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Home My WebLink AboutPZ - Narrative km E N G I N E E R I N G July 6,2023 Project No.:23-105 Bill Parsons Planning Supervisor Community Development Department 33 E. Broadway Ave. Meridian, ID 82642 RE: Extended Stay Hotel—Meridian,Idaho Conditional Use Permit Application Dear Bill, On behalf of GFI—Meridian Investments, LLC. and York Developments,we are pleased to apply for a conditional use permit for an extended-stay hotel for Wyndham Hotels and Resorts located in Meridian. Site Background and Information The existing property,situated at 2700 N ' b Eagle Rd in Meridian, ID, is located north ` of East River Valley Street,south of Ustick Road, east of Eagle Road, and west of Records Avenue. The parcel number is 51104233650,and the property occupies the eastern half of the parcel.The subject property spans approximately 2.77 acres and falls within the C-G (Commercial General) zoning district and is presently F vacant.The intended use for this site is a _ 4-story extended stay hotel with 124 #:t�` �' guest rooms. Access to the site will be via a north-south private drive aisle constructed with the Sessions Parkway Subdivision. The proposed hotel will be situated across three eastern lots within -# ' the recently approved Sessions Parkway Subdivision. J A neighborhood meeting was held on ' f June 1,2023,with no attendees. 5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939• kmengllp.com Previous Approvals Previous approvals include the initial annexation with Red Feather Estates and development agreement modifications. Most recently, the Sessions Parkway Subdivision was approved alongside a development agreement modification (MDA) under File No. H-2022-0046. The associated Development Agreement was recorded as Inst. No. 2023-033831. The property owner for this parcel and the Sessions Parkway Subdivision is requesting a modification to that development agreement with a separate application. The requested MDA will accommodate timing for building permits and a landscape buffer located within the eastern boundary of the subject site. Adjacent to the east of this property are the multifamily apartments, Village Apartments, which have been approved and are being constructed.To the North,there is a commercial center with various amenities including grocery stores, restaurants, banks, and more.To the South is an apartment complex, Regency at River Valley, followed one block further south is The Village shopping center. West of the site includes residential and commercial use across Eagle Road. Conditional Use Permit An extended stay hotel at this location aligns with the future land use designation of Mixed-Use Regional.The site and landscape plans are substantially consistent with previous approvals. As mentioned, the owner is processing an MDA application with the city to request a modification to the landscape buffer on the east side of the site be included with the Development Agreement. The 25-foot landscape buffer typically required adjacent to residential uses cannot be included with the current layout as the size of the hotel with increased landscaping and pedestrian amenities located adjacent to the hotel has impacted overall space available. The site is large enough to accommodate the proposed use and meets most of the dimensional and development regulations within the Commercial-General district. The hotel is harmonious with Unified Development code requirements and goals in the Meridian Comprehensive Plan.Wyndham's ECHO hotel is an extended stay concept that will be cohesive with the neighboring multi-family residential use while providing a buffer to more intensive commercial uses proposed to the west and Eagle Road. The hotel is planned to operate 24 hours, with an estimated 4-6 full-time employees and 6-8 part-time employees. It will provide amenities including a laundry room,vending machines, and a fitness center.Added security will include double entrances with secured key card readers. In addition,an employee will always be on site and facilities are well lit to provide safety. The integration of an extended stay hotel within this area enhances hospitality and provides access to Meridian's regional attractions. A hotel use furthers many of the City's goals outlined in the comprehensive plan. The proposed use aligns with the goal of making Meridian the premier place to create, attract, and retain high- quality businesses and a talented workforce (Goal 2.08.02A). This development also engages in proactively recruiting and attracting new businesses to the(Goal 2.0800)Additionally, it actively contributes to the goal of making The Village as center of activity and growth (Goal 2.09.03B). The site plans promote pedestrian connectivity both planned and developed neighboring uses, supporting an appropriate mix of land uses that ensures connectivity, livability,and economic vitality"(Goal 3.06.02). This hotel does not have a restaurant, bar, retail, or personal services included, therefore is not subject to additional approvals. The hotel adjoins a residential district in the southeast corner, therefore requiring a conditional use permit. PAGE 12 _��77T T7771�1- ell 47 Tr t -------------------------- - -------------------------- - Landscape and Design Highlights Through careful site planning, required vehicular circulation and residential setbacks merge into spacious landscape buffer areas.These thoughtfully designed landscapes integrate tree canopies to combat the heat island effect,foster pedestrian connectivity, create a harmonious pedestrian experience by scaling down buildings, and establish a clear barrier from neighboring residential properties. Additionally,the selection of fa�acle materials focusses on quality and aesthetics.The building features include smooth stucco complemented with accent colors, metal ship|appane|inG, architectural metal detailing, and windows that include color techniques at the openings.The inclusion of additional building insulation beneath the stucco finish helps reduce energy demand for heating and cooling, enhancing the sustainabi|ityof the project. Cliff pAGE | 3 Conclusion An extended stay hotel in Meridian supports the city's Comprehensive Plan goals and provides a necessary service.The proposed conditional use permit application is consistent with previous approvals and agreements, conditional use permit findings in Meridian city code and adheres to existing zoning designations and future land use plans. If you have questions or require further information to process this application,do not hesitate to reach out. Sincerely, KM Engineering,LLP � avk- Lacey Clark Land Planner PAGE 14