CC - Applicant's Response to Staff Report 4-13 TM Center Subdivision / Ten Mile Crossing
April 5, 2021
This 17-page document, provided for City Council consideration on April 131h, is based on the
Planning&Zoning Commission's March 18th affirmation of the project, and the March 31s1
condition-by-condition review with City staff.
We believe the proposed actions in Part I - Conditions Summary (pgs 1-3), Part II -Applicant
Response (pgs 4-12 I P&Z Staff Report pgs 48-56), and Part III-Exhibits (pgs 13-17) reflect the
Commission's unanimous recommendation for approval and—we believe—staff s concurrence.
PART I - CONDITIONS SUMMARY
ITEM I —TMISAP/Ten Mile Crossing esign Guidelines
The TM Center/Ten Mile Crossing applications propose to "replace"the guidelines of the
Ten Mile Interchange Specific Area Plan (TMISAP) with a Master DA/Design Guidelines as
"encouraged"by the TMISAP (Executive Summary p.1-3). Thus, references to TMISAP
should be replaced by "Ten Mile Crossing Design Guidelines"in the following conditions:
A. Planning Division Introduction ApplRspp. 4/PZStfRptp. 48
La.(1) ApplRspp. 4/PZSyRptp. 48
La.(2) ApplRsp p. 4/PZ S#Wpt p. 48
La.(4) ApplRsp p. 4/PZ SoRpt p. 48
I.c.(4) ApplRspp. 7/PZS#Wptp. 50
1.c.(5) ApplRspp. 7/PZSgRptp. 50
Le.(5) ApplRsp p. 9/PZ sywpt p. 53
Le.(10) ApplRsp p. 9/PZ SgRpt p. 53
2.d ApplRsp p. 10/PZ S#Wpt p. 54
3.b ApplRsp p. 11/PZ SoRpt p. 55
ITEM 2— Street Lighting
The street lighting conditions,below,refer to pedestrian-scale lighting along the project's
arterial frontages and interior collector roadways. Attached Exhibit A -p.14 compares the
City's standard lighting requirement to those installed—and proposed "extras"—within the
project. Given the "above-and-beyond" system, deletion of `pedestrian scale" is requested.
La.(9) ApplRsp p. 5/PZ SyRpt p. 49
1.c.(2) ApplRsp p. 6/PZ StfRpt p. 50
1.c.(3) ApplRsp p. 6/PZ SyRpt p. 50
2.c ApplRsp p. 10/PZ StfRpt p. 54
2.e ApplRspp. II/PZSoRptp. 55
2S ApplRspp. 11/PZStfRptp. 55
3.g ApplRsp p. 12/PZ SyRpt p. 56
3.h ApplRsp p. 12/PZ StfRpt p. 56
3 d ApplRsp p. 12/PZ SyRpt p. 56
1
ITEM 3 — Subdivision platting prior to building permit or CZC
Prior phases of the project did not require final platting prior to issuance of building permits
or Certificates of Zoning Compliance. Thus, for consistency, the following conditions should
be modified to make subdivision platting a requirement prior to issuance of Certificates of
Occupancy:
Ld.(2) ApplRsp p. 8/PZ StfRpt p. 52
Le.(1) ApplRsp p. 8/PZ SyRpt p. 52
LQ2) ApplRsp p. 9/PZ SoRpt p. 53
ITEM 4—Ten Mile Road Street Buffer
A. The TMISAP suggests that buildings along Ten Mile Road should "address the
street...with windows overlooking the pathway.... ..Because of the significant, six (6) to
eight(8) foot grade "drop" from Ten Mile Road to the adjoining property (photo below),
that objective is not feasible. Thus, . . .
Condition Le.(3) Should be deleted due to topography. ApplRsp p. 8/PZStfRptp. 52
= Yr;
B. The UDC's "Entryway Corridor" setback standard (UDC Table 11-2B-3) is 35 feet—not
50 feet as recommended in the conditions below; a UDC-compliant 35 feet is requested.
2.g ApplRspp. II/PZStfRptp. 55
4.e ApplRsp p. 12/PZ StfRpt p. 56
2
ITEM 5—Building Height Maximum of 100 feet—Condition La.(3) ApplRspp. 4/PZStfRptp. 48
The Commission's unanimous recommendation for approval directed the applicant to work
with staff to identify areas for 100-foot tall buildings, suggesting the area south of Cobalt,
west of Benchmark. That issue was discussed with staff March 31St with the conclusion that:
Condition La.(3)provides development flexibility and should be retained, as written.
ITEM 6—Tenmile Creek Pedestrian Crossing/PathwaX
A. The TM Creek DA encouraged a mid-point pedestrian crossing of Tenmile Creek "if
approval can be obtained"from Nampa&Meridian Irrigation District (NMID). The
applicant worked closely with the irrigation district to approve and construct the multi-
use pathway/maintenance road system noted in the next paragraph. A pathway crossing
from the south-side's paved multi-use pathway to the gravel access road on the north
does not comply with NMID's restricted use of the north side of the creek for
maintenance only—not for pedestrians.
Existing and proposed pathway crossings of Tenmile Creek by the applicant and the City,
as depicted in Exhibit B-p.15, provide the desired north-to-south access. Thus . . .
Condition 1.c.(8) should be deleted. ApplRspp. 6/PZSoRptp. 50
B. One-quarter mile (1300 lf.+/-) of the Tenmile Creek corridor multi-use pathway has been
constructed. Another 860 feet of pathway have been approved, and are under construction
with The Flats, the second TM Creek multi-family phase. The pathway, in conformance
with the City's pathway plan, is located on the south side of the creek, with Nampa-
Meridian's gravel maintenance road on the north side. Thus . . .
Condition LQ4) "north"should be changed to "south."ApplRsp p. 9/PZ StfRpt p. 53
ITEM 7—FLUM Compliance
The Ten Mile Crossing FL UM%Designations graphic, dated March 23rd (Exhibit C-p.16)
and Ten Mile Crossing Conceptual Land Use Plan, dated March 181h (Exhibit D-p.17)
address Calnon DA Condition LE(1) (ApplRsp p. 9/PZStfRptp. 53). Thus . . .
Condition LE(1), which is primarily informational, should be modified.
ITEM 8— Street System
Condition 4 (ApplRsp p. 12/PZ StfRpt p. 56)refers to TMISAP's "complete streets" standards
and asks the applicant to address the issue at, or before the hearing.
The applicant did both. Pages 11-14 of the Ten Mile Crossing Design Guidelines submitted
with the application detail those street standards, and information was presented in graphic
form to the Planning & Zoning Commission at the March 18th hearing.
Because the Master DA/Design Guidelines application incorporates "complete" street
standards for the Ten Mile Crossing project . . .
Condition 4 should be deleted.
3
PART II — APPLICANT RESPONSE (yellow highlights)
IX.CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION
A conceptual use plan(i.e.bubble plan)shall be submitted at least 10 days prior to the City
Council hearing,to be included in the development agreement,that demonstrates consistency
with the mix of uses from each major use category(i.e. commercial, residential,employment)
for the overall area governed by the DA ` , X.I.II`'"9 and the provisions of
Development Agreements associated with previous annexations. COMMENT.Submitted 3.18.21
1. A new Development Agreement shall replace all existing agreements in the Ten Mile Area as
referenced above in Section VI.A, and shall include the following provisions:
. .[!. _ 0
TM CREEK - f._ CAENON -.+ BAINBR14DGE ` ti
❑ TE�I HIEC CE'1
z FAle'�
• T;•rgn5 K;
TM Crossing
—ea vRp;ECT OUTONES ARE GE N@R.a4
ACTNRL AREAS MAY VARY
a. Provisions applicable to entire development:
(1) Future development shall be consistent with the Ten Mile Crossing Design guidelines Iff
pertaining to land use,
transportation and design;UDC standards; and design standards in the Architectural Standards
Manual, except for the deviations specified in this agreement.
(2)Public art shall be incorporated at the entries of the site to create a sense of arrival and as
appropriate throughout the overall development. Public art should contribute to the character and
identity of the City and should be incorporated in the design of streetscapes,plazas,public spaces
associated with buildings, etc. Art should be easily visible to the public (e.g. on the exterior of
buildings rather than in lobbies,or visible from the street or publicly assessible open spaces rather
than interior courtyards),in o_a - `� `' TA&IQ""
(3)Building height in the C-G zoning district for structures in the area governed by this
agreement is allowed to extend up to a maximum of 100-feet without further application.
COMMENT.Applicant supports condition, which provides development flexibility, as written.
(4)Direct lot access via S. Ten Mile Rd. and W. Franklin Rd., arterial streets; and W. Cobalt Dr.,
S. Wayfinder Ave., S. Vanguard Way and S. Benchmark Ave., collector streets, is prohibited in
accord with UDC 11-3A-3 a_a tho TM-I "T'unless otherwise approved by the City and ACHD in
City Council approved waivers
to UDC I I-3A-3 for direct access via S. Ten Mile Rd., W Franklin Rd., S. Wayfinder Ave. and W
4
PZ StfRpt p.48
Cobalt Dr. as shown on the preliminary plat and concept plan for TM Creek subdivision (AZ-13-
015;PP-13-030).
(5)The design of future buildings in this development shall incorporate design elements that are
generally consistent with those in the"typical"elevations shown in Section VIII.G.
(6)The developer shall continue to work with Valley Regional Transit(VRT)to determine the
nature and timing of public transit services needed in this area.With each final plat development
phase, an update should be provided to the City.
Shelters should be placed at transit stops for weather protection to patrons;the design of such
should be coordinated between the City,VRT and ACHD ensuring architectural consistency with
the general theme of the activity center. Transit locations should include pedestrian amenities
such as landscaping,pedestrian and landscape lighting,benches and trash receptacles consistent
with the design and location of the shelter.
(7)Prior to the City Engineer's signature on the first final plat for TM Center,the developer shall
submit a surety to the City of Meridian for the cost of a Welcome to Meridian sign to be placed
off-site at the intersection of S. Ten Mile Rd. and S.Vanguard Way. The sign shall be constructed
prior to issuance of the first Certificate of Occupancy in the first phase of TM Center subdivision.
(8)A portion of this site along the Ten Mile Creek is located within the Meridian Floodplain
Overlay District. Prior to any development occurring with the Overlay District,the Applicant is
required to submit, and the City shall review and approve, a floodplain development application
which includes the necessary analysis and documents under MCC Title 10,Chapter 6, including
hydraulic and hydrologic analysis.
(9) Street lights shall be installed within the tree lawn area along W. Frankin
Rd. . s@t r...4h:_ :- 149 n
b. TM Crossing Expansion site(H-2018-0122,Parcel#R7192800752):
(1)If at some point in the future the adjacent homes to the north and east of the site redevelop
commercially and the 25-foot wide right-of-way depicted on the Primrose subdivision plat on the
adjacent property to the north(Lot 7,Block 3)is dedicated, a public street connection may be
required at that time. COMMENT. The referenced 25 foot wide right-of-way is not public.
(2)A pedestrian connection shall be provided from the residential neighborhood(i.e. Primrose
Subdivision)to the commercial development to the west on the TM Crossing Expansion site(H-
2018-0122)in accord with UDC 11-313-9C.3. The location of the pedestrian connection may be
within the right-of-way adjacent to the north property boundary. COMMENT.Same as above.
c. TM Creek site(AZ-13-015,H-2017-0124):
(1)Future development of this site shall be generally consistent with the conceptual site plan
shown below and shall develop with a mix of office, commercial and residential uses as
proposed.
PZ StfRpt p.49�]
5
f � - I.; �l i•�. I � III O�
-
I r4,
W j � � I
J A, ["
Z -/li 71¢p ll� �f7 Rl. .
It T1
Wuwr;
I:
� i`ylJl
I
-Tt,
f ;rr;karll:
IV
yI t1.
I+I
(2) Street lights shall be installed within the tree lawn area along S. Ten Mile
Rd. and W. Cobalt Dr. set dh_-TA JJQ"n
(3)Pedestrian-scale lighting shall be installed along S. Wayfinder Ave. north of Tenmile Creek
(4)All structures within the TN-C zone adjacent to S. Wayfinder Ave. north of the Ten Mile
Creek shall be a minimum of two stories in height in accord with UDC 11-2D-5 and the design
elements contained in the T'`. F Ten Mile Crossing Design Guidelines.
(5)Buildings along S. Wayfinder Ave. north of the creek should be built to the sidewalk with
street trees in wells and street-level store fronts,in e-d- iih iLa- TA TTC "n
(6)A crosswalk shall be provided across S. Wayfinder Ave.where the multi-use pathway along
the Ten Mile Creek crosses the street.
(7) Except where multi-family development may occur,for streets&block fronts where
commercial uses and pedestrian activity are most desired north of the Ten Mile Creek, it is
recommended that sidewalks be lined with shops,restaurants,offices and galleries and that
buildings be designed with multiple sidewalk entries where feasible, generously-scaled display
and transom windows,pedestrian-scales signs and banners,and awnings or canopies for sun
shading.
COMMENT:See Part I- Conditions Summary,ITEM 6A,pg. 3
(9) Sidewalks shall be provided internally along one side of all major drive aisles for pedestrian
connectivity within the development in accord with the Internal Pedestrian Plan shown below.
PZ StfRpt p.50
6
1 J-a i�w r.rzrr FRANISLIN RflAO
T y 6'
` 0' � IF
J
12'
I 1
iIVWit
I 9�W:air■r•
SOON I
WHII&MR!
a, •,-
`
[
1 1 I I L•.r
r I
----------- M
Pedestrian Plan - Condition 7.1.1.s
10) South Wayfinder Ave. shall initially be constructed in accord with the street sections shown
below. Future reconfiguration of S.Wayfinder Ave. may occur if warranted by ACHD, in accord
with the street section shown below.
PZ StfRpt p.51 7
RW I411 h
WN 1W -W t*W iAff "a
'A�KN7 YI IAI } L/1� �a ■AFMMW
T Aa` 4Ca' lt1! I :m
im EiOYYwalt hx€ �1M€ uxi RRi NIR L4A CAI Wd i FiE m f.oYYlir• !`A
G.SV F1f111i7C. Ci{t1i74 CVni>4 • P.M" IVUM ar
1�1111+r140 ItG�1V11rt CONitfluCT76 ILLwP11M acww x comr I Jem
wirnakxDM KIN CR0951H A. ""*AD"
NORtH OF GF2EEl[
acw Itch It
+m ew tam tom' +w teas .2m ISb ?JW
SDP OEWMK pkE V/4 lAilE ZRiL E VxE 1A14 w4 1 59Etk4M ■!I
1
FRANKLIN CROSSING AW
BRIDGE SECn4N
R 09 ttl'CiGW R
PhR1fIW BI<E lHE { LAIE tlE Far
aov anv sm ttm unv I�ux t� Ire l � em sm
aav�rE� a 91� LA41£ wiE *Li1:eAi� Bare l alr � m1- RJla18i
"fNflE FUINPE FUAHE ..., FULft Ii/Cg1E -UF.M 1 1 a
I I I I I
FRANKLIN CROSSING AVE
SOUTH OF CREEK
d. TM Creek East(H-2015-0018):
(1)The site shall develop with multi-family residential uses and shall obtain conditional use
permit approval prior to development. The overall average density target should be at least 16-25
dwelling units per gross acre. Design and orientation of buildings should be pedestrian oriented
with special streetscape improvements to create rich and enjoyable public spaces.A strong
physical relationship between the commercial and residential components to adjacent
employment or transit centers is critical."
(2)The subject property shall be subdivided prior to issuance of any boilding pe, Certificates
of Occupancy for the site.
e. Ten Mile Center(aka Treasure Valley Investments) (AZ-14-001):
(1) The property shall be subdivided prior to issuance of the first Certificate of�g
Occupancy.
(2) The property shall be developed in a manner that provides a transition in uses to adjacent
residential properties.
ang
COMMENT. There is a significant grade difference of 6 to
8 feet from Ten Mile Road to the TM Center Subdivision property,thus,the buildings cannot"address
the street"
PZ StfRpt p.52 8
(4)A pedestrian connection shall be made to the adjacent school site to the east(i.e. Peregrine
Elementary School).
(5)The portions of the property zoned TN-C and TN-R shall be developed in a manner that
incorporates traditional neighborhood design concepts as sot F F*I i Tr 1-T9 A n
(6)Only residential uses shall be developed within the R-8 zone. In addition to other allowed
uses, a minimum of 75 residential units shall be developed within the TN-R zone, and a minimum
of 300 residential units shall be developed within the C-G and/or TN-C zones combined.
(7)The Kennedy Lateral and all other waterways on the site shall be piped or otherwise covered
in accord with UDC 11-3A-6,unless waived by City Council.
(8)Based on the 2020 Sewer Master Plan Update,the subject property lies within two sewer
boundaries. The Kennedy Lateral is the sewer shed boundary. Sanitary sewer services to this
development is are being proposed via main extensions from the Black Cat Trunk and Ten Mile
Diversion Trunk of mains located near the Purdam Drain within the southwest portion of the
subject property and main extensions from Franklin Road. Owner/Developer shall install mains to
and through the development, coordinate main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service. Minimum cover over sewer mains is three feet; if cover from top of pipe to sub-grade is
less than three feet then alternative materials shall be used in conformance with City of Meridian
Public Works Department standard specifications.
(9)Water service to the subject property will be via extension of mains in Ten Mile Road along
the alignment of the future east-west collector. Owner/Developer shall be responsible to install
water mains to and through the property at the time of development and to coordinate main sizes
and routing with City of Meridian Public Works Department.
(10)Future construction of streets within this site shall be consistent with the applicable street
section as shown on the Street Sections Map contained in the Ten Mile Crossing Design
Guidelines
f. Calnon(H-2015-0017):
(1) Development occurring on the subject property, shall be subject to
the development agreement and conceptual development plan
dated March 18,2021,f@P4he*4@4hot==6 consistent with the MU-C and MU-R land use
designations. A mix of uses from each major use category(i.e. commercial,residential,
employment) shall be provided
�.No more than 30%of the ground level development within the MU-C designation
shall be used for residences.No more than 40%of the land area within the MU-R area shall be
utilized for non-residential uses.
(2)The subject property shall be subdivided prior to issuance of any Certificates
of Occupancy for the site.
(3)Provide a minimum of 218 residential dwelling units on the site of varying types(i.e. multi-
family, single-family,townhouse, duplex, and/or vertically integrated). Note: The number of units
provided may be greater than 218 units without a limit on the maximum number of units.
(4)A 10-foot wide multi-use pathway shall be constructed on this site along the Ro#h south side
of the Ten Mile Creek and to the property to the south. The pathway shall be constructed in
PZ StfRpt p.53 9
accord with the Pathways Master Plan and UDC 11-3A-8. Landscaping on either side of the
pathway is required in accord with the standards listed in 11-3B-12C.
(5)The stub street that exists to this property at the east boundary of the site,W. Cobalt Street,
from Whitestone Estate Subdivision shall be extended with development.
(6)The Vaughn Lateral shall be piped on the site where it is currently open if approval can be
obtained from Nampa&Meridian Irrigation District(NMID) as it is owned in-fee by NMID.
(7) Sidewalks shall be provided internally along one side of all major drive aisles for pedestrian
connectivity within the development.
(8)This property borders a domestic water pressure zone boundary, and therefore with
development,the applicant shall be required to install a pressure reducing station vault and
conduits for power and telemetry cabling in the vicinity of their southeasterly connection in W.
Cobalt Street. The installation of the pressure reducing appurtenances shall be the responsibility
of the Meridian Public Works Department. Applicant shall coordinate the vault and conduit
design criteria with the Meridian Public Works Department as part of the development plan
review process.
(9)The City of Meridian currently owns and operates a sanitary sewer lift station near the west
end of W. Cobalt Street. With the development of the subject property,the applicant shall be
required to extend a sanitary sewer main from W. Franklin Road through the property to the lift
station location and facilitate the abandonment of the lift station.
g. Bainbridge Franklin(H-2018-0057):
(1)A cross-access/ingress-egress easement(s) shall be granted to the property to the east(parcel#
R8580500100)in accord with UDC 11-3A-3. With the first certificate of zoning compliance
application,the applicant shall provide a recorded cross access easement that grants access to the
Twelve Oaks property.
2. The final plat(s) shall include the following revisions:
a. Change the street name of S.New Market Ave.to S.Benchmark Ave. consistent with the Street
Name Review approval.
b. Include a note that prohibits direct lot access via W.Franklin Rd. and N. Ten Mile Rd., arterial
streets; and S.Wayfinder Ave., S. Benchmark Ave.,W. Cobalt Dr. and S.Vanguard Way, collector
streets,unless otherwise approved by the City and ACHD.
c.A 5-foot dry-utilities corridor should be provided along both sides of the street curb along S.
Wayfinder Ave.,W. Cobalt Dr. and S.New Market Ave./Benchmark Ave. Both wet utilities may be
located in the street. Streetlights should be placed in the dry utilities corridor on either side of the
street. Streetlights of a pedestrian-scale shall be provided along Wayfinder north of Tenmile Creek
�P]�-tpiQfl Softie lighting is not rvqoirod along New�Uri- it;411 -P� p QQ
d. South New Market Ave./Benchmark Ave. shall be constructed with two(2)travel lanes,bike lanes,
parallel parking(if allowed by ACHD), 8-foot wide parkways and detached sidewalks/pathways
consistent with gt*eet���`=�� T,= `'-_ INJI A ll the Ten Mile Crossing Design Guidelines,the
development agreement,Pathways Master Plan and pathway plan for the site. The first 200'of south
of Franklin Rd. on New Market is not allowed to have on-street parking per the ACHD report to
allow for right and left turn lanes.
PZ StfRpt p.54 10
e. Streetlights at a shall be located in the tree lawn area(i.e. in right-of-way between
curb and sidewalk) along S. Ten Mile Rd.
24). Dry utilities should be located back of the curb in the dry utilities corridor.
£ Streetlights shall be located in the tree lawn area(i.e. in right-of-way between
curb and sidewalk) along W. Franklin Rd. and Vanguard Way
Dry utilities should be located back of the curb in the dry utilities corridor.
g. Depict a minimum=5�35-foot wide street buffer along S. Ten Mile Rd., an entryway corridor,
measured from the back of curb, in a common lot or on a permanent dedicated buffer,maintained by
the property owner or business owners' association in accord with UDC 11-3B-7C.2
o .: ^ :_ J,, m1 jjjQ^n COMMENT. "Entryway"requirement is 35 feet per UDC Table 11-2B-3.
h. Depict a minimum 25-foot wide street buffer along W. Franklin Rd., an arterial street,measured
from the back of curb, in a common lot in `'a_- D ^n , - Q PA��Ar or on a permanent
dedicated buffer;ffl t -_ r r , �-,maintained by the property owner or business owners' association
in accord with UDC 11-3B-7C.2.
i. Depict a minimum 20-foot wide street buffer along W. Cobalt Dr., S. Wayfinder Ave., S.New
Market Ave./Benchmark Ave., and S. Vanguard Way, collector streets,measured from the back of
curb,in a,...w._...._ '..t in`h@" ^n z@n@ and in a com-......_ lot or--OV -a permanent dedicated buffer in
fl maintained by the property owner or business owners' association in accord with UDC
11-313-7C.2.
j. A cross-access/ingress-egress easement shall be granted via a note on the plat or a separate recorded
agreement between all non-residential lots in accord with UDC 11-3A-3A.2.
k.A cross-access/ingress-egress easement shall be granted via a note on the plat or a separate
recorded agreement to the parcel to the east(#R8580500100,Villas at Twelve Oaks) in accord with
UDC 11-3A-3A.2.
1. Remove the two(2) driveway accesses depicted on the plat via Franklin Rd. on Lot 4,Block 3 and
Lot 4, Block 4 to the east and west of New Market/Benchmark unless specifically approved by City
Council through a waiver to UDC 11-3A-3,which limits access to arterial streets,and by ACHD.
m. If New Market has not yet been constructed to stub to the site's south property boundary by the
time the proposed section is constructed, depict a temporary turnaround easement and construct a
temporary cul-de-sac that meets the dimensional standards of a standard cul-de-sac at the terminus of
New Market on this site per ACHD and Fire Dept. standards.
3. The landscape plan submitted with the final plat shall include the following revisions:
a. Detached pathways, 8-to 10-feet wide, shall be depicted in accord with the pathway plan in
Section VIII.F and with the City's Pathways Master Plan as required by the Park's Department in
Section IX.E.At a minimum, 10 foot wide pathways shall be provided along S. Ten Mile Rd., the east
side of S. New Market Ave. and along the Ten Mile Creek in accord with the Pathways Master Plan;
8-foot wide pathways may be provided in other locations.
b. Depict a minimum 5-foot wide detached sidewalk along the west side of S.New Market
Ave./Benchmark Ave. where 8-to 10-wide pathways are not proposed on the pathway plan,with 8-
foot wide parkways within a minimum 20-foot wide landscaped buffer in -a with the,T^ 19^-
31
PZ StfRpt p.55 11
c. Depict a minimum 20-foot wide street buffer, landscaped per the standards listed in UDC 11-3B-
7C, along each side of W. Cobalt Dr., a collector street; and a detached 8-to 10-foot wide pathway on
the south side of the street consistent with the pathway plan.
d. Depict minimum 20-foot wide street buffers,landscaped per the standards listed in UDC I I-3B-
7C, along S. Wayfinder Ave. and S. Vanguard Way,both collector streets.
e. Depict a 4@635-foot wide buffer area with detached 10-foot wide pathway along S. Ten Mile Rd.,
0014sigWo-__-i--Z `Q' - `@ `` 0 ` tk@ Tr^T9""; depict landscaping in accord with the
standards listed in UDC 11-3B-12C for pathways and 11-3B-7C for street buffers.
COMMENT. "Entryway"requirement is 35'per UDC Table 11-2B-3;same as prior TM Creek final plats.
f. Depict a minimum 25-foot wide buffer with a minimum 5-foot wide detached sidewalk along W.
Franklin Rd., landscaped per the standards listed in UDC 11-3B-7C.
g. Depict streetlights in the tree lawn area along S. Ten Mile Rd.
the TA449AP
h.Depict streetlights in the tree lawn areas along W.Franklin Rd. and S.
Vanguard Way
i. Depict streetlights at a pedestrian scale in the tree lawn areas along S. Wayfinder
Ave north ofTenmile Creek; ;r,.T __.,,T «,r 4 B « , «, at _ � , ;,,,.r�; ,
j. Include mitigation information on the plan for all trees on the site that are proposed to be removed
that require mitigation in accord with the standards listed in UDC 11-3B-1OC.5. Contact Matt
Perkins, City Arborist,to schedule an appointment for an inspection to determine mitigation
requirements.
,
ftimishings -d pad.-ing. The Applicant shall address a4 the public heal ing 'y4f:*"—
COMMENT.See Part I- Conditions Summary,ITEM 8,pg. 3
5. All future development shall comply with the minimum dimensional standards listed in UDC Tables
11-2A-6(R-8), 11-2A-8(R-40), 11-2B-3 (C-G), 11-2D-5(TN-C)and 11-2D-6, as applicable.
6. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for all of the
multi-use pathways within the site that area not located in the right-of-way prior to signature on the final
plat by the City Engineer.
7. Streetlights shall be placed in the dry utilities corridor on either side of W. Cobalt Dr., S. Wayfinder
Ave. and S.New Market Ave./Benchmark Ave.
8. Development of the plat shall occur generally consistent with the phasing plan in Section VIII.C.
PZ StfRpt p.56 12
PART III - EXHIBIT ATTACHMENTS
Exhibit A — Street Lighting Schematic
Exhibit B — Tenmile Creek Pathway Crossings
Exhibit C — FLUM % Designations (3.23.21)
Exhibit D — Conceptual Land Use Plan (3.18.21)
13
EXHIBIT A — Street Lighting Schematic
c � (.0N0) COI-
r Lf7 r N N
I IM
Z 0 z 0
W Ln z W O
wUixUi ri m z � U
F m
inirnOO X Co
:3 O
0 Co Co Co CM W LL LZV
i
"O "O "O "O Q O L L
U 7 :3 L L6 CD
+ O
o iw z° Oa
0p• o • o -
_
N �
� I
I
� r I
f
W
14
EXHIBIT B — Tenmile Creek Pathway Crossings
i
a�L m
a v� Ed = co m y�
a rc ago �a;oom.0
r l=— , s �m war' 3 n;!Gm Na
w 3 m u'U—° as, Aso L° c
t F L a a 2 ra—' R .0 m-0 F m'—
R oy c b ou w0 3 ■ai 0
a .wHa ti ti� di■V m d ro16�n = � V
• • nn
n � . • u
`t�V �n • • • d
C
Co
J
W r�
H o
axe (0) a
o
w �
-xvrQnv air - H
a
❑ W � -
•
'• W ..... ...
• l
1
15
EXHIBIT C - FLUM % DESIGNATIONS
N �
y C
N �
■rW
N c
-� V
40
# ul
w
Wao
G ■ EM t R
■ 4 ■ ■ T
Z ■ a � a ■ ■ Luu �g _
� U. ■ ■ Lua ■ �1i O
■ W W G ■ ■ a 7 Z a
z ■ o ,�-� W ■ ■ 7 Lou ■ A 3AV}RIB►
■
Q d OC ■ ■ U. ■
■
* s ■ ri
99 ■od ■■ w � ■ Z M
■NgW ■0 a �0� ♦ aC x
■O F ■■ ��N ■ V L4
■ d r
�■ ■ ► ■ - W
■ � U L1C
wo2 � w = >
a 1�1
■ W1.4
* V
■ ■ VI
' 9
5
16
EXHIBIT D — Conceptual Land Use Plan
' ¢y V R7
LLCL
CL
1 I r L G :3 r j
1 �10� ' i 0 m Li-C
c L n
W CL 1 ca 0
I ! 2 O i 1 I
----� W W I
40
;1 1 1 ra1 J
'00 — -----i
4#1
� xa ui i i f
I 1 a i W C 0
! 1 J LL w J
! 1 W � � v
W 10
! 1 = v
1 ! I I W
W
J� LL
•
1 _ W
1 1 = N LacU.
LU
y
w LL
i
_ - 1- _
I
17
Charlene Way
From:Mike Wardle <mwardle@brightoncorp.com>
Sent:Monday, April 5, 2021 12:53 PM
To:Sonya Allen; Bill Parsons
Cc:David Turnbull; Steve Smith (ssmith@scsinvestments.net); Robert Phillips; Jon Wardle;
Mike Hall (mhall@scsinvestments.net); Kody Daffer; Adrienne Weatherly; Charlene
Way; Chris Johnson; Cameron Arial
Subject:H-2020-0074 : Ten Mile Crossing/TM Center - MDA, PP, RZ
Attachments:TM Center -Ten Mile Crossing Applicant Response for Council Hearing.pdf
External Sender - Please use caution with links or attachments.
Sonya & Bill,
The attached TM Center Subdivision / Ten Mile Crossing document is provided for the City Council’s consideration and
th
action at the April 13 hearing.
st
We believe the proposed actions reflect the P&Z Commission’s recommendation for approval and our March 31
condition-by-condition review with you.
th
At your suggestion, we modified two of the conditions proposed for deletion at the March 18 hearing:
- TM Creek Expansion DA Condition 1.c.(7) – pg. 6; and
- Calnon DA Condition 1.f.(1) – pg. 9.
The Commission directed us to work with staff to address Condition 1.a.(3) and identify 100-foot building areas.
st
- We believe the consensus of our March 31 review was that the condition, as written, provides development
flexibility and should remain.
Please let me know if you need further information or clarification for the Council.
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