Narrative V1KENT BROWN
PLANNING SERVICES
December 17, 2021
Meridian City
33 E. Broadway Ave
Meridian, ID 83642
RE: Pavilion At Windsong Subdivision
Narrative of the preliminary plat for PAW Subdivision, rezone, CUP, private streets
and development agreement applications
Dear Planning and Zoning Commission, Mayor and Council:
Biltmore Company LLC is pleased to submit the following applications for the
Pavilion At Windsong. (PAW Subdivision)
We are requesting to rezone a portion of this site from CC zoning to R-40 zoning. Other requests
for a conditional use; preliminary plat with private streets and a development agreement
modification, to match the current site design plan and proposed uses.
Site Information:
The subject property is 4.6 acres and located on the northwest corner of Linder and Ustick
Roads. The property is within Meridian City limits and is zoned (CC) Community Business with
an existing development agreement. The proposed Pavilion At Windsong neighborhood
includes: 49 total lots of which 33 are single family townhomes, two Vertically Integrated
Residential buildings and one commercial lot. There are 10 common lots with an additional three
lots reserved for private streets.
After building all the homes in the neighboring Windsong Subdivision, Biltmore Company
desired to create another high -quality neighborhood to complement the homes they built in the
Windsong neighborhood. The proposed Pavilion At Windsong incorporates a sensitive
neighborhood site design and high quality building designs that harmonize with the neighboring
Windsong Subdivision.
Comprehensive Plan Map:
The Comprehensive Plan Map shows Mixed Use Community for all four corners of the Ustick and
Linder Road intersection. Mixed Use Community is designated for the Pavilion At Windsong site.
Mixed Use Community designation is intended to integrate a variety of uses and a variety of
housing types not currently being used in the area. The desired outcome is to have residential and
commercial uses seamless work together in creating a neighborhood that is not a single use or a
strip commercial use.
Other requirements for Mixed Use Community are that sites have densities between 6-15 units
per acre. We are in compliance with this requirement as we are proposing a density of 9.4 units
per acre. We have integrated the design of the commercial uses with both a traditional office
pad, located close to the neighborhood entrance off Linder Road, and two buildings that each
contain 6 vertically integrated residential units (12 total).
3161 Springwood Dr ♦ Meridian, Idaho 83642 ♦ Tel.: 208-871-6842
REZONE
After examining the zoning for this property and analyzing the existing C-C zone, we have
determined that the property should have a portion of the site rezoned to R-40 High -Density
Residential district. This is consistent with the Comprehensive Plan FLUM designation of Mixed
Use Community. While we are not maximizing the density allowed by the R-40 zone, we believe
this rezone helps create the balance required in mixed use community designation for this property.
Access to Linder and Ustick Roads
Access to the adjacent major roadways is a critical aspect of mixed use neighborhood design.
Any commercial or office types of uses need to be located close to the access points to help keep
those commercial uses viable. In discussions with ACHD we have learned they will only allow
us one access point for this site which is on Linder Road, no access to Ustick will be allowed.
The Linder Road access point is approximately 100ft south of the northeast corner of our site.
During our neighborhood meeting, a request was made for stop signs between Pavilion At
Windsong and the existing Windsong neighborhood. This will act as a traffic calming device on
Crosswinds Street. We are proposing a 3-way stop sign at the stub street that provides a future
connection to the north.
We have located our traditional commercial pad on the southside of this Linder Road access
point. No access to Ustick Road will be allowed. There will also be a connection to the west to
Crosswinds Street into the Windsong Subdivision. Because of this limited access, this
community fits a live/work lifestyle much better than a traditional commercial use. Buildings G
and H will be vertically integrated live/work units with office space that fronts Linder & Ustick
roads on the ground floor and living area above.
Open Space and Amenities
• 16.1 % of Qualified Open Space
• Neighborhood Park with Picnic structure
• Regional 1 Oft wide Pathways (approximately 775 feet)
CROSSWINDS STREET
EDINGTON COMMONS
R-15 ZONING
SAWTOOTH LANDING OFFICE
CONDOMINIUMS
CC ZONING
..d.. 111F T — USnCK ROAD
PRELIMINARY PLAT SUBDIVISION/ CONDITIONAL USE PERMIT
The neighborhood includes a mixture of single-family townhouses located in six (6) buildings
and two (2) Vertically Integrated commercial buildings with twelve (12) dwelling units
occupying the upper two levels of the two buildings and one (1) commercial pad lot.
Buildings A, B & C are two (2) stories tall and
have front doors facing onto Crosswinds Street.
Buildings D, E & F are two (2) stories tall and
have front doors facing toward the centrally
located park.
Buildings G & H are the Vertically Integrated Residential buildings. These buildings are three
(3) stories tall with both the commercial and residential front doors facing Linder and Ustick
Roads and garage entrances in the rear. These buildings also provide twelve (12) live -work units.
The commercial front doors open directly into the office space, while at the top of the front
porch, the residential front doors open to an interior stairway leading up to the kitchen/great
room. The bedrooms are on the 3rd floor.
The last few years has seen a shift in the economy to allow for more work -from -home options
for employees. Pavilion At Windsong will provide these dedicated work -from -home or
commercial office spaces in these 12 homes. Biltmore has designed the first floor of the live -
work units with commercial office spaces that can be used to meet in -person with clients,
function as an online business office or be a dedicated live -stream studio for remote work. This
type of commercial space will serve a variety of small businesses, entrepreneurs and
professionals that may have guests and customers visit at different frequency levels. Biltmore is
excited to bring to Meridian a well -designed live -work floorplan for our evolving economy.
The majority of the buildings are six-plex's with the exception of Building A which is a tri-plex.
We have ten (10) common lots which contain 16.1% of qualified open space and three other lots
for private streets.
PRIVATE STREETS
Biltmore is proposing private streets throughout Pavilion At Windsong. Public streets are not
necessary to provide connectivity through the community and would change the look and feel of
the neighborhood. Private streets allow privacy and help foster a pedestrian -friendly community.
NEIGHBORHOOD SUMMARY
Pavilion At Windsong will offer 45 high -end single family residential units, 12 of which are
vertically integrated residential units, and one traditional office pad. Appealing architecture with
a centrally located park and picnic structure will be accessible to the entire neighborhood via a
short walk. Designed for multiple generations, Pavilion At Windsong will provide spacious floor
plans, sustainability initiatives, smart home integration, and luxurious finishes.
Conclusion
Thank you for allowing Biltmore Company and Kent Brown Planning Services to work with you
on another successful project for the City of Meridian.
Sincerely,
Kent Brown
Planner