HomeMy WebLinkAboutPZ - Narrative December 4th, 2023
City of Meridian, Development
Services 33 E. Main Street
Meridian, Idaho 83642
RE: Rolling Hill Apartments—Annexation & Conditional Use Permit Applications
To Development Services:
We are pleased to present applications for annexation and CUP associated with Rolling Hill
Apartments. JD Planning & Consulting will be the applicant for this application.
Background
The Project site is generally located on the Northeast corner Overland Drive and Rolling Hill
Drive, east of Eagle Road in Meridian, Idaho. The project consists of five parcels (Parcel No.
R7555000032; R7555000041; R7555000050; R7555000015; R755500002) comprising
approximately 5.89 acres. These properties are currently zoned R1 (residential) in Ada County
and are all in the City of Meridian Area of Impact. The Comprehensive Plan Map Future Land
Use Map designation is Mixed Use Regional (MU-R). The project will take access from existing
public roadways. Existing public utilities (water & sewer) are available adjacent to the site. The
project is located on Rollings Hill Drive and E. Overland Rd between Eagle Road and S.
Cloverdale.
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Figure I - Vicinity Map, subject properties highlighted
A neighborhood meeting was held on October 25th, 2023 at 6pm at Silverstone Amenity Center
where there was an opportunity for neighbors to connect with the project team to learn about the
proposed project and related applications.
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Project Summary:
In total, the development includes 5.34 acres with 174 residential units, as well as open space
throughout the community. The overall gross residential density is 174 units/5.34 acres or 32
dwelling units per acre Common area serves as a transitional density to adjacent neighborhoods
from the project, sound buffering from the transit corridor, improved livability through active
and passive recreational opportunities, and decreased urban heat island effect.
The common area amenities include play areas, a park, and a swimming pool facility.
Community pathways provide pedestrian connections throughout the neighborhood, which can
be integrated with surrounding properties once they are developed. The pathways also provide
walking and biking access to Rolling Hills Drive and Overland Drive. The project, as proposed,
complies with the dimensional standards of the R-40 zoning designation and the site plan
responds to information provided by ACHD regarding traffic flow and access.
Annexation and Zoning
The property is within the City of Meridian's area of impact. A path of annexation is available from
the west and south.
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Figure 2—City of Meridian Zoning Map (arrows show path to annexation)
Comprehensive Plan
The applicant proposes to annex and rezone the property consistent with the Future Land Use Map
designation of Mixed Use Regional (MU-RG). The requested annexation will fulfill the City's
desire for orderly development and growth.
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Figure 3—City of Meridian Future Land Use Map
The Comprehensive Plan provides that "Future Land Use designations are not parcel specific."
Consequently, the Comprehensive Plan and Future Land Use designations are focused on "key
areas". As such, when this project is assessed in conjunction with the surrounding MU-R properties,
they collectively meet the goals and objectives of the Comprehensive Plan. Additionally, there is
established precedent that Comprehensive Plans are not the equivalent of zoning code used to
approve projects; rather they are a tool to guide the City in developing zoning ordinances, which are
the basis for project approval. The Comprehensive Plan provides that"[a] Mixed Use designation is
typically used to identify a key area within the City which is either infill in nature or situated in a
highly visible or transitioning area where innovative and flexible designs are encouraged." In this
case, the current Mixed Use Regional includes a much larger area beyond the project site. Within
that area, there are Commercial General zonings directly adjacent to the project, another R-40
residential project just north of the project and single family residential including R-1 (county) to the
north with R-15 and R-8 to the south.
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Figure 4-Future Land Use Map Figure 5-surrounding zoning
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The proposed development was designed, in agreement with the purpose of the City of Meridian's
Mixed Use development principles. The site, when taken in conjunction with the surrounding
developments, both commercial and residential,provides needed residential dwellings, along with the
surrounding mix of employment and retails, all of which sit on major arterial intersections. The
project provides the appropriate mix of residential dwellings, while seamlessly integrating with the
variety of surrounding uses, and providing a meaningful and appropriate mix to this designated
Mixed Use Regional area.
Mixed Use - General Uses
Mixed Use Principles: The proposed development was designed, in agreement with the purpose
of the City of Meridian's Mixed Use development principles which"offer functional and physical
integration of land uses to create and enhance neighborhood sense of place. " The city's
aforementioned goal is accomplished through the following features of Aviator Springs:
- Provides appropriate types of Land Uses (see below).
- The result is a"functional and physical integration of land uses" consistent with the city's
Mixed Use designation. Additionally, the buildings are arranged with "common, usable
area" including a pathway that provides a natural transitional area between the project
and the single family residences to the north, as well as future interconnectivity to sites
located to the east and west.
- Offers an "innovative and flexible design" along a "transitioning area" that will need to
balance the existing development pattern, future transportation infrastructure, and
projected employment demands of the broader area.
- Open space, paired with "interconnected vehicular and pedestrian networks" allow for
clear, safe circulation and encourages multiple means of transportation including access
"bus stops, shuttle stops and/or other innovative or alternative modes of transportation."
While a park-and-ride or other transit facility is not located at this site, it does have the
potential for micro-mobility or first-mile/last-mile pedestrian connections to nearby
transit facilities located within a third of a mile east and west of the project site.
- While the Five Mile Creek serves as a constraint, it also fulfills the intent to "transition
from dissimilar land uses." This significant, naturally-inspired landform borders the north
side of the property, further buffering the project from existing parcels.
- Particular attention to "well-designed quasi-public center of activity" which can be seen
in the design. The east west multi-use pathway is located near passive open space,
creating an aesthetic experience for those utilizing the future regional non-motorized
network.
Mixed Use Specific Considerations. In reviewing development applications, the following items
will be considered in all Mixed Use areas:
• A mixed use project should include at least three types of land uses. Exceptions may be
granted for smaller sites on a case-by-case basis. This land use is not intended for high density
residential development alone.
o The 5 land use types: commercial, office, residential, civic (includes public and quasi
public open space,parks entertainment, venues) and industrial.
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o The proposed project provides both residential and civic land uses. Due to the current
site constraints, primarily its limited size (5.89 acres) and the fact that the site is
missing a 5th parcel that would have made the site more rectangular in nature (See site
constraints below). As such, the project provides only 2 of the 5 of land uses, which
the City is allowed to approve on a case-by-case basis. Moreover, any future
development of the non participating parcel could include a third land use, such as
commercial. Notwithstanding the foregoing, the project is in line with the goals of the
comprehensive plan. It also bears mentioning that additionally, the Comprehensive
Plan provides that mixed use projects "should include",but does not say"shall". As
such, the City has flexibility to require as little as 1 land use for a project this size.
o Lastly, the proposed project is located in conjunction with a number of surrounding
land uses. While individually meeting the mixed use requirements, when viewed in
relation to one another, they meet the mixed use requirements for this specific
designated future land use area, which includes more than the parcels and project
subject to this application.
• Where appropriate, higher density and/or multifamily residential development is encouraged
for projects with the potential to serve as employment destination centers and when the
project is adjacent to US 20/26, SH-55, SH-16 or SH-69.
o The proposed project, while not directly adjacent to SH-55, is within such close
proximity of SH-55 (less than a third of a mile) it still fulfills this consideration, as it
will serve the employment destinations located directly to the southwest, west,
northwest and north of the project.
• The site plan should depict a transitional use and/or landscaped buffering between
commercial and existing low- or medium-density residential development.
o While not commercial in nature, the project was designed with an extensive landscape
buffer located on the north side of the site. This landscape buffer in conjunction with
the five mile creek provides a visible and physical buffer between the single-family
residences and the project. Additionally, the physical barrier also creates sound
buffering from the project site, as well as Overland Road.
• Supportive and proportional public and/or quasi-public spaces and places including but not
limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools are
expected.
o The project provides for open space throughout the project, as well as active open
space open to the public along the multi-use pathway along the Five Mile Creek. Even
prior to any development to the east (expanding the pathway), the proposed pathway
provides the public with access to a scenic walkway. Along the pathway are sitting
areas for enjoyment of the users.
• All mixed use projects should be accessible to adjacent neighborhoods by both vehicles and
pedestrians. Pedestrian circulation should be convenient and interconnect different land use
types. Vehicle connectivity should not rely on arterial streets for neighborhood access.
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o The project provides pedestrian circulation and connects different surrounding land
use types (commercial to the west and residential to the west and north), as well as
interconnection of land use types within the project site. See pedestrian connectivity
below.
• A mixed use project should serve as a public transit location for future park-and-ride lots,bus
stops, shuttle bus stops and/or other innovative or alternative modes of transportation.
o The project is located within a third of a mile of bus stops to the west located on the
northeast and southeast corners of Overland Road and Eagle Road (H-55), as well as
bus stops located on the southwest and northeast corners of Overland Road and
Cloverdate. While the project's size does not support being a future stop for mass
transit, its close proximity to bus stops provides access to mass transit.
Mixed Use - Regional Designation Uses
In reviewing development applications, the following items will be considered in MU-R
areas:
• Development should generally comply with the general guidelines for development in
all Mixed Use areas.
o See General Uses analysis above.
• Residential uses should comprise a minimum of 10% of the development area at gross
densities ranging from 6 to 40 units/acre.
o The project's gross density is 29.71 dwelling units/acre which is within the guidelines.
The gross density is based on site size of 5.89 acres consisting of 175 units.
Proposed Zoning
The properties are proposed to be zoned R-40 (High Density Residential). The Project's current
Mixed Used—Regional land use designation supports an R-40 zoning request.
Site Plan
The housing product in the development is multi-family units featuring a regionally appropriate
design that creates a feeling of neighborhood and community. The goal of the design was to create
the feeling of a neighborhood and community by designing visually appealing facilities
complimented with"neighborhood" like amenities and pathways. As multi-family units continue
to be in high demand in Meridian, many potential renters are looking for more permanent feeling
features; a place they can call home.
Amenities in the development include active recreation areas such as a pool, quasi-public park
and a play area. Additionally, climate-appropriate landscape areas provide opportunities for
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excellent passive recreation throughout the site. The result is a connected development that
engages a range of potential residents and the broader community.
Common areas, including the open space, pathways, children's play structure,bike repair station
and pool, are designed to be easily accessible to residents but creating distinct spaces for each
activity. Detached sidewalks and pathways are proposed throughout the project to promote
walkability and various access points for foot traffic and bicycles separate from the entrance used
by automobiles.
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Figure 6 -Site Plan
The buildings were designed with an eye to the future of the surrounding neighborhood and to
provide a feel of community both inside and outside. The buildings will be constructed using a
variety of high-quality materials. Buildings were designed with elevations that create interest
through the use of broken planes, windows, and fenestrations that produce a rhythm of materials
and patterns.
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Surroundingo• •
The surrounding uses in the area are R- • : 41 and
commercial space being located at the north end of Rolling Hill Drive, consisting of the Top Golf
facility, several thousand square feet of commercial offices, and over 396 apartments. Additionally,
the property on the northwest corner of Rolling Hill Drive and Overland(abutting this project) is an
active commercial roofing company. Directly across the street on Overland is Silver Ridge
Apartments consisting of 112 apartments, along with higher density residential to the south of Silver
Ridge Apartments. To the west and southwest at the corner of Eagle Road and Overland are
numerous commercial properties, ranging from office, restaurants, and hotels (to name a few).
Along Rolling Hill Drive remain a few single-family residents (approximately 10 not including
residents located on this site). The subject site and the 2 remaining properties directly west of this
site were removed from a restrictive covenant in 2005 that restricted any development beyond
single-family residences. A majority of the residents in Rolling Hill Subdivision had to affirmatively
approve these properties' removal from the restrictive covenant to allow for other development
options, like the proposed project.
Street connectivity and Transportation
The Development will be accessed directly from Rolling Hills Drive. Additional access will be
provided to the east to Parcel (51116438903) from the west of the project if that parcel is ever
developed (see site plan). The site bordering the east is expected to include a road that creates an
extension to S. Movado Way (see analysis below). Future access from the site will be provided
directly from the site onto the S. Movado Way extension (see site plan). Additionally, access to
the S. Movado Way extension will be provided from Rolling Hills Drive to E. View Circle Way
when such is extended in the future (see figure 7 below). E. View Circle Way already provides
adequate right of way for an extension road in compliance with the ACHD's policies and plans.
Public street frontage improvements will be constructed along Rolling Hill Drive and Overland Road.
No traffic impact study was required by Ada County Highway District. Mass transit stops are located
at the corners of Eagle and Overland Road, as well as the corner of Overland Road and S. Cloverdale
approximately 1/3 of a mile in both directions.
S. Movado Way Extension
Staff has suggested that the applicant provide a road on the north side of the project to provide
future connectivity to a future extension of S. Movado Way directly east of the project site through
the property (parcel SS1116438903) directly adjacent to the subject project. The suggestion does
not take into account several considerations. First, such an extension would create unsafe driving
conditions with roads being no more than several feet apart on S. Rolling Hill Drive (see figure 8
below). Parallel roads directly next to one another are not providing for the safety of the community
and the citizens that use those roads. Second and from a practical perspective, E. View Circle
already exists and provides adequate right of way. That street runs more than half the distance
needed to extend such to a future Movado Way extension. The correct and more practical
requirement is that it is more appropriate to extend that road, as logic would dictate that is the
appropriate location, but such would have less of a negative impact than requiring the project to
absorb a new road (half of which would parallel an existing road).
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Figure 7- proposed street extension by applicant
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Figure 8 - unsafe driving conditions marked with ""for parallel roads at Rolling Hill Drive and E.
View Circle based on City-s suggested road through the project site.
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Lastly, the likelihood that the future Movado extension is highly unlikely. Parcel S1116438903 is
approximately 4.04 acres, of which .73 acres is unusable due to the Five Mile Creek, leaving a total
of 3.31 acres of potentially usable space. However, the extension would require approximately 1.51
acres of space (for road and ROW) from the site; thus reducing that parcel to approximately 1.8
acres of developable land. Additionally, the applicant would expect that an arterial road extension of
approximately 500+feet be an amount that simply cannot be borne by that project. In essence,
requiring a parcel with only 1.8 acres to absorb the future Movado way extension makes that
property worthless (and probably subject to a taking analysis under Idaho statutes).
At the very least, it makes the S. Movado Way extension highly unlikely and improbable. Requiring a
road extension at this time is unnecessary in light of the impact the future Movado Way extension
has that property and when considering there is already an existing road that could be easily
extended if such is ever warranted.
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Figure 9-impact of S. Movado Way on neighboring property
With regard to access to the future S. Movado Way extension, the City should consider: 1) that a
new road located within the project would directly parallel E. View Circle within such close proximity
that the entrances onto S. Rolling Hill Road would create a serious safety concern; 2) half of the
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needed connection necessary to connect S. Rolling Hill Drive to future S. Movado Way extension
already exists and has adequate width and right of way; 3) the highly unlikely probability that the S.
Movado Way extension has on Parcel S1116438903 makes a road through the project site
unnecessary at this time.
In short, requiring a road through the subject site is not warranted or supported at this time. There
exists adequate connections through E. View Circle in the future if ever are needed. The safety
considerations of parallel roads should outweigh any requirement for a road to nowhere.
Site Constraint
The project site has a unique constraint in that it was designed around a current property that sits
directly on Overland Road, but will be surrounded on three sides by the project. The property
currently serves as a residential and commercial property (zoned R-1). The owner has indicated a
willingness to sell the property to the developer and/or future owner, but is waiting until
requirement (in a few years). As such, the property could potentially be a phase 2 of the property.
At the request of staff, the applicant provides an example of how the project would absorb this
property into the overall project (See figure 10 below, as well site plan sheet A102). The additional
parcel would allow for the addition of another residential building (building Q, which would
include another 32 residential units on site, as well as an additional 57 parking spaces. Such could
also be used for commercial purposes (See Sheet A102 on site plan).
Applicant notes that this project is NOT currently part of the project and is being shown for
illustrative purposes only.
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Figure 10-potential layout for internal parcel not included in project
Parking
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Parking is provided throughout the project. There will be a total of 325 parking stalls of which
175 will be covered and 4 will be accessible stalls. City of Meridian Unified Code requires 316
total stalls with 175 being covered. The community will also contain a total of 60 bike parking
spaces. The City of Meridian Unified code requires only 7. Site plan calculates bike stalls based
on covered parking. In total, parking for Rolling Hill Apartments meets code plus 9 spaces. See
site plan for detail.
Pathways
A system of pedestrian pathways includes
• 5' detached sidewalks adjacent to Rolling Hill Drive and 7' detached sidewalk adjacent to
Overland Dr.
• 5' pathways leading to buildings from common areas and roads connecting with sidewalks
• 5' meandering north-south pathway in the eastern portion of the property, as well as a 5'
meandering east-west pathway along the northern portion of the property directly adjacent
to the five mile creek.
Open space design throughout the community emphasizes the pedestrian experience and takes
advantage of linear viewsheds and corridors (see figure 11 below and site plan sheet A101). The
Community pathways provide walking and biking access to Rolling Hill Drive and Overland
Drive, which allow for further access to local eateries and other commercial facilities accessible
by both foot, bicycle and other alternative means of transportation.
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Figure 11 -Pathway and circulation map
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Common Areas, Open Space & Amenities
A pool, play area, park, and meandering pathways are planned within the common areas. The
proposed development includes 27.84% of qualified open space overall.
More highly programmed areas include the pool and park and will serve as fixtures of community
development. From a site design perspective, these active uses are separated from the quieter,
more contemplative spaces to the north along the creek and the meandering path.
The Project owner will own and maintain the common areas throughout the project, which will
provide open space amenities to the residents and citizens.
Availability of Services
Public services are available and sufficient to accommodate the proposed project. As previously
noted, domestic water and sanitary sewer service is available via Overland Road.
Additionally, a new pressurized irrigation system will serve all lots throughout the project and will
be owned and operated by the homeowner's association. A FloodPlain Development permit is not
anticipated, as the development area is not within the 100-year flood plain. Storm water from the
project will be collected, managed, and retained on site.
Conclusion
The applicant's requested Annexation, Zoning, and PUD of this property provides for the orderly
development of the City, in accord with the City's Comprehensive Plan and Development Code.
The R-40 Zoning continues the zoning framework already established in the immediate area.
The project is in conformance with the comprehensive plan and is consistent with this Unified
Development Code. Public services are available or can be made available and are adequate to
accommodate the proposed project. There is public financial capability of supporting services for
the proposed project. The project will not be detrimental to the public health, safety or general
welfare. The development preserves significant natural, scenic or historic features.
We appreciate the opportunity to formally present these applications to the City of Meridian
Planning and Zoning Commission and City Council. As you complete your review, please let me
know if we can provide any additional information to clarify the project's vision. I can be reached
via email atiorre@jdplanningandconsulting.com.
Best Regards,
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