CC -Narrative Seasons at Meridian
Overland Wells Apartments
Development Agreement Application Narrative
Introduction
Morgan Holdings and Stone Hill are pleased to present the enclosed Development Agreement
Modification application for Seasons at Meridian, a high-end residential apartment community at the
northeast corner of Overland and Wells. The 15.85-acre site is an infill location near Overland and Eagle
and the 1-84/Eagle Rd interchange and is within the previously approved 34.62-acre Winco development.
The property is currently zoned C-G, which allows multi-family residential with a conditional use permit
(CUP).The CUP application will be submitted separately in the near future, as requested by planning staff.
An existing development agreement, which covers this site along with the Winco site, contemplated the
future development of this site and only requires modification to include a conceptual development plan
consistent with the MU-R designation in the City's comprehensive plan. Our proposed concept plan for
the Seasons at Meridian site is consistent with the overall development plan approved in the Development
Agreement; we have aligned internal driveways and pathways to provide connectivity and integration.
The proposed multi-family use on this site is also consistent with the MU-R designation. Seasons at
Meridian apartments will provide needed residences to support and complement the approved Winco
retail use and other commercial and employment uses within the vicinity, which are all part of a 650-acre
area designated as Mixed Use—Regional (MU-R) on the Future Land Use Map. This MU-R area currently
has very little residential and is far below the target density range.
Seasons at Meridian—Application Narrative -- Page 1
Site History
The Seasons at Meridian site is a 15.85-acre parcel at 2700 E. Overland Road (Parcel 51117438451) ("the
Site"). The Site was annexed and zoned C-G in 1994 as part of 167 acres that included the 1-84/Eagle
interchange and St. Luke's Hospital to the northeast of the interchange.
In 2016, the City entered into a recorded a development agreement governing the Seasons at Meridian
site and the Winco site to our west, recorded as Instrument No. 2016-030157 ("Development
Agreement"). Together both parcels are 34.62 acres. The Development Agreement allows an 85,000
square foot retail building on the Winco site and calls for a future DA Modification to include conceptual
development plans for our Site once known.
Project Description
Details about the apartments and site plan, including issues such as building elevations, parking,
landscaping, setbacks, utilities, and services will be addressed in the separate CUP application.
Nonetheless, we wanted to provide an overview of the proposed development for the Council.
Seasons at Meridian proposes 360 apartments for a density of 22.6 units per acre. The apartments will
include a mix of studios, 1-bedroom, 2-bedroom, and 3-bedroom units, ranging from 488 square feet to
1328 square feet.The site includes ten apartment buildings arranged around internal open space areas to
create smaller neighborhoods centered around pocket parks for active recreation or gathering. Externally,
the grouped buildings create an attractive, urban feeling landscape consistent with the MU-R concept
plans in the City's comprehensive plan and cut sheets.
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Seasons at Meridian—Application Narrative -- Page 2
The site plan includes 673 parking spaces, including 360 covered parking spaces throughout the site,which
is significantly more than the 631 parking spaces required by City Code, as requested by City planning
staff. We will provide mitigation along our north boundary for residences near the freeway.
Centrally-located amenities include a clubhouse with meeting rooms, fitness facilities, kitchen and
gathering spaces an outdoor pool; an outdoor fireplace with seating; BBQ area; and park with seating.
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The Seasons at Meridian will include approximately 3 acres (19%) open space which is significantly more
than City code requirement. Internal pathways and sidewalks are linked throughout the site, including a
perimeter walking loop of approximately .5 miles. Significant landscape buffers will provide attractive
screening, with 35' along the north (1-84), 25' along the east side (single-family residential), 25' along the
south (Overland Road), and 10' along the west (Wells Avenue).
Season at Meridian is designed to integrate with surrounding uses. Our tree-lined east-west driveway
aligns with Cinema Drive, which will extend east-west from the Site to the existing Cinema Drive.
Crosswalks will provide pedestrian connectivity from our Site to the future commercial to our west and
other nearby and planned retail and employment.
Seasons at Meridian—Application Narrative -- Page 3
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On our east side, where an existing single-family residential county subdivision does not allow vehicular
connectivity, we provide pedestrian connectivity and a public plaza with seating and a small library space.
The plaza lies at the east end of the tree-lined drive that extends east-west through our site and aligns
with Cinema Drive, creating visual and physical integration with the Winco site. Employees of area
businesses and our residential neighbors to the east can enjoy the perimeter walking path and plaza within
our site. Our residents can walk to retail and employment uses.
We provide significant buffering along our east side to our residential neighbors. Our buildings are setback
over 100 feet from the shared property line, and the existing homes are setback on average 250 feet from
the property line, creating approximately 350' in separation. The 25' landscape buffer will also provide
attractive screening in addition to many mature trees on the adjacent residential properties.
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We have had multiple pre-application meetings with planning staff as well as a neighborhood meeting on
November 17, 2020.The site plan reflects the input we received, including a reduction in density, different
road alignment building layouts, and landscape berms within the setbacks on the north and east property
lines.
Seasons at Meridian—Application Narrative -- Page 4
The project site is an infill site that is already annexed and zoned C-G. Much of the area around Overland
and Eagle intersection has already been developed. Sewer and water are available in Overland Road at
the site. Utility stubs for future utility connections to the east and west will be included.
Access to site is planned at two locations off Wells. No direct access to Overland Road is proposed with
the exception of an emergency only access at the southeast corner of the site. Fire and police did not
have concerns with the site plan in our pre-application meetings. A traffic impact study was completed
for the Winco development in 2016 and approved by ACHD. An updated TIS has been prepared for the
CUP application and submitted to ACHD.
Compliance with MU-R designation in FLUM
Section 5.1.3 of the existing Development Agreement for the 34.62-acre Winco complex provides that
prior to development of the 15.85-acre Site, the Development Agreement must be modified to include a
concept development plan that is consistent with the MU-R designation in the City's comprehensive plan.
Our proposed concept plan for the Seasons at Meridian site, attached as Exhibit A. is consistent with the
overall development plan approved in the Development Agreement; as illustrated in the image below, we
have aligned internal driveways and pathways to provide connectivity and integration.
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Seasons at Meridian—Application Narrative -- Page 5
The proposed multi-family use on this site is also consistent with the MU-R designation. Seasons at
Meridian will provide needed residences to support and complement the approved 85,000 square foot
retail use to the west and other commercial and employment uses within the vicinity, which are all part
of a 650-acre area designated as MU-R on the Future Land Use Map. The MU-R designation calls for a mix
of employment, retail and residential, with residential densities between 6-40 units per acre.
This large MU-R area currently has extensive retail and office uses but very little residential and is far
below the target density range with a current density of 1.27 units per acre. This is especially true in the
quadrant of the MU-R area surrounding our site—the 130 acres northwest of Overland and Eagle—where
the current density is 0.06 units per acre.
For small sites such as this Site, it is appropriate for the City to look to surrounding properties for the mix
of uses appropriate in a MU-R area. The City approved the retail-only Winco site in conjunction with this
site in anticipation of a non-retail, complementary use on the Site.
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Multi-family residential provides a nice transition between the low-density single-family residential to our
east and the large retail uses to our west. Multi-family residential is also an ideal use on this unique,
access-challenged site due to 1-84 on the north, the existing county residential subdivision on the east,
and Overland Road, a principal arterial, on the south.
Seasons at Meridian—Application Narrative -- Page 6
Compliance with Comprehensive Plan Goals
In addition to being consistent with the MU-R designation, the Seasons at Meridian also meets the
following Comprehensive Plan goals:
Section Comprehensive Plan Goal and Project Compliance
2.01.01 Encourage diverse housing options suitable for various income levels,
household sizes, and lifestyle preferences.
• Property will include a mix of studios, 1 br, 2br and 3br units
catering to a wide variety of residents ranging from individuals to
young families. Also the property will offer a variety of amenities to
cater to different recreational hobbies of residents and foster a
sense of community at Seasons at Meridian.
2.01.01H Locate higher density housing near corridors with existing or planned
transit, Downtown, and in proximity to employment centers.
• The property's location off Overland Rd and near the 1-84 provides
its residents quick access to Downtown and to neighboring
employment areas. Overland Rd is planned to be widened to 7-lanes
and will serve as a major east to west thoroughfare. Meanwhile,
the property is just west of the Eagle Rd corridor which is the largest
employment cluster in Meridian and is home to companies such as
St Lukes, Citibank, T-Mobile, AECOM, Scentsy, and others.
• VRrs Route 42 runs on Overland Road along the Site. Route 42 has
two stops nearby. One at Overland and Locust Grove(approx. 3,500
feet) and another at Overland and Silverstone Way (approx. 2,800
feet).
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.
• The intent of this project is to develop high quality dense residential
and provide a mix of uses in the northwest corner of Eagle and
Overland Rds. The area is already home to a great mix of office and
retail uses that will only benefit from the addition of high quality
dense residential development.
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 inf ll project that will develop a vacant parcel of
property that was annexed and zoned more than 25 years ago. The
project will maximize and use existing City services by connecting
to adjacent utilities and by locating housing close to existing fire
and police infrastructure.
3.02.01A Provide City utilities in high priority growth areas and discourage in low
priority growth areas.
• This site is infill and utilities are already brought to the site.
Seasons at Meridian—Application Narrative -- Page 7
3.06.0213 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.
• Multi family on this Site will create a mixed use environment by
complementing the surrounding commercial and retail uses. Within
walking distance from the Site there are dozens of restaurants,
coffee shops, salons, medical facilities and a movie theater. The
proximity of these businesses will allow residents of the Seasons at
Meridian to 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 residential housing that will help the nearby
businesses thrive and create a permanent customer base.
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 provides a nice transition between the large retail use
approved to the west and the lower density residential to the east.
The Site integrates with the retail to the west with vehicular and
pedestrian connectivity and alignment. On the east side, where an
existing single-family residential subdivision does not allow
vehicular connectivity, the project provides pedestrian connectivity
and a public plaza with seating. The apartment buildings are
setback over 100 feet from the property line, and the existing homes
are setback on average 250 feet from the shared property line,
creating approximately 350' in separation. The 25' landscape
buffer along the east side of the project provides screening in
addition to the many mature trees on the existing residential
property.
4.04.0113 Provide options for passive recreational opportunities not typically
supplied by parks and facilities, such as jogging, walking, and bicycling.
• Seasons at Meridian will include active and passive recreational
spaces, with a 0.5 mile perimeter walking loop and a public plaza
area that includes seating benches and a small library space.
4.05.02F Promote the increase of permeable areas through sound site design and
use of materials that limit stormwater runoff.
• The design team will take all the necessary steps to limit
stormwater runoff and will create a drainage study as part of their
analysis that will be reviewed by Public Works.
5.01.02G Require attractive landscaping and pedestrian friendly design within new
developments. Promote the increase of permeable areas through sound
site design and use of materials that limit stormwater runoff.
• Seasons at Meridian exceeds the City Code requirement for
qualified open space with 19% landscaped area. The frontage on
Overland Road will be heavily landscaped. Pathways will provide a
pedestrian friendly design within the site and connectivity to
surrounding properties.
Seasons at Meridian—Application Narrative -- Page 8
6.01.01J Encourage new development to include buffered sidewalks, a sidewalk
separated from the motor vehicle lane by a planter strip, especially on
collector and arterial roadways. Require attractive landscaping and
pedestrian friendly design within new developments.
• Seasons at Meridian will include separated sidewalks and planter
strip along Overland Road. Seasons at Meridian exceeds the City
Code requirement for open space with 19% landscaped area. The
frontage on Overland Road will be heavily landscaped. Pathways
will provide a pedestrian friendly design within the site and
connectivity to surrounding properties.
Conclusion
Thank you for your consideration of this Development Agreement Modification application for Seasons at
Meridian apartments.The development is consistent with your Comprehensive Plan, existing zoning, and
existing approvals on the property. Specifically, the proposed concept development plan and proposed
multi-family use is consistent with the MU-R designation because it provides needed residential to create
a mixed use area and is designed to integrate with planned and existing uses. We are excited to bring this
quality residential community to a great infill site in Meridian.
Seasons at Meridian—Application Narrative -- Page 9
EXHIBIT A
CONCEPTUAL DEVELOPMENT PLAN
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Seasons at Meridian —Application Narrative -- Page 10