NarrativeENGINEERING
August 6, 2020
Project No.: 17-192
Mr. Bill Parsons, Planning Supervisor
City of Meridian
Community Development Department
33 E. Broadway Ave., Ste. 102
Meridian, ID 83642
RE: Lost Rapids Townhomes — Meridian, ID
Certificate of Zoning Compliance and Design Review Application
Dear Mr. Parsons:
On behalf of GFI — Meridian Investments II, LLC. we are pleased to submit the attached applications and required
supplements for a Certificate of Zoning Compliance (CZC) and Design Review (DES) Permit for the Lost Rapids
Townhomes project.
Background Information
The subject property is approximately 5.71 acres and identified as parcel number S0427110350 in Meridian. The
site is located west of Ten Mile Rd., south of Chinden Blvd. and north of Lost Rapids Dr. and is a lot within the Lost
Rapids Subdivision. As you know, the Lost Rapids Subdivision is a project that was approved by the Meridian City
Council to include commercial, single-family residential and the subject multi -family residential project. The final
plat for the Lost Rapids Subdivision was approved by the Meridian City Council in 2019. Recordation of the plat is
currently in progress. The subject site recently received Conditional Use Permit approval for the Lost Rapids
Townhomes project (H-2019-0146). The present application is consistent with the approved site plan and
applicable conditions of approval as discussed herein.
9233 West State Street 9 Boise, Idaho 83714 9 208.639.6939 • kmengllp.com
Certificate of Zoning Compliance
The proposed Lost Rapids Townhomes project consists of a mix of townhome-style and garden -style multi-
family unit buildings with a gross density of 17.8 dwelling units per acre. Building elevations and floor plans are
included with this application to provide an idea of the kind of architecture and layout anticipated. Overall, there
are nine buildings proposed comprised of 102 units, with 30 one -bedroom units, 51 two -bedroom units, and 21
three -bedroom units. Additionally, we plan to provide three ancillary buildings specifically for storage to
accommodate residents' needs.
The project complies with the dimensional and setback standards for the R-40 zone and the multi -family specific
use standards listed in UDC 11-4-3-27. Parking is proposed in excess of code requirements, with 198 spaces
provided overall, 105 of which will be covered spaces. Eight bicycle parking spaces are proposed in total, as
depicted on the enclosed landscape plan.
The site and landscape plans have been updated in accord with the conditions of approval for the CUP. Revisions
include additional pedestrian connectivity and a vehicular access point between Buildings H and I.
Qualified open space and
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site amenities have been (------�-------,---t,---�.---,----- r!�-------- �---------='�- ---- -- �
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provided in excess of the
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minimum requirements'Rog qAl!
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detailed in UDC 11-3G-3 and
UDC 11-4-3-27. As shown,. -k
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on the qualified open space c. I
exhibit, we are providing�- }`'•_ y �' I u
approximately .758 acres QD
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or 13.3% qualified open f 4
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space per UDC 11-3-G and
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.737 acres, or 12.9% per the
specific use standards in o'
UDC 11-4-3-27. In accord
with the DA, a dense vegetative landscape buffer will be provided within the commercial portion of the
development to supplement our landscaping and to provide adequate screening between the two uses.
Qualified site amenities are proposed within the quality of life, open space and recreation categories as detailed
in City Code. Amenities proposed include linear open space, a swimming pool, plaza with outdoor seating, BBQ
and tables, clubhouse, a neighborhood business center in the clubhouse, fitness center, and a dog park. The
project also includes pedestrian connectivity and open space throughout. Renderings and details regarding
proposed amenities are enclosed with this application.
City of Meridian
Lost Rapids Townhomes CZC, DES PAGE 12
Design Review
Elevations for the proposed townhome and apartment units are enclosed. The proposed buildings are cohesive
and reflective of a high -end product and have been designed to integrate with and complement existing
development in the area. The apartments will be three-story garden -style units located adjacent to the Costco
building and drive aisle on the east side of the site. The two-story townhome units will be located at the south
part of the site adjacent to Lost Rapids Drive. The placement of the townhome and apartment units were
determined to provide an adequate transition for future and existing residents in the area; with smaller scaled
buildings adjacent to Lost Rapids and in view of single-family residences to the south and three-story larger
scaled buildings adjacent to the future commercial area.
Proposed building materials for the residential units and clubhouse include board and batten and lap siding,
brick, stucco, and complementary metal roofing. Modulation and articulation are proposed on all facades, with
wood corbels, brick, awnings and other architectural features included. As depicted in the attached renderings,
the color scheme will include grey, white, and earth tones. The aesthetic will be modern while incorporating
many of the existing and planned construction materials used in the area.
Parking lots have been designed in accord with City Code and to facilitate efficient and safe pedestrian and
vehicular circulation. Pathways are proposed to be provided throughout the development, with sidewalks
located to the south, on the east and micropathways connecting within.
Conclusion
We believe that our proposed site plan, landscape plan, and building elevations are consistent with the
conditions and plans approved with the CUP and as required in the Development Agreement for the property.
The Lost Rapids Townhomes project reflects the high -quality development conceptualized with previous
entitlements, will complement surrounding residential and commercial uses, and provides additional housing
opportunities for this growing area of Meridian.
Sincerely,
KM Engineering, LLP
M� 04"Q
Stephanie Leonard
Land Planner
cc: GFI — Meridian Investments II, LLC.
City of Meridian
Lost Rapids Townhomes CZC, DES PAGE 13