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Home My WebLink AboutCC - Department Report COMMUNITY DEVELOPMENT C�E IDIAN*-- DEPARTMENT REPORT °AHO HEARING 4/7/2026 Legend DATE: Project Location TO: Mayor&City Council Area of Impact + City Limits FROM: Nick Napoli,Associate Planner Q Analysis - l_-----208-884-5533 _ nnapoli@meridiancity.org APPLICANT: Jessica Stewart, Midas Corporation ' ' -- SUBJECT: H-2026-0005 I Alamar - LOCATION: Generally located at the Northeast corner of Black Cat Road and Franklin Road in in the SE 1/4 of the SW 1/4 of Section 10,Township 3N,Range 1W. I. PROJECT OVERVIEW A. Summary Development Agreement Modification to amend the building elevations and allow deviations from the Ten Mile Interchange Specific Area Plan design elements such as garage setback requirements, front porch requirement, and garage door configuration. B. Recommendation Planning Division: Approval with amended development agreement C. Decision City Council: Pending D. Table of Contents Community Metrics.............................................................................. II StaffAnalysis..................................................................................... III City/Agency Comments and Conditions...................................................... IV Action.............................................................................................. V Exhibits............................................................................................ VI City of Meridian I Department Report I. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Residential - Existing Zoning TN-R VLA.1 Proposed Zoning TN-R Adopted FLUM Designation Medium High Density Residential VLA.2 Table 2: Process Facts Description Details Preapplication Meeting date 12/19/2025 Neighborhood Meeting 12/30/2025 Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. History Alamar Subdivision was annexed and received preliminary plat approval in 2022, followed by final plat approvals in 2023 and 2024. Phase 2 of the subdivision is currently under review for the City Engineer's signature and is expected to be completed soon. As part of the annexation process,the applicant entered into a Development Agreement that included approved building elevations and specific site design provisions consistent with the Ten Mile Interchange Specific Area Plan. Since that time,the project has been acquired by a new home builder who is requesting modifications to the approved building elevations,garage setback standards, front porch requirement, and garage door configuration. B. General Overview The applicant is requesting to modify the design standards in the development agreement. The applicant's narrative states the modifications are intended to maintain and reinforce the architectural intent,neighborhood character, and pedestrian oriented design that was originally approved. In addition,the proposed changes uphold the original developments intention to avoid repetitive housing forms and to create a visually engaging neighborhood through varied architecture,materials,rooflines, and color palettes. The exhibit below shows the applicants models on different lots throughout the subdivision. Alamar Exteriors by Lot Ingrid II B �. all Copenhagen B Trvali B Stockholm B Erikson A Stockholm B _ Copenhagen A These colors ❑- --- CopenhagenA A Tri com Black Fascia-Stucco Frame/Wood Accent - _ Copenhagen L L� K } � R� � Erikson B ti i m I Tivoli B Bjorn B Bjorn A M Oslo B _ Erikson B � — Bi The design changes the applicant is requesting include amending provision 5.1 f to reduce the garage setback from living area from 16 feet to 12 feet, eliminate the requirement for front City of Meridian I Department Report III. Staff Analysis porches to be fenced or enclosed to help it integrate better with the primary residential facade, and allow garage doors to utilize either 2 single garage doors or 1 double garage door. The design standard for the porch and garage door are in the Ten Mile Interchange Specific Area Plan,which the development agreement requires compliance with. In addition,the 16 feet garage setback from living area was a requirement of the development agreement,which was intended to provide a varied profile for housing; however,with the size of the lots in the subdivision,fitting some models of the different home types cannot fit on the property and meet all the setbacks. Due to the exhibits the applicant has submitted with their request, staff is supportive of the design changes. While some of these changes will alter the TMISAP design elements, staff believes the intent behind these elements will still be upheld with the proposed changes. In addition,the applicant has provided detailed information on how the rest of the subdivision will build out. C. Development Agreement Modifications Existing 5.If. All garages shall be set back at least sixteen(16)feet behind the living area facade of the home. Proposed 5.1f. All garages shall be setback at least twelve 12) feet behind the living area facade of the home. This standard shall apply to all lots within the subdivision. Existing 5.1 c: Future Development of the residential units shall be generally consistent with the required design elements outlined in the Ten Mile Interchange Specific Area Plan and include second story decks on at least 25% of the future residential units to better comply with the design standards. Proposed 5.1c: Future development of the residential units shall be generally consistent with the required design elements outlined in the Ten Mile Interchange Specific Area Plan with the following exceptions: Front porches shall be architecturally integrated with the primary residential facade, garages may utilize either two(2) single _garage doors or a single-plane double garage and include second story decks on at least 25%of the future residential units to better comply with the design standards. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1.1 The amended Development Agreement shall be signed by the property owner(s) and returned to the Planning Division within six(6)months of the City Council approval of the Findings. The addendum shall incorporate the following: a. Modify Provision A: Future Development of this site shall be substantially consistent with the approved plat, landscape plan,phasing plan, and updated building elevations and floor plans included in Section VII and the provisions contained herein, except that phase 1 may be modified to include additional building lots on the 1-acre east leg of the project should a public road connection to W.Atomic Street occur. b. Modify Provision C: Future development of the residential units shall be generally consistent with the required design elements outlined in the Ten Mile Interchange Specific Area Plan with the following exceptions: Front porches shall be architecturally integrated with the primary residential facade, garages may utilizes either two (2) single garage doors or a single-plane double garage door, and include second story decks on at least 25% of the future residential units to better comply with the design standards. City of Meridian I Department Report IV. City/Agency Comments &Conditions c. Modify Provision F: All garages shall be set back at least twelve 12)feet behind the living area facade of the home. This standard shall apply to all lots within the subdivision. V. ACTION A. Staff: Staff recommends approval of the requested Development Agreement Modification per the conditions of approval included in Section IV. B. City Council: VI. EXHIBITS A. Project Area Maps 1. Zoning Map Legend -R�8 Project Location Lg 7— Area of Impact oAnalysis R1 T +Ie� C-N M1 R '15 R-40 I-L - C-G City of Meridian Department Report V. Action 2. Future Land Use r4��H L�J�Re Cis Legend mSltJV Project Location identiaf l 0 Area of Impact �� — o Analysis ntial MU-C High Density I Resld nt al Mixed*Emplo--yment Low I -Med�gh Density Denslty1 ,4 Residential Employm lent I 3. Planned Development Map Legend N Project Location L-g 'T_" City Limits Planned Parcels Area of Impact ® Analysis ---------- ME i [_]�� o d City of Meridian Department Report VI. Exhibits B. Subject Site Photos C. Site Plan(date: 10/16/2024) ,r_auex car,am AL4MAR SUBW ✓SIGN 1VO. T -.mow-.w:pv eA'J iT.'1 Mf the S[014 m Ne Sir IIF a SFCf%W IQ W bgmmL1./.M LT.WNiY,NA4Tl IYa� 26�f F:� v � ��—,—�. ate_• za J • a : �e .,rs-ue� spa ■ + - ,]�..'�.� ,! ti ? �� J 1 J J I''__ J ��••— swwo-�snw�xa�rh£ e,Jeare err XW5 1 , !/ • 'w. V I I' - ~�'�' �� loop �ii� _ �rt .1q.�?JL.•�'i ..rtv� r:�:t� ° ! .•�=Y. �r np• ter �.e''x_•a•-- I-��"�'.J —'1.Y .� �ter. I rr—• ��"'Frrx�crxa�sarwm�ve'rs IJ '� _" `M -+tea- r" _� •, "�-_r•'O v.� a .a,� ��.,-.�.r��,.. •;..=. a �-0pt! ii ...'..l�ry'MAN frc anw•osna f.[i z.r f .n��lY�� Tuis V�4F[xYSws',sn�x Yo,iSSnxrylw�7uw.v ouc .a 5 City of Meridian Department Report VI. Exhibits A Building Elevations and Placement(date: 2/17/2026) Alamar Exteriors by Lot Ingrid fl 6 . Copenhagen B Tivoli 6 Stockholm B Erikson A Stockholm 9 Copenhagen A � - These mlors Copenhagen A Tricorn Black Fascia-Stucco Frame/Wood Accents ! 3 — - - -- White � —_ � Copenhagen s i In 2 RlR Erikson B FT II1� Tivoli B Bjorn 6 Bjorn A _. . LA Oslo B f Erikson a ' Bjorn A City of Meridian Department Report VI. Exhibits Alamar Exteriors by Lot Lot 1611 Bergen II B. Rear Balcony Lot 14/15 Bergen IIA --- -----Rase i REAR Balcony_ - Intl nl�7 � ry� � a Y r _ I Lot z�1 Bergen JII Balcony !� Lot 413 Bergen I B Lot 5/6 Front Baicnny Bergen I A I�I Front Balcony 11 City of Meridian I Department Report VI. Exhibits