PZ - Narrative SAW
September 3, 2021
Bill Parsons
Alan Tiefenbach
City of Meridian
33 E Broadway Ave.
Meridian, ID 83642
Alan & Bill,
Thank you so much for your guidance thus far on our proposed Black Cat Development. We are excited
about the opportunity to create what we believe will be the premier business center in the Treasure
Valley, and to help further the development of the Ten Mile area. We are requesting annexation into
Meridian and zoning of four parcels west of Black Cat totaling approximately 122 acres, and one parcel
east of Black Cat that is approximately 1 acre. Per the Ten Mile Interchange Specific Area Plan (the
"TMISAP"),the parcels west of Black Cat are designated approximately% Mixed Employment and % Low
Density Employment. Both these land use designations support the requested I-L zoning for this area.
The one parcel East of Black Cat is designated Civic, but is adjacent to Medium High Density Residential
so we are requesting R-15 zoning for this parcel. As discussed, due to the nature of this development
we need to have the flexibility necessary to accommodate the needs of many different tenant types.
The site plan and elevations provided are conceptual in nature and building sizes and locations will
evolve as necessary to meet the needs of future tenants.
The east end of our site, which abuts Black Cat Road, is currently proposed as single loaded industrial
buildings with enhanced facades as shown in the concept images,to act as a transition from residential
development to industrial uses. These buildings will be flexible and highly-demisable to accommodate
many different tenant types and sizes. They will have an office component facing Black Cat, with
warehouse space facing west. The rest of the site will consist of larger, double loaded light-industrial
buildings that are also demisable to allow for maximum flexibility for future tenants.These buildings will
maintain a north-south orientation to minimize views of loading docks and will comply with the building
size range for Mixed Employment land use designation in the TMISAP (10,OOOsf to 1,000,OOOsf).
Our project includes an increased setback along our north property line that will be landscaped to
provide an additional buffer for our neighbors to the north. It also includes a central outdoor space that
will serve as an amenity hub and gathering spot for the business center and our neighbors. Our vision
for this space includes a food truck court, outdoor seating area, games such as bocci ball and cornhole,
and water conscious landscaping. Along our southern border we have included a walkway in
accordance with Meridian's Pathway Master Plan, and through our site we have provided new collector
roads in accordance with 3-16 and 3-22 in the TMISAP. We have coordinated with all utility providers
for the necessary utility extensions, and are currently working with our northern neighbor, Epic
Development, to obtain a utility easement for the necessary water loop to Franklin Rd.
Page 3-50 of the TMISAP shows a few design requirements for the Mixed Employment land use that we
are requesting a deviation for:
1. No more than 30%parking on the front—to minimize views of the loading docks,we have
positioned all loading docks on the east and west sides of the buildings and put
employee/customer parking on the north and south frontage. We feel employee parking along
the interstate and new collector road is appropriate for this use.
2. 20% windows at frontage—while we do plan on providing enhanced glazing at the entries as
shown in the concept image, the light-industrial use of the building is not conducive to having
20%windows across the entire frontage. Many tenants would not want this due to the security
and visibility concerns it would create.
3. At frontage, single plane wall maximum distance equals building height— In lieu of plane offsets,
we propose enhanced landscaping to soften the frontage in-between entries and provide a
visual break in large single plane walls.
Thank you in advance for your consideration of this project and we look forward to continuing to work
with you to make this development a reality.
Sincerely,
IW poack
'V
Will Goede
Sawtooth Development Group
2 1 P a g e