Loading...
PZ - Narrative 4� BRIGHTON CORPORATION REVISED & RESUBMITTED February 16, 2021 Caleb Hood, Planning Manager City of Meridian Planning Department Meridian City Hall Subject: Ten Mile Crossing (File H-2020-0114) Combining Ten Mile Center with TM Crossing, TM Creek, Calnon, and Bainbridge Franklin Through Project-Governing Design Guidelines and Master Development Agreement along with Zoning Changes& TM Center Subdivision Preliminary Plat Dear Mr. Hood, BACKGROUND The June 2007 adoption of the Ten Mile Interchange Specific Area Plan (hereafter, TMISAP& TMI) focused on the future—and the anticipated promise for "a highly visible, easily accessible area that can offer significantfuture employment and...diversity in housing."(Mayor's Message)That `future" anticipated more than 20,000 jobs "offered by a wide variety of employers" and "mixed use lands including commercial retail uses, and provision for 6,000-10,000 homes. "(Executive Summary) Both of those widely-supported objectives set the tone for a plan with a "Lifestyle Center" core at the northeast corner of Ten Mile Road and Interstate 84. Candidly, that plan also included unattainable mixed-use Commercial floor area ratio (FAR) standards and unproven—at that point in time— vertically integrated commercial/residential uses. Implementation of the TMISAP anticipated development,by the City, of design guidelines and zoning code amendments to facilitate the processing of development applications. Knowing the pace at which such might be accomplished, the City also encouraged "developers and key land owners to take the initiative and begin the implementation program, bringing forward detailed design guidelines, " followed by, "The City stands ready to support your efforts.... .. (Executive Summary,page 1-3) However, timing is everything and often subjects the best-laid plans to change. . . Within six months of TMISAP approval,the City approved "Meridian Town Center"(aka The Village at Meridian), CenterCal's lifestyle center at Eagle Road and Fairview Avenue. That action had an immediate impact on the potential of TMISAP's vision. Then Planning Director, Anna Canning, correctly noted that there may be room for only one lifestyle center in Meridian, thus, acknowledging that a second center at TMI would likely be infeasible. 2929 W Navigator Dr.,Suite 400, Meridian, ID 83642 1 www.BrightonCorp.com 1208.378.4000 1 Fax: 208.377.8962 Development at Ten Mile Crossing was delayed by the 2008-2010 economic downturn and by market conditions that outweighed political "encouragement. " Nevertheless, it began(see graphic, below). . . • In 2012, with the City Council's approval of Brighton's (name applies to all related ownership entities) TM Crossing (AZ-12-005) Comprehensive Plan Future Land Use Map (FL UM) amendment, annexation and zoning, and preliminary plat applications. • The amended FLUM "Commercial" designation replaced the High-Density Employment, Lifestyle Center and Medium High-Density Residential land-use designations. TM CREEK W CALNON ' SAINSRIDG1.4 fir TEN MILE CENTER - (TREASURE VALLEY INVESTMENTS) LLI jt Of C TM CROSSING - .I -84 PRDJECT OUTLINES ARE GENERAL 7. J ACTUAL AREAS MAY VARY • In 2013, with Brighton's TM Creek(AZ-13-015) annexation, zoning and preliminary plat. • In 2014, with the annexation and zoning of Treasure Valley Investments' (TVI) Ten Mile Center(AZ-14-001), the 120-acre property separating Brighton's "TM"projects. • In 2019, Brighton acquired 76 acres of TVI's property, the "center"of this application. • In 2015, with the annexation and zoning of Brighton's TM Creek East(H-2015-0018) and the Calnon properties (H-2015-0017) along the Franklin Road frontage. 2 • In 2015, with the physical, turning-of-the-dirt, development of TM Creek. • The first commercial structures were completed in 2018. • In 2017,with commencement of the Ameriben building—the first vertical element at Ten Mile. • In 2019, with the annexation of the Bainbridge Franklin 3-acre parcel (H-2018-0057 AZ) at the northeast corner of Calnon. • Brighton acquired the Calnon and Bainbridge properties in 2017 and 2019, respectively. • In 2019,with the completion of the project's first residential component—The Lofts at Ten Mile (240-units,four-story multi family). • Construction commenced in February 2020 on The Flats at Ten Mile, a 235-unit, four story multi-family project immediately to the east of The Lofts at Ten Mile. During the past three years, more multi-story office and medical buildings, along with smaller service, retail and professional service providers have been added,or are under construction,in both, TM Creek and TM Crossing, including: • Paylocity(5-story),Brighton(4-story),Ameriben—Phase 2(4-story); LaSalle(5-story); Saltzer Medical (4-story); Functional Medical of Idaho, Crave, and other smaller retail, professional, and service providers. ADJUSTING THE PLAN TO MARKET REALITIES From the beginning, even as the TMISAP was being formulated through a public process, Brighton has consistently expressed concern that many of the objectives of the TMISAP are unachievable.While the TMISAP has laudable goals, it was conceived at a point in time and in a public process that didn't recognize the Treasure Valley's population and income demographics, or other market realities. As an example, the Treasure Valley does not command the rents that would support some of the loftier goals of the TMISAP, such as FAR ratios of 1.00-1.25 minimum. These realities have since been acknowledged by staff and elected officials, alike, as each new project was brought forward. And yet, each new application continues to be measured against the TMISAP as the governing document;hence, a constant entitlement tug-of-war of words between the Comprehensive Plan text and the modified FLUM. Much has changed since the TMISAP was conceived, including the Great Recession and the COVID Cessation. For example, drive-throughs have become as much a necessity to the survival of local business as a convenience—perhaps more so going forward. These need to be well designed and executed but should not be viewed as a blight or an impediment to social progress or engineering. In addition, the TMISAP emphasis on pedestrian-friendly, pedestrian-scale development needs to be put into context. First, the original concept of a TMI lifestyle center went away when The Village at Meridian was constructed. Second, the idea that Ten Mile and Franklin Roads, major arterials providing regional access to the Ten Mile interchange, will be pedestrian-scale corridors is simply unrealistic. Will businesses rely on pedestrian traffic from Franklin or Ten Mile for their support? Absolutely not. The success of Ten Mile Crossing businesses will depend in part on internal employment and housing, but in larger measure by a regional draw. 3 Are there physical features we can include in the development to make pedestrian mobility more functional and enjoyable? Yes—absolutely! A robust, integrated pathway, sidewalk and amenity plan—unique to the Treasure Valley—will be the model for future, large-scale commercial development. The initial TMI project, TM Crossing (2012), focused primarily on retail with supporting services, professional offices and hospitality. While retail is still a component, in TM Crossing, at least, it is subordinate. It has become an office/medical park with thousands of potential jobs, whereas, TM Creek's focus remains small retail, office (likely 1-2 story), services, and high-density residential. Brighton's subsequent acquisition of the Calnon and TVI properties provides the opportunity to consider current economic and market conditions influencing the rapidly-developing, 308-acre (307.72) project; and to apply its own unique standards and design guidelines, as anticipated in the TMISAP. (Executive Summary citation, narrative page 1) In reality, that transition of the TMISAP began in 2012 with the annexation of TM Crossing. By concurrent action, the City Council changed the original, underlying TMISAP FLUM Mixed Employment, Lifestyle Center and Medium High-Density Residential designations. They were superseded by approval of the general, city-wide "Commercial" land-use designation—a designation not found in the TMISAP. FLUM changes also occurred in 2015 with the Calnon annexation. The High Density Residential and Medium High-Density Residential designations were changed to Mixed Use Commercial and Mixed Use Residential. Finally, the December 17, 2019 adoption of the up-dated Comprehensive Plan and FLUM signaled another significant TMISAP land-use change. More than half of the TVI property annexed in 2014 was re-designated "Commercial"—the city-wide designation which replaced the original Lifestyle Center. So, where do we go from here? Does Brighton abandon the City's TMISAP vision? No! Rather, we propose actions to implement that Plan in a unique way. . . . . . First Adoption of project-specific Ten Mile Crossing Design Guidelines, superseding the TMISAP's FAR goals; streets sections and on-street parking requirements; landscape and architectural design elements; and site development standards within Ten Mile Crossing's 308 acres. . . . Second Development Agreement Modification combining the TM Crossing, TM Creek, Ten Mile Center, Calnon, and Bainbridge Franklin DA's—with the Ten Mile Crossing Design Guidelines—into a single,project-unifying development guide. . . . Third Zoning changes required for implementation of the proposed development plan. . . . Fourth A preliminary platTM Center Subdivision—for all of Brighton's previously un- platted TMI properties. [Companion Application Submitted Electronically 5-29-20; City File:H-2020-0074] 4 THE APPLICATIONS IN DETAIL DESIGN GUIDELINES The Ten Mile Crossing Design Guidelines, as appended hereto, will govern development within the 308-acre area depicted below, superseding the current TMISAP design standards within those bounds. 13, The Design Guidelines . . . • Establish an administrative framework for the Ten Mile Crossing development process, including creation of a Ten Mile Crossing Design Review Board and a required internal design review process prior to submittals to the City for CZC approval. • Govern site design and development; landscape and hardscape; architectural design for commercial, mixed-use and multi-family residential structures; signage; and streets and pathways. As noted in the Development Agreement Modification section of this narrative, the Design Guidelines, through the Master DA—not by Comprehensive Plan Text Amendment—will govern and guide Ten Mile Crossing development in the future. 5 The TMI's fundamental vision—with its mixture of higher-density residential uses and commercial/professional, retail, and services—will remain intact, i.e., as a place of "significant future employment and...diversity in housing. " That claim is validated by the number of jobs and 475 residential dwelling units already provided in the early stages of the project. There are two specific distinctions between the TMISAP and the proposed Ten Mile Crossing Design Guidelines: Floor Area Ratio goals and Street Standards. The remainder of the Design Guidelines details, defines and clarifies the standards proposed to unify, guide, and govern the development of Ten Mile Crossing. FLOOR AREA RATIOS The TMISAP Introduction to the Plan (p.3-3)notes mixed-use floor area ratio (FAR)ranges from 0.50 in the suburbs and 3.0 or more in central cities; then,projects a range 0.5 to 1.25—or more, depending on the uses described in the plan (pages 3-8-3-12), be they residential, commercial, employment or industrial. The TMISAP's FAR citations goals, not mandates—are not inconsistent with the development objectives of the Ten Mile Crossing Design Guidelines. They encourage development to "the highest and best use"with Floor Area Ratios to the maximum extent possible for the use and building height. However,the project "actuals"below suggest there will be a difference between those "encouraged" maximums and the lofty FAR goals of the TMISAP: • Brighton Building (4 story) 0.548 • Paylocity Building (5 story) 0.440 • Primary Health(1 story) 0.205 • Pivot Lifestyle/Fitness (1 story) 0.216 • Tenmile Academy(I story) 0.194 STREET STANDARDS, ON-STREET PARKING AND STREETSCAPE TMISAP street, parking and sidewalk standards, and streetscape improvements are detailed in the Plan's Transportation Element (pages 3-17-3-23). The Design Guidelines principal deviation from those standards is in collector roadway on-street parking and expanded sidewalks. With the exception of the Vanguard Way entrance, and the two proposed local street connections to the existing residential neighborhoods to the east, the TMISAP proposed collector roadways with on-street parking and "enhanced" 12-foot-wide sidewalks—literally throughout the entire project. That on-street parking concept, with 12-foot minimum sidewalks, was the basis of the town-center street requirement for Wayfinder Avenue north of Tenmile Creek in the TM Creek Subdivision preliminary plat. The other collector street approved in that pre-plat—Cobalt Drive—was proposed and constructed as a three-lane facility with bike lanes; but without the on-street parking/enhanced sidewalks depicted in TMISAP Street Section D. The TM Crossing Subdivision's approved preliminary plat did not propose street sections with on- street parking. Consistent with those approved pre-plat sections, and ACHD's subsequent construction plan approvals, on-street parking was not provided in the project's completed collector street system 6 as anticipated in TMISAP Street Sections D and E. That is due primarily to the characteristics of the commercial, retail, and professional development in the complex. Thus, with the exception of the "main street" segment of Wayfinder Avenue north of Tenmile Creek, Ten Mile Crossing's roadway system consists primarily of three-lane collector streets with bike lanes, eight-foot parkways and detached five-foot sidewalks, or pathways ranging from 8 to 10 feet in width, as illustrated below. COLLECTOR STREET SECTIONS "MAIN STREET" SECTION - tnorth of Tenmr/e Creek) DEVELOPMENT AGREEMENT MODIFICATION Ten Mile Crossing properties are currently subject to the "Governing Conditions"of the development agreements listed below. Those five separate project documents will be combined into a master, project-unifying DA, with the Ten Mile Crossing Design Guidelines as the governing development guide. 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 • 2nd 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 &AZMDA H-2015-0018) • Original Instrument#114045759 Recorded June 12, 2014 • Pt Addendum Instrument#2016-073497 Recorded August 11, 2016 • 2na Addendum Instrument#2017-113747 Recorded November 29, 2017 7 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 Given the diverse "Governing Conditions" of the development agreements, language modifications are not proposed at this time. Rather, at the conclusion of the hearing process, the applicant will work with staff to integrate the conditions of approval into the Master DA. In anticipation of that effort, the following summary identifies project-specific items from each of the noted DA's beyond the generic TMISAP informational boilerplate in the final development agreement: TM Crossing. Beyond incorporation of TMISAP "design elements"during development, there are no project-specific requirements which have not been addressed. TM Creek/TM Creek East. Generally, the same requirements as TM Crossing, immediately above. Treasure Valley Investments. TVI's governing conditions twice states, "Specific design features may vary from those outlined in the TMISAP...as necessary to accommodate operational requirements of certain end users.... " (4.1.5 and 4.1.6) Inasmuch as TVI's Ten Mile Center approval included neither a conceptual development plan nor a preliminary plat,future site-specific requirements were referenced: • 4.1.4 A pedestrian connection to the adjacent school site to the east. • 4.1.6 TN-C and TN-R zoned areas to incorporate traditional neighborhood design concepts. • 4.1.7 Only residential uses are allowed within the R-8 zone;a minimum of 75 residential units required within the TN-R zone; and a minimum of 300 residential units within the C-G and/or TNC zones, combined. • 4.1.14 Plan for and accommodate two separate sewer sheds. • 4.1.16 &4.1.18 Utilization of City's reclaimed water for the pressure irrigation. Calnon. As with TVI, above, Calnon was also approved without a concept plan and preliminary plat. There were, however, several site-specific requirements to be addressed at development: • 5.1a No more than 30% of MU-C designated ground will be residential; no more than 40% of the MU-R area will be non-residential • 5.1 d Minimum of 218 residential dwellings of varying types. • 5.1 f 10-foot multi-use pathway along Tenmile Creek. Note. The condition specifies the location on the north side of the creek. Through two TM Creek multi family project site designs, and negotiation with the Nampa and 8 Meridian Irrigation District, that pathway is located on the south side of the creek with NMID maintenance access on the north side. • 5.1k Cobalt Street to be extended, as a local street, to the Cobalt street stub in Whitestone Estates Subdivision. • 5.1 q Because the property borders a domestic water pressure zone boundary, installation of a pressure reducing station vault with conduits is required. • 5.lr Extend sanitary sewer main from Franklin to the Cobalt sewer lift station and facilitate abandonment of the lift station. • 5.1 s &t Utilization of City's reclaimed water for the pressure irrigation. Bainbridge Franklin. A small office/storage project approved in 2018 with very specific requirements. That project is being abandoned and the property integrated into Ten Mile Crossing. Hence, there are no applicable governing conditions to carry forward. As noted at the beginning of this section, these project-specific items and other applicable conditions of approval will be integrated into a single Master Development Agreement to govern and guide development of the remainder of the project through application of the Ten Mile Crossing Design Guidelines. 9 ZONING MODIFICATIONS The rezones depicted below provide consistency within the commercial and residential land use areas. The principal change is a reduction of the high-density residential-zoned land north of Tenmile Creek off-set by increased R-40 zoning south of the creek. Those changes, along with the commercially- designated zoning "tweaks, " were deemed by staff on November 5, 2020, to be consistent with the Comprehensive Plan FLUM. (A 308-acre overall project legal description is included with the application) REZONING LEGAL DESCRIPTIONS • The TM Creek East R-40 and Calnon Properties C-C zoned parcels on Franklin Road north of Tenmile Creek annexed in 2015, will be zoned C-G—the same as Bainbridge Franklin. • The combined area of the C-G "North"rezone parcel is 40.984 acres. • Small TVI Ten Mile Center R-8 and TN-C parcels west of Benchmark Ave. (aka New Market), south of Cobalt Dr. will be rezoned C-G and integrated with adjacent C-G zoning to the west. • The combined area of the two C-G "South"rezone parcels is 1.187 acres. • The area between Tenmile Creek and Cobalt Drive, west of Benchmark Avenue, currently zoned R-40, TN-C and C-G,will be zoned R-40. • The combined area of the R-40 rezone parcel is 3.895 acres. DEVELOPMENT AGREEMENT LEGAL DESCRIPTION • The overall Ten Mile Crossing project area is 307.72 acres (308 acres in the narrative). TM CENTER N002 nf(REE3' 7}TE NREEg „oo, c-c ZONING NO OI i TMCRE R-40 r i MODIFICATIONS LV TN-C J ES r No FRANKLIN RD C �a Z R-8 r� R ONE 1.... o f �. i C..�v. LLI C-G R FROM _-_ �„- --- REZO N E TES CROSMG sT0''.. �.�.. ,© /■w'�� T ' IROSE 1 1 C-C ■ �L i 1 C-G 1 --_-- T}1 CAOSSLYy] i 1 - 1 ' NO 02 i I TM CENTER R REZONE FROM �� -- A. � •� ':. g�� T-NC 8 C-G TO R-40 EXISTING REZONE - CO&4LT RO -8 ~`? ZONING F R,ROM R R - r REZONE FROM Wf TO C-G �' -• a �. TN-C TO C-G C-G 10 TM CENTER PRELIMINARY PLAT [Companion Application Submitted Electronically 5-29-20; File:H-2020-0074 TM Center PPI TM Center Subdivision, a 132.42-acre, 85-lot commercial project, encompasses annexed and zoned Brighton properties (below) not part of the previously-approved TM Crossing and TM Creek project preliminary plats. TM CREEK ed TM CENTER SUBDIVISION PRELIMINARY PLAT - W ' Z . 1 is 'j vd TM CROSSING C 4 1 - l �� �- -y�•5 — - c.14 MOP- � -- T7 LOTTING Seventy-four(74) of the project's 85 lots depicted on the following page will be commercially zoned. Nine(9)lots between Tenmile Creek and Cobalt Drive (Lots 16-24, Block 3)will be R-40,high-density residential; Lot 16 is a portion of the approved, under-construction TM Creek Phase 2 apartment site. Two common lots are proposed. Lot 15, Block 3, the Tenmile Creek amenity corridor, features a I0-foot wide multi-use pathway on the south side of the creek. Lot 1, Block 4, adjacent to and parallel with Franklin Road, will be deeded to the Nampa and Meridian Irrigation District in exchange for the relocated Von Lateral. II --------------- fRANKLIN �-- I w iw.z I 0 G © Os Q fl I I I r4�- f I � + ttOG3 [PAMUNm MOK4 O C © O I sueoivtpd woi f=E i 1 J worvwoxx0.4 I I -L�_ - ieu+wu`cl� I i WE I v �- WME .� w caenrnn H 0 O— O— v —�--- -- �� O O © O O O O Q 0 p �. O © O I N(inl I evcc«ch - I Os © ® L I tyA� I 'wOWy V O TM CE20MR ® U CROSSING SUBDIVISION ROADWAY CIRCULATION SYSTEM Initial project phases established the principal Ten Mile Road arterial intersections at Cobalt and Vanguard; and, in 2019,the Franklin Road intersection at Wayfinder Avenue. 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 above. Is Wayfinder Ave. was recently completed between the Vanguard and Cobalt roundabouts—the first of two north/south connections. The second will be the 'future" Benchmark Avenue extension from Navigator in the TM Crossing Subdivision to Franklin Road. Is 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 (TM Center Subdivision Lot 16, Block3). PUBLIC TRANSPORTATION The first public transportation facility—a 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 the stops anticipated within the project as the business and residential population of Ten Mile Crossing increases. 12 VALLEY 11 REGIONAL TRANSIT BUS STOP s M1 NY s - - y TEN MILE CROSSING INTERSTATE 1-84 q� - — On April 5, 2020, the Valley Regional Transit Board approved a new fixed-route, connecting The Village at Meridian and Ten Mile Crossing; and issued the following 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 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 Streetprovided 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. " Dialogue with VRT will continue with additional bus stop locations anticipated in future development phases as the public transportation system expands. AMENITIES AND PATHWAY SYSTEM Amenities are typically associated with residential projects. However, the Ten Mile Crossing employment, retail and high-density residential "community" will benefit from a combined, on- and off-street, multi-purpose 8- to 10-foot wide pedestrian pathway system. That system is off to a good start with two key components (pictured below): The improved Tenmile Creek amenity/10-foot pathway corridor from Franklin Road to Wayfinder; and the 10-foot pathway along the relocated 13 Purdam Drain from the Navigator/Ten Mile Road underpass easterly, past the Paylocity building and the recently-completed LaSalle building at the southeast corner of the project, thence north, toward Franklin Road, its ultimate terminus. 1 Multi-Purpose Pathways TEN MILE Roads&Pathways Ten Mile Crossing District r 8'to 1 Y Pathways 8' A third off-street component, a dual sidewalk "boulevard"along the City's sewer main corridor north of the Ameriben building, is partially complete. The existing six-foot sidewalk on the north boundary of Ameriben's property will connect Vanguard on the west and New Market on the east. A second, parallel sidewalk will be added to the north with future development. They will be separated by a landscaped median. In addition to those off-street facilities,multi-purpose pathways along Wayfinder and New Market will connect Tenmile Creek and the Purdam Drain; and a link to the existingl0-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 with `pause-and-enjoy" activity areas in the locations depicted as red circles in the graphic on the following page. The facilities depicted above and below are those to be provided during the site development process. Additional amenities and facilities beyond those "red-circled" areas depicted on the following page are anticipated—and encouraged—in conjunction with future commercial projects. 14 Li A rys■�■■ # � A 3 r t f ■ 1 f� r ► �{ + _ I R r r r ■ I � Lahed 5ymho4 Pathwal'Type 10'Tenmile Creek 0nd ■ • s e Ten Mile Road—Regional I Pathway I Ab 1 10'Pathway VY Purdam Dralnage— to Regionaf Pa#Tway #� ti Detached 5idewaIks --• •-- and Interior Pedestrian i •■�i*�•■■s■■■■■rite■a 4.r■fa*. Circulation * I ■ r Ci S'Pathway - ■+r-......r + Pedestrian Boulevard: Two 6'sidewalks F) separated by 8' • Iandscope Strip with Seating Stilt any ` % z= � "Maim Street"section depicted in F�gure 9.2 Amenity Site r PATHWAY, SIDEWALK and AMENITY PLAN FROM TEN MILE CROSSING DESIGN GUIDELINES 15 RESIDENTIAL—NOW AND IN THE FUTURE The 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 Within the bounds of Ten Mile Crossing, there are already 475 approved residential units: The 240 Lofts at Ten Mile completed in 2019; and 235 Phase-Two Flats at Ten Mile units currently under construction.An additional 225 multi-family units, including live-work fronting Wayfinder Ave. north of Tenmile Creek are in the detailed planning stage. More such units are anticipated in the high-density residential corridor between Wayfinder and Benchmark, south of Tenmile Creek. FRANKLIN RD CAF I TM CREEK OA) S�C l NO 02 TM CREE TVLTEL i CREEK NO 04 Crc OAKS NO 01 ----- �1 - ` ---__-I IZ TM CREEk'1 W-40 � ~~ NO 03 R W J FUTURE - NE ' 475 APPROVED RESIDENTIAL NO 42 .- MULTI-FAMILY DEVELOPMENT _ DWELLINGS TM CENTER R=S STrS SUB PRE-PLAT TA ESTI `_ ZBOUNDARY ' W C=G 1 R Dtl ------ PLAC F i T14I CROSSING TM CROSSING SUB-AREA PLAN �- "------ Tel CROSSINGS BOUNDARY NO 02 ------ ---------- ---- E-2 CURRENT MERIDIAN ZONING BASE 16 Future Residential Development TN-R and R-8 residential zoning is in place for development of Treasure Valley Investments and Calnon properties east of Benchmark Avenue. That area has not yet been preliminary-platted,thus,the ultimate, build-out unit count is still to be determined. However, the "Future Residential" concept below depicts approximately 390 single-family detached, attached and townhome dwellings within the thirty-acre TN-R and R-8 area. Assuming such a plan is approved and developed in the future, the total number of units—including the already-approved 475 multi-family units, the 225 in the planning process, and still to be developed R-40—will exceed the current DA-mandate of 593 dwellings by several hundred units. 7EW/V/kE CREEK I r - +rf I II I - ~�k } LJ I- - - W 1:l� . "•ter I I � Tom. l i1 ILl I - i ___-_ ___ ___ rI r-I ,r,r-r, •r-I - '� ,r, I II IIIIr L. - II n � - -11 TEN MUE LIT . CROSSING FUTURE REMIDENTLALL I f I I I I I I I fGC'ICERTLIAL,SiBJECTTflCHNJGE: PRWROSE SUB 17 CONCLUDING STATEMENT We look forward to presenting the proposed Ten Mile Crossing Design Guidelines and Development Agreement Modifications for Ten Mile Crossing—along with the associated rezoning and TM Center Subdivision preliminary plat applications—to the Planning & Zoning Commission and to the City Council. Please let me know if you have questions or require additional information. For Brighton et al, Michael D. Wardle Director of Planning 18