Application Materials
Adrienne Weatherly
From:clerk@meridiancity.org
Sent:Tuesday, October 27, 2020 10:58 AM
To:Adrienne Weatherly
Subject:Development Application Transmittals
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Development Application Transmittal
Link to Project Application: Mile High Pines AZ, PP, CUP H-2020-0099
Hearing Date: December 17, 2020
Assigned Planner: Joseph Dodson
To view the City of Meridian Public Records Repository, Click Here
The above “Link to Project Application” will provide you with any further information on the project.
The City of Meridian is requesting comments and recommendations on the application referenced above. To review the
application and project information please click on the application link above. The City of Meridian values transparency
and makes a variety of information available to the public online through our public records repository.
We request that you submit your comments or recommendations prior to the hearing date specified above. When
responding, please reference the file number of the project. If responding by email, please send comments to
cityclerk@meridiancity.org.
For additional information associated with this application please contact the City of Meridian Planner identified above
at 208-884-5533.
Thank you,
City Clerk’s Office
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.888.4433|Email: cityclerk@meridiancity.org
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1
Hearing Date: December 17, 2020
File No.: H-2020-0099
Project Name: Mile High Pines Subdivision
Request:
• Annexation of 17.46 acres of land with a request for C-C (6.04 acres) and R-15 (11.42
acres) zoning districts;
• Preliminary Plat consisting of 3 building lots and 1 common lot on 15.95 acres of land in
the proposed C-C and R-15 zoning districts;
• Conditional Use Permit for a multi-family development consisting of a total of 135
residential units on 11.42 acres in the proposed R-15 zoning district, by Baron Black Cat,
LLC.
Location: The site is located in the southwest corner of N. Ten Mile Rd. and W. Pine Ave., in
the NE ¼ of the SE ¼ of Section 10, Township 3N., Range 1W.
Applicant name:KENT BROWN, KENT BROWN PLANNING SERVICES Phone:2088716842
Applicant address:3161 E SPRINGWOOD DR Zip:83642 Email:kentlkb@gmail.com
Owner name:Phone:Fax:
Owner address:Zip:Email:
Hearing
Applicant Information
Type of Review Requested
File number:H-2020-0099
Assigned Planner:Joseph Dodson
Related Files:
Subject Property Information
Location/street address:3401 W PINE AVE
Assessor's parcel number(s):S1210417250, S1210141925
Township, range, section:3N1W10
Agent name (e.g. architect, engineer, developer, representative):KENT BROWN
Firm name:KENT BROWN PLANNING SERVICES Phone:208-871-6842 Fax:
Address:3161 E SPRINGWOOD DR Zip:83642 Email:kentlkb@gmail.com
Contact name:Phone:Fax:
Contact address:Zip:Email:
Project/Application Name:Mile High Pines - AZ, PP, CUP, PS, DES
Description of Work:Annexation and Zoning of 17.46 acres of land from RUT to C-C and R-15; CUP for 135 multi-family units;
Prelim Plat for 3 building lots and 1 common lot; and Private Streets.
Project Description
Planning Division
HEARING APPLICATION
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
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APPLICATION TYPES
Is this application exempt from fees?:No
Annexation and Zoning - AZ:CHECKED
AZ - Staff Prepared Consensual:No
Conditional Use Permit - CUP:CHECKED
Design Review - DR:CHECKED
Preliminary Plat - PP:CHECKED
Private Street - PS:CHECKED
ADDRESS VERIFICATION
Address Verification Permit Number:LDAV-2020-0617
TYPE OF USE PROPOSED
Residential:CHECKED
Office:CHECKED
Commercial:CHECKED
Multi-Family:CHECKED
PROPERTY INFORMATION
General Location:SWC Ten Mile & Pine
Current Land Use:RESIDENTIAL/AG
Total Acreage:16.46
Prior Approvals (File Numbers):N/A
Traffic Study Required per ACHD:Yes
Has a traffic study been accepted by ACHD:Yes
ZONING DISTRICT(S)
R-15:CHECKED
C-C:CHECKED
FLUM DESIGNATION(S)
Mixed Use Community:CHECKED
Acreage - Mixed Use Community:16.46
PROJECT INFORMATION
Site Plan Date (MM/DD/YYYY):10/21/20
Landscape Plan Date (MM/DD/YYYY):9/29/20
Elevations Date (MM/DD/YYYY):10/1/20
Who will own and Maintain the Pressurized Irrigation System in this Development:property owner
Irrigation District:Nampa Meridian
Primary Irrigation Source:Nampa Meridian
Proposed Building Height:35.2
Existing Floor Area (If Applicable):0
Gross Floor Area Proposed:29,000 +/-
Application Information
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
2
Hours of Operation (Days and Hours):0
Number of Standard Parking Spaces Provided:442 comm/319 res
Number of Compact Parking Spaces Provided:0
Number of Residential Units:135
Minimum Square Footage of Living Area (Excluding Garage):681
Gross Density:8.2
Net Density:10.68
What was the date of your pre-application meeting?:6/11/2020
What was the date of your neighborhood meeting?:9/16/2020
In Reclaimed Water Buffer:Yes
AZ / RZ ONLY
R-15:CHECKED
Acreage - R-15:11.42
C-C:CHECKED
Acreage - C-C:6.04
MULTI-FAMILY
Total Number of Units:135
Number of 1 Bedroom Units:44
Number of 2-3 Bedroom Units:91
Number of 4+ Bedroom Units:0
Number of Units Containing 500 sq. ft. or Less:0
Number of Units Containing 500-1,200 sq. ft.:77
Number of Units Containing 1,200+ sq. ft.:58
PLATS ONLY
Number of Building Lots:3
Number of Common Lots:1
Total Number of Lots:4
Minimum Lot Size:.59
Average Lot Size:3.99
Area of Plat:16.46
Plat Date (MM/DD/YYYY):10/21/20
QUALIFYING OPEN SPACE
Open Grassy Area (min. 50' x 100'):CHECKED
Plaza(s):CHECKED
Collector Street Buffer(s):CHECKED
Arterial Street Buffer(s):CHECKED
10' Parkway Along Arterials:CHECKED
Other Qualified Open Space:1.15
Acres of Qualified Open Space:2.47
Percentage of Qualified Open Space:10.9
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
3
QUALIFYING SITE AMENITIES
Clubhouse:CHECKED
Fitness Facilities:CHECKED
Enclosed Bike Storage:CHECKED
Picnic Area:CHECKED
Neighborhood Business Center:CHECKED
Swimming Pool:CHECKED
Children's Play Structure:CHECKED
Pedestrian or Bicycle Circulation System:CHECKED
Park and Ride Lot:CHECKED
Walking Trails:CHECKED
TIME EXTENSION INFORMATION
Number of months extension:24
APPLICATION DISCLAIMER
I have read and accept the above terms:CHECKED
Your signature:KENT BROWN
MISC
Is new record:No
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
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KENT BROWN
PLANNING SERVICES
3161 E Springwood Dr Meridian, Idaho 83642 Tel.: 208-871-6842
Date: October 22, 2020
Attn: Joe Dodson
Meridian City Hall
33 E. Broadway Ave
Meridian, ID 83642
RE: Modern Craftsman at Ten Mile -- Request for Annexation, Rezone, Preliminary Plat,
Conditional Use Permit, and Private Street approval for Mile High Pines Subdivision
Dear Planning Staff, Planning and Zoning Commissioners, Mayor, and City Council Members:
Baron Ten Mile LLC (“Baron”) is pleased to submit applications for the Modern Craftsman at Ten Mile,
a mixed-use residential, professional office, and retail/commercial development on the southwest corner
W. Pine Avenue and N. Ten Mile Road. Applications include an annexation/rezone, conditional use
permit, preliminary plat, and private street approval. The property will be platted as Mile High Pines
Subdivision.
BARON PROPERTIES
Since 1983, Baron has been committed to providing high quality apartment living through the
management and development of lifestyle rental communities. Baron operates in eight markets across
the United States, employs over 105 individuals, and manages 16 multi-family communities. Baron
prides itself on creating first-class communities with premier amenities and attentive property
management with exceptional maintenance teams. Baron aims to create communities that embody the
unique characteristics of each property’s surrounding location through detail-oriented design and
hands-on property management.
COMMUNITY SUMMARY
Modern Craftsman At Ten Mile will offer 135 high-end leasable residential units and over 23,000 SF
for non-residential mixed-use commercial. Appealing modern architecture, extensive amenities,
walkable layout, and abundant landscaping will evoke the spirit of community. Designed for multiple
generations, Modern Craftsman will provide spacious floor plans, sustainability initiatives, smart
home integration, luxurious finishes, and ample storage.
EXISTING SITE
The site is 16.46 acres and consists of two parcels S1210417250 & S1210417221 (collectively, the
“Property”). Each parcel has a house and out buildings, all of which will be removed. The Property is
zoned RUT and surrounded on three sides by the City of Meridian.
ANNEXATION/REZONE
The Property is contiguous to the City of Meridian. All public utilities are available to serve the
Property with water and sewer from Meridian. We are requesting C-C (Community Business)
zoning for 6.01 acres and R-15 (Medium-High Density Residential) for 11.42 acres.
Modern Craftsman At Ten Mile
Request for Annexation/Rezone, Preliminary Plat, Conditional Use, & Private Street Approval
for Mile High Pines Subdivision
3161 E Springwood Dr Meridian, Idaho 83642 Tel.: 208-871-6842
Consistent with the Comprehensive Plan FLUM designation of Mixed Use Community for the
Property, Modern Craftsman at Ten Mile includes at least three land use types and vertical and
horizontal integration between residential and non-residential uses.
The residential component includes a mixture of building types, including: two-story townhomes,
attached single-story duplexes, and detached single-story homes with and without garages. This
diverse range of residential structures and unit types enables the for-rent community to live, feel,
and appear like a neighborhood rather than an apartment complex.
The commercial business area along Ten Mile Road and along both sides of the Pine Avenue access
will accommodate approximately 17,842 SF of commercial and mixed uses such as restaurant, retail,
office, medical office, or daycare, pending user demand for the site.
The community will include two vertically-integrated live/work buildings, which Baron recently
introduced at their Modern Craftsman at Black Cat neighborhood. Live/work buildings provide
commercial space on the ground floor and residential living on the second floor. The two buildings
will support approximately 10,800 SF (5400 in each building) of commercial mixed use space,
supporting a wide variety of opportunities to serve community residents such as a coffee shop or yoga
studio.
The centrally-located clubhouse includes 535 SF of work-from-home office space and private offices
for resident use as well as community meeting space. This integrated use saves vehicle trips and
provides a live-work opportunity that is in high demand among young and seasoned professionals
alike. The clubhouse also includes a common area kitchen and coffee bar, a fitness center, and flex
seating and meeting space throughout the structure.
Residences are connected to the clubhouse amenities, and commercial mixed uses through
landscaped and hardscaped pathways and decorative crosswalks. All of these elements together
provide a functional and desirable mixed use environment, with places to live, play, work and shop
all in one small integrated community.
PRELIMINARY PLAT SUBDIVISION
The subdivision consists of four (4) lots, three (3) buildable and one (1) common. The three (3)
buildable lots are two (2) commercial lots and one (1) residential/commercial lot. The commercial
portion of the residential lot is the ground floor of live/work buildings, totaling 10,140 sf. The one
(1) common lot is the required street buffer lots on W. Pine Avenue and N, Ten Mile Road.
PRIVATE STREETS
Baron is proposing private streets throughout the Modern Craftsman At Ten Mile. The residential
portion of the Project will be located within a single lot. Public streets are not necessary to provide
connectivity through the community and would change the look and feel of the neighborhood. Private
streets allow privacy and help foster a pedestrian-friendly community. We will ensure there is clear
signage for directing emergency responders to specific residences. Baron will be responsible for
maintenance of the private streets.
CONDITIONAL USE PERMIT
Baron requests approval of a conditional use permit to allow a multifamily use. Modern Craftsman
Modern Craftsman At Ten Mile
Request for Annexation/Rezone, Preliminary Plat, Conditional Use, & Private Street Approval
for Mile High Pines Subdivision
3161 E Springwood Dr Meridian, Idaho 83642 Tel.: 208-871-6842
homes are available to rent, and this lifestyle is in high demand. The unique design of the Modern
Craftsman at Ten Mile feels and lives like a single-family residential community with detached and
attached homes. Residents will be able to enjoy living in a private home, surrounded by community
amenities, without the upkeep of typical of home ownership. These residents are renting by choice,
not because of necessity.
Modern Craftsman will include a mix of building types including: townhomes, attached single story
duplexes, and detached single story homes. Buildings will have a variety of roofing and siding styles
throughout the community. Avoiding repetition, each section of Modern Craftsman will be different
with unique views at every turn. The elevated style of the mixed flat and sloped roofs with tasteful
exterior packages will make these homes stand out.
There will be mixture of one, two, and three bedroom units to meet the needs of a wide range of
residents. The following chart describes the variety of housing options the residents will be able to
choose from:
Modern Craftsman Unit Mixture
Type of Unit Percentage
1 Bedroom/1 Bath, 1-Story 24%
1 Bedroom/1 Bath, 2 Story(Live /work units ) 9%
2 Bedroom/2 Bath (Types A & B), 1-Story 25%
3 Bedroom/2 Bath, 1-Story 12%
2 Bedroom/2 ½ Bath, Attached with Garage, 2-
Story 25%
3 Bedroom/2 ½ Bath, Attached with Garage, 2-
Story 5%
Each residence will enjoy their own private open space. All have patios, and—unique to this development
style—most units also have private yards ranging from 350 SF-925 SF.
The community includes 30 detached 10x20 garages, 42 attached to unit garages, and 104 covered
parking spaces. Storage is provided through 85 6x10 self-storage lockers, available for rent to
residents, located in and throughout the community and housed within the enclosed parking garage
buildings. The self-storage allows residents to size their living space to what they really want and use,
while still providing close-proximity storage for occasional need items, saving them from having to
travel to/from off-site storage.
The development will be bordered by 35 and 20 foot landscape buffers on Pine Avenue and Ten Mile
Road, respectively, providing privacy for residents. The community will include a network of
pathways, accompanied by extensive landscaping, which will allow residents to easily access various
parts of the community.
Modern Craftsman At Ten Mile
Request for Annexation/Rezone, Preliminary Plat, Conditional Use, & Private Street Approval
for Mile High Pines Subdivision
3161 E Springwood Dr Meridian, Idaho 83642 Tel.: 208-871-6842
AMENITIES
Modern Craftsman At Ten Mile will include extensive amenities. Designed with modern architecture
and attractive gathering places, residents will find a variety of means to entertain, exercise, and live
productively. These amenities exceed the City of Meridian’s requirements of two (2) site amenities
and include:
• Clubhouse with Pool & Coworking spaces
• Community Park with Playground
• Picnic Shelter with BBQ
• 85 – 6x10 Tenant Storage Units
• 104 – Covered Parking Spaces
• 30 – Detached 10x20 Garages
• 42 – Attached in Unit Garages
• Parcel Boxes with additional lockers at
Clubhouse
• Community Pathways
• 2.77 Acres, or 16.8%, of Open Space 2.47
Acres, or 10.9% Qualified Open Space
• Copious amounts of well-maintained
green space and lush landscaping
• Luxury Interiors and Appliances
All common area amenities will be complimentary. Additional fees will be applied for residents
who want to add on additional features like surround sound, cameras, etc. Baron prides itself on its
attentive property management with exceptional maintenance teams to ensure the community
remains attractive and welcoming to the residents and surrounding neighbors for the long term.
OUR RESIDENTS
Millennials and Baby Boomers are targeted demographics for the Modern Craftsman community:
Millennials who have entered a career path, are looking to settle down, and perhaps wanting to
start a family; and Baby Boomers who have sold their home and want to live in a quality
neighborhood among a diverse demographic with no maintenance responsibilities.
Modern Craftsman’s architecture, amenities, connected mixed uses, walking paths, and worry-free
upkeep provide our residents with a unique and enriching living experience.
Thank you for allowing Baron and Kent Brown Planning Services to work with you on another
successful project for the City of Meridian.
Sincerely,
Kent Brown
Planner
MILE HIGH PINES SUBDIVISION
VICINITY MAP
43°35'57.87" N 116°24'58.32" W
Scale: 1 inch approx 1000 feet
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CITY OF MERIDIAN
PRE-APPLICATION MEETING NOTES
Project/Subdivision Name: Ten Mile & Pine Date: 2/4/20
Applicant(s)/Contact(s): Kent Brown, Deb Nelson, Greg Hector, Anita, Tim
City Staff: Sonya, Bill, Caleb, Joe B., Joe D., Denny, Codee, Kerri, Scott, Terri, Kim W., Sam
Location: SWC of Ten Mile Rd. & Pine Ave. Size of Property: 16.44
Comprehensive Plan FLUM Designation: MU-C (density s/b 6-15 units/acre & a mix of land use types s/b provided – see pgs. 3-11 thru
313 and 3-15 thru 3-16 in Comp Plan)
Existing Use: (2) SF homes & ag land Existing Zoning: RUT
Proposed Use: MFR [2-story townhome style (45 units) & 1-story SFR detached style (86 units)] & commercial Proposed Zoning: R-15 & C-C
Surrounding Uses: Rural residential/ag land (north & west); RR tracks (south); commercial (bank, c-store/fuel facility and church (east)
Street Buffer(s) and/or Land Use Buffer(s): 25’ wide street buffer req. along Ten Mile Rd. & 20’ req. along Pine Ave., collector,
landscaped per the standards in UDC 11-3B-7C with detached sidewalks; a 25’ wide buffer to residential uses is required on the C-C
zoned property landscaped per the standards in UDC 11-3B-9C
Open Space/Amenities/Pathways: Min. 10% qualified open space & (1) site amenity is required per the standards in UDC 11-3G-3;
additional common open space & site amenities are required in UDC 11-4-3-27; the PMP depicts a pathway along southern boundary,
landscaping is required adjacent to pathways per the standards in UDC 11-3B-12C; detached sidewalks along Pine & Ten Mile
Access/Stub Streets/Street System: Extend Pine Ave. as a collector street per the Master Street Map with the 1st phase; access should
comply with UDC 11-3A-3 and Fire Dept. emergency access requirements; if a public stub street is provided to this property from the
property to the west, it should be extended as a public street through this site – if this property comes in for development first, a
driveway with a cross-access easement may be provided; “alleys” s/b changed to private streets (alleys are required to have access via
a public street)
History: None
Additional Meeting Notes: Property boundary adjustment to reconfigure 2 existing parcels (submit prior to AZ & CUP applications)
Annexation w/R-15 & C-C zoning consistent with MU-C FLUM designation; future development should comply with the
dimensional standards in UDC Table 11-2A-7 (R-15) and 11-2B-3 (C-C) & the FLUM designation in the Comp Plan
Elevations & site design shall comply with design standards in UDC 11-3A-19 & the Architectural Standards Manual – Residential
& commercial should incorporate similar design elements/materials
Narrative should explain how project is consistent with Mixed Use & specifically the MU-R designation (see pgs. 3-13 & 3-15 thru
3-16); revise plans if necessary
Conditional use permit required for multi-family development in R-15 district; comply with specific use standards in UDC 11-4-3-27
Comply with parking standards for multi-family dwellings in UDC Table 11-3C-6 and 11-3C-6B.1 for non-residential uses – guest
parking should be provided for MFR development
Submit parking plan showing availability of parking for guests in addition to the minimum required for residents
Dedicate ROW for the extension of Pine Ave. via deed & construct w/1st phase; if property to west develops first & provides a public
stub street to the west boundary of this site, a plat will be required to dedicate ROW for extension of the public street
Comply with Building Code requirements for building separation, property lines/walls, etc. (coordinate w/Sam Zahorka)
Provide private streets for addressing purposes within development; comply with standards in UDC 11-3F-4 – a “driveway” shall be
provided for access via Ten Mile as private driveways can’t connect to arterial streets (or apply for alternative compliance)
Common areas should be visible from the street & not hidden behind structures (CPTED) –coordinate w/Scott Colaianni, Police Dept.
Addressing should be provided at the main street for alley accessed units & units internal to the development for emergency access
Police Dept. would like to see the Ten Mile/Pine intersection upgraded/improved before or concurrent with proposed development &
Pine extended for through access via Black Cat
Development should be consistent with Comp Plan policies for Mixed Use & MU-C designated areas – provide pedestrian &
vehicular connectivity internally as well as with adjacent properties, integrate commercial & residential uses, etc.
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, ACHD,
at 387-6178 for information in regard to a TIS, conditions, impact fees and process.
Other Agencies/Departments to Contact:
X Ada County Highway Dist. (ACHD)
Idaho Transportation Dept. (ITD)
Republic Services
Central District Health Department
Nampa Meridian Irrigation Dist. (NMID)
Settler’s Irrigation District
X Police Department
(common areas)
CITY OF MERIDIAN
PRE-APPLICATION MEETING NOTES
Fire Department
Public Works Department
Building Department
X Parks Department, Kim
Other:
Application(s) Required:
Administrative Design Review
Alternative Compliance
X Annexation with R-15 & C-C zoning
City Council Review
Comprehensive Plan Amendment – Map
Comprehensive Plan Amendment – Text
X Conditional Use Permit for MFR in R-15
Conditional Use Permit Modification/Transfer
Development Agreement Modification
Final Plat
Final Plat Modification
Planned Unit Development
Preliminary Plat to subdivide property
X Private Street
Rezone
Short Plat
Time Extension – Council
UDC Text Amendment
Vacation
Variance
X Property Boundary Adjustment
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 P lan may
affect your submittal and/or application. This pre-application meeting shall be valid for four (4) months.
CITY OF MERIDIAN
PRE-APPLICATION MEETING NOTES
Project/Subdivision Name: Ten Mile & Pine (Baron at Ten Mile) Date: 06/11/2020
Applicant(s)/Contact(s): Kent Brown, Deb Nelson, Greg Hector, Matt Riggs, Dave Bailey
City Staff: Joe D, Bill, Joe B., Brian, Scott, Terri, Kim W., Sam
Location: SWC of Ten Mile Rd. & Pine Ave. Size of Property: 16.44
Comprehensive Plan FLUM Designation: MU-C (density of 6-15 units/acre & a mix of land use types are required to be provided – see
pgs. 3-11 thru 3-13 and 3-15 thru 3-16 in Comp Plan)
Existing Use: (2) SF homes & Ag land Existing Zoning: RUT
Proposed Use: MFR – 2-story townhome style (45 units) & 1-story SFR detached style (86 units)] & commercial
Proposed Zoning: R-15 & C-C
Surrounding Uses: Rural residential/ag land (north & west); RR tracks (south); commercial (bank, c-store/fuel facility and church (east)
Street Buffer(s) and/or Land Use Buffer(s): 25’ wide street buffer req. along Ten Mile Rd. & 20’ req. along Pine Ave., collector,
landscaped per the standards in UDC 11-3B-7C with detached sidewalks; a 25’ wide buffer to residential uses is required on the C-C
zoned property landscaped per the standards in UDC 11-3B-9C.
Open Space/Amenities/Pathways: Min. 10% qualified open space & (1) site amenity is required per the standards in UDC 11-3G-3;
additional common open space & site amenities are required in MF specific use standards, UDC 11-4-3-27; the PMP depicts a pathway
along southern boundary, landscaping is required adjacent to pathways per the standards in UDC 11-3B-12C; detached sidewalks
along Pine & Ten Mile are required per UDC 11-3A-17.
Access/Stub Streets/Street System: Extend Pine Ave. as a collector street per the Master Street Map with the 1st phase; access
should comply with UDC 11-3A-3 and Fire Dept. emergency access requirements; if a public stub street is provided to this property
from the property to the west, Staff recommends it should be extended as a public street through this site – if this property comes
in for development first, a driveway with a cross-access easement may be provided; “alleys” s/b changed to private streets (alleys are
required to have access via a public street).
Providing a public street through the site from the property to the west and up to Pine could help with potential cut-through traffic and
integration. The public street could act as both a delineation between the commercial and residential and integrate the two if done with
traditional neighborhood design. Fronting the residences on the streets rather than the parking is recommended.
History: None
Additional Meeting Notes: Property boundary adjustment to reconfigure 2 existing parcels (submit prior to AZ & CUP applications)
Annexation w/R-15 & C-C zoning consistent with MU-C FLUM designation; future development should comply with the
dimensional standards in UDC Table 11-2A-7 (R-15) and 11-2B-3 (C-C) & the FLUM designation in the Comp Plan
Elevations & site design shall comply with design standards in UDC 11-3A-19 & the Architectural Standards Manual – Residential
& commercial should incorporate similar design elements/materials
Narrative should explain how project is consistent with Mixed Use & specifically the MU-C designation (see pgs. 3-13 & 3-15 thru 3-16); revise plans if necessary
Conditional use permit required for multi-family development in R-15 district; comply with specific use standards in UDC 11-4-3-27
Comply with parking standards for multi-family dwellings in UDC Table 11-3C-6 and 11-3C-6B.1 for non-residential uses – guest
parking should be provided for MFR development
Submit parking plan showing availability of parking for guests in addition to the minimum required for residents
Dedicate ROW for the extension of Pine Ave. via deed & construct w/1st phase; if property to west develops first & provides a public
stub street to the west boundary of this site, a plat will be required to dedicate ROW for extension of the public street
Comply with Building Code requirements for building separation, property lines/walls, etc. (coordinate w/Sam Zahorka)
Provide private streets for addressing purposes within development; comply with standards in UDC 11-3F-4 – a “driveway” shall be
provided for access via Ten Mile as private driveways can’t connect to arterial streets (or apply for alternative compliance)
Common areas should be visible from the street & not hidden behind structures (CPTED) –coordinate w/Scott Colaianni, Police Dept.
Addressing should be provided at the main street for alley accessed units & units internal to the development for emergency access
Police Dept. would like to see the Ten Mile/Pine intersection upgraded/improved before or concurrent with proposed development &
Pine extended for through access via Black Cat
Development should be consistent with Comp Plan policies for Mixed Use & MU-C designated areas – provide pedestrian &
vehicular connectivity internally as well as with adjacent properties, integrate commercial & residential uses, etc. A gated community would not be supported by staff because of its lack of integration – Staff may support a portion of the site being
gated if designed appropriately (off of the recommended public street perhaps).
The City is very concerned with losing commercial area to more residential area on mixed use designated properties; Staff highly recommends expanding the commercial portion of this site to include future employment centers, as noted in the mixed use and MU-C policies and text in the comp. plan.
CITY OF MERIDIAN
PRE-APPLICATION MEETING NOTES
Integration is key – more integration between the commercial and residential should be proposed. Please see example layouts in Comp Plan for what the City envisions (see attached cut-sheets).
Please schedule another pre-app meeting with staff after redesign.
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, ACHD,
at 387-6178 for information in regard to a TIS, conditions, impact fees and process. Other Agencies/Departments to Contact:
X Ada County Highway Dist. (ACHD)
Idaho Transportation Dept. (ITD)
Republic Services
Central District Health Department
Nampa Meridian Irrigation Dist. (NMID)
Settler’s Irrigation District
X Police Department (common areas)
Fire Department
Public Works Department
Building Department
X Parks Department, Kim
Other:
Application(s) Required:
Administrative Design Review
Alternative Compliance
X Annexation with R-15 & C-C zoning
City Council Review
Comprehensive Plan Amendment – Map
Comprehensive Plan Amendment – Text
X Conditional Use Permit for MFR in R-15
Conditional Use Permit Modification/Transfer
Development Agreement Modification
Final Plat
Final Plat Modification
Planned Unit Development
Preliminary Plat to subdivide property
X Private Street
Rezone
Short Plat
Time Extension – Council
UDC Text Amendment
Vacation
Variance
X Property Boundary Adjustment
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.
Some examples of Mixed Use and integration:
Neighborhood/Community Mixed Use
Cedar Mills (G5CX+CQ Beaverton, Oregon)
• https://goo.gl/maps/6nW5ZvA5okfh1bug8
Cedar Hills Area (multifamily integration, on-street parking)
• https://goo.gl/maps/wtQqR5LySeKH4BAZ7
• https://goo.gl/maps/WXwrvpigivwpiqSJ6 (Street View)
Integrated multifamily (Gramercy Villas, Meridian)
• https://goo.gl/maps/ffXqeQ82UHVZwVSc7
Preliminary Plat X
Review Date:Final Plat
Project Name:T/R/S
Parcel Number(s):
Project/Plat Applicant:Phone No:
City/County Agency:
Proposed Street Names:Comments
1 X
2 B
3 A
4 X
5 X E
6 X
7 A
8 A
9 X E
10 X
11 E
12 A
13 X
14 XPARULO
Replace N PLATTE RIVER LN with an approved ALTERNATIVE NAME
ALTERNATIVE NAMES
ROBIN Sounds like existing Robbins
PHOEBE
W NEWLAND LN
N PLATTE RIVER LN Sounds like existing Pack River. Change to a new unique name.
N SIDE CREEK LN Sounds like existing Slide Creek. Change to a new unique name.
THE FOLLOWING EXISTING STREET NAMES SHALL APPEAR ON PLAT
September 21, 2020
Mile High Pines Sub
S1210417221, S1210417250
W PINE AVE N TEN MILE RD W TREVA DR
N DOVE VALLEY LN
Kent Brown Planning 208-871-6842
Aligns w/ Meadowpine. Change to W Meadowpine Ln
Sounds like existing Montebello. Change to either N Rangeview Ln
or N Peoria Park Ln.
**All streets must include PVT under street name**
NOTE: If there are corrections and changes recommended, please make these changes on the subdivision plat and
Include proposed W TREVA LN
ADA COUNTY STREET NAME REVIEW
Keep for N/S segment or use RangeviewCore StreetApprovedSee CodeBelowDeniedN RANGEVIEW LN Keep as N/S segment for use Peoria Park
N WOOD RIM LN
UNNAMED SEGMENT Needs a new unique name. Aligns w/ Cliff Creek. Change to N Cliff
Creek Ln.
Add N CLIFF CREEK LN to N/S unnamed segment as indicated on plat
3N1W10
Meridian AOI
PLEASE MAKE THE FOLLOWING CHANGES OR CORRECTIONS
W LITTLETON LN
N MONTBELLO LN
N PEORIA PARK LN
N PIKES PEAK LN
Replace W LITTLETON LN with W MEADOWPINE LN
Replace N MONTBELLO LN with either N RANGEVIEW LN or N PEORIA PARK LN
Add existing W TREVA DR for reference
Page 1 of 2
A Sounds like an existing street
B Alignment with existing street
C Duplicate street name within Ada County
D Street name exceeds 13 letters
E Other
due to design changes, time constraints and or previous recorded plat street alignments.
The overall final street names are subject to change at Final Plat phase levels
Codes/criteria regarding denial
presented to the Ada County Surveyor at time of recording.
resubmit to the Ada County Assessor. A final review with no changes required and the matching plat must be
Page 2 of 2
Label under each street name with PVT to show that it's a private street.
W Ebbtide Street
W Pine AvenueW MeadowpineStreet N HavenCoveAvenueW Hearst Street
W FreestyleLane
W Dover Drive W Wave DriveN LauderhillWayN
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k Wa
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N Ten Mile RoadW ParkCreek DriveW Meadowpine Street N CliffCreekAvenueW Park Creek Drive
W ParkCreekDriveW ParkCreekDriveN ClaraAvenueW Dover Drive
W Bra nd y w ineLane
W Newland Street N MirrorCreekPlaceN CliffCreekPlaceN Alpha LaneN CherryCreek PlaceN HavenCoveAvenueW H e a rs tC o u rtN Oxwich AvenueW Acarrera CourtW BigCreekCourtN RoperPlaceN ManshipAvenueN IronCreekPlaceW BunnyHill LaneN Scotney AvenueW Sh ery l D r iv e
N Ocean AvenueW Pine Avenue
N
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W Ebbtide Court
N Manship LaneW SalmonCreek Street
W Sheryl Street
W Willard Street
W Santa Clara Drive
N StuckerAvenueW Wave Drive
N BrittPlaceW Forecast Street
W Jayton Drive
N
H
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v
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n
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v
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la
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eN Clara AvenueW Gillette Drive
N Oxwich AvenueN HavenCove AvenueN CarisbrookeAvenueN Stucker AvenueW FarlamStreet N Ash Pi
ne WayN BonsaiLaneW S n y d e rStreetN Li
t
t
l
eCr
eekAvenueN Carisbrooke AvenueW Acarrera Lane
N As
h
Pi
n
e
Wa
yN KirkbrideAvenueN OakCreek WayW B i g C r e e k D r i v e
W S ta te
S tr e e tN FullerPark LaneW TownCreekDriveN ScotneyAvenueN LightningPlaceW Wave Court
N ManshipAvenueW F a r l a mDrive N Deer CreekLaneN
G
ra
y
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d
Pla
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N GrayCloud WayW MarbethDriveN Delaney WayN Victor WayW Marbeth Court
W Spruce Creek Drive
W T re v a D riv e
W C a r lt o n S t r e e t
N Keagan WayW B lu e C r e e k D r iv e
N Gray Cloud Way
3N1W 113N1W10
Ê
ADA COUNTY ASSESSORLand Records DivisionGeographic Information Systems190 E. Front Street, Ste. 107Boise, ID 83702
This map is made from data copyrighted by Ada County.Ada County shall not be liable for inaccuracies or misuse of this map. Maps bearing this disclaimer may be photocopied freely.However, use in any digital form requires the written permission of Ada County.
1 inch = 500 feet
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DAHO 8272NOT FORCONSTRUCTIONTEL 208-938-0013
www.baileyengineers.com
1119 E. STATE ST., SUITE 210
EAGLE, ID 83616
CIVIL ENGINEERING|PLANNING|CADD
ailey Engineering, Inc.OWNERSBARON TEN MILE LLC1401 17TH ST STE 700DENVER CO. 80202DEVELOPERBARON PROPERTIES LLC1401 17TH ST STE 700DENVER CO. 80202ENGINEERDAVID A. BAILEY, P.E.BAILEY ENGINEERING, INC.1119 E. STATE ST., SUITE 210EAGLE, ID 83616938-0013PLANNER/CONTACTKENT BROWNKENT BROWN PLANNINGSERVICES3161 E SPRINGWOOD DRMERIDIAN, ID 83642208 871-6842ZONINGEXISTING - RUTPROPOSED - R-15 AND C-CSEWAGE DISPOSALMERIDIAN CITY SEWERWATER SUPPLYMERIDIAN CITY WATERCITYMERIDIAN CITYSCHOOL DISTRICTWEST ADAFIRE DISTRICTMERIDIANIRRIGATION DISTRICTNAMPA MERIDIAN IRRIGATIONDISTRICT
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DAHO 8272NOT FORCONSTRUCTIONTEL 208-938-0013
www.baileyengineers.com
1119 E. STATE ST., SUITE 210
EAGLE, ID 83616
CIVIL ENGINEERING|PLANNING|CADD
ailey Engineering, Inc.ZONINGEXISTING - RUTPROPOSED - R-15 AND MU-CSEWAGE DISPOSALMERIDIAN CITY SEWERWATER SUPPLYMERIDIAN CITY WATERCITYMERIDIAN CITYSCHOOL DISTRICTWEST ADAFIRE DISTRICTMERIDIANIRRIGATION DISTRICTNAMPA MERIDIANIRRIGATION DISTRICTOWNERBARON TEN MILE LLC1401 17TH ST # 700DENVER CO, 80202DEVELOPERBARON PROPERTIES.1401 17TH ST STE 700DENVER CO. 80202ENGINEERDAVID A. BAILEY, P.E.BAILEY ENGINEERING, INC.1119 E. STATE ST., SUITE 210EAGLE, ID 83616PLANNER/CONTACTKENT BROWNKENT BROWN PLANNING SERVICES3161 E SPRINGWOOD DRMERIDIAN, ID 83642208 871-6842DEVELOPMENT FEATURESTOTAL PARCEL - 16.46 ACRESTOTAL LOTS - 4RESIDENTIAL LOT - 12.63 ACRES - 76.7% COMMERCIAL LOT - 2.32 ACRES - 14.1%COMMON LOT (BUFFERS) - 1.00 - 6.1% AREA TO PINE AVE. ROW - .50 ACRES - 3.1%TOTAL DWELLING UNITS - 135UNIT MIX -1 BEDROOM/1BATH - 32 - 24%2 BEDROOM/2BATH - A - 8 - 6% 2 BEDROOM/2BATH - B - 25 - 19% 3 BEDROOM/2BATH - 16 - 12% 6-PLEX UNITS - 42 - 31%LIVE/WORK UNITS - 12 - 9%RESIDENTIAL DENSITY:-8.20 DU/ACRES GROSS-10.68 DU/ACRES NET W/O ROW, BUFFERS & COMMERCIALCOMMERCIAL ENVELOPES TOTAL - 26,072 SF-CLUBHOUSE/OFFICE/MEETING - 3,491 SF-COMMERCIAL - 12,441 SF-LIVE/WORK COMMERCIAL - 10,140 SFOPEN SPACE (ALSO SEE OPEN SPACE PLAN - OS-1)GROSS OPEN SPACE - 2.77 ACRESQUALIFIED OPEN SPACE - 2.47 ACRES (10.9%)USEABLE COMMUNITY OPEN SPACE - 50,946 S.F.PRIVATE USEABLE OPEN SPACE - 49,928 S.F.TOTAL REQUIRED: 294 SPACESRESIDENTIAL PARKING - TOTAL REQUIRED PER CODE: 2421 BEDROOM - 32 * 1.5 PER = 48 SPACES W/ 32 COVERED2 BEDROOM-A - 8 * 2 PER = 16 SPACES W/ 8 COVERED2 BEDROOM-B - 25 * 2 PER = 50 SPACES W/ 25 COVERED3 BEDROOM - 16 * 2 PER = 32 SPACES W/ 16 COVERED6-PLEX - 42 UNITS * 2 PER = 84 SPACES W/ 42 COVEREDLIVE/WORK RESIDENTIAL * 1 PER = 12 SPACES W/ 0 COVEREDCOMMERCIAL PARKING - TOTAL REQUIRED PER CODE: 52 SPACESCLUBHOUSE - 3,491 S.F. @ 1 PER 500 S.F. = 7 SPACESCOMMERCIAL - 12,441 S.F. @ 1 PER 500 S.F. = 25 SPACESLIVE/WORK COMMERCIAL - 10,140 @ 1 PER 500 S.F. = 20 SPACESPARKING:442 - TOTAL AVAILABLE PARKING COMMERCIAL81 - TOTAL PARKING73 - PARKING STALLS8 - HCAP0 - COVERED LIVE/WORK30 - TOTAL PARKING28 - PARKING STALLS2 -HCAP0 - COVERED OFFICE/ CLUBHOUSE12 - TOTAL PARKING10 - PARKING STALLS2 - HCAP0 -COVERED APARTMENTS319- TOTAL PARKING - 2.36 STALLS/UNIT183 -OPEN PARKING STALLS8 - HCAP14 - PARALLEL PARKING GUEST SPACES218- COVERED30 - DETACHED GARAGE SPACES 10'x20'84 - GARAGE SPACES IN ATTACHED UNITS104 -CARPORTS40 - TOTAL BICYCLE PARKING -10 - OFFICE/CLUBHOUSE10 - COMMERCIAL20 - APARTMENTS5 - TOTAL STORAGE UNITSWITH 17 STORAGE SPACES EACH = 85 SPACES3 - TOTAL TRASH DUMPSTERS3 - APARTMENTSNOTE: DESIGN OF COMMERCIAL SPACE WILL REQUIRE ADDITIONAL DUMPSTER SIZED FOR COMMERCIAL USE.
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DAHO 8272NOT FORCONSTRUCTIONTEL 208-938-0013
www.baileyengineers.com
1119 E. STATE ST., SUITE 210
EAGLE, ID 83616
CIVIL ENGINEERING|PLANNING|CADD
ailey Engineering, Inc.
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DAHO 8272NOT FORCONSTRUCTIONTEL 208-938-0013
www.baileyengineers.com
1119 E. STATE ST., SUITE 210
EAGLE, ID 83616
CIVIL ENGINEERING|PLANNING|CADD
ailey Engineering, Inc.
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DAHO 8272NOT FORCONSTRUCTIONTEL 208-938-0013
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1119 E. STATE ST., SUITE 210
EAGLE, ID 83616
CIVIL ENGINEERING|PLANNING|CADD
ailey Engineering, Inc.OPEN SPACEUDC 11-3G10% Open Space for Projects >5 acresOpen Space Required = 16.46 acres* 10% = 1.65 acresOpen Space Provided:Clubhouse - 15,493 sf * 100% = 0.36 acresTen Mile Rd. Buffer - 26,161 sf * 50% = 0.30 acresPine Ave Buffer - 17,612 sf * 100% = 0.40 acresArea A - 26,851 sf * 100% = 0.62 acreasArea B - 19,356 sf * 100% = 0.44 acresPathway - 15,186 sf * 100% = 0.35 acresTotal Provided = 2.47 acresUDC 11-4-3-27 B.3.80 sf of Private Useable Open Space required per unit.Each Unit has a patio or a balconyDetached units have private yardsPrivate yardsMinimum size - 188 sfMaximum size - 754 sfAverage size - 271 sfPrivate Open Space (Patio & Yard)Minimum size - 324 sfMaximum size - 929 sfAverage size - 393 sfTotal Private Useable Space - 53,028 sf - 393 sf/UnitAverage Private Open Space by Unit Type1 Bedroom -Patio - 136 sfAverage yard size - 301 sfAverage private open space - 437 sf2 Bedroom A -Patio - 175 sfAverage yard size - 655 sfAverage private open space - 8302 Bedroom B -Patio - 151 sfAverage yard size - 557 sfAverage private open space - 708 sf3 Bedroom -Patio - 137 sfAverage yard size - 485 sfAverage private open space - 622 sf6-Plex UnitPatio - 90 sfYard - 0 sfStudio - Live/Work UnitBalcony - 80 sfYard - 0UDC 11-4-3-27 C.250 sf per Unit 55-1200 sf350 sf per Unit >1200 sf77 Units @ 250 sf/unit = 19,250 sf58 Units @ 350 sf/unit = 20,300 sfTotal Required 39,550 sf - 0.91 acresCommon Open Space Providedas shown 49,928 sf - 1.15 acresDEVELOPMENT FEATURESTOTAL PARCEL - 16.46 ACRESTOTAL LOTS - 4RESIDENTIAL LOT - 12.63 ACRES - 76.7% COMMERCIAL LOT - 2.32 ACRES - 14.1%COMMON LOT (BUFFERS) - 1.00 - 6.1% AREA TO PINE AVE. ROW - .50 ACRES - 3.1%TOTAL DWELLING UNITS - 135UNIT MIX -1 BEDROOM/1BATH - 32 - 24%2 BEDROOM/2BATH - A - 8 - 6% 2 BEDROOM/2BATH - B - 25 - 19% 3 BEDROOM/2BATH - 16 - 12% 6-PLEX UNITS - 42 - 31%LIVE/WORK UNITS - 12 - 9%RESIDENTIAL DENSITY:-8.20 DU/ACRES GROSS-10.68 DU/ACRES NET W/O ROW, BUFFERS & COMMERCIALCOMMERCIAL ENVELOPES TOTAL - 26,072 SF-CLUBHOUSE/OFFICE/MEETING - 3,491 SF-COMMERCIAL - 12,441 SF-LIVE/WORK COMMERCIAL - 10,140 SFOPEN SPACEGROSS OPEN SPACE - 2.77 ACRESQUALIFIED OPEN SPACE - 2.47 ACRES (10.9%)USEABLE COMMUNITY OPEN SPACE - 50,946 S.F.PRIVATE USEABLE OPEN SPACE - 49,928 S.F.TOTAL REQUIRED: 294 SPACESRESIDENTIAL PARKING - TOTAL REQUIRED PER CODE: 2421 BEDROOM - 32 * 1.5 PER = 48 SPACES W/ 32 COVERED2 BEDROOM-A - 8 * 2 PER = 16 SPACES W/ 8 COVERED2 BEDROOM-B - 25 * 2 PER = 50 SPACES W/ 25 COVERED3 BEDROOM - 16 * 2 PER = 32 SPACES W/ 16 COVERED6-PLEX - 42 UNITS * 2 PER = 84 SPACES W/ 42 COVEREDLIVE/WORK RESIDENTIAL * 1 PER = 12 SPACES W/ 0 COVEREDCOMMERCIAL PARKING - TOTAL REQUIRED PER CODE: 52 SPACESCLUBHOUSE - 3,491 S.F. @ 1 PER 500 S.F. = 7 SPACESCOMMERCIAL - 12,441 S.F. @ 1 PER 500 S.F. = 25 SPACESLIVE/WORK COMMERCIAL - 10,140 @ 1 PER 500 S.F. = 20 SPACESPARKING:442 - TOTAL AVAILABLE PARKING COMMERCIAL81 - TOTAL PARKING73 - PARKING STALLS8 - HCAP0 - COVERED LIVE/WORK30 - TOTAL PARKING28 - PARKING STALLS2 -HCAP0 - COVERED OFFICE/ CLUBHOUSE12 - TOTAL PARKING10 - PARKING STALLS2 - HCAP0 -COVERED APARTMENTS319- TOTAL PARKING - 2.36 STALLS/UNIT183 -OPEN PARKING STALLS8 - HCAP14 - PARALLEL PARKING GUEST SPACES218- COVERED30 - DETACHED GARAGE SPACES 10'x20'84 - GARAGE SPACES IN ATTACHED UNITS104 -CARPORTS40 - TOTAL BICYCLE PARKING -10 - OFFICE/CLUBHOUSE10 - COMMERCIAL20 - APARTMENTS5 - TOTAL STORAGE UNITSWITH 17 STORAGE SPACES EACH = 85 SPACES3 - TOTAL TRASH DUMPSTERS3 - APARTMENTSNOTE: DESIGN OF COMMERCIAL SPACE WILL REQUIRE ADDITIONAL DUMPSTER SIZED FOR COMMERCIAL USE.
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DAHO 8272NOT FORCONSTRUCTIONTEL 208-938-0013
www.baileyengineers.com
1119 E. STATE ST., SUITE 210
EAGLE, ID 83616
CIVIL ENGINEERING|PLANNING|CADD
ailey Engineering, Inc.
RRRRMODERN CRAFTSMAN AT TEN MILEMERIDIAN, IDCONCEPT LANDSCAPE PLANSEPTEMBER 29, 20200'50'100'150'
0'40'80'120'
RRRR0'40'80'120'
RRRR0'60'120'180'
1119 E. State Street, Suite 210 Eagle, Idaho 83616 Tel.: 208-938-0013
TO: City of Meridian Public Works Dept.
33 E. Broadway Ave, Ste 102
Meridian, ID 83642
DATE: October 2, 2020
PROJECT: Modern Craftsman at Ten Mile (BEI Project No. C2019-023)
To Whom it May Concern:
Reviewing the geotechnical investigation by Materials Testing & Inspection (MTI) dated June 25, 2019,
groundwater was encountered in test pits 10.4-12.0 feet below existing grade. The report did also note that
‘maximum groundwater elevations likely occur during the later part of the irrigation season’.
As of this date, final civil design of the drive aisles to be constructed with the development has not taken
place. Bailey Engineering is aware of City requirements that all roadway finished grade centerlines must be
set a minimum of three (3) vertical feet above the highest established groundwater elevations.
Sincerely,
Kevin S. Craig, P.E.
Project Engineer
cc: Project #C2019-023
10/02/2020