: District Policy 7205.4.8 restricts high-volume driveways (100 VTD or more} to a maximum width of 36-feet and low-volume driveways (less than 100 VTD} to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required far 11 M CZC-11-061 high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. !n accordance with District Policy, 7205,4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. c. Applicant's Proposal: The applicant has proposed to utilize and restrict the existing 30-foot wide driveway located approximately 315-feet north of McMillan Road to right-in/right-out with a park chap median, and to utilize the existing 60-foot wide full access driveway onto Ten Mile Road located approximately 900-feet north of McMillan Raad (measured centerline to centerline) to access the site. Staff Comments/Recommendations: The applicant`s proposal for the right-in/right-out driveway located 315-feet north of McMillan Road does not meet Driveway Location policy. However, staff recommends a modification of policy to allow the driveway to be located as proposed due to the fact that the driveway will be restricted to right-in/right-out only. The driveway is needed for access to and from the site, and it improves the sites circulation. The applicant`s proposal to utilize the existing 60-foot wide full access driveway onto Ten Mile Road located approximately 900-feet north of McMillan Road meet's District policy, and should be approved as proposed. The locations of both of these driveways were previously approved as part Voitera Subdivision in 2005. The approaches for the driveway were constructed as part of ACHD's Ten MilelMcMillan intersection widening project, and the driveways will align centerline to centerline with an existing driveway and street (Milano Drive) an the east side of Ten Mile Road. The applicant should be required to pave the driveways their €ull width at least 30-feet into the site beyond the edge of pavement, The driveway located 315-feet north of McMillan Road should be restricted to right-in/right-out with the construction of a 6" raised median. The median should start at the stop bar of the intersection and extend north 75-feet beyond the driveway. 8.2 McMillan Road a. Existing Conditions: There is one 30-foot wide driveway approach onto McMillan Road located approximately 545-feet west of Ten Mile Road (measured centerline to centerline). b. Policy Access Policy: District Policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the Sesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District Policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for aright-in/right-out only driveway and a minimum of 660-feet from the intersection for afull-movement driveway. Successive driveways Policy: District Policy 7205.4.6 Table 1a, requires driveways located on minor arkeria! roadways with a speed limit of 50 MPH to align or offset a minimum of 425- feet from any existing or proposed driveway. '12 MCZC-11-061 Driveway Width Policy: District Policy 7205.4.8 restricts high-volume driveways (100 VTD or more} to a maximum width of 36-feet and low-volume driveways (less than 100 VTD} to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District Policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. c. Applicant's Proposal: The applicant has proposed to utilize and restrict the existing 30-foot wide driveway located approximately 545-feet north of McMillan Raad to right-in/right-out with a pork chop median. d. Staff Comments/Recommendations: The applicant's proposal meet's District Driveway Location policy, and should be approved, as proposed. The location of the driveway was previously approved as part Voltera Subdivision in 2005. The approach for the driveway was constructed as part of ACHD's Ten Mile/McMillan intersection widening project, and the driveway aligns centerline to centerline with an existing driveway on the south side of McMillan Road. The applicant should be required to pave the driveway its full width at least 30-feet into the site beyond the edge of pavement. The driveway should be restricted to right-in/right-out with the construction of a 6" raised median. The median should start at the stop bar of the intersection and extend north 75-feet beyond the driveway. 6.3 Collector A a. Existing Conditions: There are no driveways onto Collector A. b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated as bicycle and bus routes. Driveway Location Policy (Stop Controlled Intersection}: District Policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District Policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 200 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District Policy 7206.4.6 restricts high-volume driveways (100 VTD or more} to a maximum width of 36-feet and low-volume driveways (less than 100 VTD} to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for 13 MCZC-11-061 high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. !n accordance with District policy, 7206.4.6, the applican# should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. c. Applicant's Proposal: The applicant has proposed to construct two 36-foot wide full access driveways onto collector A. Located approximately 290-feet and 1,000-feet north of McMillan Road (measured centerline to centerline}. d. Staff CommentslRecommendations: The applicant's proposal meet's Dis#rict policy and should be approved, as proposed. The applicant should be required to pave the driveways their full width at least 30-feet into the site beyond the edge of pavement. 8. Tree Planters Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class If trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class 111 trees may be allowed in planters with a minimum width of 10-feet. 9. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACRD right-of--way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet alf District requirements prior to signature of the final plat and/or approval of the civil plans. 10. Other Access Ten Mile Road and McMillan Road are classified as minor arterial roadways, Collector A is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways. ®. ~ite~~pecific Conditions oi~ Approval 1. Enter into a Cooperative Development Agreement with the District to improve the Ten Mile/Chinden intersection to a 4 K 5 intersection (5 lanes east, and west legs and 4 lanes on the south leg), or to an interim improvement that include the installation of a traffic signal and new northbound and eastbound right-turn lanes. If constructed interim intersection improvements should be constructed within the existing right-of- way on both Ten Mile Road and Chinden Boulevard. Ten Mile Road should be constructed to a minimum pavement width of 40-feet with 3-foot gravel shoulders. 2. Provide the fallowing items prior to issuing the first building permit: • Executed Cooperative Development Agreement ® Financial surety meeting the terms of the Cooperative Development Agreement ® Full design and approved plans for the intersection and roadway improvements • Dedication of all of the right-of--way (both ACRD and iTD} necessary to complete the intersection project. 14 MCZC-11-061 The in#ersection must be fully constructed and operational before occupancy will be granted for any of the buildings on the site. 3. Construct a 5-foot wide detached concrete sidewalk on Ten Mile Road abutting the site, as proposed. The sidewalk should be located a minimum of 43-feet from the centerline the road. Provide an easement for any segment of the sidewalk located outside of the right-of--way. 4. Dedicated additional right-of--way to total 43-feet from the centerline of McMillan Road abutting the site. Or, dedicate 33-feet of right-of--way and provide a 10-foot wide easement to total 43-feet from the centerline of McMillan Road abutting the site. 5. Construct a 5-foot wide detached concrete sidewalk on McMillan Road abutting the site, as proposed. The sidewalk should be located a minimum of 36-feet from the centerline of the road. Provide an easement for any segment of the sidewalk located outside of the right-of--way. h. Construct Collector A as one-half of a 46-foot street section with 35-feet of pavement, vertical curb, and gutter within the 62-feet of right-of--way, as proposed. The right-of-way should extend 2- feet behind the back of curb on the east side of the roadway. 7. Construct a landscape buffer and 5-foot wide detached concrete sidewalk abutting Collector A outside of the right-of-way in an easement, as proposed. 8, Construct Collector A to intersect McMillan Road, located approximately 1,010-feet west of Ten Mile Road, as proposed. 9. Construct one stub street to the north, Collector A, located at the sites northeast property line, as proposed. Install a sign at the terminus of Collector A, stating that "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." Construct a temporary turnaround at the terminus of the roadway. 10. Utilize and restrict the existing 30-foot wide driveway onto Ten Mile Road located approximately 315-feet north of McMillan Road to right-in/right-out with the installation of a 6" raised median. Begin the median at the stop bar of the intersection and extend north 75-feet beyond the driveway. Pave the driveway it's full width at least 30-feet into the site beyond the edge of , pavement. 11. Utilize the existing 60-foot wide full access driveway onto Ten Mile Road located approximately 900-feet north of McMillan Road, as proposed. Pave the driveway its full width at least 30-feet into the site beyond the edge of pavement. 12. Utilize and restrict the existing 30-foot wide driveway onto McMillan Road located approximately 545-feet north of Ten Mile Road to right-in/right-out with the installation of a 6" raised median. Begin the median at the stop bar of the intersection and extend north 75-feet beyond the driveway. Pave the driveway it's full width at least 30-feet into the site beyond the edge of pavement. 13. Construct two 36-foot wide full access driveways onto collector A located approximately 290-feet and 1,000-feet north of McMillan Road, as proposed. Pave the driveways their full width at least 30-feet into the site beyond the edge of pavement. 14. Payments of impact fees are due prior to issuance of a building permit. 15. Ten Miie Road and McMillan Road are classified as minor arterial roadways, Collector A is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways. 16. Comply with all Standard Conditions of Approval. 15 MCZC-11-061 E. standard conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way. 2. Private sewer or water systems are prohibited from being located within the ACRD right-of- way. 3. In accordance with District policy, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with fife number) for details. 5. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of--way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACRD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 9. Ail design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACRD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with al[ applicable requirements of ACRD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of ACRD. The burden shall be upon the applicant to obtain written confirmation of any change from ACRD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACRD Policy and Standard Conditions of Approval in place at that time unless awaiver/variance of the requirements or other legal relief is granted by the ACRD Commission. 16 MCZC-11-061 F. C®nclusi®ns ®f Lave The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACRD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. . Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 17 MCZC-11-061 v;~~-,~ty Map 't8 MCZC-11-061 ~~~ ., -~y,,-c~ Meridian ®eveloprnent Services Meridian City Hall, Suite 102 33 E. Broadway Avenue Meridian, Idaho 83642 ~.® ~~~ Date: 4/2®/li Ph; (208) 887-2211 Fax: (208} 887-1297' www.meridiancity.org~ The following property has been researched by The City of Meridian Public Warks Department. Project Name: PROPOSE® RETAIL CENTER Address: 5001 N. Ten Miie Rd. Zip Code: 83646 Parcel #: 50427449820 Note: Retail center to occupy northwest corner parcel of N. Ten Mile Rd. and W. 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