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HomeMy WebLinkAboutPZ - Narrative July 19, 2024 City of Meridian Planning Division 33 E. Broadway Avenue Suite 102 Meridian, Idaho 83642 RE: Centrepoint Apartments DA & CUP Modification Narrative Dear Planning Staff, Planning and Zoning Commissioners, Mayor and Council Members: Centrepoint Apartments, LLC ("Applicant") is pleased to present the Centrepoint Apartments Project (the "Project"), a first-class, deed restricted affordable housing apartments community located just south of Ustick Road and west of Eagle Road. The 9.99-acre project site (the "Site") is located at 3100 N Centrepoint Way, Meridian, Idaho and includes Ada County Parcel number S1105110111. This project proposes changes to an approved site plan, Development Agreement and CUP. Overall, the intent is to redevelop the vacant, underutilized property while providing a compatible transition between the adjacent single-family residences (south and west) and the more intense commercial uses along Eagle Road and Ustick Road. This application includes the following documents: 1. DA & CUP Modification Narrative 2. Centrepoint Site Plan 3. Parcel E Legal Description 4. Owner Acknowledgement 5. Open Space Plan 6. Preliminary Landscape Plan (color) 7. Centrepoint Utility Exhibit 8. Centrepoint Preliminary Architecture 9. Second Amendment to Development Agreement (proposed language, redline) 10. Letter of Support from Saint Alphonsus Health System 11. Email from Nampa Meridian Irrigation District INTRODUCTION. The Site is an infill location, currently zoned C-G (Commercial General) and designated Mixed Use Regional (MU-R) on Meridian's Future Land Use Map ("FLUM"). The C-G zone allows multi-family residential with a CUP. The site is currently approved for a 215-unit mixed-use development,with commercial and multi-family residential uses.As previously confirmed, multi- family residential is consistent with the comprehensive plan, compatible with surrounding uses and can be adequately served by existing utilities and service for the site. The Applicant is proposing a modification to permit a 295-unit multifamily affordable apartment project. The commercial portion of the current approval is not part of this application and no changes to the commercial use of the site are proposed. Applications for the project include a Development Agreement ("DA") Modification to add a conceptual plan for the residential portion of the Site, as well as a Conditional Use Permit ("CUP") Modification to allow changes to the previous multi-family use. Both applications are being submitted concurrently to ensure the project's efficient review. BACKGROUND. The Site was originally part of a larger 36.33-acre site that was annexed with a Development Agreement in April 2004 as the Sadie Creek Promenade. In 2005, City Council approved a preliminary plat and conditional use permit for 15.33 acres of the original 36.33-acre site for a retail/commercial development and entered into a new development agreement (AZ- 05-052 Sadie Creek Commons, Instrument No. 108008770). On April 23, 2019, the City Council approved a Development Agreement governing the Site (Villasport H-2018-0121; H-2019-0032, Instrument No. 2019-060877, dated July 9, 2019 and recorded July 10, 2019) ("DA").The Site was carved out of the larger 15.33-acre area. The DA and associated CUP permitted a 99,000 square foot 2-story building for an athletic club and spa and a 15,300 square foot retail building. The athletic club and retail building were not constructed, and the CUP has since expired. On July 12, 2022, the City Council approved a DA Modification (H-2022-0035) allowing multi- family apartments and a commercial drive-through in lieu of the Villasport. Approximately 259 multi-family units and 9,600 square feet of commercial space were proposed in the DA Modification. A Conditional Use Permit was approved by the Planning and Zoning Commission on November 17, 2022 (H-2022-0072) allowing multi-family use for the project. Conditions of approval reduced the unit count to 215 units overall. Part of the original Villasport CUP approval included submittal of a Transportation Impact Study (TIS) to the Ada County Highway District (ACHD). The report, dated July 2018, concluded that the Villasport project would generate approximately 3,774 daily net trips, which resulted in recommendations for certain roadway improvements including construction of an eastbound right-turn lane with an approximate 100-foot vehicle storage queue at the intersection of Ustick Road and Cajun Road and installation of signage for each of the project entry points off Centrepoint and Cajun. To date, the eastbound right-turn lane with approximately 100-foot vehicle storage has been constructed. A memorandum to the TIS dated May 13, 2022 was prepared to model the trip generation comparison of the Villasport to the multifamily use in addition to a parking analysis and a cut-through trip evaluation. The trip generation comparison in the memorandum for the approved multi-family project assumed 259 total dwelling units which projected to generate 1,651 fewer daily trip ends, 80 fewer weekday AM peak hour trip ends, and 166 fewer weekday PM peak hour trip ends compared to the Villasport. The additional 36 dwelling units (295 total) proposed by Centrepoint Apartments, LLC is projected to generate 1,404 fewer daily trip ends, 67 fewer weekday AM peak hour trip ends and 152 fewer weekday PM peak hour trip ends compared to the Villasport. DA MODIFICATION. The proposed multi-family use on the Site is consistent with the goals and vision of the MU-R designation in the FLUM. The MU-R designation calls for a mix of employment, retail and residential, with residential densities between 6-40 units per acre.The Project will support and complement the other commercial and employment uses within the vicinity, which are all part of the larger Eagle Road corridor designated as MU-R on the FLUM. This large MU-R area currently has extensive retail and office uses but very little residential, below the target density range of 6-40 units per acre and ten percent of the overall development area. In addition to providing residential capacity to the area, the Project will help meet the need for affordable, "work force" housing in the community with 100%affordable units.The buildings will also meet the IHFA Green Building Standards and include high efficiency lighting, ventilation, irrigation, and water saving measures. It is appropriate for the City to look to surrounding properties for the mix of uses suitable in the larger MU-R area. To the north are the retail-only sites containing Kohl's, Dick's, and Hobby Lobby. To the north-east is Lowe's, and directly across Eagle Road to the east is Trader Joes and Five Guy's. Further south on Eagle Road and still within the MU-R designation, sit the Co-op, Nike Store, and The Village. The proposed residential use of this Site provides a complementary use to the many retail stores and restaurants in this MU-R designated area in addition to providing an affordable housing option for the employees of these businesses. Multi-family residential provides a nice transition between the lower density attached and detached single-family residential to the west and south and the large commercial uses to the north and east along Eagle Road. Multi-family residential is also an ideal use on this unique, access-challenged site due to Eagle Road on the east, existing subdivisions to the west and south, and Ustick Road, a principal arterial, on the north. The building arrangement creates an attractive, residential transition area and landscape consistent with the MU-R concept plans in the comprehensive plan cut sheets. The Applicant requests that Section 5 of the Development Agreement, Conditions Governing Development of Subject Property, be deleted and replaced with new conditions specific to this Site, Project and applications. We request that the modified Development Agreement for our Site include the new plan and the following incorporating language: Development of the multi family residential portion of the site (tax parcel no. S1105110111)shall be generally consistent with the conceptual development plan included in Exhibit A dated July 17, 2024. In addition, the Applicant requests the notice provisions and exhibits to the Development Agreement be amended to add the Applicant's name and the new proposed conceptual plans for the Site. The Applicant has included a redline Second Addendum to the Development Agreement as part of this application for the city's review and consideration. CUP MODIFICATION. A Conditional Use Permit (CUP) Modification application is being submitted concurrently with the Development Agreement Modification application for the multi-family portion of the Project. Site Plan. The site is currently approved for 215 multifamily units and the Project proposes 295 apartment units.The proposed density is 29.5 units per acre.The approved plan includes studio, 1-bedroom, and 2-bedroom apartment units. The Applicant is proposing a mix of 1-bedroom, 2-bedroom units, and 3-bedroom units. Detailed unit counts include 155 one-bedroom units, 105 two-bedroom units and 35 three-bedroom units. The Project is organized with five residential buildings with an integrated leasing/clubhouse facility within Building B1. The three central residential buildings are arranged around a large interior open space area thoughtfully designed to provide active and passive recreation, and outdoor gathering areas for the Project residents. ----- ---------------- -- INNER QL9 — ' .. O --------- -------------- �••.. .� i _____ i C The proposed Project site plan includes 578 parking spaces, which equates to a parking ratio of 1.96 per unit, this includes 295 covered parking spaces meeting requirements. City parking requirements have increased since the current project was reviewed, and the proposed project includes more parking spaces per unit than there are with the currently approved multi- family project. Residences Building elevations have been submitted as part of this application.The buildings comply with the City of Meridian Architectural Standards for residential buildings; however, as with the currently approved building design, the proposed building design includes a reduced articulation of the building facade and does not have masonry along the base of the buildings. It is important to note that the proposed buildings, as with the currently approved buildings, include changes of materiality that create definition of the floor levels and visual appeal. As designed the buildings will be compatible with the surrounding area. All buildings are proposed at under 45-feet in height with flat roofs. This height is within the same height range as typical 3-story buildings which are currently approved for the center of the project site. The city has recently approved building heights in the area between 48 feet to 50 feet in height, finding that the building height is compatible with the surrounding area. The Applicant requests that all language in the DA and CUP be modified to refer to a 48-foot building height allowance or maximum instead of statingthe number of stories allowed for each building. The Applicant is asking for a maximum building height so that if building changes are required during design review there is flexibility for making changes. -------- ------- - —-— —-— ---------------------- ---- ----� ... uw 61l62 ELEVATIDN-0 PREVIOUSLY APPROVED ELEVATION HEIGHT PROPOSED ELEVATION HEIGHT Open Space and Amenities The Project will include an extensive network of pedestrian oriented pathways including an outer loop around the entire project with internal connections to the various amenities for the project allowing for free movement of pedestrians throughout the Site. In addition, the Project is located less than one-mile from the Charles F. McDevitt Youth Sports Complex, Julius M. Kleiner Memorial Park, Champion Park, and access to the VRT bus system. The Applicant is requesting the city evaluate open space per UDC 11-4-3-27.C., alternative compliance, and believes it should be considered as explicit compliance is not feasible as the project site is irregular and has a unique targeted demographic of an affordable housing community, significant indoor and outdoor passive and active amenities, and excellent connectivity to public parks within walking distance superior to additional open space area on site. The Project will include 96,277 square feet of qualified open space including, as part of the conditional use permit request, the open space as designed along Ustick Rd. As proposed the site plan provides 21,008 sf less open space than required however, it should be noted that the site has an additional 43,025 square feet of non-qualifying landscape area, pathways, and buffer landscape area not included in the qualifying calculation cumulatively exceeding the overall standard square footage requirement.The multi-use pathway from Ustick Rd south through the project is included in the non-qualifying open space calculations. The inclusion of this pathway in the project provides desirable connectivity and additional landscaping exceeding city requirements. The site amenity layout includes a large, centralized park with easy access throughout the site with an internal network of sidewalks and walking paths providing connectivity and recreational opportunity. The total amenities provided, as detailed below, exceed the minimum standards for amenities required for multi-family development. The project proposes the following amenities: ➢ Quality of Life ✓ clubhouse with community space and leasing office ✓ indoor fitness facilities ✓ dog park with waste station ➢ Open Space ✓ large common grassy area over 9,000 SF ✓ shaded plaza/courtyard with activity lawn ✓ shaded picnic areas with bbq grills, tables, benches, and landscaping ➢ Recreation ✓ perimeter walking trail ✓ children's play structure ✓ sports court ➢ Multi-modal ✓ bicycle repair station with tools and pump Landscape Buffers and Building Setbacks The applicant is proposing a 17.5' landscape buffer along Ustick Rd., as allowed with the implementation of Water Conserving Design principles (UDC 11-3B-5.O.).Within this buffer, water-conserving turfgrass will be limited to less than 50% of the buffer landscape area, and exclusively within the park strip — this is consistent with surrounding development and streetscape patterns along Ustick Road. Behind the sidewalk, landscape areas will be treated with a variety of shrubs, grasses, and groundcovers to exceed the required 40% coverage at maturity to provide an Enhanced Landscape Buffer, and plant materials shall be selected from drought tolerant varieties. Columnar Class II type trees will be provided due to the proximity to the existing overhead electric lines. The applicant is proposing solar carports as a green infrastructure amenity and requesting Alternative Compliance in compliance with UDC 11-3B-8.B.3 for removal of the parking lot islands which would be located under the solar carport covered parking internal to the parking lots preventing conformance with the parking island requirements. Solar carports will provide covered parking, relief from the visual and heat impact of the surface parking lot, and contribute to traffic calming improving pedestrian safety. Studies have found that the areas under solar canopies are shaded and cooler than the asphalt would be without the solar canopies and that there may be an average 18-degree difference inside cars that were parked under solar canopies compared to those parked in direct sunlight. In addition to providing relief from the visual and heat island effect of asphalt in parking lots and contributing to traffic calming in parking lots improving pedestrian safety, solar carports will provide an alternative green power source for the development and residents which will result in the additional benefit of reduced utility cost for residents. The applicant is proposing removal of the parking lot landscaping islands only where the landscaping would be located among the solar carports to preserve the future solar panel efficiency in capturing the daylight(no interference from tree canopy growth), reduce solar panel maintenance requirements such as removal of leaf debris on panels, and plant and/or tree replacement. With the removal of the parking lot islands the proposed solar carports provide equal or superior benefit to the community in that they provide relief from the visual and heat island effect of asphalt in parking lots, contribute to traffic calming in parking lots improving pedestrian safety, and create the additional benefit of reducing utility cost for residents. All uncovered parking will comply with the requirements for parking lots islands. Compatibility with Surrounding Uses With the proposed changes the Project is still compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity. The Project will not adversely change the essential character of the area, which has largely been developed with commercial and retail uses and will instead provide a complimentary transition between existing uses.The site is already approved for multi-family residential use with a similar site plan and similar building height and the Project will provides a nice transition between the more intensive uses to the north and east and the single-family residences to the west and south. As with the current approved site plan, the proposed residential buildings are setback significantly from the property lines compared to the minimum allowed by code (10-feet), providing a significant buffer from the existing residential homes. The property to the south is zoned R-8 and R-15 and contains detached and attached single-family homes. Building B2, adjacent to these neighborhoods, is setback approximately 100-feet from the property -------------------------------------------------------------- Si KE"FLW LE,i E CP, _ _ -- -- - - boundary(155-feet from the nearest existing home). It is also screened from the neighborhood with a 25-foot landscape buffer. The single-family residential neighborhood to the west is likewise screened with a 25-foot landscape buffer and further screened by the continuance of the masonry wall to the north. Building D is setback approximately 93-feet(25-feet in previously approved site plan)from the west boundary(190-feet from the nearest existing home). Building B1 is set back over 140-feet from Ustick road and finally Building C is setback 267-feet from Eagle Road. Services. Sewer and water are available at the Site. The Site is served by the River Valley Elementary School, Lewis and Clark Middle School, and Centennial High School. Neither Meridian Fire nor Meridian Police had concerns with the site plan in our pre-application meeting and the site is currently approved for multifamily residential buildings. Transportation. The Project is an infill site that has already been annexed and zoned C-G and approved for multifamily residential apartments. Much of the area around the Ustick and Eagle intersection has already been developed or is approved for development. Access to the Site is planned via Centrepoint Way and Cajun Lane off Ustick.There will be no direct Site access from Eagle Road as cross access is provided with the adjacent properties. Centrepoint Way and Cajun Lane have been paved and connect residents to the south with Ustick Road to the north. Full build out of these roads (ie., sidewalk, curb, gutter and landscaping) will be completed as part of the Project. In response to neighborhood feedback, the project proposes concrete speed tables or colored crosswalks that are strategically located along Centerpointe Way and Cajun Lane to prevent cut-through traffic and to create a more pedestrian friendly environment throughout the project and neighborhood. As previously mentioned, a TIS was prepared for the Villasport project and the recommended traffic improvements have been completed (ie., the right-hand turn pocket along Ustick at Cajun Road). Remaining improvements, such as stop controlled intersections at the project entries along Centrepoint and Cajun, will be completed as part of the Project. The Applicant contacted Mindy Wallace with ACHD and was able to confirm that no additional traffic studies are required for the proposed Project due to the reduction in net daily trips from the Villasport project to the proposed Project. There are no additional traffic improvements anticipated from those associated with the current approved project. Compliance with Comprehensive Plan Goals. The proposed Project is still consistent with the MU-R designation and meets the following comprehensive plan goals: ➢ Section 2.01.01. Encourage diverse housing options suitable for various income levels, household sizes, and lifestyle preferences. ✓ The Project will include a mix of affordable 1-bedroom, 2-bedroom, and 3- bedroom homes in a traditional apartment setting, providing diversity within the project and diversity from nearby single-family detached residences. ➢ Section 2.02.01E. Encourage the development of high quality, dense residential and mixed-use areas near, in, and around Downtown, near employment, large shopping centers, public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map. ✓ This project provides high quality, affordable, dense residential units that complement and provide a transition between the commercial and employment areas to the north and west and the single family residential to the south and east. This area has been developed with a mix of employment and retail uses that will benefit from the addition of higher density residential homes. ➢ Section 2.01.01G. Avoid the concentration of any one housing type or lot size in any geographical area; provide for diverse housing types throughout the City ✓ By providing affordable multi family residential, the Project provides a diverse type of housing not present in the immediate geographical area. ➢ Section 2.01.01H. Locate higher density housing near corridors with existing or planned transit, Downtown, and in proximity to employment centers. ✓ The Site's location at the intersection of Ustick and Eagle Road provides its residents quick access to the Eagle Road commercial corridor, which contains some of the largest employers in Meridian including St. Luke's, Scentsy and others. ➢ Section 2.02.01D. Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. ✓ The project includes installing pedestrian pathways between the Project and the subdivision to the south, promoting connectivity and walkability between these two neighborhoods. The project will also construct sidewalk along the frontage of Ustick Road providing connection to existing sidewalks on either side. ➢ Section 2.02.01A. With new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. ✓ While the Project is not proposing a new subdivision, it is providing connective pedestrian pathways as well as usable, quality open space and amenities, and bicycle parking. ➢ Section 2.02.02C. Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe. ✓ This Site is an infill project that will develop a vacant parcel of property that was annexed and zoned almost 20 years ago. The project maximizes and uses existing City services by connecting to adjacent utilities and by locating housing close to existing fire and police infrastructure. ➢ Section 2.09.03B. Promote Ten Mile, Downtown, and The Village as centers of activity and growth. ✓ The Project sits north of The Village and provides much needed affordable housing in the area to support the rapidly expanding businesses and employment opportunities in this area. The development provides housing that is within walking distance to the Eagle Road commercial corridor. ➢ Section 3.02.01A. Provide City utilities in high priority growth areas and discourage in low priority growth areas. ✓ The Site is infill development and utilities are already extended to the property. ➢ Section 3.03.01E. Encourage infill development. ✓ The Site is infill development with utilities and other services readily available. ➢ Section 3.06.02B. Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability. ✓ This development includes residential uses and supports the larger mixed-use environment by complementing the surrounding commercial and retail uses. Within walking distance from the Site are planned and developed commercial and employment centers. Residents can shop, dine, play and work in close proximity and reduce vehicle trips in the area. This project will increase the overall livability and sustainability of the surrounding area by providing much needed affordable residential housing that will help nearby businesses thrive and will create a permanent customer base. ➢ Section 3.07.01A. Require all new development to create a site design compatible with surrounding uses through buffering,screening,transitional densities,and other best site design practices. ✓ Multi family residential provides an appropriate transition between the retail/commercial/employment uses to the north and west and the single-family residences to the south and west. Twenty-five foot buffers screen this project from surrounding developments, and the sidewalk improvements to Ustick and Eagle Road provide much needed access improvements for the single-family residences to walk to the retail and commercial developments the vicinity to the south and the potential community center to the east. The buildings are set back over 100 feet from the boundaries with single family residential property, providing an even greater buffer between the proposed multi family use and the single-family residences. ➢ Section 3.07.01C. Require appropriate landscaping, buffers, and noise mitigation with new development along transportation corridors(setback,vegetation, low walls, berms, etc.). ✓ With the included Water Wise Conserving Design principles, the Project provides the appropriate landscaping, buffers, and noise mitigation necessary along transportation corridors of Eagle Road and Ustick Road. ➢ Section 3.07.02C. Focus development and redevelopment intensity on key transportation corridors. ✓ The Project is located at a key intersection of Ustick Road and Eagle Road. Compliance with CUP Criteria. Applicant proposes a modification to the existing CUP to change the site plan and number of multifamily apartment units allowed onsite from 216 market rate units with studios, 1-bedroom and 2-bedroom units to 295 affordable units with 1, 2, and 3-bedroom units. With the proposed changes the Project still complies with the CUP criteria in UDC Section 11-513-6: 1. The Site is large enough to accommodate the proposed use.The project design meets all dimensional standards and development regulations in the C-G zone. The Project meets all setback, buffering, height, and dimensional standards required by the UDC.The open space and number of amenities meets the intent of City's standards,with alternative compliance included. 2. The Project is in accord with the requirements of the UDC. Specifically, and as discussed in detail above, the project will further the Comprehensive Plan's goal of promoting infill development in areas with available public services.The project meets the Comprehensive Plan's goals for promoting mixed-use living by adding needed residences into an area that has extensive non-residential uses approved and/or developed. 3. The design, construction, operation and maintenance of the Project will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity. The project will not adversely change the essential character of the area,which has largely been developed and approved with employment, commercial and retail uses.The multi-family residential use creates a nice transition of higher-density residential between low-density, single-family homes to the south and west, and the higher intensity retail and commercial uses to the north and east. 4. The multi-family residential use will not adversely affect other property in the vicinity and, rather,enhances properties in the area by providing much-needed housing within this MU- R designated area. 5. The Project is adequately served by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water and sewer. The Site has frontage on Ustick and Eagle Road, and utilities are already adjacent to the Site. 6. The Project will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Rather, the Project serves to stimulate the economic welfare of the community by providing housing adjacent to planned commercial areas. 7. As an affordable multifamily residential development, the Project will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. 8. The Site does not have any natural, scenic or historic feature considered to be of major importance, and the project will not result in the loss of any natural, scenic or historic features. REVISIONS. Staff comments were received on July 9t", 2024. After further clarification of the comments with City staff was completed, revised plans and narrative were provided on July 19t", 2024. Plan revisions included the following: • Removal of the alternative compliance request for reduced balcony square footages. • Specification of the conditional use permit request to include open space as designed along Ustick Rd and revised open space calculations. • Further substantiation of the open space and interior parking island reduction alternative compliance reasoning and payment of associated fees. • Multi-use pathway landscaping improvements • Privacy wall height and material added to the site plan • Comments from Nampa Meridian Irrigation District CONCLUSION. Thank you for your consideration of this DA Modification and CUP Modification application for the Centrepoint Apartments Project. We are confident the proposed development is consistent with the FLUM, the current C-G zoning, the intent of the Comprehensive Plan, and applicable criteria in City Code.Agency requirements will be fully met and submitted for your review and comment as the project continues. Initial meetings indicate that agencies are in alignment and agreement for the proposed project; however, as additional needs arise, they will be mitigated and incorporated in the project design. The engineering, architectural, and construction practices will be implemented with the professional standard of care. We are excited to bring a quality affordable housing development to a great infill site in Meridian.