CC - Applicant Letter detailing updates to PP with attachments
Charlene Way
From:Jon Wardle <jwardle@brightoncorp.com>
Sent:Tuesday, March 1, 2022 8:49 AM
To:Alan Tiefenbach; City Clerk
Cc:Mike Wardle; Joshua Beach; Bill Parsons; Bruce Freckleton; Adrienne Weatherly;
Charlene Way; Chris Johnson; Bill Nary; Ted Baird
Subject:Quartet South - City Council
Attachments:QuartetSouth.CityCouncil.2022.02.28.pdf; 21-027 Quartet South Plat Layout
220225.pdf; 21-027 Quartet South Plat Layout with Roadways 220225.pdf; 21-027
Quartet South PP Open Space-E1.0.pdf; Quartet South Roadway N Brahms
Avenue.pdf; Quartet South Culdesac Loop N Brahams.pdf; Quartet South Common
Drive W Trilby Street.pdf
Importance:High
External Sender - Please use caution with links or attachments.
Alan,
Attached is our letter for Quartet South that details updates to the preliminary plat based on feedback from the
Planning & Zoning Commission. We request this be placed in the record for Council consideration. If you have any
questions, please let me know.
Jon Wardle President, Brighton Development, Inc.
BRIGHTON – Creating GREAT Places
www.brightoncorp.com
2929 W. Navigator Dr., Suite 400, Meridian, ID 83642
O: 208.378.4000
D: 208.287.0518
C: 208.871.9361
E: jwardle@brightoncorp.com
1
BRIGHTON
February 28, 2022
Alan Tiefenbach
Current Associate Planner
City of Meridian
Community Development Dept.
33 E. Broadway Ave., Ste. 102
Meridian, Idaho 83642
RE: Quartet South—H-2021-0088
Dear Alan:
In response to comments made by the Meridian Planning&Zoning Commission,we are providing to
Staff and Council a few modifications to the Quartet South Concept Plan and Preliminary Plat. Overall,
the project has reduced seven (7) lots from the plan with the changes noted below:
1. Modification of N. Brahms Way
2. Reduction of lots on Eastern Boundary
3. Elimination of Common Drive on the southern terminus of N. Brahms Place
4. Modification of Common Drive on West Trilby Street
QUARTET SOUTH SUBDIVISION W QUARTET SOUTH SUBDIVISION
PRELIMINARY PLAT EXHIBIT - PRELIMINARY PLAT EXHIBIT
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BRIGHTON—Creating GREAT Places—2929 W. Navigator Drive,Ste.400, Meridian, ID 83642
www.brightoncorp.com 208-378-4000
February 28, 2022
Page 2
The changes are more specifically detailed as follows:
1. Modification of N. Brahms Way. There were concerns about the overall length of N. Brahms
Way without a break. We have a re-design that maintains a grid pattern for pedestrians and
vehicles.Additionally, we've introduced traffic calming to keep vehicles at a safe speed. On the
north, Brahms is designed to turn into W. Dugan and on the south, Brahms is designed to turn
into W. Creason. Between W. Dugan and W. Creason, N. Brahms (1) introduces traffic calming
by narrowing down the public road to 24 feet wide, (2) provides on-street parking bays, and
(3) adds a mid-block pedestrian crossing to a common lot. This design also allows for a
combination of front-porch and standard homes, and ensures that N. Brahms is discontinuous.
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2. Eastern Boundary. In looking at the configuration of N. Brahms Way,we also revised the width
of the lots on Quartet South's eastern boundary. In the previous plan,there were forty-one (41)
lots; that has been reduced to thirty-six(36),for a net reduction of five (5) lots on the eastern
boundary. In addition, we have added a common lot at approximately the mid-point of the
February 28, 2022
Page 3
boundary, and have increased the common areas on the north and south ends of N. Brahms
Place.
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3. Southern Terminus of N. Brahms Place. We agree that the southern culdesac needed to be
redesigned. The common drive at this location has been eliminated, and a loop road with
landscaping has replaced it. The loop road is designed at 33-feet back-to-back all the way
around, which allows on-street parking with landscaping in the island. This design has been
reviewed by Chief Joe Bongiorno, and, at his request, the area along the common lot will be
signed as "No Parking."
_ W-TRILBY ST.
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February 28, 2022
Page 4
4. Common Drive on Trilby. Although allowed by code,there have been comments made by
Commission and Council on the use of common driveways. We have been looking at ways to
improve common drives and not eliminate them altogether. One way is to provide pedestrian
access and circulation. Thus, we are proposing a detached a planter strip and detached sidewalk
that provides access from Black Cat to Trilby. A sidewalk significantly improves the livability of
common driveways and allows them to be a better tool as we design neighborhoods.
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One additional item raised by the Commission relates to roadway improvements in the Black Cat
corridor. ACHD has made a focused effort to prioritize roadways in this area with particular emphasis
for Ustick Road, a critical east-west corridor. In our ongoing communications with ACHD, we found the
following information from the recently-adopted (January 26, 2022) Integrated Five-Year Work Plan
(IFYWP):
• USTICK.
o Corridor A- Linder to Black Cat. Design in 2022; ROW acquisition in 2023; and
construction in 2024-25. Corridor A has been accelerated by 5 years in the 2022 IFYWP.
o Corridor B- Black Cat to McDermott. Design and Construct 2026—Future.
• BLACK CAT.
o Ustick to McMillan. This segment is still in the 2031—2035 IFYWP, and is not currently
impact fee eligible. However, Meridian can tell ACHD that Black Cat Road is a priority,
which could move it forward in the IFYWP.
February 28, 2022
Page 5
o At this time,ACHD does not have sufficient right-of-way on the west side of Black Cat
and cannot acquire it until the project is prioritized.
Roadway improvements in this area can occur sooner than later—such as with Ustick Road. However,
that will require Meridian to reevaluate priorities and communicate those to ACHD. More specifically, if
Meridian prioritizes Black Cat and encourages ACHD to move it up in the IFYWP, Black Cat could become
impact fee eligible. This would create a mechanism to accelerate roadway improvements.
A concluding comment regarding the adjoining MU-NR designation: Having been involved in the City's
Comprehensive Plan process, we are firm in our belief that the sole purpose for the NR-designated
property is to provide the required transition to the adjoining uses—in this case,to Quartet Subdivision.
Shifting that responsibility to Quartet, or to any other development-designated property constitutes a
taking. We do not agree that Quartet South be required to provide any transition to the east because
the City's Comprehensive Plan clearly shows how that transition should occur.
We reaffirm our request to modify or delete the following from the Conditions of Approval, as provided
in our February 2, 2022 memo to Staff and Commission:
• Delete Condition 1.b
• Modify Condition 1.c:
o "The applicant shall [be] required to amend the development agreement to include a
concept plan and conceptual elevations ^r i^r+^ submitting concurrent with a CUP for a
multi-family development."
• Delete Condition 2.a
• Delete Condition 2.b
We believe we have responded to the issues raised by the Commission, and provided the City Council
with significant improvements to Quartet South. In addition, with the City Council's encouragement,
Black Cat Road could be prioritized and constructed much earlier than currently projected. We request
City Council consideration and approval of Quartet South.
Sincerely,
Brighton Development, Inc.
Jonathan D. Wardle
Attachments
4.
BRIGHTON
CORPORATION
February 2,2022
Applicant Response to Staff Recommendation for Quartet South Subdivision (11-2021-0088)
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A.PLANNING DIVISION
1. A Development Agreement(DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance,a DA shall be entered into between the City of
Meridian,the property owner(s) at the time of annexation ordinance adoption, and the
developer. A final plat application will not be accepted until the DA is fully executed.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA
shall, at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the preliminary plat,
landscape plan and conceptual building elevations for the single-family dwellings
included in Section VI and the provisions contained herein. CONCUR(hereafter"C")
DELETE
COMMENT. ACHD does not require improvement of all ROW frontage in the first of
multi-phased projects. (seeACHD Condition IS,nextpage)This requirement imposes the
cost of all external project improvements, including underground utilities, street lighting,
storm drainage,pathways, landscaped berms and buffers on the 96 Phase One lots a
phase completely "internal"to the project and accessed from a collector street in Quartet
Southeast No. 1. (see Phasing Plan,page 3) The extraordinary financial burden of such a
requirement will render the project infeasible.
c. The applicant shall [be]required to amend the development agreement to include a
concept plan and conceptual elevations concurrent with a CUP for a
multi-family development. MODIFY as noted.
d. The rear and/or sides of 2-story structures that face N. Black Cat Rd. and/or W. Ustick
Rd shall incorporate articulation through changes in two or more of the following:
modulation(e.g. projections,recesses, step-backs,pop-outs),bays,banding,porches,
balconies,material types,or other integrated architectural elements to break up
monotonous wall planes and roof lines. Single-story structures are exempt from this
requirement. Planning approval will be required at time of building permit. C
e. To ensure consistency throughout the development, any future townhome or multifamily
dwellings shall be generally consistent with the single-family elevations provided in this
application. C
1
2. The Preliminary Plat included in Section VI,dated 7/15/2021,is approved with the following
revisions:
DELETE; the "transition"is a requirement on the MU-NR parcel.
b. All alleys shall meet the requirements of UDC 11-6C-3 that requires the entire length to
be visible from a public street. COMMENT: The alleys, as proposed—and approved in
prior Brighton projects—comply with the UDC requirement.
c. All pathways and micropath shall be within a separate common lot or easement as
required per UDC 11-3A-8. C
3. The landscape plan and open space exhibit shall be revised to match the Preliminary Plat,
dated''"_` 1/25/22. CORRECTED DATE
4. Prior to City Council,the open space exhibit shall be revised to remove any areas of less than
20 ft. in width from being credited as qualified open space. C
5. The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable. C
6. Any common lots proposed for drainage shall meet the landscape requirements of 11-
3B-11.C
7. Per UDC 11-3A-6, irrigation easements wider than ten(10) feet shall be included in a
common lot that is a minimum of twenty(20)feet wide and outside of a fenced area,unless
otherwise waived by City Council. C
8. The applicant shall comply with all provisions of 11-3A-3 with regard to access to streets. C
9. The development shall comply with standards and installation for landscaping as set forth in
UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13. C
10. All laterals shall comply with the provisions for irrigation ditches, laterals, canals and/or
drainage courses, as set forth in UDC 11-3A-6. C
11. Pathway and adjoining fencings and landscaping shall be constructed consistent with the
standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-3B-12C. C
12. The development shall comply with all subdivision design and improvement standards as set
forth in UDC 11-6C-3, including but not limited to driveways, easements,blocks, street
buffers, and mailbox placement. C
13. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual
ingress/egress easement being filed with the Ada County Recorder,which shall include a
requirement for maintenance of a paved surface capable of supporting fire vehicles and
equipment. C
14. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on
a final plat in accord with UDC 11-6B-7. C
15. The Applicant shall comply with all conditions of ACHD. C—see Condition Lb, above
2
QUARTET SOUTH SUBDIVISION PRELIMINARY PLAT
A PARCEL OF LAND SITUATED BEING A PORTION OF THE WEST 112 OF THE SOUTHWEST 114 OF
SECTION 34,TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO.
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129.05' 19 4,192 SF 0 0 1 15.48' 115.00' 120.00'
w P d O 11 0
o 2.93' � a o 0 0 0
o 4,510 SF I 13 0 0 3O 0 O 28 0
32 100.63' 4,475 SF 4,600 SF 6,000 SF 'n
6,010 SF 14.75' Q 1 10.16'
I `3' 18 0 0 7.12' 00 } BLOCK 11 } 110.01'
O 12 oo Q 1 Q 1.53' 115.00' 120.00'
138.38 4,325 SF � �i o o O o
0 O 4,400 SF O w 12 O O 0 BLOCK 7 4O 0 0 29 BLOCK 2 0
Lo 31 w 65,401 SF "� 4,400 SF 8 4,600 SF M M
92.12' 1 10.00' 0 N
6,407 SF r? p 0 4,720 SF
0 0 0 w z 1 110.00' 115.00' 120.00'
w 4,014 SF 17 0 0 13 4,950 SF o l7 z 0 0 0 > I
145.79' N� z = O 11 O 5O Q 0 O
0 m I 86.80' 110.00' Z 4,400 SF 4,600 SF 0 30 0
0 30 0 1,179 SF 16 14 1,526 SF 1 = 6,000 SF
`n 7,412 SF `o 22 25' 110.00'
1 15.00' Q
70.36' 15.00' 22.30' O 10 0 o O 0 Co 0 120.00'
149.98' - 93.50' 4,600 SF o z O
o _ 15.00' V20.00' _o � N 1 4,400 SF 0
0 W. CREASON ST. Co
I 1 10.00' O 1,832 SF 1,890 SF 7
1 15.00' 6,010 SF Lo
20.00' `V N 24.42' O / 16.36'
150.48' I 68 99' 93.50' 93.50' 26.91' 121.93'
0 22.25' 22.30' 18.00' 95.00'
00 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 20.00' 22.46'
O 28 O T1,158 SF 42 1 1,526 SF
o 0 — —18.00' W. CREASON ST. 0 7.64' 32 0
— 7.47' 0
7,479 SF 85.42' 1 10.00' — �
15.00' 15.00' 0 1 0 0 0 0 0 0 0 I 15.00' 18.13' 6,461 SF
15.00'
147.97' 41 0 0 oo o o O o o 22.30' 93.50' 20.00' 95.00' 25.00' 0 125.84'
O °� 4,370 SF 0 0 5,500 SF `� I 2 0 3 O 4 0 5 0 0 o cs'
0 27 Lo 60' 4,000 SF 4,000 SF 4,000 SF 4,000 SF 4,000 SF 4,000 SF I 27 1,526 SF 1,575 SF 1 0
60' � O
6,540 SF `t I I 110.00' 115.00' 33 O
rn 90.00' 1 10.00' 0 0 0 0 6,058 SF
N
N
142.1 1' 0 q 40 0 o O 0 15.05' 14.55' 0 26 0 0 O 0 20.01'
o O vi d 4,205 SF `n ui 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' d 4,400 SF
26 ,� `� 4,950 SF 20.00' 20.00' 4,600 SF 120.00'
5,391 SF 1 15.00'6,198 SF 10.84' 18.27' 8 0 110.00' 0 0 I 0 O 00
97.43' 110.00' I 0 0 34
o 0 0 40.00' 40.00' 40.00' 40.00' 40.00, 40.00' O 25 O 0 3 Un
o O o 0 0 0 0 6,000 SF
132.92' N 39 O4 4,600 SF o
co 0 0 0 15.00' � 4,400 SF � � �
0 N 4,069 SF 4,400 SF � I 14.55'
0 25 `� in 0 0 0 o 0 00 0 I 110.00' 115.00' 120.00'
5,794 SF `� It 105.88' 0 0 1 10.00' 0 N 1 of o 0 0 0 0 Co Lo rn 0 24 O O 4 0 0 0
38 O O 5 o Lu cO 16 15 14 13 12 11 10 rn 9 00 1 6 O 0 0 O 0 0 35 0
125.20' o O o o O 0 0 1,404 SF 3,999 SF 4,000 SF 4,000 SF 4,000 SF 4,000 SF 4,000 SF 4,400 SF 4,600 SF `o 6,000 SF 'n
4,364 SF d 4,400 SF w 1,397 SF
110.00' 115.00'
0 24 111.79' 110.00' z 5.25' 1.95' 0 0 0 0 120.00'
5,526 SF 0 0 _ 23 5
0 37 O BLOCK 9 ( 3•89 34.81' 40.00' 40.00' 40.00' 40.00' 38.05'
120.95' d- 4,539 SF O 0 4,400 SF 4,600 SF d O 36 O
O 4,400 SF po
0 00 18 r� 26 \2 23.96' 1 10.00' 0 6,000 SF Lo
Lo 23 1 1.17' 1 14.67' 19,482 SF 1 10.00, — 1 O 0 0 1 15.00' o
W. BEECHSTONE ST. O O o 0
5,411 SF ^ 18.83' 36 0 o O 0 �� — —0 — — 0 22 0 o O 0 I 120.00'
0 0 0 4,400 SF 4,600 SF d 0 0
120.00' 1 cv
4,598 SF d 4,400 SF 0 0
37
110.00' 115.00' 0 0
0 0 1 15.00' 110.00' SZ66. O 0 0 0 `n 6,000 SF
22 0 0 o 0 40.00' 40.00' 40.00' 40.00' 40.00' 31.00' O 21 0 BLOCK 8 O7
5,400 SF � 0 35 0 0 O 0 4,400 SF 14 4,600 SF d
30' d � 1.86' 25.92' 120.00'
4,600 SF 4,400 SF 1 9,413 SF ui
0 0 115.00' Q o o
120.00' 10 � o 0 0 110.00' > O o
0 115.00' 110.00' 0 0 0 0 O O 0
48' 0 O 1 0 0v o 7,013 SF N o 0 0 O 0 0 20 0 0 0 cn 0n 38
21 � L O O o o O 0 0 O 1 6,000 SF 'n
60' O O O O 11 12 13 14 15 16 r 17 4,40o SF 4,60o SF _
5,400 SF 0 34 9 0 5,747 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 5,167 SF m 120.00'
5,749 SF 4.70' 4.52' 5,499 SF
120.00' 1 14.61' 109.64' 0 1 10.00' 1 15.00'
0 0 0 0 z 0 O 0
0 0 23.11' 0 19 g 39 0
`n 20 o I 86.93 2,505 SF 33 39.40'
� 4,400 SF � � 4,600 SF d' 60 0 6,000 SF 0
5,400 SF 1 13.47' 50.00' 40.00' 40.00' 40.00' 40.00' 40.00' 47.50'
39.35' 110.00' 115.00'
1 20.00' 0 0 0 0 120.00'
120.00' < 18 O O 10
0 0 46.36' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 47.50' � 4,400 SF d �o 0 40 0
0 19 0 Y 4,600 SF 0
0
1 15.00' 6,000 SF
5,400 SF u 1 10.00' Ln `o
60' 0 0 0 O 0
120.00' Co o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 17 0 0 11 0 120.00'
0 0 0 0 0 0 0 0 0 0 0
0 o z °o' 32 31 30 29 28 27 26 25 0 24 0 23 22 0 21 O 20 O 19 4,40o SF d 4,60o SF d I 0 0
18 I O O O O O O O O O O O O O O 0 41 0
� 5,000 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 5,167 SF 0 1 10.00' o 0 1 15.00' 0 6,000 SF 0
5,400 SF o 16 O o
0
120.00' 31.37' 00 0 00 4,00 SF o
0 0 8.16' 25.92' 4,400 SF d 120.00'
Un 17 0 26.14' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 31.00' I 1 10.00' 15 1,593 SF 1,671 SF 13 1 15.00' 0 0
"�' 42 O
� mow.
v 6,534 SF \ 93.50' 20.00' 98.50' ;Z\ 22.74' `nLo
Y 35.08'
22.74 15.65 15.65' 6,000 SF
J 59Co 0 .91' 35.79 �� — — — W. TRILBY ST. _ _ _ _ W.TRILBY ST. _ 120.00'
Q
G —o _ _
z I M / 16 0 0
/ 3,940 SF 3� 24.38 O 43 0
6S ,n O
25.93' 6,000 SF 'n
60.00' 45.97 30.19' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' 32.50' 44.00' 44.00' 44.00' 33.50'
17.39' 14.89'
BLOCK 5 a 120.00'
25.92'
0 Co 0 0 0 0 0 0 1 v, 0 0
rn 0 o 0 0 0 0 0 0 0 0 0 O 0 81' o 0 0 0 0 44 0
15 14 N 13 c� 12 oN 11 0 10 0 O9 0 O8 0 O7 oN O O 0 O 0 O o O }
0 0 O O O 0 = 6,000 SF 'n
N N 4 N 3 N O O O N 0 O O 0 M Q
5,728 SF T O N 58 N 57 o 56 oN 55 O m
7,070 SF 5,427 SF 5,407 SF 5,400 SF 5,400 SF 5,400 SF 5,400 SF 5,400 SF 5,400 SF 5,400 SF 5,400 SF 5,400 SF 5,400 SF 5,400 SF 120.00'
ro L �5,280 SF 5,280 SF 5,280 SF 5,942 SF z
>- Ln 60 45 O
0
z n 0 O 6
6,000 SF
60.00' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' 45.00' `n 44.00' 44.00' 44.00' 50.00'
120.00'
740.16' 0
ti 0 0 46 0
O
0 54 0ti6 20.72' 6,000 SF 0
W. ASPENSTONE ST.
7,443 SF
-CDco — — — — 120.00'
121.13' 0 0
0 O 28.13' 0 47
p 53 00 `n 6,000 SF
303.99' �� 329.98' `n 5,805 SF � 1
�� 81.00' �� o `� 120.00'
18.65' rn 115.00' I 0 0
48 0
0
p M 0 6,000 SF Lo
52 7
�� 8,105 SF 0v 120.00'
7Q N 0
6.87' I I Co 49 0
0
53.48' 6,004 SF Lo
\ 1 1.84'
120.99'
(o 0
50
20.70' 6,439 SF 'n
126.68'
O�c �4S 02.
BIRCHSTONE CREEK �� !.L
SUBDIVISION ass �� BLOCK 2 24.04'
93 41
\ 51
M
G� 30,698 SF
21.22' /
2RA9, j O. 10.00'
BLOCK 4 25.78
/
O \
615,196 SF cP�
48'
24.69, BLOCK 3
rn O
0 0 27,512 SF
W
N
r? I N
0
QI
w
0
N
z
Lo
N � N
w NI
O z
i
63'
73.58' DEVELOPER
21.26' 25.00'
O 9,487 SF B R I G H TO N
78.64'
00
W. USTICK RD.
E N G I N E E R I N G
9233 WEST STATE STREET
BOISE,IDAHO 83714
PHONE(208)639-6939
kmengllp.com
PROJECT: 21-027 1 SHEET NO. 1 OF 1
0 60 120 180
QUARTET SOUTH SUBDIVISION Plan Scale: 1" = 60'
PRELIMINARY PLAT EXHIBIT 2/25/22
/
w I W I tK -00
BLOCK 1
31,587 SF
w `96.
W
ti
w
w `/ 13
w / 26,941 SF
I Lq
Lu
w Q QUARTET SOUTHEAST / 14.49'
W of SUBDIVISION NO. 1 i / 120.00'
Lu TOp
(D 40 34.97' o
w 1 z "? 14
/ oN 7,969 SF (n
m
TOP �o� 23.32'
120.00'
0 0
.. 0 90
W. MACHADO DR. 24.36 Lo 6,000 SF U)
I ti / o-
w 44.00' 44.00' 50.00' 120.00'
of 0 0
IFp-rk-l �2'I$i � 0 16 0
BLOCK 2 0 0 0 a 0 6,000 SF Lo
42�a 0 o o `"
w 0O 2I
30.00' 41.gg ' O o 10 11 12 Ln Q 120.00'
w I r► 0J _ 0 46.88 �'� 8777 SF �5282 SF 5,280 SF o
17
o275.34' 50.02' 40.00' 0.12' m 0 0
07.33 �40.00' .
1 14.14' _ 14.14' O 6,000 SF
30.00' 0
5,726 SF
N O0.
W W W W W W W 0 m m o I o 0 0 0 0 No O o 5,726 SF g 50, 32.64' 44.00' 43.50' 120.00'
0
M o 81 O O O3 O 5O oO0 6,191 SF 61 3 1 0 18 0
0 0 T 0 o
w w W W W W W W 40 41 42 5,950 SF 6,000 SF T 6,011 SF 6,435 SF �6' 1 1.38' 10.21' u> 6,000 SF
W W W W W w 2,285 SFLo
. . . . . . . BLOCK 5 T 6,66o SF
6,362 SF 2,397 SF
1 29 120.00'
rn
120,879 SF 7.33' 61 69
' ' . Ky O R / 6 w 0O 19
0
3T
50.00' 42.67 8 120.14'60
50.24 u 6,000 SF Lo
WWW 50.2 25.93'
' BC26.Z0 10.21' o W
W W W W W W W W W WO
w _ _o _ 31 � 120.00'
y oxl' W. BEC Y D= _ 18020 17OsF to
0 0
- 20 0
23.31'.; �n
13.24' 24.4 7' 40.47 1 1.72' 6,000 SF
3' 40.18' �..
w W W W W W W W W W •' 11.55 •'.:• 30.76' 40.00' 36.03' 40.03' 40.00' 40.00' 40.00' 40.00', 40.00' 40.00' 40.00' 47.50' LL; I 120.00'
29.99' y -/ 93.71 1 w
w w w w w 18 87' 2,544 SF > Q o 0
w Q I � 21 0
111.34' w o0 00 00 in 0 o
w 27 cn 0 0 0 0 N M Co � 0 0 0 0 0 0 0 0 0 = 6,000 SFLn
148.67' 2,510 SF _ 0 O 0 M 17 18 19 20 21 22 o 0 0 0 0 0 Q
rn O 0 0 0 0 O T 23 24 25 26 27 28 r 29 30 Co 120.00'
39 83.41' 4,452 SF 5,064 SF 4,409 SF 4,413 SF 4,437 SF 4,541 SF 4,739 Si 4,400 SF 4,400 SF 4,400 Si 4,400 SF 4,400 SF 4,400 SF 4,400 Si 5,225 SF z 0 0
w o 6,822 SF / ,1- 26 0 , , .. 0 1 1 1.25' 0 Y z I 0 22 0
h 4 40 F � 0 O 00 60'
`o 6,000 SF 'n
127.00' 4,448 SF I 47.22' 40.00 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 47.50' 120.00'
O F 108.37' r ,
38 ^o 0 0 1 1 1.15' N 20.00' ; ' _ BLOCK 6 16 i1,494 SF x r, ,20.00' o 0
w 5,520 SF 0 25 0 '.: ; 23
O
4,509 SF 0 O 15.81' N 47.22' 40.00' 40.00' 40.00' 40.00'` 40.00' 40.00' 40.00' 40.00' 40.00' f 40.00' 40.00' f 40.00' 47.
120.12' 4,447 SF 50 I 6,000 SF Lo
o } 1.78' 1 14.99' " :_ 7.16'
6.78' 0 f 111.65' 120.00'
w o 37 N N 24 0 0 0:1 15 � 0 0 0 0 0 0 0 0 0 0 0 0
� 5,4000 SF 00 Y 00 4 6000 SF o O 0 1 3,952 SF o 0 0 0
u ``' 4,577 SF cr 13 12 0 _o 0 0 0 0 0 0 0 0 0 0
�' 14 0 0 11 10 9 8 6 5 4 3 2 1 rn o 24
O � O � O � O � O � O � O � O � O � O � O � O 60' 6,000 SF
120.00' oc 115.00' u . - 4,389 SF 4,383 SF 4,437 SF 4,400 SF 4,400 SF 4,400 SF 4,460 SF 4,400 Si 4,400 Si 4,400 Si 4,400 Si 5,139 SF
o m 0 1 17.10' 4,532 SF
w O 36 0 : zl 0 23 0 ' ' .• 0 O 0 1.41'
Ln� 5,400 SF C5 4,600 SF 't 0 0 I 0 120.00'
4,684 SF Q �-328
' 11.95 2.12' 31.42' No 0
60' o. 2S 0
1 15.00'
120.00' o • , 117.10' sd, �28.06' 40.00' 38.23 40.00' 40.00' 40.00' 4.50' 40.00' 40.00' 40.00' 40.00' 27.50'
w 0 co 22 0 0 0 �, 27.40' 3.99'
35 ro O 08 ] 40.34' 30.75'6,058 SF
Lo 3.83' 4,600 SF `t 15 0
5,401 SF 4,684 SF 13.67' 1,837 SF 125.84'
13.83' 1 9,557 SF _ - � _ W. DUGAN DR. - _ 7'64 18.13' o
1 14.99'
120.16' 'n o ? 1 17.10' O
w o 0 21 o r ` 0 0 }3,108 SF i 7.47' 26 0
0 0, o BLOCK 10 9 18.00' 18.00' 6,461 SF
U-i 34 Q 4,574 SF 0 21.52' 23' 72.50' .20.00' 95.00'
�n 4,684SF 13.81' 45• 26.91' 22.46'
5,456 SF 1 13 22' nj`` 70.19' 15 2,036 SF
? 0 0 1 17.10' 1,890 SF O1 \ 16.36'121.93'
122.89' N 20 0
w 0 0 10 0 �� 'S� 13.21' 126.05' 1 15.00' 0 27 0
0 4,444 SF o aj'�' 0 0 0 . 00 0
33 4,684 SF CP 14 O 0 0
�p 0 , 0 2 0 M 6,010 SF
� 5,656 SF �' ' 108.45' 4,886 SF .
4,600 SF
o w 129.05' : 19 4,192 SF 0 'i•' 0 1 11110 1 15.48' 1 15.00' 120.00'
0 2.93' d � 0 0 0 0 . - 0 0 0 0
0 32 4,510 SF 0 13 0 0 O 0 0 28 0
0 100.63' 4,475 SF 4,600 SF I `n 6,000 SF 'n
� 6,010 SF 14.75' ' '� % 1 10.16' l
18 0 0 7.12' ao } BLOCK 11 Q 1.53' 110.01' 115.00'
,ri 12 0o Q I i� 0 0 0 0 120.00'
138.38' 4,325 SF � N o 0
0 31 4,40o SF �, ( O Lu o C 4 40o sF 0 ' 8 0 BLOCK 7 O 0 ° 29 BLOCK 2 0
6' r 92.12 1 10.00' 0 65,401 SF N 0 4,600 SF r7
6,407 SF r? ' _p ? 0 4,720 SF
0 0 0 w z 1 110.00' 115.00' 120.00'
4,014 SF 17 0 O 13 4,950 SF C7 z 0 0 0 "'
145.79' �' Ln Lo Lo' Y' z 0 0 11 0 o O 0 ° Q I o o
0 .. I 86.80' i • r 1 10.00' I z 4,400 SF 4,600 SF _ 30 0
0 30 0 ' 1,179 SF 16 14 1,526 SF 6,000 SF
"' 7,412 SF 22.25': ;1 : 0 1 10.00' 0 o m 120.00'
1 15.00' Q
15.00' 22.30' 0 0
1 10 O o 0
4,600 SF
149.98' o ' - 70.3615.00' 20.00' 93.50'Z� N 1 d 4,400 SF O z 31 0
0
o - -0 - 0
Jill W. CREASON ST. CO
1 10.00' 1,832 SF ] 1 15.00' I 6,010 SF
N I O 1,890 SF 0
150.48' I 20.00' `V 24.42': 93.50'- 26.91' -*_16.36'
68.99' , .. 93.50' �. �- 121.93'
W 22.25'. j 22.30' 18.00' 95.00"
O
00 1 1 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 20.00' 22.46'
0 1,158 SF 18.00' W. CREASON ST. 7.64' 32 0
0 28 42 1 1,526 SF
7,479 SF 85.42' v 1 10.00' -
0- 7.47' 0 0
N 15.00 0 0 15.00' o 1 0 0 0 0 0 0 0 I r'':. 15.00' 15.00' 18.13' 6,461 SF
Ln
147.97' 41 Q ' : 0 0 6 7 25.00' 0 125.84'
0 2 0 . I 0 O 0 0 0 0 0 0 0 0 0 0 0 i2.30 93.50' 20.00' 95.00' CA
\ 0 0 ' 0 ,n o 2 0 3 0 4 0 5 0 0 0
4,370 SF Ln .• Lo 5,500 SF 27 1,526 SF '''IF 1,575 SF 1 J
w 0 27 o 4,000 SF 4,000 SF 4,000 SF 4,000 SF 4,000 SF 4,000 SF o ui 0 Sri � " . 60' 60'
0
1 10.00' ` 115.00' 33 0
90.00' 1 10.00' o 0 0 0 6,058 SF
N
N 0 142.1 1' o ,n 40 ,_ O o 15.05' 14.55' 0 26 o s` o O 0 20.01'
i 40.00' 40.00' 40.00' 40.00' 40.00' 40.00'
o 0 26 4,205 SF :r ' 4,950 SF 20.00' 4,400 SF 4,600 SF 120.00'
1~ . �,5,391 SFf 1 20.00' o
1 6,198 SF 10.84' 18.27' 97.43' z' 0 1 10.00' 1 15.00' o I 34 0
1 10.00' 0 0
I o 0 0 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' I 0 25 0 o O 0
1 iI 132.92' N 39 Y O4 0 0 6,000 SF
I (2 o r•' o 0 15.00' It 4,400 SF 41600 SF
a 0 K • N 4,069 SF 4 4,400 SF I 14.55'
1 10.00'
0 2S v .. N , . Q in o 0 0 0 0 Co 0 I 0 0 0 115.00' 0 120.00'
5,794 SF `t 105.88' 1 10.00' 0 "? o O o 0 00 � 0
l a O 0 ., 0 0 `�'I °0° rn 0 0 0 0 0 0 24 0 0 4 O o
w 16 15 14 13 12 11 10 rn 9 00 1 0 0 0 : ' %. 0 0 0 0 35 0
I 125.20' 0 38 0 • • 0 O o 0 4
1,404 SF 3,999 SF 4,000 SF 4,000 SF 4,000 SF 4,000 SF 4,000 SF ,400 SF 4,600 SF `n 6,000 SF 'n
4,364 SF 4,400 SF s w0 1 10.00' 1 15.00'
1,397 SF
5,526 SF 1 1 1.79' o t' 0 1 10.00' z 5.25' 1.95' 0 0 l O o 120.00'
:I 3.89' 23 0 5
a o 37 0 r 0 BLOCK 9 O6 34.81' 40.00' 40.00' 40.00' 40.00' 38.05' 4,400 SF 4,6000 SF 0 36 0
120.95' 4,539 SF 4,400 SF 0
in 18 � 26.12' o Lo
o
1 0 0 23.96' 1 10.00' 1 15.00' 6,000 SF
~ ui 23 1 1.17' 1 14.67' 019,482 SFo 1 10.00' - - W. BEECHSTONE ST. I 0 22 0 .. 0 0
5,411 SF 18.83' 36 0 0 0 0 �� 0 - o� 0 0 o O 0 ' I 120.00'
4,600 SF 0 0
a � o f .Y o ] o •� ,. 4,400 SF d" s = • � d- 0 0
`I 120.00' I N 4,598 SF r 4,400 SF 1 10.00' 37
115.00' 0 o
4 0 0 . 115.00' 1 10.00' S766, 0 0 ' ,• O 0 `n 6,000 SF
22 0 0 0 0 40.00' 40.00' 40.00' 40.00' 40.00' 31.00' 21 0 o BLOCK 8 O7
� 0 35 0 0 0 0 0 0 0 0 0 :
30 5,400 SF 0 C � $ 6 1.86' 25.92' It 4,400 SF 14 4,600 SF 120.00'
o 4,600 SF 4,400 SF 1 9,413 SF > 0
120.00' 10 0 0 110.00' I 0 0
115.00' 110.00' N o o O 0 0 115.00' 0
0 0 0 0 48�' 0 0 I 0 N J: 0 7,013 SF 0 0 O 0 20 0 0 0 u 38 o
Lo 60 o "' ` ' "' Lo
0 ' 11 12 13 14 15 16 17 "� I 0 It .,.' O o 6,000 SF
5,400 SF 0 34 , 09 0 0 0 0 0 r 0 rn 4,400 SF4,600 SF Q
1 � 0 5,747 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 5,167 SF f " m 120.00'
o 5,749 SF 4.70 i 4.52' 5,499 SF '
1 10.00' 1 15.00'
120.00' 1 14.61' 109.64' 0 0 '•r.. ; 0 0 .
0
o 0 20 o f 23.1 1' f '; 39.40' 0 19 0 0 O 0 z 0 39 0
I 0 86.93' 2,505 SF 33 _ I 4,400 SF 4,600 SF 60' 6,0000 SF 'n
5,40o SF I 'f. .: 113.47 50.00' 40.00' 40.00' 40.00' 40.00' 40.00' 47.50' 1 t.
:. 39.35 110.00' 115.00'
120.00 20.00 _ '' ` t 0 0 0 0 120.00'
1 o 0 0 46.36' 40.00'w 40.00' 40.00' 40.00' 40.00' l 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' 40.00' `47.50' f 4,400 SF 0 40 0
1 00 19 Y 4,600 SF '1 0 0 O Lo
11 5,400 SF 0 60 1 10.00' 0 1 15.00' `n 6,000 SF
0 o
120.00' z o 0 0 0 0 0 0 0 0 0 0 0 0 0 0� 0 17 0 0 11 0 , 120.00'
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 � 4,400 SF � � 4,600 SF �
I o 18 0 ; 1 32 31 30 29 28 27 26 25 24 23 22 21 20 19 rn 0 41 0
5,400 SF 5,000 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 SF 4,400 Si 4,400 SF 4,400 SF 5,167 SF 0 1 10.00' 0 + . " 0 1 15.00' 0 6,000 SF oLn 6
o I 16 0 12 O
a 120.00' 31.37' 4,400 SF f,` 4 6000 SF 0
25.92' 120.00'
p l 0 8.16' � _
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po 42 �
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Q I _- 79' `�� W. TRILBY ST.
Co 1 o r o 59.91' -35. - - - - - - - - - - W.TRILBY ST.- - 120.00'
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I o 17.39' 14.89'
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5,427 SF 5,728 SF 1 N o f 0 0 0 � 0
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CEP - -- - - -- - - - -- - - -- - - --
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W. USTICK RD. - - -- - - -- - -- - - ---
E N G I N E E R I N G
9233 WEST STATE STREET
BOISE,IDAHO 83714
PHONE(208)639-6939
kmengllp.com
PROJECT: 21-027 TSHEET NO. 1 OF 1
PRELIMINARY PLAT DATA R-8 COMMON LOT AREAS
BLOCK # LOT # LOT AREA (SF) QUALIFIED OPEN QUALIFIED OPEN
OVERALL SITE DATA
SPACE (SF) SPACE (ACRES)
1 BLOCK 1 SITE DATA 1 1 3,587 3,587 0.08
p TOTAL SITE AREA 67.61 ACRES 2 1 2,285 2,285 0.05
G� 2 13 26,941 26,467 0.61
92 RESIDENTIAL AREA
G R-8 48.83 ACRES 2 29 4,320 4,320 0.10
R-15 18.78 ACRES 2 51 30,698 39,297 ** 0.90
13 R-8 OPEN SPACE AREA DATA 5 29 120,879 113,075** 2.60
QUARTET SOUTHEAST PARKWAY STRIP 2.25 ACRES 5 42 2,397 2,505 0.06
W SUBDIVISION LANDSCAPE COMMON LOTS 7.17 ACRES 6 7 1,837 914 0.02
U TOTAL AREA 9.42 ACRES
14 6 15 3,952 3,669 0.08
W R-8 QUALIFIED OPEN SPACE TOTALS 6 31 17,330 16,679 0.38
ACREAGE OF QUALIFIED OPEN SPACE 9.42 ACRES
1s PERCENTAGE OF QUALIFIED OPEN SPACE 19.29% 7 1 1,890 1,890 0.04
W. MACHADO DR.
/ 7 7 1,890 1,890 0.04
16 I R-8 SITE AMENITIES w QUALITY OF LIFE AMENITIES 7 g 1,832 1,832 0.04
10 11 1z 17 CLUBHOUSE 5,000 SF OR GREATER IN SIZE 6 POINTS 7 15 2,036 2,036 0.05
s
BLOCK 5 BLOCK 2 O O V) RECREATING ACTIVITY AREA AMENITIES 8 1 1,575 1,575 0.04
0 = 1s SWIMMING POOL WITH CHANGING ROOMS 6 POINTS
w W 40 41 42 1 Q O 8 13 1,671 1,671 0.04
W. BECKY DR. TOT LOT 1 POINT
29 m 8 15 1,593 1,593 0.04
z 19 I PEDESTRIAN OR BICYCLE CIRCULATION SYSTEM AMENITIES 8 27 1,526 1,526 0.04
31 NON REQ. SIDEWALK ADJACENT TO PUBLIC RIGHT-OF-WAY 1 POINT
W. BECK) DR. zo I ALIGNED WITH LINEAR OPEN SPACE (1 POINT PER 1/4 MILE) 9 1 1,526 1,526 0.04
w " BLOCK 5 LOT 29 9 10 7,013 4,593 0.11
1 Q 21 BLOCK 6 S AND 31
BLOCK 9 LOT 10 g 33 2,505 0 0.00
27 � O 000000000000 O
39 w 17 18 19 20 21 22 23 24 2s 26 27 28 29 30 BLOCK 10 LOT 6
a 26 O3 Q BLOCK6 22 BLOCK 11 LOT 1 9 42 1,158 1,158 0.03
10 1 2,544 2,636 0.06
w 3s 25 O 16 I MULTI-MODAL AMENITIES 10 6 3,108 2,301 0.05 z3 BICYCLE REPAIR STATION W/TOOLS AND PUMP 1 POINTS
37 < 2q O Z 15 DETAIL SHALL BE PROVIDED WITH 10 14 1,526 1,526 0.04
1q 13 1z 11 10 O Os O Os 0000 24 BLOCK 10 LOT 1 DEVELOPMENT 10 16 1,179 1,179 0.03
w 36 u z3 BLOCK 10 O TOTAL SITE AMENITIES REQUIRED 10 POINTS 10 27 2,510 2,510 0.06
1= 25 TOTAL SITE AMENITIES PROVIDED 15 POINTS
3s m 22 15 ® 7 11 1 65,401 65,401 1.50
z 21 O W. DUGAN DR. 26 R-15 OPEN SPACE AREA DATA 11 9 1,397 1,397 0.03
34 O is 1 PARKWAY STRIP 0.00 ACRES 11 16 1,404 1,404 0.03
33 20 l0 14 2 LLi 27 TOITALCAPE A AREA COMMON LOTS 1.47 ACRES
1.47 ACRES PARKWAY(EXCLUDING DRIVEWAYS) 97,834 2.25
O BLOCK 11 O O
19 11 Q TOTAL 410,275 9.42
32 1 13 BLOCK 7 O v, 28 R-15 QUALIFIED OPEN SPACE TOTALS
O 1s 1z O ACREAGE OF QUALIFIED OPEN SPACE 1.47 ACRES R-15 COMMON LOT AREAS
31 12 8 Q 29 PERCENTAGE OF QUALIFIED OPEN SPACE 07.83%
17 13 RESIDENTIAL(R-8) L11 Os Co30 QUALIFIED OPEN QUALIFIED OPEN
30 16 14 Z TOTAL OPEN SPACE AREA DATA BLOCK # LOT # LOT AREA (SF) SPACE (SF) SPACE (ACRES)
PARKWAY STRIP 2.25 ACRES
W. CREASON ST. 90 31 LANDSCAPE COMMON LOTS 8.64 ACRES 3 1 9,487 15,186** 0.35
TOTAL AREA 10.89 ACRES 4 1 616,335 48,671** 1.12
28 42 1
W. CREASON ST. 32 TOTAL QUALIFIED OPEN SPACE PARKWAY 0 0
2 3 4 s 6 7 ACREAGE OF QUALIFIED OPEN SPACE 10.89 ACRES
27 41 O j O O O O O O 27 1 33 PERCENTAGE OF QUALIFIED OPEN SPACE 16.1 1% TOTAL 63,857 1.47
26 40 w 8 26 O * AREA INCLUDES 100% OF COLLECTOR BUFFER AND ASSOCIATED LOT MEASURED FROM BOC
39 O 0 zs
25 O 34 ** AREA INCLUDES 50% (12.5') OF ARTERIAL BUFFER MEASURED FROM BACK OF CURB ALONG
I "'
LEGEND N. BLACK CAT RD. AND W. USTICK RD.
38 BLOCK 9 O 16 15 14 13 1z 11 10 9 24 O 35
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12.5' I 24 37 18 O6 > 23 O 36 PARKWAY (QUALIFIED OPEN SPACE)
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25'ARTERIAL O 36 O W. BEECHSTONE ST. O O >
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BUFFER 37
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Q OPEN SPACE RESIDENTIAL(R-15) J.1��� w¢w 0w o CONTACT INFORMATION
w FUTURE OPEN SPACE CALCULATIONS O o m Z Q
o FOLLOWING THE CITY OF MERIDIAN UDC OPEN N Z vo o m 0 o w DEVELOPER LANDSCAPE CONSULTANT
SPACE STANDARDS SHALL BE PROVIDED WITH Q w g "~o
THE R-15 DEVELOPMENT SUBMITTAL I 0 BRIGHTON DEVELOPMENT INC. KM ENGINEERING, LLP
a w 2929 W. NAVIGATOR DR., SUITE 400 5725 NORTH DISCOVERY WAY
N I 0 RESIDENTIAL(R-15) MERIDIAN, IDAHO 83642 BOISE, IDAHO 83713
a I PHONE: (208) 378-4000 PHONE: (208) 639-6939
Z CONTACT: JON WARDLE FAX: (208) 639-6930
z EMAIL: jwardle®brightoncorp.com CONTACT: ALYSSA YENSEN, PLA
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z 1 EMAIL: ayensen@kmengllp.com
w CEP - - - -- - - - EPA
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0 150 300 450 ,, �9NDSCA4�'P , PHOINE(208)63SE, IDAHO 9 6939
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Plan Scale: 1" = 150'
Y DATE: FEBRUARY 2022
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PROJECT: 21-027
SHEET NO.
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