Loading...
HomeMy WebLinkAboutPZ - Memo - Response to RFI 5-16-24 MEMORANDUM TO: Stacy Hersh, City Planner, City of Meridian FROM: Wade Thomas, TNT Enterprises, LLC DATE: May 16, 2024 RE: Rolling Hills Dr AZ, CUP H-2023-0070 The following addresses the issues identified in your email dated Thursday, May 5, 2024. Your comments are numbered below and our responses follow. We are also providing additional information in support of those responses. We look forward to working through these issues. Once we resolve the issues identified, we will provide additional updated sheets such as updated elevations, connectivity exhibits, etc.Thank you for your continued consideration of our application. Please address the following: 1. The proposed development plan should demonstrate consistency with the general mixed-use &the Mixed Use - Regional guidelines in the Comprehensive Plan. 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. The plan initially submitted with the last Pre-Application Meeting included vertically integrated buildings adjacent to Overland Road, but they have since been removed. Staff is not supportive of a fully multi-family project in this location. Response: The proposed multi-family use on this site aligns closelywith the MU-R designation outlined in the Future Land Use Map (FLUM). The intent behind MU-R zoning is to foster a balanced blend of employment, retail, and residential spaces, with residential densities ranging from 6 to 40 units per acres. This project not only meets these criteria but also fulfills a pressing need for residences within the broader context of the MU-R area. Currently, this region predominantly features retail and office spaces, with a significant deficit in residential offerings. In fact, the existing density falls well below the target range, highlighting a clear need for additional housing options. Our proposed development addresses this gap by introducing much-needed residential units while strategically complementing neighboring commercial and employment hubs. By doing so, this project contributes to the envisioned balance of land uses within the MU-R area. For small sites such as this Site, it is appropriate for Staff to look to the surrounding properties for the mix of uses appropriate within the applicable MU-R area. rh r . •_ ! FIX ❑ Retail and + � Hospitality Office R� +'�'� ❑ Medical * - * � � • , , ❑ Singe Family .` Homes W Multifamily r Our proposal represents a carefully considered response to the evolving needs and dynamics of the whole Mixed Use designation area, beyond just the site. We believe that by embracing multi-family residential use, we can create a vibrant and harmonious environment that benefits both current and future residents of the community. The applicant did not propose a vertically integrated building adjacent to Overland Road at any preapplication meeting. While we don't feel a vertically integrated project is the highest and best use of the site from a planning perspective, attached is an updated draft site plan (Sheet 100), which includes commercial spaces on the first floor of Building B directly off of Rolling Hill Drive, as well as Building C (previously building A). The commercial aspect of the project provides approximately 20,134SF of commercial space. Additionally, the pool was relocated so that additional common area and a plaza could be incorporated and used by patrons of the commercial spaces. 2. The proposed plan fails to integrate with the surrounding properties and walls of this development. Connectivity is particularly necessary for the enclave parcel in the middle of the development as the City and ACHD will not want to grant direct access to Overland Road, a principal arterial, in the future. Response: As requested in the pre-app meeting, the original application provided an exhibit (Sheet A102"Site Plan Future Phase")which showed a potential future development of those plans. Applicant is unaware of Code requirement that requires surrounding property be integrated into a proposed project. The enclave property could 1) remain a single-family parcel, 2) be developed as a Phase 2 to the proposed project, or 3) be developed as a commercial property. Any future development of the enclave property can be accessed through the proposed site. Despite moving out of state and no longer living on the property, the owner remains unwilling to participate in our proposed project. The applicant provided an example of how the project would absorb this property into the overall project(See site plan sheetA102 attached).The additional parcel would allow for the addition of another residential building(building C), 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.This property is not part of the proposed application. Despite our most recent updates to the Site Plan, the example of the Urwin property remains unchanged. 3. Please include/show the ROW for the new collector street(s) on your site plan. The Master Street Map (MSM) shows a future east-west collector generally where E View Circle exists today that turns into and connects with Overland Road at Movado Way. Staff is confused about the following comment in your recent email"The site plan provides an easement on the northwest corner of the property to allow for the 70' ROW needed for the future collector road (attached as a separate exhibit)". Were you intending to reference the northeast corner? Further, ROW is not typically an easement it is dedicated.Are you dedicating ROW? (see next bullet) Response: Yes, ROW of will be dedicated as contemplated by the site plan. Applicant expects to accomplish the dedication through a deed. 4. Your property abuts existing improved right-of-way(ROW)for E View Circle. Staff is still not convinced that some of this east-west collector shouldn't be improved as part of your project.You are proposing a pedestrian walk, but staff would like to see vehicular connectivity between your project and E View Circle. Response: Please see proposed connectivity on the north side of the project to E. View Circle. The Location considers the required distance for an access point from Rolling Hills under ACHD policy, as well as the necessary and safe sight distance required for vehicles moving through west through the curve in the E. Movado Way Collector Road. 5. The revised plan doesn't depict the MSM-depicted north-south collector street (Movado), which makes it difficult to assess how this project will work with the future collector street and surrounding properties, particularly to the east and the property you surround (Urwin). The City requires a 20'wide buffer along collector streets. Your eastern boundary will be very, very close if not directly abutting the ROW for the north-south collector(Movado). (see next bullet) Response: See sheets A100 (draft) and sheet A108 which shows the MSM-depicted north-south collector street (Movado). The site plan incorporates a 20' landscape buffer on the Northwest portions of the site. Beyond where the 20'wide buffer exits the site, the 20' buffer would be on the property to the east. The distance between the edge the eastern edge of the 70' ROW to the subject site is approximately 44'. The site does not abut the 70' ROW for the north-south collector other than as shown in Sheet A109 (see comments below). 6. You are proposing a 3-foot setback on the east side of the property and the UDC requires a minimum of a 5-foot landscape buffer and/or a 20-foot wide buffer adjacent to a collector street. Additionally, Staff needs to understand howyour drive aisles connect with this future north-south collector street. Response: Please see Sheet A 109, which shows the 20-foot wide landscape buffer adjacent to a collector street on the NE corner of the site. Beyond where the 20'wide buffer exits the site, the 20' buffer would be on the property to the east. The distance between the edge the eastern edge of the 70' ROW to the subject site is approximately 44'. There is an exit located on the eastern side of the site (see Sheet A100)which provides future connectivity to the Movado Way Collector Street. 7. Please prepare an exhibit showing how Movado could be extended north from Overland and tie-into your project as well as cross the Five Mile Creek and connect via E View Circle out to S Rolling Hill Drive. Please also show on this exhibit how the Urwin parcel could redevelop if your project is approved. Response: See sheet A100 and A108 that shows the Movado Way extension. Additionally, please see Sheet A102 that shows the potential future development of the Urwin parcel. 8. Staff is concerned about the potential impact of your layout on the Movado collector. Have you coordinated with the property owner to the east?Are they aware they would have to construct all of the collector roadway and a bridge across the Five Mile Creek if you proceed with your layout? Response: Attached are the preapplication meeting notes from January 23, 2020. The owner of the property proposed a multifamily project on the site. At that time, the owner was informed by Staff that the new roadway extension of Movado Way would be extended into that site and "stubbed approximately in NW corner; continuation of E. View Circle."We also understand that the owner of that property, Cory Barton, was approached by BVA within the Last 2 years when it constructed the top-golf complex and offered to build the road through the subject site to provide connectivity north through the top-golf complex. Our understanding was that the owner was aware of the City's desire for the Movado Way extension and refused to allow BVA to build the road through the site. As such, it is highly unlikely that the current owner will be developing the parcel anytime soon.