PZ- Ten Mile and Pine (2nd Mtg) - Pre-app NotesCITY OF MERIDIAN
PRE-APPLICATION MEETING NOTES
Project/Subdivision Name: Ten Mile & Pine (Baron at Ten Mile) Date: 06/11/2020
Applicant(s)/Contact(s): Kent Brown, Deb Nelson, Greg Hector, Matt Riggs, Dave Bailey
City Staff: Joe D, Bill, Joe B., Brian, Scott, Terri, Kim W., Sam
Location: SWC of Ten Mile Rd. & Pine Ave. Size of Property: 16.44
Comprehensive Plan FLUM Designation: MU-C (density of 6-15 units/acre & a mix of land use types are required to be provided – see
pgs. 3-11 thru 3-13 and 3-15 thru 3-16 in Comp Plan)
Existing Use: (2) SF homes & Ag land Existing Zoning: RUT
Proposed Use: MFR – 2-story townhome style (45 units) & 1-story SFR detached style (86 units)] & commercial
Proposed Zoning: R-15 & C-C
Surrounding Uses: Rural residential/ag land (north & west); RR tracks (south); commercial (bank, c-store/fuel facility and church (east)
Street Buffer(s) and/or Land Use Buffer(s): 25’ wide street buffer req. along Ten Mile Rd. & 20’ req. along Pine Ave., collector,
landscaped per the standards in UDC 11-3B-7C with detached sidewalks; a 25’ wide buffer to residential uses is required on the C-C
zoned property landscaped per the standards in UDC 11-3B-9C.
Open Space/Amenities/Pathways: Min. 10% qualified open space & (1) site amenity is required per the standards in UDC 11-3G-3;
additional common open space & site amenities are required in MF specific use standards, UDC 11-4-3-27; the PMP depicts a pathway
along southern boundary, landscaping is required adjacent to pathways per the standards in UDC 11-3B-12C; detached sidewalks
along Pine & Ten Mile are required per UDC 11-3A-17.
Access/Stub Streets/Street System: Extend Pine Ave. as a collector street per the Master Street Map with the 1st phase; access
should comply with UDC 11-3A-3 and Fire Dept. emergency access requirements; if a public stub street is provided to this property
from the property to the west, Staff recommends it should be extended as a public street through this site – if this property comes
in for development first, a driveway with a cross-access easement may be provided; “alleys” s/b changed to private streets (alleys are
required to have access via a public street).
Providing a public street through the site from the property to the west and up to Pine could help with potential cut-through traffic and
integration. The public street could act as both a delineation between the commercial and residential and integrate the two if done with
traditional neighborhood design. Fronting the residences on the streets rather than the parking is recommended.
History: None
Additional Meeting Notes: Property boundary adjustment to reconfigure 2 existing parcels (submit prior to AZ & CUP applications)
Annexation w/R-15 & C-C zoning consistent with MU-C FLUM designation; future development should comply with the
dimensional standards in UDC Table 11-2A-7 (R-15) and 11-2B-3 (C-C) & the FLUM designation in the Comp Plan
Elevations & site design shall comply with design standards in UDC 11-3A-19 & the Architectural Standards Manual – Residential
& commercial should incorporate similar design elements/materials
Narrative should explain how project is consistent with Mixed Use & specifically the MU-C designation (see pgs. 3-13 & 3-15 thru 3-16); revise plans if necessary
Conditional use permit required for multi-family development in R-15 district; comply with specific use standards in UDC 11-4-3-27
Comply with parking standards for multi-family dwellings in UDC Table 11-3C-6 and 11-3C-6B.1 for non-residential uses – guest
parking should be provided for MFR development
Submit parking plan showing availability of parking for guests in addition to the minimum required for residents
Dedicate ROW for the extension of Pine Ave. via deed & construct w/1st phase; if property to west develops first & provides a public
stub street to the west boundary of this site, a plat will be required to dedicate ROW for extension of the public street
Comply with Building Code requirements for building separation, property lines/walls, etc. (coordinate w/Sam Zahorka)
Provide private streets for addressing purposes within development; comply with standards in UDC 11-3F-4 – a “driveway” shall be
provided for access via Ten Mile as private driveways can’t connect to arterial streets (or apply for alternative compliance)
Common areas should be visible from the street & not hidden behind structures (CPTED) –coordinate w/Scott Colaianni, Police Dept.
Addressing should be provided at the main street for alley accessed units & units internal to the development for emergency access
Police Dept. would like to see the Ten Mile/Pine intersection upgraded/improved before or concurrent with proposed development &
Pine extended for through access via Black Cat
Development should be consistent with Comp Plan policies for Mixed Use & MU-C designated areas – provide pedestrian &
vehicular connectivity internally as well as with adjacent properties, integrate commercial & residential uses, etc. A gated community would not be supported by staff because of its lack of integration – Staff may support a portion of the site being
gated if designed appropriately (off of the recommended public street perhaps).
The City is very concerned with losing commercial area to more residential area on mixed use designated properties; Staff highly recommends expanding the commercial portion of this site to include future employment centers, as noted in the mixed use and MU-C policies and text in the comp. plan.
CITY OF MERIDIAN
PRE-APPLICATION MEETING NOTES
Integration is key – more integration between the commercial and residential should be proposed. Please see example layouts in Comp Plan for what the City envisions (see attached cut-sheets).
Please schedule another pre-app meeting with staff after redesign.
Note: A Traffic Impact Study (TIS) will be required by ACHD for large commercial projects and any residential development with over 100 units. To
avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application
to the City. Not having ACHD comments and/or conditions on large projects may delay hearing(s) at the City. Please contact Mindy Wallace, ACHD,
at 387-6178 for information in regard to a TIS, conditions, impact fees and process. Other Agencies/Departments to Contact:
X Ada County Highway Dist. (ACHD)
Idaho Transportation Dept. (ITD)
Republic Services
Central District Health Department
Nampa Meridian Irrigation Dist. (NMID)
Settler’s Irrigation District
X Police Department (common areas)
Fire Department
Public Works Department
Building Department
X Parks Department, Kim
Other:
Application(s) Required:
Administrative Design Review
Alternative Compliance
X Annexation with R-15 & C-C zoning
City Council Review
Comprehensive Plan Amendment – Map
Comprehensive Plan Amendment – Text
X Conditional Use Permit for MFR in R-15
Conditional Use Permit Modification/Transfer
Development Agreement Modification
Final Plat
Final Plat Modification
Planned Unit Development
Preliminary Plat to subdivide property
X Private Street
Rezone
Short Plat
Time Extension – Council
UDC Text Amendment
Vacation
Variance
X Property Boundary Adjustment
Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11-5A-6C prior to submittal of an application requiring a public
hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice
in accord with UDC 11-5A-5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during
this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may
affect your submittal and/or application. This pre-application meeting shall be valid for four (4) months.
Some examples of Mixed Use and integration:
Neighborhood/Community Mixed Use
Cedar Mills (G5CX+CQ Beaverton, Oregon)
• https://goo.gl/maps/6nW5ZvA5okfh1bug8
Cedar Hills Area (multifamily integration, on-street parking)
• https://goo.gl/maps/wtQqR5LySeKH4BAZ7
• https://goo.gl/maps/WXwrvpigivwpiqSJ6 (Street View)
Integrated multifamily (Gramercy Villas, Meridian)
• https://goo.gl/maps/ffXqeQ82UHVZwVSc7