HomeMy WebLinkAboutPZ - Narrative Revised July 25, 2024
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 154 residential units, as well as 20,134 square
feet of commercial space. The overall gross residential density is 154 units/5.34 acres or 28.84
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 C-C 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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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
mix of employment and retails, all of which sit on major arterial intersections. The project provides the
appropriate mix of residential dwellings and commercial uses, 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.
o The proposed project provides residential, commercial and civic land uses. Due to the
current site constraints, primarily its limited size (5.89 acres).
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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 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.
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
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bus stops located on the southwest and northeast corners of Overland Road and
Cloverdale. Additionally, a project to the east was recently approved by the City of
Boise that requires a new bus stop between the project site and Cloverdale. 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 28.84 dwelling units/acre which is within the guidelines.
The gross density is based on site size of 5.89 acres consisting of 154 units.
Proposed Zoning
The properties are proposed to be zoned C-C (Community Business District). The Project's current
Mixed Used—Regional land use designation supports an C-C zoning request. C-C supports the
proposed uses, since the project is a vertically integrated project.
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.
The project also proposed 20,134 square feet of commercial space located in buildings B and C.
The commercial spaces were positioned on the west of the property to provide customers of those
establishments with direct access to Roling Hill Dr. while limiting commercial transportation flow
to that side of the site. The commercial space is currently designed to provide the owner/operator
the flexibility to divide the spaces as needed for future tenants. Future tenants will include
boutique retails shops, restaurants, coffee shops, medical and business offices. The non-retail
commercial uses such as light-office, office, clean industry, or entertainment uses, will be a
minimum of 20% of the project site,while retail commercial uses will comprise a maximum of
50% of the project.
Community Housing shall create a sense of community via: • Clearly defined entries and
community-wide connections to welcome pedestrians • Landscaping to provide coherence between
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the collection of individual buildings • Walkable conditions to encourage pedestrian activity -
Enlivening spaces generally vacant after business hours • Screening and minimizing the impact of
parking
Amenities in the development include active recreation areas such as a pool, public plaza tied to
the commercial elements in Building C, and pathways. Additionally, climate-appropriate
landscape areas provide opportunities for 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,plaza, 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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Surrounding Properties
The surrounding uses in the area are R- • ' 1 and
The site location is surrounded by commercial properties to the east, south and west. With additional
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 from the west and E. View
Circle to the north. Additional access will be provided to the east to Parcel(S1116438903) 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 to E. View Circle. 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 and E. View Circle Way when such is extended in the future (see figure 7 below).
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. There is a future transit stop planned on the northside
of Overland Road just east of the project site.
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 and Sheet A103). The additional parcel would allow for the
addition of another residential building,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.
Applicant notes that this project is NOT currently part of the project and is being shown for
illustrative purposes only.
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Parking
Parking is provided throughout the project. There will be a total of 266 parking stalls of which 115
will be covered and 8 will be accessible stalls of which 2 are van accessible. City of Meridian
Unified Code requires 239 total stalls. The community will also contain a total of 30 bike parking
spaces. The City of Meridian Unified code requires only 10. Site plan calculates bike stalls based
on covered parking. In total, parking for the project meets code plus 27 additional 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' north-south and east-west pathways throughout the site, 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
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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
Common Areas, Open Space & Amenities
A pool, plaza, large grassy areas and meandering pathways are planned within the common areas.
The proposed development includes 28.1% of qualified open space overall.
More highly programmed areas include the pool and plaza and will serve as fixtures of community
development. From a site design perspective, these active uses are separated from the quieter, more
contemplative spaces. 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 F1oodPlain 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.
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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 C-C 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 atjoffe@jdplanningandconsulting.com.
Best Regards,
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