ACHD Transmittal with revised plans (A-2021-0042)Applicant name:STEPHANIE LEONARD, KM ENGINEERING Phone:2086396939
Applicant address:9233 W STATE STREET, BOISE, ID 83714 Email:sleonard@kmengllp.com
Owner name:DEREK GASSER, GFI MERIDIAN INVESTMENTS II, LLC.Phone:Fax:
Owner address:74 E 500 S STE 200, BOUNTIFUL, UT 84010 Email:dgasser@dfgdevelopment.com
Administrative
Applicant Information
Type of Review Requested
File number:A-2021-0042
Assigned Planner:Sonya Allen
Related Files:
Subject Property Information
Location/street address:
Assessor's parcel number(s):R5330760200
Township, range, section:4N1W27
Agent name (e.g. architect, engineer, developer, representative):STEPHANIE LEONARD
Firm name:KM ENGINEERING Phone:2086396939 Fax:
Address:9233 W STATE STREET Email:sleonard@kmengllp.com
Contact name:Phone:Fax:
Contact address:Email:
Project/Application Name:Lost Rapids Townhomes and Apartments - DES, CZC
Description of Work:
The Lost Rapids Townhomes and Apartments project proposes nine buildings comprised of 102 units, with
30 one-bedroom, 51 two-bedroom units, and 21 three-bedroom units. The attached application includes
revised site and landscape plans, and clubhouse building elevations to update the original CZC and DES
approval - A-2020-0160. The remainder of the project is to remain as was proposed with the original CZC
and DES approval (A-2020-0160).
Project Description
Planning Division
ADMINISTRATIVE APPLICATION
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
1
APPLICATION TYPES
Alternative Compliance - ALT:UNCHECKED
Certificate of Zoning Compliance - CZC:CHECKED
Does project have prior approval?:Yes
Does your project contain new construction and/or modifications to an existing
building or the site?:
No
Design Review - DES:CHECKED
Private Street - PS:UNCHECKED
Vacation - VAC:UNCHECKED
ADDRESS VERIFICATION
Address Verification Permit Number:LDAV-2020-0802
TYPE OF USE PROPOSED
Residential:UNCHECKED
Office:UNCHECKED
Commercial:UNCHECKED
Employment:UNCHECKED
Industrial:UNCHECKED
Single-Family Detached:UNCHECKED
Single-Family Attached:UNCHECKED
Townhouse:UNCHECKED
Duplex:UNCHECKED
Multi-Family:CHECKED
Vertically Integrated:UNCHECKED
PUBLIC WORKS INFRASTRUCTURE
Does this project require the extension of public infrastructure?:No
I agree to upload required checklist items for review:UNCHECKED
I acknowledge deferral of the required checklist items, may require additional
review time:
UNCHECKED
I agree to upload required checklist items with the building application:UNCHECKED
PROPERTY INFORMATION
General Location:SW corner of Chinden and Ten Mile
Current Land Use:Undeveloped
Total Acreage:5.29
Prior Approvals (File Numbers):A-2020-0160, H-2019-0119
ZONING DISTRICT(S)
R-2:UNCHECKED
R-4:UNCHECKED
R-8:UNCHECKED
R-15:UNCHECKED
R-40:CHECKED
Application Information
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
3
C-N:UNCHECKED
C-C:UNCHECKED
C-G:UNCHECKED
L-O:UNCHECKED
M-E:UNCHECKED
H-E:UNCHECKED
I-L:UNCHECKED
I-H:UNCHECKED
O-T:UNCHECKED
TN-C:UNCHECKED
TN-R:UNCHECKED
County:UNCHECKED
PROJECT INFORMATION
Site Plan Date (MM/DD/YYYY):02/18/2021
Landscape Plan Date (MM/DD/YYYY):02/18/2021
Elevations Date (MM/DD/YYYY):02/10/2021
Percentage of Site Devoted to Building:40%
Percentage of Site Devoted to Landscaping:26%
Percentage of Site Devoted to Paving:34%
Who will own and Maintain the Pressurized Irrigation System in this Development:HOA, developer
Irrigation District:Settlers Irrigation District
Primary Irrigation Source:Settlers Irrigation District
Secondary Irrigation Source:City
Square Footage of Landscaped Areas to be Irrigated by City Water Connection:~65,000 SF
Proposed Building Height:38'
Number of Standard Parking Spaces Provided:196
Number of Residential Units:102
Gross Density:19.28
In Reclaimed Water Buffer:Yes
MULTI-FAMILY
Total Number of Units:102
Number of 1 Bedroom Units:30
Number of 2-3 Bedroom Units:72
Number of 4+ Bedroom Units:n/a
Number of Units Containing 500 sq. ft. or Less:0
Number of Units Containing 500-1,200 sq. ft.:102
Number of Units Containing 1,200+ sq. ft.:0
QUALIFYING OPEN SPACE
Open Grassy Area (min. 50' x 100'):UNCHECKED
Community Garden:UNCHECKED
Ponds or Water Features:UNCHECKED
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
5
Plaza:CHECKED
Additions to Public Park:UNCHECKED
Collector Street Buffer:CHECKED
Arterial Street Buffer:UNCHECKED
8' or 6' Wide Parkways:UNCHECKED
10' Parkway Along Arterials:UNCHECKED
Stormwater Detention Facility:UNCHECKED
Acres of Qualified Open Space:1.36
Percentage of Qualified Open Space:26%
QUALIFYING SITE AMENITIES
Clubhouse:CHECKED
Fitness Facilities:CHECKED
Enclosed Bike Storage:UNCHECKED
Public Art:UNCHECKED
Picnic Area:UNCHECKED
Additional 5% Open Space:UNCHECKED
Communication Infrastructure:UNCHECKED
Dog Owner Facilities:CHECKED
Neighborhood Business Center:CHECKED
Swimming Pool:CHECKED
Children's Play Structure:UNCHECKED
Sports Courts:UNCHECKED
Pedestrian or Bicycle Circulation System:UNCHECKED
Transit Stop:UNCHECKED
Park and Ride Lot:UNCHECKED
Walking Trails:UNCHECKED
APPLICATION DISCLAIMER
I have read and accept the above terms:CHECKED
Your signature:Stephanie Hopkins
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
7
February 19, 2021
Project No.: 17-192
Ms. Sonya Allen
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 – Revision
Dear Ms. Allen:
On behalf of GFI – Meridian Investments II, LLC. we are pleased to submit updated application documents and
required supplements to amend the previously approved Certificate of Zoning Compliance (CZC) and Design
Review (DES) Permit for the Lost Rapids Townhomes project. The following narrative has been updated to reflect
the minor changes made to the site plan and clubhouse, per the attached elevations and details. The remainder
of the project is to remain as was proposed with the original CZC and DES approval (A-2020-0160).
Background Information
The subject property is approximately 5.29 acres and identified as parcel number R5330760200 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. The Lost Rapids Subdivision was approved by the Meridian City Council in 2019 and recorded
in 2020. The subject site received Conditional Use Permit approval for the Lost Rapids Townhomes project (H-
2019-0146) in April 2020. As mentioned, the site also received CZC and DES approval, in October 2020. The revised
application is consistent with that approved site plan and applicable conditions of approval as discussed herein.
City of Meridian
Lost Rapids Townhomes CZC, DES - Revision PAGE | 2
Revisions to Previous CZC and DES Approval
The site and landscape plans have been updated to accommodate the changes to the clubhouse, to relocate a
trash enclosure and to incorporate additional pedestrian walkways. Key details related to the number of units,
building locations, drive aisles, and code requirements have not been changed with the subject revision request.
Throughout this narrative and attached, are details demonstrating and describing the locations and extent of
changes made.
The Lost Rapids Townhomes and Apartments 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. As mentioned, the number of
units and site information as approved with the original CZC and DES has not changed. We are still proposing
nine buildings comprised of 102 units, with 30 one-bedroom units, 51 two-bedroom units, and 21 three-
bedroom units.
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 still proposed in excess of code requirements, with 196 spaces
provided overall, 107 of which will be covered spaces. We had originally included 198 spaces, with 105 covered,
but omitted 2 parking spaces to accommodate additional pedestrian connections on the west side of the site.
32 bicycle parking spaces are proposed in total, as depicted on the enclosed landscape plan.
Qualified open space and site amenities have been provided in excess of the minimum requirements detailed
in UDC 11-3G-3 and UDC 11-4-3-27. The amount of proposed open space has not changed as a result of the
revisions included in this CZC and DES update, however, the qualified open space exhibit has been updated to
reflect changes. As shown on the qualified open space exhibit, we are providing approximately .758 acres, or
13.3% qualified open space per UDC 11-3-G and .73 acres, or 12.8% per the specific use standards in UDC 11-4-
3-27.
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.
The clubhouse has been revised at the Developer’s request to incorporate contemporary components and to
relocate the front entrance. A detailed description including comparisons between elevations is provided in the
following pages.
City of Meridian
Lost Rapids Townhomes CZC, DES - Revision PAGE | 3
Added Pedestrian Connections
As illustrated on the exhibit below, additional pedestrian pathways have been included to facilitate safe and
efficient connectivity in the west part of the site. The inclusion of the pathways indicated did result in the
omission of two parking spaces, however, as mentioned, the site plan is still in compliance with the UDC’s
parking requirements.
Original
Revised
City of Meridian
Lost Rapids Townhomes CZC, DES - Revision PAGE | 4
Trash Enclosure Relocation
We have coordinated with Republic Services to relocate the trash enclosure that was previously located to the
north of the clubhouse and pool area slightly to the east. This relocation will better serve residents as it will be
closer to Building I and will not impact the enjoyment of the clubhouse, pool and open space where it was
previously placed.
Original
Revised
City of Meridian
Lost Rapids Townhomes CZC, DES - Revision PAGE | 5
Design Review
Elevations for the proposed townhome and apartment units have not changed since the initial CZC and DES
approval. The proposed clubhouse has been updated to modernize the façade and orient the front entrance to
the south. The developer wanted to create a contemporary meeting space to provide a cohesive atmosphere
with a modern aesthetic as is present within the pool and plaza area.
Proposed building materials for the residential units and clubhouse still include board and batten and lap siding,
brick, stucco, and complementary metal roofing. Proportions of each material have changed slightly to reflect a
contemporary product. Modulation and articulation are proposed on all facades, with wood corbels, brick,
awnings and other architectural features included. The color scheme will include grey, white, and earth tones.
South / Front Elevation
The front entrance of the clubhouse was previously oriented to the east, as shown below. The revised
clubhouse elevation shows a well-defined entrance facing south, which will create a sense-of-place while
allowing for a clear point of access for future residents.
Original
Revised
City of Meridian
Lost Rapids Townhomes CZC, DES - Revision PAGE | 6
East & West / Side Elevations
The east elevation of the clubouse has been revised as the front entrance of the clubhouse is no longer going
to be accessed from the east. Materials now proposed will be consistent with the front of the clubhouse, with
board and batten siding and metal roofing. The west elevation of the clubhouse remains simliar in function
and is proposed to use materials consistent with the rest of the clubhouse, as shown below.
Original
Original
Revised
Revised
City of Meridian
Lost Rapids Townhomes CZC, DES - Revision PAGE | 7
North / Rear Elevation
The rear elevation has be revised to reflect the changes made to roof pitch, primary materials used, and to
accommodate a large door that will open to the pool and plaza area.
Conclusion
We believe that our proposed site plan, landscape plan, and building elevations are consistent with the
conditions and plans approved with the previous CZC and DES. 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
Stephanie Hopkins
Land Planner
Origina
l
Revise
d
BUILDING G BUILDING H
BUILDING I
DOG PARK
BUILDING A
BUILDING B
BUILDING C
BUILDING D
BUILDING E
BUILDING F
MAINT.
MAINT.STORAGE 1STORAGE 2STORAGE 3CLUBHOUSE POOL
W. Lost
R
a
p
i
d
s
D
r
.
BUILDING G BUILDING H
BUILDING I
DOG PARK
BUILDING A
BUILDING B
BUILDING C
BUILDING D
BUILDING E
BUILDING F
MAINT.
MAINT.STORAGE 1STORAGE 2STORAGE 3CLUBHOUSE POOL
W. Lost
R
a
p
i
d
s
D
r
.
COMPACT COMPACT COMPACT COMPACTCOMPACT
W. Lost
R
a
p
i
d
s
D
r
.
W. L
o
s
t
R
a
p
i
d
s
D
r
.
PROJECT:
DATE:NO.ITEMDATEREVISIONSSHEET NO.
CHECKED BY:
DRAWN BY:
DESIGN BY:
9233 WEST STATE STREETBOISE, IDAHO 83714
PHONE (208) 639-6939
kmengllp.comLOST RAPIDS APARTMENTSMERIDIAN, IDCZC SITE PLAN1 OF 3
17-192
02/18/21
MGB
MGB
MGB
P:\17-192\CAD\EXHIBITS\17-192 CZC SITE PLAN.DWG, MIKE BULTMAN, 2/19/2021, _DWG TO PDF.PC3, ----N
NOTES
LEGEND
VICINITY MAP
MAP NOT TO SCALE
PROJECTLOCATION
CHINDEN ROAD/HWY 26
N TEN MILE ROADREVISED VERSION
BUILDING G BUILDING H
BUILDING I
CLUBHOUSE
POOL/AMENITIES
DOG PARK
BUILDING A
BUILDING B
BUILDING C
BUILDING D
BUILDING E
BUILDING F
MAINT.
MAINT.
FITNESS STORAGE 1STORAGE 2STORAGE 3W. Lost
R
a
p
i
d
s
D
r
.
BUILDING G BUILDING H
BUILDING I
CLUBHOUSE
POOL/AMENITIES
DOG PARK
BUILDING A
BUILDING B
BUILDING C
BUILDING D
BUILDING E
BUILDING F
MAINT.
MAINT.
FITNESS STORAGE 1STORAGE 2STORAGE 3W. Lost
R
a
p
i
d
s
D
r
.
COMPACT COMPACT COMPACT COMPACTCOMPACT
W. Lost
R
a
p
i
d
s
D
r
.
W. Lo
s
t
R
a
p
i
d
s
D
r
.
PROJECT:
DATE:NO.ITEMDATEREVISIONSSHEET NO.
CHECKED BY:
DRAWN BY:
DESIGN BY:
9233 WEST STATE STREETBOISE, IDAHO 83714
PHONE (208) 639-6939
kmengllp.comLOST RAPIDS APARTMENTSMERIDIAN, IDCZC SITE PLAN1 OF 3
17-192
10/14/20
MGB
MGB
MGB
P:\17-192\CAD\EXHIBITS\17-192 CZC SITE PLAN.DWG, MIKE BULTMAN, 10/14/2020, DWG TO PDF.PC3, ----N
NOTES
LEGEND
VICINITY MAP
MAP NOT TO SCALE
PROJECTLOCATION
CHINDEN ROAD/HWY 26
N TEN MILE ROADORIGINAL
BUILDING GDOG PARK
BUILDING C
BUILDING D
BUILDING E
BUILDING F
BUILDING GDOG PARK
BUILDING C
BUILDING D
BUILDING E
BUILDING F
W. L
o
s
t
R
a
p
i
d
s
D
r
.
PROJECT:
DATE:NO.ITEMDATEREVISIONSSHEET NO.
CHECKED BY:
DRAWN BY:
DESIGN BY:
9233 WEST STATE STREETBOISE, IDAHO 83714
PHONE (208) 639-6939
kmengllp.comLOST RAPIDS APARTMENTSMERIDIAN, IDCZC SITE PLAN2 OF 3
17-192
02/18/21
MGB
MGB
MGB
P:\17-192\CAD\EXHIBITS\17-192 CZC SITE PLAN.DWG, MIKE BULTMAN, 2/18/2021, _DWG TO PDF.PC3, ----N
KEYNOTES
REVISED VERSION
BUILDING GDOG PARK
BUILDING C
BUILDING D
BUILDING E
BUILDING F
BUILDING GDOG PARK
BUILDING C
BUILDING D
BUILDING E
BUILDING F
W. L
o
s
t
R
a
p
i
d
s
D
r
.
PROJECT:
DATE:NO.ITEMDATEREVISIONSSHEET NO.
CHECKED BY:
DRAWN BY:
DESIGN BY:
9233 WEST STATE STREETBOISE, IDAHO 83714
PHONE (208) 639-6939
kmengllp.comLOST RAPIDS APARTMENTSMERIDIAN, IDCZC SITE PLAN2 OF 3
17-192
10/14/20
MGB
MGB
MGB
P:\17-192\CAD\EXHIBITS\17-192 CZC SITE PLAN.DWG, MIKE BULTMAN, 10/14/2020, DWG TO PDF.PC3, ----N
KEYNOTES
ORIGINAL
BUILDING G BUILDING H
BUILDING I
BUILDING A
BUILDING B
BUILDING C
MAINT.
MAINT.STORAGE 1STORAGE 2STORAGE 3CLUBHOUSE POOL
W. Lost
R
a
p
i
d
s
D
r
.
BUILDING G BUILDING H
BUILDING I
BUILDING A
BUILDING B
BUILDING C
MAINT.
MAINT.STORAGE 1STORAGE 2STORAGE 3CLUBHOUSE POOL
W. Lost
R
a
p
i
d
s
D
r
.
W. Lost
R
a
p
i
d
s
D
r
.
PROJECT:
DATE:NO.ITEMDATEREVISIONSSHEET NO.
CHECKED BY:
DRAWN BY:
DESIGN BY:
9233 WEST STATE STREETBOISE, IDAHO 83714
PHONE (208) 639-6939
kmengllp.comLOST RAPIDS APARTMENTSMERIDIAN, IDCZC SITE PLAN3 OF 3
17-192
02/18/21
MGB
MGB
MGB
P:\17-192\CAD\EXHIBITS\17-192 CZC SITE PLAN.DWG, MIKE BULTMAN, 2/18/2021, _DWG TO PDF.PC3, ----N
KEYNOTES
REVISED versio
BUILDING G BUILDING H
BUILDING I
CLUBHOUSE
POOL/AMENITIES
BUILDING A
BUILDING B
BUILDING C
MAINT.
MAINT.
FITNESS STORAGE 1STORAGE 2STORAGE 3W. Lost
R
a
p
i
d
s
D
r
.
BUILDING G BUILDING H
BUILDING I
CLUBHOUSE
POOL/AMENITIES
BUILDING A
BUILDING B
BUILDING C
MAINT.
MAINT.
FITNESS STORAGE 1STORAGE 2STORAGE 3W. Lost
R
a
p
i
d
s
D
r
.
W. Lost
R
a
p
i
d
s
D
r
.
PROJECT:
DATE:NO.ITEMDATEREVISIONSSHEET NO.
CHECKED BY:
DRAWN BY:
DESIGN BY:
9233 WEST STATE STREETBOISE, IDAHO 83714
PHONE (208) 639-6939
kmengllp.comLOST RAPIDS APARTMENTSMERIDIAN, IDCZC SITE PLAN3 OF 3
17-192
10/14/20
MGB
MGB
MGB
P:\17-192\CAD\EXHIBITS\17-192 CZC SITE PLAN.DWG, MIKE BULTMAN, 10/14/2020, DWG TO PDF.PC3, ----N
KEYNOTES
ORIGINAL