Casa Meridiana AZ & CUP App
is important and conveyed through the amenities proposed and by the care in environmentally
consdence.......deslgh..}[GHomes........are.......appfg~i!~$~~.......2.250.......square... feet;........ 1. ,500....... square feet
downstairs.....and.....Z50::~quare....fe~~..~~stai~TI;)~1~~!Prs....incfude;... Sntry....15Qyer;.....I..Mng.....Room with
fiteplace,........Dining..... eoom,...... Kit6hj'il=SaundlWl RantW.....R:oom;.......Fulf......Bath~......Bedroom.....and......Master
Bedroom Suite..downstairs~........!.Jp$taits.features...three....alternatives....to...owners;....Master...Sedroom
Suite...wilh...large..Slotage Room....or....FuU....Sath]....Sedroom,....l..arge....Storage..Room....and Library...or
Large Storage Room and... Famlly..Room;.......Sach.. rasidence... enj oys..an..extta..long two car..g~l"?ge
(24'X28') 'with st9ffM}e arealWOl'kbench at one end, two car driveway, Itant porCh and trellised
private patio with outdoor fireplace.
Architecture &: Massing
Homes arecluste.red>for &fo major reasons. In response to saving our earth~s resources,
energy conservatiorrdesign/is prudent> Sharing common walls dramatically limitS heat loss.
By.combinlng various numbers Of residences in.a townfjdbse.format. we..are..able to desigr'l[the
massand<proportions to emulate muohlargernotablehomes~mhis sensitivity to other-homes
in this area will not detraCt from their oharacter of value. This is in contrast to row houses.
The homes are designed to refleCt a Southern Medil&rranean feel, quite compatible with an
arid sunlil..filled region..suChas..the..mreasure Valley:J....PrimaW...materials..used....is..stuccoand etay
tile tdOfs. This/~pe>ofarchitecture does nor<incor~Br~r multiple <male ria IS, thErIorm and
proportions, and..shadows...mak$..the design..distinctiv~....;I..Windows....and...offSets ...are · featured;
some low walls of same material are also part of the Southern Mediterranean character.
Connectiviw to Future Neighborhoods
From the intersection Of I..OcustGrove and Victory. the natural water feature can be observed
andenjoY~9t[ThiS meanderingfeature alsonosts a gravel<walking trailthatisopento the
communiWMMasa Meridiana<provides a>gravelpathwayto<future east>development and
another pathway to a future south development. FOr'privacyandsecuriw, the easfandsouth
propeffi[lineshave a 6 foot high stuccofinisoedconcretebldCkfence.80thpathways wilLstop
aBhese propenYlines lowroughtlrongatesd Adjacenlldthl,:ftitypqffer is a concrete sidewalk.
afong VictorY and Locust Grove R.oads that connect the site ~rimeter.
Common Amenities
An existing irrigation drainage system will be moved, expanded and enhanced to become a
natural.. water feature.........Landscapg...matetials . ahd...desigrt..wifl..endorse...this...l1atural...loOK, Oo..site
storm...water will....be..diverted...to....this..feature as..weU...Since...ground watet..is....sometimes high...on
thls>sfte.>>A gravelllmlh.....l'qjJI.allow residents m.i~njoy this. feature. Open space..and>organlzed
Activity Center are olherimpqrtant amenitiesrThe approximately 2~OOOsquarefaotAclivily
Center building can hoslspecial eventsrsuppottheighborhood gatherings and property
management;'SThiS building....Sils within an.....area<..featOl'ing......a.....sports....swimming......pooJ, large
ttellised...p.atid,..two>bocce::coutts:,::several smaller patios, waterfall & pond and gazebo, This
area has controlled access to the oomeowners.
Platting
The communi"'lY is platted as one lot under common ownership through the home owners
association. Each home is separately owned through the condominium platting process.
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2238 Broadway Avenue Boise, Idaho 208.338.90.80 20.8.338.9067 fax
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The Site - Use - Utilities
The properiyhasroughly equal frontage on Locust Grove and Victory Roads. The southern
and eastern property lines are adjacent to open land. The current use is horse paslure with a
single family home which will be moved off site> The OiD' of Me rid iarl has 12'tdomestic water
lines along bmhtoadfronUlges of the site,Sahltarysewerexists>along the Victory > Road
frontage.. only;..... The..closest..pressure irrigatiorl..is.iri'Tuscany.l..akesSubd Ivlsion.. south.. on...t..ocust
GroveandWillneedtooosxtended from there. There are utilities along both frontages
providing power. phone and cable ]"~
Current Site Features
Siteaccess>would be provided from both Locust Grove and Victont Roads. the roadway will
become a private streetto thEftownbouseswith cul;;de..sacs iribNo>locations. Groundwater
monitoring continues to be ~I"forrnedwithlevels varyingseasonallyfroffi6feet below grade to
2.Jeet>below..gradeb .lfe..are considering slab on>grade..floor systems>if.recommended by
MateriBI~T&stitlg& Ins~Ction.Ortsitedrainage will belakerlto the meandering natutalWater
featUt~l..rWetISrids....[)elineatior'l...ReP9rt...was...condUcted.....by....Malerials...Testing &.....Inspebtlon.
One smaUwetland area in the northwest corner wasooserved> Our intentis>to alter thSshape
and locatiorfto>create>a }~wateffeature..:,: natural in>appearance.>:The approval by the..Corpsof
Engineers...is under..teView.......Also...tha>needfofa 4.04...Jmlrmit..is alsO..unde.l' te.View.... <.Tne.. site is
generallyii.flat with....the..exceptioniiof..thei..nadheast....comer...Which....is..elevated...someWhat. This
area wiU...be..recoo4toutedloblehd with. the..majorit,ybf.tbe PrQperty~<..Currenttreemantings in
front ofdfte singleifamilytesidence willremairtwnerenotin conflictwiththErnewaccess drive.
This foliage is mostly wilhin the city buffer. hi; coupledf maples south of the existing residence
will be salvaged if possible.
Outdoor l..ightin9 and Outdoor Service Areas
This communiwwlllC6hforrritdtheOutdoor Lignting Standards 11-3)\'-11. Street lighting will
be 15<footpolemounrel'l.Residenceswillhaveporchlights.<<Outdoor HVAGcondenserswill
be screenedwithlandscapingUmheActivityCentertrash enclosure will be screened with solid
metal gates and stucco finished concrete bloCk construCtion.
Fencing
Community perimeter fencing along east and south property tines will be 6 foot high stucco
finished....concrete.. black....constructior'l...........Private...trellised..rear..patios..WiU...have..paftial..a..foot..bigh
stucco finished concrete>block walls thattie<into the residence characterf Somedocations will
have 4. foot high black wrought iron fencing for separatiorit)f area/The Activiwoenter will
have 6 foot high black wrought iron fencing and<6<J06t high stucco finished concrete block
fencing for personal safety due 10 the swimming pool.
Other Ageopy Comments
lrt.meetlng<witb.Andtea Tuning at ACHD, this application is being processed with Victory and
Locust...Srove identified as..collectQrsireqQirin~f..35feet"Of...right;;of;;,wayC..IbQntinuous..delached
sidewatkswitl be located withir'lthisl'ight--6fiWay;Wheciw buffetWm oe2Q.feet irfwidthper the
CiW'OfMeridian Unified Development Code,Privateaspt'lglt paved streets will be curbed and
gutlered,<24JeefWide:wlttFS:Joofwide concrete>sidewalksaVeach side.1We have met with .Joe
Silva; Meridiar'lDepuw Fire Chief) In responsetOhiscomment$ we will maintain>the 24 foot
wide private streetsrif gated elittances are approvedhEfneeds keyed or switched access.
The streets may nothe used f6rWisitorp~rk'in9sodrivewa~aredesigned to accommodate
two vehicles...per residence....and..nine..additional..sQ9ces....near...the...ActiviW....Center.are....present.
We have provided 10 foot gaps between the residence clusters that enable fire proteclion to
the rear Of the homes.
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2236 Broadway Avenue Boise, Idaho 208.338.9080 208.338.9067 fax
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ConfOrmance to CiW of Meridian COmPrehensive Plan
Weare proposing a small 5.9 acrecommuniw thatimplements the recommendations and
gUidelinessetforthinthe CiW ofMeridianGomprehensiveRlahby Offering social economic
diversityandVariefit inhigher~end housing~<mhisisaccomplishedby:
. Providing owner occupied residenceswithhighquality materials and design
. Mixture of aUachedand:detaCbed.owner occupied residences
. Promoting social economic diversity withinthebifit
. Natural features are maintained and fE%ituredas amenities
. ~ _ _i_ by one organized neigtlll!li:tlOOi'l ~
Chapter \I G. Future
Thisdevelopmenlisuppprts Meridian's desire to offer its citizens modern facilities and living
oppgrtunities. Thedevelopment..ison.twQ..majorcoltectottoutes td..take advaofagei.af
alternative:transpottationtnethoas. This community is small and will not put Pressure on the
existing transportation system.
The land use map recommends this wpe of use and density "medium density - Chapter VII",
Nddensiwb6nu$istequested~..rhe proposeddensib' is<4.64 DU/acret<This development is in
keepingwltb Meridlarl's desire to oe "thoughtfully planneo scfthatl"leighboring uses are
compatible' AvarietYofattractivelanduseswillbEl'located to serve residents as well as
regional shoppers}'~Awiderange ofhousing types willbs developed in orderto ap~al to
families of'\Jarious..incomelevels/~..Ghapter \fll BU..Community..COncerns;this wpaofhousing
mixiwill promoteithernissio:r\of.introducing diversi1;yintesidentialusesv..The..nurftbefof
residencesissmaUwhich wilttiritadversety take over a neighborhood, but compliment
diversity in Meridian's housing inventory.
These residences will support strong income levels "Chapter IV "supporting diversity in social
economics~;......"'he..Clientele...marketed are YQunger..professionals..and..more..likely..near
retirement aged/ihdividuals desiring high qlJiillity residences4hat provide>privapy,4he security
oft.fclose-knitheighborhoodandrtlinimalexteriotrnaintenance;Securiw is strengthened
through gated entrances, close proximity to neighbors and good visibilitY.
Due to the price range of these residences, and limited immediate "play area'l at each
l'esidence,..it..isanticipated..rnostfamilies/willnot..haVEl..children~.......mhisdevelopment..Will not
significantly increase school district enrollment nor butden the district like typical subdivisions
in this area.
The massing of purchased residences is varied. There is a single family home. homes
connecfetlandmulfiplehomesconnectedinvawingnumberS.The exterior appearance is
designed to read as larger homes1 not narrow individual homes.
Chapter V D. Goal I: By rerouting the current waterway (irrigation drainage system) we will
create Clwater feature_thatVisiblysWfesthisis..a..Rural...ldaho..community that endorses nature.
Under Ghapter V. Districts = this is perhaps somewhat a "natural" area.
From lhe comer of VictOry and Locust Grove Roads, the praminate water feature is visible that
adds...reliefto thetypical...major..inrersedtion.features;......Siteamenitiesincludetheprominate
water feature andrelatedvegetationflandscapernaterials that shade residences from summer
south andwestsolar pathsfornamentalandahorticullure blending<of otherpiant materials, an
Activity Center building. outdoor pool and patio areas. watermll, ppnd, bocce courts and
gatdens.
:w:
)Ij m m ~h - ~-
2238 Broadway Avenue Boise, Idaho 208.338.9060 20S.rJ38,OO61 fax
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