CC - Linder Village Revised Plans 11.9
November 9, 2017
Caleb Hood and Sonya Allen
Planning Department - City of Meridian
33 East Broadway Avenue, Suite 102
Meridian, Idaho 83646
Re: Linder Village
Annexation & Zoning, Preliminary Plat and Access Modification Approval/Variance
(to Ordinance UDC 11-3H-4B.2 regarding Hwy 20/26)
1225 West Chinden Boulevard
Meridian, Idaho 83642
File No. H-2017-0088 / Project No. 07142.000
Dear Caleb and Sonja:
On behalf of Lynx Investments, LP, CCPD Inc., and DMG Real Estate Partners, LLC, we are pleased to submit
the attached revised Concept Site Plan, Circulation Plan (Pedestrian and Vehicular), Use Area Plan, Open
Space Plan and Preliminary Plat Parcel Plan.
The revised Concept Plan maintains the boundaries previously submitted for zoning request to MU-C and
R-8. Also, the number of proposed parcels has been maintained at 18 (16 commercial, 1 residential and
1 common lot).
The plans have been revised in response to the following:
• Staff Report recommendations provided in the Staff Report dated October 19, 2017.
• Public Testimony at the October 19, 2017 Planning & Zoning Hearing.
• Planning & Zoning Commission comments at the October 19, 2017 Planning & Zoning Hearing.
• Meeting with Staff on November 1, 2017.
• Meetings with neighborhood representatives following the October 19, 2017 Planning & Zoning
Hearing.
Below is our response to each of the Planning Department comments included in the Staff Report,
including how the revised plan addresses the comments:
a. The most intense commercial uses should be located along N. Linder Road and W. Chinden
Blvd./SH 20-26 and transition to less intense commercial, live/work and residential uses at the
south and east boundaries of the site as desired in MU-C designated areas per Figure 3-3 of the
Comprehensive Plan. At a minimum, the “strip” commercial buildings depicted along the south
boundary of the site should be reconfigured into an “L” shape and/or detached to break up the
building mass and uses adjacent to the existing & future residential area and the future
City of Meridian
Page 2
November 9, 2017
east/west street. The rear of the Winco building should face N. Linder Road so that the loading
docks aren’t directly adjacent to the existing and future residential area. With an “L” shape,
central common areas/public plazas could be provided rather than at the end of and in front of
a strip of stores as currently depicted.
Response: The Concept Site Plan has been revised to orient the rear of the Winco building toward
the intersection of North Linder Road and the new proposed collector street. The Winco truck dock
has been revised to orient towards North Linder Road. This reorientation moves the service side of
the rear of Winco to an area farthest from the existing and proposed residential areas. The
reorientations also provide the opportunity to place smaller less intense commercial shop buildings
adjacent to the existing and new residential areas. Plazas have been moved and added at the center
of the development (rather than at the east end) which helps to break up the building mass and
creates open space plaza areas closer to the residential areas. The Concept Site Plan has been further
revised to place smaller-format buildings bracketed by secondary uses gathered around the highly
amenitized plazas and outdoor spaces. This allows for flexibility for multiple retail/commercial
concepts and the synergy they offer to a unique and exciting tenant mix. The main plaza, which is
flanked by “market” structures, provides for the experiential aspects of adjacent entertainment uses,
restaurants and pedestrian amenities, coupled with the need for flexible “plug-and-play” building
formats.
b. Vertically integrated residential (i.e. live/work) pads should be located on the periphery of the
commercial development near future residential uses and less intense commercial uses rather
than in the middle of a busy commercial area and parking lot adjacent to the state highway.
Response: The revised Concept Site Plan retains the live/work area in the previously proposed
location. The location is adjacent to proposed restaurant, offices and other neighborhood commercial
uses highly sought after by the demographic looking for a more urban living opportunity. We believe
there is a market demand for product that does not follow the traditional planning concepts.
c. Based on the MU-C designated area (54 acres) and the increase in building size of 25,000 square
feet (or 0.57 of an acre), a minimum of 3.27 acres of public and quasi -public uses shall be
provided for the development. (Submit an exhibit that demonstrates compliance with this
requirement; qualified area is limited to parks, plazas, outdoor gathering areas, open space,
libraries, schools, etc. – landscape buffers and planter islands do not qualify. If some of this area
will be provided on the on the future development area, include a bubble plan or note to that
effect.) Configuring some of the buildings in an “L” shape as recommended could provide a more
usable and attractive plaza/public use/gathering area rather than at the end of and in front of
a strip of stores as currently depicted.
Response: The revised Concept Site Plan includes 5.88 acres of public and quasi-public uses. The
previous Concept Site Plan provided 3.45 acres. While the revision to the plan has increased the total
area of parks, plazas, outdoor gathering areas and open space, more importantly these areas are now
located to enhance their relationship to adjacent uses (i.e. residential, entertainment, etc.). Large
park areas are proposed between the proposed residential and commercial uses. But rather than
simply buffer the uses, the park areas tie into public plazas which in turn are flanked by smaller
City of Meridian
Page 3
November 9, 2017
commercial/retail structures. The applicant has also had recent discussions with representatives of
the Meridian Library District and is exploring possibilities of adding a northwest Meridian branch
within Linder village.
d. Include a street/driveway/pedestrian network that depicts vehicular and pedestrian
connectivity between the proposed commercial development and the existing and future
residential neighborhood; a street connection between N. Linder Road and the east boundary
of the site for future connection to N. Fox Run Way and access to the traffic signal (this will also
serve as a “break” or transition between commercial and residential areas); and extension of
the existing stub streets. Also include a bubble plan for possible future uses on the “future
development” area.
Response: The Concept Plans have been revised to provide for a street connection between North
Linder Road and the east boundary of the site. Two (2) potential future connection points to North
Fox Run have been provided. The street connection also provides for extension of the existing stub
streets. The street layout has been designed to deter cut-through traffic. The Concept Plan has been
revised to include a conceptual layout for both the commercial and residential “future development”
areas.
We appreciate the staff’s assistance and cooperation in working with our Team to provide a project that
will meet the expectations of the City and our neighbors. We truly believe our project embodies the city’s
vision of providing a great place to “live, work and raise and family.” We look forward to a mutually
beneficial project of which we can all be proud.
Sincerely,
CSHQA
Craig A. Slocum, AIA
Principal
CS:pk
Enclosures
November 9, 2017
Caleb Hood and Sonya Allen
Planning Department - City of Meridian
33 East Broadway Avenue, Suite 102
Meridian, Idaho 83646
Re: Linder Village
Annexation & Zoning, Preliminary Plat and Access Modification Approval/Variance
(to Ordinance UDC 11-3H-4B.2 regarding Hwy 20/26)
1225 West Chinden Boulevard
Meridian, Idaho 83642
File No. H-2017-0088 / Project No. 07142.000
Dear Caleb and Sonja:
On behalf of Lynx Investments, LP, CCPD Inc., and DMG Real Estate Partners, LLC, we are pleased to submit
the attached revised Concept Site Plan, Circulation Plan (Pedestrian and Vehicular), Use Area Plan, Open
Space Plan and Preliminary Plat Parcel Plan.
The revised Concept Plan maintains the boundaries previously submitted for zoning request to MU-C and
R-8. Also, the number of proposed parcels has been maintained at 18 (16 commercial, 1 residential and
1 common lot).
The plans have been revised in response to the following:
• Staff Report recommendations provided in the Staff Report dated October 19, 2017.
• Public Testimony at the October 19, 2017 Planning & Zoning Hearing.
• Planning & Zoning Commission comments at the October 19, 2017 Planning & Zoning Hearing.
• Meeting with Staff on November 1, 2017.
• Meetings with neighborhood representatives following the October 19, 2017 Planning & Zoning
Hearing.
Below is our response to each of the Planning Department comments included in the Staff Report,
including how the revised plan addresses the comments:
a. The most intense commercial uses should be located along N. Linder Road and W. Chinden
Blvd./SH 20-26 and transition to less intense commercial, live/work and residential uses at the
south and east boundaries of the site as desired in MU-C designated areas per Figure 3-3 of the
Comprehensive Plan. At a minimum, the “strip” commercial buildings depicted along the south
boundary of the site should be reconfigured into an “L” shape and/or detached to break up the
building mass and uses adjacent to the existing & future residential area and the future
City of Meridian
Page 2
November 9, 2017
east/west street. The rear of the Winco building should face N. Linder Road so that the loading
docks aren’t directly adjacent to the existing and future residential area. With an “L” shape,
central common areas/public plazas could be provided rather than at the end of and in front of
a strip of stores as currently depicted.
Response: The Concept Site Plan has been revised to orient the rear of the Winco building toward
the intersection of North Linder Road and the new proposed collector street. The Winco truck dock
has been revised to orient towards North Linder Road. This reorientation moves the service side of
the rear of Winco to an area farthest from the existing and proposed residential areas. The
reorientations also provide the opportunity to place smaller less intense commercial shop buildings
adjacent to the existing and new residential areas. Plazas have been moved and added at the center
of the development (rather than at the east end) which helps to break up the building mass and
creates open space plaza areas closer to the residential areas. The Concept Site Plan has been further
revised to place smaller-format buildings bracketed by secondary uses gathered around the highly
amenitized plazas and outdoor spaces. This allows for flexibility for multiple retail/commercial
concepts and the synergy they offer to a unique and exciting tenant mix. The main plaza, which is
flanked by “market” structures, provides for the experiential aspects of adjacent entertainment uses,
restaurants and pedestrian amenities, coupled with the need for flexible “plug-and-play” building
formats.
b. Vertically integrated residential (i.e. live/work) pads should be located on the periphery of the
commercial development near future residential uses and less intense commercial uses rather
than in the middle of a busy commercial area and parking lot adjacent to the state highway.
Response: The revised Concept Site Plan retains the live/work area in the previously proposed
location. The location is adjacent to proposed restaurant, offices and other neighborhood commercial
uses highly sought after by the demographic looking for a more urban living opportunity. We believe
there is a market demand for product that does not follow the traditional planning concepts.
c. Based on the MU-C designated area (54 acres) and the increase in building size of 25,000 square
feet (or 0.57 of an acre), a minimum of 3.27 acres of public and quasi -public uses shall be
provided for the development. (Submit an exhibit that demonstrates compliance with this
requirement; qualified area is limited to parks, plazas, outdoor gathering areas, open space,
libraries, schools, etc. – landscape buffers and planter islands do not qualify. If some of this area
will be provided on the on the future development area, include a bubble plan or note to that
effect.) Configuring some of the buildings in an “L” shape as recommended could provide a more
usable and attractive plaza/public use/gathering area rather than at the end of and in front of
a strip of stores as currently depicted.
Response: The revised Concept Site Plan includes 5.88 acres of public and quasi-public uses. The
previous Concept Site Plan provided 3.45 acres. While the revision to the plan has increased the total
area of parks, plazas, outdoor gathering areas and open space, more importantly these areas are now
located to enhance their relationship to adjacent uses (i.e. residential, entertainment, etc.). Large
park areas are proposed between the proposed residential and commercial uses. But rather than
simply buffer the uses, the park areas tie into public plazas which in turn are flanked by smaller
City of Meridian
Page 3
November 9, 2017
commercial/retail structures. The applicant has also had recent discussions with representatives of
the Meridian Library District and is exploring possibilities of adding a northwest Meridian branch
within Linder village.
d. Include a street/driveway/pedestrian network that depicts vehicular and pedestrian
connectivity between the proposed commercial development and the existing and future
residential neighborhood; a street connection between N. Linder Road and the east boundary
of the site for future connection to N. Fox Run Way and access to the traffic signal (this will also
serve as a “break” or transition between commercial and residential areas); and extension of
the existing stub streets. Also include a bubble plan for possible future uses on the “future
development” area.
Response: The Concept Plans have been revised to provide for a street connection between North
Linder Road and the east boundary of the site. Two (2) potential future connection points to North
Fox Run have been provided. The street connection also provides for extension of the existing stub
streets. The street layout has been designed to deter cut-through traffic. The Concept Plan has been
revised to include a conceptual layout for both the commercial and residential “future development”
areas.
We appreciate the staff’s assistance and cooperation in working with our Team to provide a project that
will meet the expectations of the City and our neighbors. We truly believe our project embodies the city’s
vision of providing a great place to “live, work and raise and family.” We look forward to a mutually
beneficial project of which we can all be proud.
Sincerely,
CSHQA
Craig A. Slocum, AIA
Principal
CS:pk
Enclosures
CONCEPT SITE
PLANDATE: 11/09/17
BY: JAM
PROJECT #: 07142
CLIENT: DMG Real Estate Partners, LLC
LOCATION: BOISE, IDAHO
DRAWING TITLE: Concept Plan
CONCEPT PLAN
FUTURE
ACCESS
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USE AREA PLAN
USE AREA
PLANDATE: 11/09/17
BY: JAM
PROJECT #: 07142
CLIENT: DMG Real Estate Partners, LLC
LOCATION: BOISE, IDAHO
DRAWING TITLE: USE AREA PLAN
COMMUNITY GROCERY
/ PET AND MIXED
RETAIL
SPECIALTY RETAIL
/ LIVE WORK /
RESTAURANTS
FAST CASUAL
FOOD AND
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AUTOMOTIVE
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MIXED RETAIL /
HEALTH AND
MEDICAL
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SOFT GOODS RETAIL
FUTURE OFFICE/ RETAIL
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FUTURE RESIDENTIAL
DEVELOPMENT
CIRCULATION PLAN
FUTURE
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DEVELOPMENT
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CIRCULATION
PLANDATE: 11/09/17
BY: JAM
PROJECT #: 07142
CLIENT: DMG Real Estate Partners, LLC
LOCATION: BOISE, IDAHO
DRAWING TITLE: Circulation Plan
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FEATURE
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PARK
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5,700 S.F.
WALKING
PATH WALKING
PATH
WALKING
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18,549 S.F
1,375 S.F 1,470 S.F
6,780 S.F
12,136.61 S.F
5,754 S.F
3,434.75 S.F.
2,978 S.F.
2,319 S.F.
9,339 S.F.
3,247.47 S.F.7,492.65 S.F.
7,546.34 S.F.
1,396.35 S.F.5,511.76 S.F.
2,666 S.F.
1,763 S.F.
4,057 S.F.
100,836 S.F.
13,500 S.F.11,447 S.F.
FUTURE
DEVELOPMENT
OPEN SPACE
PLANDATE: 11/09/17
BY: JAM
PROJECT #: 07142
CLIENT: DMG Real Estate Partners, LLC
LOCATION: BOISE, IDAHO
DRAWING TITLE: Open Space Plan
Open Space Provided Phase One: 256,314 S.F. (5.88 ACRES)
(Does not include: Required landscape setbacks, required internal landscape buffers, internal parking lot landscaping, or restaurant seating areas)
REQUIRED LANDSCAPE BUFFER
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(208) 343-4635 FAX (208) 343-1858
200 BROAD STREET
BOISE, ID 83702
www.cshqa.com
THESE DRAWINGS AND SPECIFICATIONS, AS INSTRUMENTS
OF SERVICE, ARE AND SHALL REMAIN THE PROPERTY OF
THE ARCHITECT / ENGINEER WHETHER THE PROJECT FOR
WHICH THEY ARE MADE IS EXECUTED OR NOT. THESE
DRAWINGS AND SPECIFICATIONS SHALL NOT BE USED BY
ANY PERSON OR ENTITY ON OTHER PROJECTS, FOR
ADDITIONS TO THIS PROJECT, OR COMPLETION OF THIS
PROJECT-WHEN PHASED-WITHOUT THE WRITTEN CONSENT
OF CSHQA OR ITS AFFILIATES.Copyright 2017
PRELIMINARY
NOT FOR
CONSTRUCTION
200 BROAD STREET
BOISE, IDAHO 83702
PHONE: 208-343-4635 • FAX: 208-343-1858