PZ - Applicant's Request to Continue (3)
Charlene Way
From:Sonya Allen
Sent:Tuesday, January 19, 2021 12:09 PM
To:Adrienne Weatherly; Charlene Way; Chris Johnson
Cc:Mike Wardle - Brighton Corp. (mwardle@brightoncorp.com); Bill Parsons
Subject:TM Center Preliminary Plat - Request for Continuance
Attachments:TM Center Appl Narr Up-date 01-18-21.pdf
From: Mike Wardle <mwardle@brightoncorp.com>
Sent: Monday, January 18, 2021 2:59 PM
To: Caleb Hood <chood@meridiancity.org>; Bill Parsons <bparsons@meridiancity.org>; Sonya Allen
<sallen@meridiancity.org>
Cc: Cameron Arial <carial@meridiancity.org>; Bill Nary <bnary@meridiancity.org>; David Turnbull
<dturnbull@brightoncorp.com>; Jon Wardle <jwardle@brightoncorp.com>
Subject: TM Center Preliminary Plat
External Sender - Please use caution with links or attachments.
All,
The TM Center Subdivision preliminary plat (attached narrative revision) was submitted May 29, 2020.
Due to the related Ten Mile Crossing Sub Area Plan/PUD proposal, the August 6, 2020, P&Z Commission hearing was
“continued” to allow for concurrent consideration. There have been four subsequent pre-plat continuances.
- With commercial and high-density residential zoning in-place for all potential uses from the initial annexation
applications;
- With no perceived conflicts with existing DA’s for those potential uses; and
- With the “redirection” from a Ten Mile Crossing Sub Area Plan PUD to a Master DA/Design Guidelines . . .
. . . We don’t feel there is justification to further delay the preliminary platting process.
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Thus, we respectfully request that the preliminary plat be continued one last time, from January 21 to the February 18
P&Z Commission public hearing, while we work through the Ten Mile Crossing Master DA/Design Guidelines.
Michael D. Wardle, Director of Planning
BRIGHTON CORPORATION
2929 W. Navigator Dr., Suite 400, Meridian, ID 83642
Direct 208.287.0512 l Mobile 208-863.6150
mwardle@brightoncorp.com
1
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BRIGHTON
CORPORATION
WISED January 18, 2021
Caleb Hood, Planning Manager
City of Meridian Planning Department
Meridian City Hall
Subject: TM Center Subdivision Preliminary Plat
Dear Mr. Hood,
1
: Given the "re-direction" of Brighton's
Ten Mile Crossing proposal from a Sub-Area Plan PUD to a Master DA with design
guidelines, we request immediate action to schedule the continued hearing for:
• TL;Q QJ4L3=;ffQ] p� TM Center Subdivision, a preliminary plat encompassing
previously un-platted TM Creek East parcels, along with the Calnon, Ten Mile Center,
and Bainbridge Franklin properties acquired by Brighton in 2017 and 2019.
M--di-W-Ation of the, go*omiog
2929 W Navigator Dr.,Suite 400, Meridian, ID 83642 1 www.BrightonCorp.com 1208.378.4000 Fax: 208.377.8962
TM CENTER PRELIMINARY PLAT
TM Center Subdivision is a 132.42-acre, 85-lot commercial and high-density residential project
encompassing the annexed and zoned Brighton properties (below) not part of the previously-
approved TM Crossing and TM Creek project preliminary plats.
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TM CROSSING
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LOTTING
Seventy-four(74) of the project's 85 lots depicted on the following page are commercial, with C-C
and C-G zoning. The nine (9) lots between Tenmile Creek and Cobalt Drive (Lots 16-24, Block 3)
will, at the completion of minor rezoning in conjunction with the -RE ^_-Q n'�� nT T'' subsequent
Master DA/Design Guidelines process,be R-40, high-density residential; Lot 16 is a portion of the
TM Creek Phase 2 apartment site.
Two common lots are proposed:
• Lot 15, Block 3, the Tenmile Creek amenity corridor, featuring a 10-foot wide multi-use
pathway on the south side of the creek and Nampa-Meridian's maintenance road on the north.
• Lot 1, Block 4, adjacent to and parallel with Franklin Road, will be deeded to the Nampa-
Meridian Irrigation District for the relocation of the Von Lateral.
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ROADWAY CIRCULATION SYSTEM
Initial project phases established principal Ten Mile Road intersections at Cobalt and Vanguard; and,
in 2019, the Franklin Road intersection at Wayfinder. The development of TM Center Subdivision
will complete the internal roadway connections between Ten Mile Road and Franklin Road through
the system of collector roadways depicted below in conformance with the current TMISAP.
• In 2020, Wayfinder Ave. was constructed between the Vanguard and Cobalt
roundabouts, completing the first of two north/south public street connections. The second
will be the `future" Benchmark Avenue extension from Navigator in TM
Crossing to Franklin Road.
• Cobalt Drive, the east/west collector connection from Ten Mile to Wayfinder to
Benchmark is more than two-thirds complete—from Ten Mile Road to the eastern boundary
of the TM Creek Apartments-Phase 2 project site (below).
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AMENITY CORRIDORS &PATHWAY SYSTEM
Amenities are typically associated with residential projects. However, the Ten Mile Crossing
employment, retail and high-density residential "community"will benefit from an 8-to 10-foot
wide on- and off-street multi-purpose pedestrian pathway system depicted below.
That system is off to a good start with two key components: The improved Tenmile Creek amenity
and 10-foot pathway corridor from Franklin Road to Wayfinder; and the 10-foot pathway along the
relocated Purdam Drain from the Navigator/Ten Mile Road underpass easterly, past the Paylocity
building. Both, pictured below, will be expanded with Phase 2 of the TM Creek apartments, and the
recently-completed LaSalle Building at the southeast corner of the project.
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Multi-Purpose Pathways
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A third off-street componenta dual sidewalk "boulevard"along the City's sewer main corridor
north of the Ameriben Building—is partially complete. The existing sidewalk on the north boundary
of Ameriben's property will be extended to Vanguard on the west and to,.T ._ Benchmark
on the east. A second,parallel sidewalk will be added to the north with a planter bed between the two
sidewalks with future TM Center Subdivision development phases.
In addition to those off-street facilities, multi-purpose pathways along Wayfinder and
Benchmark will connect Tenmile Creek and the Purdam Drain; and provide a link to the existing
10-foot pathway adjacent to Ten Mile Road. Combined, that 3.5-mile "system"will provide Ten
Mile Crossing employees and residents with active/passive options and `pause-and-enjoy" stations.
All of the above, , is in addition to the
sidewalks along the public streets!
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PUBLIC TRANSPORTATION (Excerpt from City File H-2020-0114 Application Narrative)
The first public transportation facilitya bus stop location at the northwest corner of the Vanguard
and Wayfinder roundabout—has been provided at Ten Mile Crossing. That facility, the result of
proactive and continuing coordination with Valley Regional Transit (VRT), is the first of many stops
anticipated within the project as the business and residential population of Ten Mile Crossing
increases.
VALLEY
REGIONAL
TRANSIT
BUS STOP
TEN MILE
CROSSING
SUWAREA PLAN
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On April 6, 2020, the Valley Regional Transit Board approved the fixed-route connecting The Village
at Meridian and Ten Mile Crossing illustrated on the following page, and issued this statement:
"VRT has been working with the City of Meridian, local businesses, and the general public to
develop a new route serving the heart of Meridian. The proposed alignment from Ten Mile and
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Franklin roads to Kleiner Park via Pine will connect approximately 21,000 jobs with almost 20,000
people. It will support the significant employment and residential developments being planned for
downtown Meridian....given that the service will only run during the rush hour period, it was
determined that Pine Street provided the most direct access to the largest employment centers along
the corridor....This new route is the first ValleyRide fixed-route service in Meridian that serves the
downtown area. It is expected to begin service in early 2021. "
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Dialogue with VRT will continue with additional bus stop locations anticipated in future development
phases as the public transportation system expands.
RESIDENTIAL—NOW AND IN THE FUTURE
The existing Ten Mile Center and Calnon development agreements, combined, require a minimum
of 593 dwelling units. There was no such requirement for TM Crossing and only a reference to a
density range of 16 to 25 dwellings per gross acre for the TM Creek R-40 zoned parcel.
• Approved Multi-Family. There are 475 approved residential units within the bounds (Blue
outlined area below) of the forth-coming Ten Mile Crossing Sub-Area Plan: The 240 Lofts at
Ten Mile, the first multi-family TM Creek project completed in 2019; and the 235 Phase Two
Flats at Ten Mile units currently under construction. Additional residential units are
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anticipated east of The Lofts and The Flats in the high-density residential corridor between
Wayfinder and Benchmark, south of Tenmile Creek.
FRANKLIN RD CAF 4LI
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TM CROSSING
SUB-AREA PLAN
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NO 02
CURRENT MERIDIAN ZONING BASE
• Future Residential Development. TN-R and R-8 residential zoning is in place for the
development of Treasure Valley Investments' and Calnon properties east of
Benchmark Avenue "circled"in the graphic on the prior above. That area has not yet been
preliminary-platted; thus, potential unit counts are unknown.
With 475 multi-family units approved and constructed, or under construction within the Ten Mile
Crossing complex—plus the un-platted R-40, TN-R and R-8 properties, the number of residential
units will far exceed the current DA-mandated minimum of 593 dwellings. "Future Residential"
will be addressed in greater detail in the Ten Mile Crossing °--'- r-aa 12 ~ Master DA/Design
Guidelines process and subsequent residential preliminary plats.
PROJECT PHASING
Market demand will determine the ultimate phasing of TM Center Subdivision. Conceptually, six
phases are possible. Phase 1 depicted below is already underway as a portion of the 235-unit Flats at
Ten Mile apartment project mentioned on the prior page. Phase 2 was facilitated
last year with the completion of Wayfinder Avenue from Vanguard to Cobalt, between the existing
roundabouts.
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The development of Phases 3 through 6 may vary in area and sequence—the result of product need
and market demand.
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Conceptual—subject to change
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BUILDING ELEVATIONS
Included in the appended submittal documents are fourteen (14) slides of existing and approved
buildings at Ten Mile Crossing: Commercial, office, retail and residential structures including multi-
story office buildings; single-story commercial structures (medical, hospice, gym, restaurant and
food service, retail, auto service); and the first two multi-family projects.
Until completion of the Ten Mile Crossing Sob ^~e-as "'a~ Master DA/Design Guidelines, these
elevation "typicals" are to be the guide—the point-of-reference—for consideration and approval of
Design Review submittals.
"FUTURE" DEVELOPMENT AGREEMENT MODIFICATIONS
The pending Ten Mile Crossing Sul- Pla - Master DA/Design Guidelines will address the
"Governing Conditions"of the development agreements listed below. A review of the DA's specific
to the TM Center preliminary plat has not identified any impediment to the proposed preliminary
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platting action. Development proposals submitted prior to Sub 0---- Plan Master DA/Design
Guidelines approval, and associated zoning modifications, are expected to be compliant with the
current DA's and underlying zoning.
TM CROSSING (AZ 12-005/CPAM 12-001 /PP 12-003)
• Original Instrument#114002254 Recorded January 9, 2014
• Addendum Instrument#2016-062220 Recorded July 13, 2016
• 2na Addendum Instrument#2017-051907 Recorded June 8, 2017
• TMC Expansion Instrument#2019-011700 Recorded February 13, 2019
TM CREEK/TM CREEK EAST (AZ 13-015/PP 13-020)
• Original Instrument#114045759 Recorded June 12, 2014
• Ist Addendum Instrument#2016-073497 Recorded August 11, 2016
• 2na Addendum Instrument#2017-113747 Recorded November 29, 2017
TREASURE VALLEY INVESTMENTS (AZ 14-001)
• Original Instrument#2014-065514 Recorded August 13, 2014
CALNON PROPERTIES (AZ CPAMH-2015-0017)
• Original Instrument#2016-030845 Recorded April 13, 2016
BAINBRIDGE FRANKLIN (AZ H-2018-0057)
• Original Instrument#2019-077071 Recorded August 21, 2019
CONCLUDING STATEMENT
We look forward to presenting the TM Center preliminary plat to the Planning& Zoning
Commission and City Council as soon as possible—in advance of the subsequent, separate
Master DA/Design Guidelines process.
Please let me know if you have questions or require additional information for expedited response.
For Brighton et al,
Michael D. Wardle
Director of Planning
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