Narrative
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
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