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Home My WebLink AboutPZ - Narrative Conditional Use Permit AppLication W BALDCYPRESS MULTIFAMILY PROJECT 3570 N Eagle Road, Meridian, ID 83646 1 Parcel R7991140012 Applicant: Applicant's Agent: PACIFIC 1 PARTNERS pivot nofth 'Ep RESIDENTIAL RODNEY EVANS+PARTNERS pivot north June 24, 2024 Project: Baldcypress Multifamily Address: 3570 N Eagle Road, Meridian, ID 83646 Zoning District- C-G Future Land Use Map (FLUM): MU-R Site Basics The subject project site (referred to herein as `the project') is located on W Baldcypress Street midway between N Eagle Road and N Records Avenue. The site is part of a larger development site originally conceived as a retail center, anchored by Lowe's Home Improvement Warehouse. The site is currently an open field, with a private drive on the west of the site. The site is zoned Commercial-General (C-G), with the proposed use — multifamily — permissible by condition. The site is currently under a purchase sale agreement between the Owner, Ustick Marketplace Development, LLC, and the future potential owner, Pacific Partners Residential. Pacific Partners Residential is applying for a Conditional Use Permit in pursuit of their due diligence study prior to finalizing purchase of the site. A Development Agreement (Market Square AZ-04-009, DA #104107404) exists for the site. Per the Planning Director, an amendment to the Development Agreement (DA) is not required (P REAP P-2024-0068). A Condition Use Permit is required per the DA and the UDC 11-213-2. Currently, the site contains a private access drive serving the adjacent retail and restaurant properties to the west and south. The private access drive connects to W Baldcypress Street. W Baldcypress is designated as a`Collector' street by ACHD. The municipal boundary between the City of Boise and the City of Meridian is W Baldcypress Street. The project is in close proximity to two other multifamily residential projects along W Baldcypress — both to the north. Affinity at Boise exists immediately to the north, with entry off W Baldcypress, serving residents 55 and older. Meritage West is located across W Baldcypress and to the east, developed also by Pacific Partners Residential in 2021 as a market rate project. The project will share many aesthetic and operational characteristics with Meritage West. FL '*r Figure 1. Images: Meritage West The project will be accessed from the existing private access drive intersecting W Baldcypress Street. Three entries to the parking lot are proposed from the access drive, which will be identified with directional signage (see drawing SP7. Project Statistics The proposed project contains 115 total market rate units and associated residential amenities and leasing office in a four-story building. Unit types, sizes, counts, and parking calculations are indicated below: 116 South 6t" Street, Boise, Idaho 83702 1 208.690.3108 PIVOTNORTHDESIGN.COA 1 pivot north Unit Type Count Average Parking Ratio Parking Covered Required Bicycle Size per 11-3C-6 Stalls Parking Stalls Parking (DUs : Stalls) Required Required (Bicycle : Vehicle Stalls) Studio 22 550 SF 1:1 22 - 1-Bedroom 61 695 SF 1:1.5 92 61 2-Bedroom 32 1,005 SF 1:2 64 32 Guest 1/10 DUs 12 - 1:25 Total 115 754 SF - 190 93 8 In addition to the required parking stalls per Meridian Zoning Code 11-3C-6, the project proposes additional parking stalls on site. The project provides a total of 190+ spaces, 115 of which are covered. 6 accessible parking stalls are provided, 2 of which are covered. During the PreApp meeting, concerns arose regarding the provided parking count. While the project meets and exceeds UDC 11-3C-6 requirements for on-site parking, there is additional overflow parking on- street along W Baldcypress. 20 overflow on-street parking spaces exist on the south side of W Baldcypress Street, immediately adjacent the north edge of the property. On-street parking is also Located on the north side of W Baldcypress Street and on N Records Avenue. Bike Parking is provided in within the courtyard at the east resident entry (see Site Plan SP1). It is Located intentionally within the courtyard, where many units are facing for the purposes of visibility and theft prevention. The project team anticipates bike traffic will favor the east side of the site closest to N Records Avenue. The building is configured around a central courtyard that opens to the south, facing the resident parking lot. On the north side of the building facing W Baldcypress Street, ground level units have private entry patios with connected entry sidewalks. On the east and courtyard sides of the building, ground level units similarly can be entered from private exterior patios. To the east of the building is a fenced dog run area for resident use. The dog run is proposed over a relocated water easement (see Site Plan SP7. Comprehensive Plan Compliance The City of Meridian Comprehensive Plan identifies this property is identified as Mixed Use — Regional on the Future Land Use Map (FLUM). The design team has proposed a site composition that aligns the project very well with the goals identified in the General Mixed Use and Mixed-Use Regional sections of the Comprehensive Plan. The following provides a list of intentions in the Comprehensive Plan for these areas and an explanation of how the project complies. 116 South 61" Street, Boise, Idaho 83702 1 208.690.3108 PIVOTNORTHDESIGN.COA 2 ,� . pivot north IN 111*H *{ IJ�TI��C ;w _Il` :I,Ii911if" i III.HfH- Figure 2.:Future Land Use Map (FLUM)designation, City of Meridian Comprehensive Plan. Mixed Use — Regional Per the Comprehensive Plan, the purpose of the Mixed-Use Regional area is to provide a combination of compatible land uses within close geographic area. The goal is to foster the City of Meridian's continued positive growth, creating a mix of convenient services for residents, workers, and visitors. The purpose of this designation is to provide a mix of employment retail, and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have supporting retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The standards for the MLI-R designation provide an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the development. - City of Meridian Comprehensive Plan, 3-22 This project provides a high-density residential use to an otherwise retail and restaurant dominated development near an arterial roadway, N Eagle Road. The project builds out a currently blank piece of the Lowe's development along an existing medium to high-density residential corridor, W Baldcypress. The project is designed to interface with the existing bicycle and pedestrian networks. Sidewalks along Baldcypress connect to N Records Avenue, which ACHD has designated a "Low-Stress Bikeway" in its 2015 North Meridian Bicycle and Pedestrian Plan. The multi-use pathway on N Records Avenue leads to a Valley Regional Transit bus stop to the south at the intersection of Ustick Road and N Records Avenue. The project also connects with existing vehicle networks. It is accessed off W Baldcypress Street and an existing private drive that connects to the retail/ restaurant parking lots of adjacent sites. 116 South 61" Street, Boise, Idaho 83702 1 208.690.3108 PIVOTNORTHDESIGN.COA 3 pivot north The overall development from Baldcypress to Ustick contains a large retailer, Lowe's, a retail strip to the south of the project site, and several pad retail and restaurant sites. This project introduces a residential component to this development, in keeping with the intention of the Comprehensive Plan, Mixed-Use Regional zone. The Comprehensive Plan describes an ideal mix of uses within the Mixed-Use Regional zone. A target percentage of 10% - 30% of the total development area is described for residential use, defining the optimal density of 6 to 40 units per acre. The project proposed achieves 31 units per acre, within this optimal range. ` SportsFietds r 1 .a " Affini at Boise ■"� =jam f 01 s y e -' W Baidc re�ss 5tir�et ""� rlEr r4 I ems, — u ye{ I7D >"mac 'r_.•3�� :c.��-_�- a � a Lowe's Access Drive s , V y "t"i" Lowe's ' i 'W e e I. pi. mA Pedestrian/ - `' Ustick Road _ Bicycle Network RT Bus Stop H Vehicular Network Figure 3. Vicinity map— existing pedestrian, bicycle, and vehicular networks in development vicinity. 116 South 6t" Street, Boise, Idaho 83702 1 208.690.3108 PIVOTNORTHDESIGN.COA 4 pivot north Retail Traffic Calming Features Retail or Service Neighborhood Connectivity Uses -. L Office or Multi-family Single-family a 1�3 Residential . 113 Support for variety of user �� ! types and configuration. retail and services i ;4,_ 9 t LE EGND -o Clustered usas around shared amenities Points of Interest Primary Local Corridor (Visual and Physieal) Limited pedestrian: v $$ Ii-4-i drive aisle conflicts .q o Secondary LocalCorridar 4 41 (Visual and Physical) 1 Figure 4. City of Meridian Comprehensive Plan,Appendix F, Figure FA4. Mixed Use Regional Color Diagram with Markup. • �: Mdr.+e• Sports Fields 3, Af ty at Boise Meritage West Smitchger Park 4 r S W Balcicypress Street + o a. - F1 111 .1,1. Z ... +raynt 4 a am t� 2 Ja � �Im r Lowe's Access Drive ! � n �t rr,,. -• ` ,� Retail 21 • w I � yLowe Retail/Service r • '"'CIF �w it • Multifamily : R Single Family - _ ,� _ _� �:• � • � -� „a , Residential v 4 , „,,,,,,,,,,,•y..,,,,,.3 _ �...,.� Pedestrian/ Ustick Road Bicycle Network N�;VRT Bus Stop H Vehicular Network Figure 5. Vicinity Map with: Use Types marked in similar methodology to Figure FA4. 116 South 61" Street, Boise, Idaho 83702 1 208.690.3108 PIVOTNORTHDESIGN.COA 5 pivot north Functional Integration As demonstrated in the above diagram, the project contributes to the larger Mixed-Use area by providing a high-intensity residential land use. High-intensity residential use will provide a healthy balance in this vicinity where development is predominantly retail and commercial. One of the goals of Functional Integration as described in the City of Meridian Comprehensive Plan is the reduction of local vehicle trips. The project reinforces the successful creation of a pedestrian network into a larger commercial development. The project is located along safe and accessible pedestrian connections (see Figure 5). Residents of the project can safely navigate via walking or bicycle to area restaurants, retail establishments, and a Valley Regional Transit (VRT) bus stop at Ustick Road and N Records Avenue. The bus stop connects riders to route 160, serving the VRT On-Demand Eagle Area. It also serves route 24, which connects riders east along Ustick, Maple Grove Road, and the Boise Towne Square retail area. Another goal of Functional Integration is the provision of supportive outdoor public and quasi- public spaces. The project is organized around a central courtyard for residents of the property. The courtyard features common-use resident amenities such as a meditative landscaped area, picnic pavilion, pool, and barbeque. The project also provides residents with a dog run to the east. An indoor fitness center will also be available within the building for resident use. The project is within close proximity to employment centers, including many retail and industrial suppliers, medical and service facilities. Community uses such as sports fields, gyms, and daycares are also within a walkable or drivable radius of .25 to 2 miles from the project site. Holistic Design The principle of Holistic Design, as described in the Comprehensive Plan, also encourages mixed- use areas to be centered around spaces that are well-designed public + quasi-public centers of activity. The project courtyard also aligns with this principle. Holistic Design-oriented amenities foster a wide variety of interests ranging from relaxation to play. The proposed courtyard encourages active and passive uses, with activities spanning all four seasons. Residents can participate in active recreation or have a quiet outdoor work or reading environment using the landscaped courtyard and covered or open seating areas. Pedestrian infrastructure has been intentionally designed to promote walkability between the project site and neighboring uses. Accessible pathways link the site with its adjacent retail uses, community parks and recreation fields, and restaurants. 116 South 61" Street, Boise, Idaho 83702 1 208.690.3108 PIVOTNORTHDESIGN.COA 6 pivot north to Sports Fields Affinity at Boise 1 Meritage West r r , i to N Eagle Road W Baldcypress Street to N Records Avenue(bikeway) - �}i'' � ko Smitchger Park 1 ® a nnnQd�Qnaoo ` . - .. - .. CF [P [p CP [P P PCP :'.L'rJ P eCP �. . i' 1 1 7 6 3a P LP PCP P P CPi�CP CP PCP rP CP CP PCP ICP CP LP = _ =r{�rE C � 1. d7U7 dl,'.I7 d] �''-d7 7 - d7k7 dllti: to retail destinations+ ,oil Lowe's to retail+ _ _ _ _ _ _ _ Pedestrian restaurants Bicycle Network Vehicular 'I S'1 — it *1' � Network Figure 5:Site Plan -pedestrian, bicycle, and vehicular networks immediately adjacent to site. While residents have the option to use vehicular transportation, they are not reliant on arterial roadways for all connections. Lastly, the project provides a "meaningful and appropriate mix to the development"as stated in the Mixed-Use Regional definition of the Comprehensive Plan. Transportation The project team inquired with ACHD as to whether a Transportation Impact Study(TIS)was required for the project. Dawn Battles, Senior Planner with ACHD confirmed that a TIS was not required on April 1, 2024. Access The building will provide multiple resident access entry points controlled by key fob, at locations indicated on the Site Plan SP1. At these resident access points as well at as the Leasing Entry, multi-technology keypads will be installed for emergency police entry at any time of day, per UDC 11-4-27.G . Unit numbers will be clearly identified, with a directional signage posted at entries. 116 South 61" Street, Boise, Idaho 83702 1 208.690.3108 PIVOTNORTHDESIGN.COA 7 pivot north Site Design The project site is designed with intentional buffering along W Baldcypress. A 25+ foot landscape buffer is proposed, maintaining all but two of the existing trees and the existing attached sidewalk, which is in good condition. See Landscape Planting Plan L1.0. Units at the ground level all have an entry from the indoor corridor as well as a patio entry, connected to the sidewalk network. Each unit in the project has an 80 SF patio or balcony. The courtyard is designed to provide a variety of recreational activities during all seasons to residents. Per UDC 11-4-3-27 C and D, the courtyard and its adjacent amenities provide a variety prescribed in the various sub-categories: a. Quality of Life, b. Open Space, c. Recreation, and d. Multi-modal amenity standards. In the `Quality of Life' category, the project provides a Clubhouse on the interior of the building facing the pool yard (see plan FP7, an indoor fitness facility, and provides a fenced dog run with benches, dual-entry gates, and waste stations. In the `Open Space' category, a picnic area is provided within the pool yard. A covered pavilion between the pool and landscaped area provides shade coverage and seating. In the `Recreation' category, a pool is provided as a centralized amenity to recreate and relax in the sun. In the `Multi-Modal Amenity' category, the project provides a bicycle repair station within the building near the west resident entry facing the Courtyard (see plan FP1). In addition to these amenities, the project also provides a Lounge amenity on the fourth level, which offers northeast views of the foothills. The design intent of the indoor and outdoor amenities is to create a unique and vibrant community space for the residents that offers a compelling`third place' to meet and play. The primary purpose of focusing most of these amenities in the courtyard is to provide a high-visibility, safe, and public area for these activities. In keeping with CPTED (Crime Prevention Through Environmental Design) principles, the design team proposed a large open area with high visibility from unit patios, as shown on the Level 1 Plan FP1. Utilities + Easements The site contains several water easements. A water easement along the north portion of the site does not contain an active water line, confirmed by Kyle Radek of the City of Meridian Public Works. During the Pre-Application meeting,vacation of the north easement was suggested, with the condition of connecting two dead end water branches with an easement through the project site.The project team elected to move forward with this approach. The path of the new water easement beneath the dog run and parking aisle is demonstrated on the Civil Concept Utility Plan. A new fire hydrant is proposed on the west of the site within an existing water easement, placing the Fire Department Connection (labeled FDC on plan SP7 within 100 feet of the new hydrant. 116 South 61" Street, Boise, Idaho 83702 1 208.690.3108 PIVOTNORTHDESIGN.COA 8