PZ - Pre App Notes
CITY OF MERIDIAN
P RE-A PPLICATION M EETING N OTES
Project/Subdivision Name: Ten Mile Crossing Sub-Area Plan Date: 9/29, 11/5/20
Applicant(s)/Contact(s): Mike Wardle, Jon Wardle, David Turnbull,
City Staff: Sonya, Bill, Cameron, Brian
Location: East side of S. Ten Mile Rd. between W. Franklin Rd. & I-84 Size of Property: 307.72 acres
Comprehensive Plan FLUM Designation: MDR, MHDR, HDR, MU-R, MU-C, Commercial
Existing Use: Commercial (retail/restaurant/carwash), office, MFR, vacant/undeveloped land
Existing Zoning: R-8, R-40, TN-R, TN-C, C-C & C-G Proposed Zoning: C-G, R-40
Proposed Use: Mixed Use
Surrounding Uses: SFR, MFR, Peregrine elementary school
Street Buffer(s) and/or Land Use Buffer(s): 35’ along Ten Mile Rd., entryway corridor; 25’ along Franklin Rd., arterial street; 20’ along
collector streets; 10’ along local streets in C-C & C-G districts; see UDC Tables 11-2D-6 and 11-2D-7 for buffers in TN-C & TN-R
Open Space/Amenities/Pathways: Per PMP and pathways plans approved with development
Access/Stub Streets/Street System:
Waterways/Topography/Flood Plain: Ten Mile Creek & Kennedy Lateral run east/west through the site; the Purdam Drain runs along
southern boundary adjacent to I-84
History: TM Crossing (AZ-12-005/CPAM-12-001/PP-12-003 – DA’s: #114002254, 2016-062220, #2017-051907, #2019-011700); TM
Creek (AZ-13-015/PP-13-020 – DA’s: #114045759, #2016-073497, #2017-113747); TM Creek East (AZ, MDA H-2015-0018); Treasure
Valley Investments (AZ-14-0001, DA #2014-065514); Calnon Properties (AZ, CPAM H-2015-0017 – DA #2016-030845); Bainbridge
Franklin (AZ H-2018-0057, DA #2019-077071)
Additional Meeting Notes:
Modification to the existing Development Agreements to consolidate properties into (1) overall DA which will replace all existing
DA’s or propose to terminate all agreements in favor of allowing the PUD to govern the TM Crossing District
Text Amendment to the TMISAP to include “overlay” area for PUD
Changes to the TMISAP for the Ten Mile Crossing Sub-Area include: land use designations (to Residential Medium High Density –
RMH; Residential High Density – RH; Commercial/Mixed Use – C; and Flex – F), floor area ratios (commercial single-story – range
of 0.1 to 0.5; commercial multi—story – range of 0.2 to 1.0; & commercial flex – range of 0.1 to 0.5) & street standards (primarily 3
to 4-lane collector streets w/bike lanes, 8’ parkways & detached 5’ sidewalks or 8’-10’ wide pathways).
Rezone of 40.98 acres in TM Creek East from R-40 & C-C to C-G; 79.97 acres in Ten Mile Center from R-8 & TN-C to C-G; 17.19
acres between Ten Mile Creek & Cobalt Dr. west of New Market Ave. from R-40, TN-C & C-G to R-40 (zoning is determined to be
consistent with FLUM)
A PUD is proposed which will include exceptions to UDC standards and land use overlay districts (commercial, flex, residential
high-density, residential medium-high density, & open space/natural open space) for the proposed Ten Mile Crossing District,
allowed uses within each overlay district & land use standards; and design guidelines for site development, landscaping,
architecture, signage, street & pathway standards.
Mix of terminology is confusing between Comp Plan “land use” designations & zoning “districts” (e.g. “land use districts”).
Remove FAR specific requirements but include language that encourages maximum FAR for use – goals for minimum height
Include transit/bus stop information for development area
Include plaza areas within commercial development and public art – Include other opportunities for creating the main street design
concepts through-out the development (Live/work units as discussed)
Update narrative to reflect consistency with the TMISAP.
Include the residential portion of the development as part of the proposed PUD. Specify desired density proposed in the area and
submit design concepts for the residential and vertically integrated buildings.
Follow-up with Planning when the changes are incorporated into the document.
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 at 387-
6178 at ACHD for information in regard to a TIS, conditions, impact fees and process.
Other Agencies/Departments to Contact:
Ada County Highway Dist. (ACHD) Republic Services Nampa Meridian Irrigation
Idaho Transportation Dept. (ITD) Central District Health Department Dist. (NMID)
CITY OF MERIDIAN
P RE-A PPLICATION M EETING N OTES
Settler’s Irrigation District (SID) Parks Department
Police Department Public Works Department Other:
Fire Department Building Department
Application(s) Required:
Administrative Design Review Conditional Use Permit Modification/Transfer X Rezone
Alternative Compliance X Development Agreement Modification Short Plat
Annexation Final Plat Time Extension – Council
City Council Review Final Plat Modification UDC Text Amendment
Comprehensive Plan Amendment – Map X Planned Unit Development Vacation
x Comprehensive Plan Amendment – Text Preliminary Plat Variance
Conditional Use Permit Private Street Other
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.