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PZ - DevCo Letter and Application Narrative FINAL 07.17.2017 4824 W. Fairview Ave.  Boise, Idaho  83706 208.336.5355 July 12, 2017 Mr. Caleb Hood, Planning Division Manager Planning Division City of Meridian 33 E. Broadway Ave., Suite 102 Meridian, Idaho 83642 RE: Silverstone Apartments / Movado Greens Preliminary Plat East Overland Road DA Modifications, CU Modification, Re-zone, and Preliminary Plat Dear Mr. Hood: Attached for your review and favorable consideration are the applications for the Movado Greens Residential Community located on East Overland Road. We respectfully request approval of our Re-zone and Preliminary Plat applications. These applications are submitted concurrently with a Development Agreement and Conditional Use Modification for the approved Silverstone apartment homes. The Movado Greens Preliminary Plat will be an addition to the existing Movado Estates Development that was approved by the City of Meridian in December of 2016. Currently under construction, Movado Estates was approved by the City of Meridian in December of 2016. Movado Greens is a 96-residential lot development is planned on approximately 21 acres on the southwest corner of the Overland and Cloverdale intersection and is adjacent to the Silverstone Commercial Park. Situated next to the South Eagle Road retail and commercial core, Movado residents will have access to financial, medical, retail and commercial services. Attached is a project narrative detailing the community and various aspects of our applications. Thank you for your attention to this matter, should you have any questions or require additional information please contact me by phone at 208.336.5355 or email, jconger@congergroup.com. Sincerely, Jim D. Conger Managing Member Movado Greens Preliminary Plat / Silverstone Apartments – Narrative and Summary of Applications DevCo LLC, Real Estate Development Page 2 Summary of Applications  Movado Greens Preliminary Plat (21.02 acres) o 96 residential lots o 3 commercial lots o 1 multifamily lot (112 apartment homes)  Development Agreement Modifications o Movado Estates  Addition of Movado Greens 96 residential lots (10.94 acres) o Silverstone Apartments  reduce from 312 to 112 apartment homes  revise acreage to 5.7 acres  Re-zone o Movado Greens 96 residential lots – R-15 zoning  Conditional Use Modification o Silverstone Apartment Homes  reduce from 312 to 112 units  revise acreage from 13.51 to 5.7 acres Movado Master Community Plan Movado Greens Preliminary Plat / Silverstone Apartments – Narrative and Summary of Applications DevCo LLC, Real Estate Development Page 3 Movado Greens Preliminary Plat: • 96 residential lots • 3 commercial lots • 1 multifamily lots with 112 apartment homes Movado Greens is a 21-acre preliminary plat in southeast Meridian just south of E Overland Road between the S Eagle and S Cloverdale intersections. Movado Greens is a planned addition to the Movado Estates which was approved by the City of Meridian in December of 2016. A portion of the Movado Greens site was approved for the Silverstone Apartments, a 312-unit multifamily rental apartment site. Movado Greens is the third part of a master planned community, integrating the approved Silverstone Apartments and Movado Estates. Movado Greens and the larger Movado Estates are master planned for multiple development uses and to support the existing and growing commercial and retail in the immediate Eagle and Overland Roads corridor. The Movado Greens preliminary plat application incudes a rezoning request for a R-15 zoning designation and a Development Agreement modification to be included with the Movado Estates. Movado Greens Preliminary Plat Movado Greens Preliminary Plat / Silverstone Apartments – Narrative and Summary of Applications DevCo LLC, Real Estate Development Page 4 Residential Design: Movado Greens is designed with 96 lots for our Urban Collection housing product. The Urban Collection has proven to be a very high demand housing product as can be witness by the success of several Meridian neighborhoods using this design including Solterra, Sovi, and Verado Estates. The Urban Collection lots consists of two housing products and is proposed for a R-15 zone. • Single-family detached houses are two stories and range from 1,377 square feet to 1,850 square feet. • The many of the two-attached single level townhouses are adjacent to the canal and creek. The townhouses were designed as single level and we have planned this product as an aesthetically pleasing house. Urban Collection Conceptual Elevations Movado Greens Preliminary Plat / Silverstone Apartments – Narrative and Summary of Applications DevCo LLC, Real Estate Development Page 5 Movado Estates Existing Amenities: With this large of a development, a significant amount is invested in this community and a properly planned amenity package is critical to our success. We have researched, interviewed focus groups and followed the city ordinance to plan the most beneficial amenities for this area and development. The existing amenity package is as follows:  Landscaped Open Space: Movado Greens and Movado Estates exceeds Meridian’s Common Open Space requirements with a total of 16.60%. o Total open space: 17.17 acres  Silverstone Apts.: 0.82 acres  Movado Greens: 0.83 acres  Movado Estates: 15.51 acres (exceeds city code) o Required open space: 12.44 acres  Movado Community Park: o Open Fields o Playground – the Community Park is designed with a robust playground area consisting of a climbing dome, swing set, tot lot play structure, park benches and a walking pathway.  Movado Community Center: o Pool o Pool Clubhouse o Parking Lot Movado Community Park Movado Pool Clubhouse di Movado Greens Preliminary Plat / Silverstone Apartments – Narrative and Summary of Applications DevCo LLC, Real Estate Development Page 6  Movado Natural Athletic Park o Climbing Boulder/Knob o 6’ High Berm with Boulders and Ground Cover o Tunnel Under Pathway o 2 Play pits o Log Walk/Balance with Log Stump Jump o Log Bridge with Log Crawler/Climber  Movado Neighborhood Park: o Open Field o Playground – the Neighborhood Park has similar features as the Community Park but is located closer to the homes in this area of the community so children and parents will not have to travel too far to access the playground. The playground includes a climbing dome, swing set, tot lot paly structure, park benches and a walking pathway around the playground.  Picnic Areas  Regional and Neighborhood Pathways: o Regional Pathway along the Five Mile Canal. o Footbridge over the Ridenbaugh Canal for the Reginal Pathway. o Neighborhood Internal Pathways to connect existing pathways through our development. Movado Natural Athletic Park Movado Estates Neighborhood Park Movado Greens Preliminary Plat / Silverstone Apartments – Narrative and Summary of Applications DevCo LLC, Real Estate Development Page 7 Proposed Amenities (with the additional of Movado Greens): Movado Greens features its own neighborhood park yet the residents also benefit from the Community Amenities included in Movado Estates. The Movado Greens neighborhood park is a well-appointed park designed with quality playground equipment, a basketball half court, a circular pedestrian pathway and is well landscaped with open spaces and seating areas. The parks pedestrian pathway connects on the south side to a pathway leading to the Eight Mile Regional Pathway. • Playground (3 or 4 amenities in one) o We will have a one third acre neighborhood park with a robust playground area consisting of a climbing dome, tot lot play structure, park benches and a walking pathway around the park area. Movado Greens Neighborhood Park Movado Estates Neighborhood Park Movado Greens Preliminary Plat / Silverstone Apartments – Narrative and Summary of Applications DevCo LLC, Real Estate Development Page 8 Development Agreement Modifications (2 each): Movado Estates – This application requests the modification of the Movado Estates Development Agreement to include the Movado Greens plat and shall be subject to all the requirements and conditions of the approved Development Agreement. Silverstone Apartments – This application requests the modification of the Silverstone Apartments Development Agreement to reduce the total site size from 13.51 acres to 5.71 acres; and modifying the number of apartment homes from 312 to 112. The revised project designs are outlined in the Conditional Use Modification section of this narrative and shown on the attached revised site plan. Re-zone: This application requires a portion of the old Silverstone site to be re-zoned to R-15 from C-G. This R-15 zoning matches the adjacent Movado Estates and is compatible with all surrounding uses. Movado Greens Preliminary Plat / Silverstone Apartments – Narrative and Summary of Applications DevCo LLC, Real Estate Development Page 9 Conditional Use Modification: The Silverstone Apartments Conditional Use Permit is being modified from 13.52 acres (312 units) to 5.7 acres (112 units). The architectural style and presence along Overland Road will still be as amazing as when it was approved in 2016. PROJECT SUMMARY: • Number of Apartment Buildings 8 • Number of Dwelling Units 112 • Total Parking Spaces Require/Proposed 204/214 • Covered Spaces Required/Proposed 112/157 • Bicycle Parking Spaces Required (1:25)/Proposed 9/30 • Common Open Space Required/Proposed 28,000 sf/47,400 sf Silverstone Apartments Revised Site Plan Movado Greens Preliminary Plat / Silverstone Apartments – Narrative and Summary of Applications DevCo LLC, Real Estate Development Page 10 BUILDING ELEVATION RENDERINGS Silverstone Apartment Amenities: AMENITIES: the focus of the apartment home project is to obtain and keep well qualified users. The absolute long-term success of this project depends largely on an amenity package that is fully utilized by the Tenant’s. The amenity package proposed was designed with that in mind and is as follows: 1. Landscaped Open Space: Silverstone Apartments meets the City’s requirements for the required Common Open Spaces. The current Site Design incorporates an area of open space of approximately 47,400 square feet. 2. Clubhouse 3. Playground/Tot Lot 4. Onsite Management Office 5. Carports 6. Water Conservation Measures: This project will employ best water conservation management practices such as: Lawns o Use drought tolerant fescue blend turf. o Irrigate lawns with efficient MP pop-up spray rotors. o Pressure control all Hydro-zones Plant beds: o Use at least 75% drought tolerant plants (trees, shrubs and ground covers). o Mulch all planting beds. o Drip irrigation for plants in planting beds. Site Landscaping Building Elevation Rendering Silverstone Main Park Movado Greens Preliminary Plat / Silverstone Apartments – Narrative and Summary of Applications DevCo LLC, Real Estate Development Page 11 Property Information: Parcel Address Current Zone Proposed Zone S1121120910 E Overland Rd C-G R-15 S1121121020 4225 E Overland Rd C-G R-15 Adjacent Property Information: Area Building Types and / or Uses: Zone North Commercial / Residential: Single Family, Multifamily (planned) R-1B – Boise City South Residential: Single Family R-15 – Meridian East Residential: Single Family R-1B – Boise City West Commercial and Retail C-G – Meridian Location Map Pre-Application & Neighborhood Meetings: Three meetings were held with the Meridian City Planning Division staff on May 12, 2017, May 25, 2017 and June 29, 2017. The neighborhood meeting was held on June 22, 2017 by Conger Management Group. The meeting was held on site and one person attended. Movado Greens Preliminary Plat / Silverstone Apartments – Narrative and Summary of Applications DevCo LLC, Real Estate Development Page 12 Comprehensive Plan At the time of the Silverstone Apartment approvals, the Meridian Future Land Use Map was amended to include the Silverstone property and the adjoining Commercial property under the Mixed Use Regional designation. Movado Greens proposes a zoning of R-15 which is allowable under the Mixed Use Regional designation. Transportation: Ada County Highway District does not require a traffic study for the proposed Movado Greens. Originally Silverstone Apartments was approved with 312 units, the revised plan includes 112 units reducing the total number of apartments by 200 units. Movado Greens proposes 96 lots for a combined total of 208 apartments and single-family lots, resulting in a net reduction of 104 residences. Therefore, traffic previously anticipated will reduce proportionately. A feature of the community is the main Spine Road that is designed to allow a spectacular entry into the Community while attempting not to hinder traffic flow along Overland. The Spine Road will have a right turn lane on the south side of Overland for traffic to decelerate when entering the community; traffic entering the Spine Road via a left hand turn will not obstruct traffic continuing west bound on Overland. The Spine Road is designed with a left hand turn lane for traffic turning west bound onto Overland and not hindering right hand traffic heading east. With two existing stub roads in the Silverstone Commercial area, at E Pewter Falls Street and E Copper Point Way, a significant amount of traffic is anticipated to utilize these existing streets to access Eagle Road either heading north or south bound. Due the property’s location and the proximity to existing retail, commercial and other neighborhood services, it is not anticipated much traffic will travel south. With most of the traffic anticipated to access Overland and Eagle roads as well as the preference of the developer and agencies to eliminate the Ridenbaugh Canal cross, these flows allow us not to connect to Cloverdale. Movado Greens Preliminary Plat / Silverstone Apartments – Narrative and Summary of Applications DevCo LLC, Real Estate Development Page 13 Continued Transportation: Another showcase feature of the Movado Community is the network of the Regional and Neighborhood Pathway system. The Five Mile Canal crosses the Community from East to West near the center. The development of the Movado Regional Pathway will completed this final section of the regional pathway ending at the Boise City Limits with a Pedestrian Bridge crossing the Ridenbaugh Canal, connecting to Cloverdale Road and Pepper Ridge Elementary School east of the property. Integrated in the Regional Pathway system are the local Neighborhood Pathways connecting the Regional Pathway, Community Park, Neighborhood Park and the Natural Athletic Park. The residents at the Village will have access to the network of Regional and Neighborhood Pathways at the two gated entrances, the Main at the east side of the property and the secondary gate at the west. Conclusion: DevCo is respectfully requesting approval of the following application as noted previously:  Movado Greens Preliminary Plat (21.02) o 96 residential lots o 3 commercial lots o 1 multifamily lot (112 apartment homes)  Development Agreement Modifications o Movado Estates  Addition of Movado Greens 96 residential lots (10.94 acres) o Silverstone Apartments  reduce from 312 to 112 apartment homes  revise acreage to 5.7 acres  Re-zone o Movado Greens 96 residential lots – R-15 zoning  Conditional Use Modification o Silverstone Apartment Homes  reduce from 312 to 112 units  revise acreage from 13.51 to 5.7 acres This project will provide quality living, desirable housing price points, city needed densities and being compatible with Meridian City Code while creating a blissful living environment.