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J•U•B ENGINEERS, INC.
August 15, 2021
City of Meridian
Planning Division
33 D. Broadway Ave. Ste 102
Meridian, ID 83642
RE: OUTER BANKS SUBDIVISION— PRELIMINARY PLAT AND CONDITIONAL USE
PERMIT APPLICATIONS
To Whom It May Concern:
On behalf of our client, Elk Ventures, please accept this request for a Preliminary Plat and
Conditional Use Permit application for Outer Banks Subdivision; the proposed development will
be constructed on a 36 acre parcel located at the southwest corner of Franklin Road and Ten Mile
Road. The subject property has recently been annexed into the City of Meridian. The proposed
development includes a total of 25 lots with a residential density of approximately 15 dwelling
units per acre. The proposed plat will consist of a combination of both multi-family residential lots
and commercial lots. A Conditional Use Permit application is also being submitted concurrently
for the proposed multi-family housing. The property is currently located in the City of Meridian and
zoned R-40 and CC (Community Commercial); the portion of the subject property located south
of the Kennedy lateral is zoned R-40.
Preliminary Plat
Twenty-five lots are proposed for the Outer banks Subdivision Preliminary Plat. The proposed
Preliminary Plat layout is based on the concept plan that was approved by Meridian City
Council through the Annexation and Zoning application ( AZH-2021-0025). All proposed
subdivision lots meet City of Meridian dimensional standards
There are adequate public services available to this area to serve the subdivision; water and
sewer will be extended from Ten Mile Road. The development will be served with public sewer
and water by City of Meridian. Fire protection will be available through the Meridian Fire
Department. Storm water will be retained on site and designed by a civil engineer in accordance
with City of Meridian requirements. The Kennedy lateral will be piped throughout the subdivision.
Access to the development will be provided from the north off of Franklin Road and from the east
off of Ten Mile. Internal access to residential and commercial lots will be provided via a private
road. The private roads have been designed in accordance with Meridian Fire standards for
private roads. Cobalt Road will be extended from Ten Mile to the property directly south of the
a 2760 Excursion Way Meridian, ID,83705 p 208-376-7330 f 208-323-9336 w www.jub.com
subject property; Elk Ventures is currently coordinating with the property owner to the south on
an agreement to address the dedication of ROW and the construction of the extension of Cobalt
through the neighboring property.
Conditional Use Permit
A Conditional Use Permit application for the proposed multi-family component of Outer Banks
Subdivision is being submitted concurrently with the Preliminary Plat applications for Outer Banks
Subdivision, a separate narrative for the CUP is attached. The development will be marketed as
The 10 Meridian.
The development has been designed in accordance with the City of Meridian's Code and
Comprehensive Plan. Please contact me at 376-7330 if you have any questions regarding this
application.
Sincerely,
J-U-B ENGINEERS, Inc.
W(�-W
Wendy Shrief, AICP
www.jub.com J-U-B ENGINEERS,Inc.
0
MERIDIAN ,
The 10 Meridian Conditional Use Permit
Project Narrative
The 10 Meridian has been designed to exemplify the vision and goals of the Ten
Mile Interchange Specific Area Plan (TMISAP). It is a dynamic mixed-use
development with character and vibrancy, a place where people of mixed incomes
and ages can work, live, shop and play together in a thoughtfully conceived and
amenity rich environment.
The Project Elements:
The project's physical elements consist of multifamily residential, commercial and
mixed-use residential/commercial buildings creatively situated on 40.3 acres of
undeveloped land at the southwest corner of Franklin Road and 10 Mile Road in
Meridian, Idaho. Approximately 13 acres have been zoned for High Density
Residential (R-40) development (south of the existing Kennedy Lateral) with a Land
Use Designation of High Density Residential and 27.3 acres zoned for Community
Business (CC) (north of the existing Kennedy Lateral) with a Land Use Designation
of Mixed-Use Commercial. The total project will include 549 residential units and
165,775 square feet of commercial space. Pursuant to Table 11-2A-2 of the
Meridiam Unified Development Code, construction of multifamily residential
within both the R-40 and CC Zoning Districts will require a Conditional Use Permit.
Consistent with the principles of the TMISAP's Traditional Neighborhood Design
(TND) the project includes different types of housing options to appeal to different
family sizes and incomes. The residential component of the project includes four
distinctly different housing types: high density apartments, flats, townhomes and
vertically integrated mixed use residential units.
Within the R-40 zoned portion of the site, 364 one and two-bedroom apartments
are proposed in three 4-story buildings designated as HD-1, HD-2 and HD-3 on the
project Site Plan. Within the CC zoned portion of the site three additional housing
types are proposed: 126 one and two-bedroom flats in three 4 story buildings with
tuck-under parking designated as F-1, F-2 and F-3; 26 three-bedroom, three-story
townhomes with garages designated as D-1, D-2 and D-3 and 33 one and two-
bedroom mixed use residential units located above ground floor commercial space
and shown on the plans as MU-1, MU-2, MU-3, MU-4 and MU-5.
Project statistics for parking and open space are provided below for the residential
elements of the development subject to the Conditional Use Permit as well as for
the commercial elements of the project and are presented together due to the
integrated nature of the project's design:
Project Parking:
PARKING CALCULATIONS
UNIT TYPE REQUIRED STALLS STALLS PROVIDED
AND FACTOR TOTALS I ACC PRO' TOT, I ACC PRO" COM'
RESIDENTIAL
(HD) 141R 1.5lUNIT 300 628 6 364 628 11 364 56
(HD)2-BR 2/UNIT 328 7
(F) 1-BR 1.5.UMT 102 218 3 126 6 140 6
F)2-BR 2/UNIT 116 3 _
D 3-BR 3/UNIT 52 52 2 26 56 2 26 0
(MU) ALL 1/UNIT 331 33 11 33 43 4 20 4
TOTAL RES_ 931 22 549 945 23 550 66
COMMERCIAL
QSR) 4:1000 SF 34 1 -- 78 4 -- 12
G1 ALL 2:1000 SF 227 5 334 121 38
(MU) 2:1 000 SF 58 2 - 75 4 -- 6
REC) 2:1000 SF 32 1 37 3 - 0
TOTAL COMM 351 9 - 524 23 - 56
TOTAL SITE 1282 31 553 1,469 46 555 122
BICYCLES 1:25 VEH, 50 50
SHADED COLUMNS IDENTIFY OVERALL TOTALS, INCLUDING ACCESSIBLE (ACC),
PROTECTED (PRO)AND COMPACT(COM)STALLS WHICH ARE EACH ITEMIZED
SEPARATELY.
Project Open Space:
Developed Land Area = 1,571,232 square feet
Required Open Space = 10%
157,123 square feet
Provided Open Space = 206,622 square feet
= 13.13%
The Project Design:
The core basis for the site plan design of The 10 Meridian is to adapt some of the
public space principles of the TMISAP into the circulation and common areas of a
private residential and commercial mixed use development. To achieve this result,
a key component of The 10 Meridian plan is a privately owned primary internal
circulation system forthe project based on a slightly modified design of the TMISAP
roadways. The project design includes two major internal roadways, one running
north south between project entrances on Franklin Road and Cobalt Drive and a
second major roadway that will run east-west from the northern end of the high
density residential apartments and the project exit on 10 Mile Road. Both of these
primary internal circulation elements, as well as the entrance driveways, are
proposed consistent with the design principals promoted by the Specific Plan's
"Street Orient Design" (3-33). Residential buildings will be placed with front doors
entering from the public or private streets. Porches and/or covered patios and
landscaping will serve to define the break between public and private space as
well as to promote a pleasant, safe and efficient experience for residents,
pedestrians, bicycles and motorized vehicles. The private internal roadways will
include parallel parking, attached sidewalks with street trees and landscape
buffers.
Beyond the proposed primary internal roadways, the design of The 10 Meridian
maintains the "Streetscape" design principles of the TMISAP (3-25) and more
specifically of Traditional Neighborhood Design (TND) (3-36 and 3-37) by placing
buildings along the public and private roadways. Structures are placed with
minimum setbacks to create a strong urban edge while still providing for entrances,
private areas and generous landscape buffers at the interface with the street.
Required parking within the project is located along the internal roadway as parallel
parking, in rear facing garages or in surface parking lots behind the buildings
consistent with the guidelines of the TMISAP (3-26 thru 3-27). Gateway elements
are proposed for the major project entries on Franklin Road, 10 Mile Road and
Cobalt Drive to establish a strong image for the development and to provide a
unique identity and sense of place (3-35).
Extensive common amenities available to all residents of the residential community
within this project are provided in a centralized location just north of the existing
Kennedy Lateral and are central to all of the residential buildings. A 15,525 square
foot Clubhouse will create the sense of a 'Community Center" for the residents
providing opportunities for gathering, meeting or using the remote work spaces,
game areas, cafe, fitness center, outdoor barbeques, indoor and outdoor lounges,
firepits and the extensive outdoor open recreation spaces for organized fitness
activities or general recreation.
Pedestrian circulation is a strong and important element of the design of The 10
Meridian, and consistent with the TMISAP (3-27 thru 3-28) there is a highly defined
connectivity system between the public way, the residential units, the site
amenities and common areas as well as the commercial portions of the project.
Additionally, although not required by the Meridian Pathway Master Plan, the
project design includes a meandering pathway thru the site above the existing
Kennedy Lateral (to be pipe) to provide connectivity between the public streets at
the northwest corner of the site on Franklin Road and the southeast corner of the
site at 10 Mile Road and Cobalt Drive.