PZ - Narrative L E X S P A C E
Movado Mixed Use
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Movado Mixed Use Rental Units
Summary:
The Movado Mixed Use development proposes the construction of the remaining parcels in the Movado
Estates Subdivision with applications for development agreement modification; conditional use; and a
buffer waiver. The Movado Mixed Use development incorporates townhouse style rental units and
commercial uses on two parcels. Separated by Movado Way and part of the larger Movado Estates
Subdivision,the land is just
east of the South Eagle and l 1—
East Overland Roads ��
intersection. The Eagle and -
r:
Overland intersection is a
major employment, retail, LP
commercial area. The Aja=
-
Movado Mixed Use -
s \d�
development combination of
�u
townhouse style rental units- i
and commercial J
development is ideal for this G
location. These applicationsJI
l
propose development of
27,580 commercial square
feet, 56 townhouse rental -_;�,
J� i
units and 10 townhouse
units. The planned rental
units act as a transitional use !�*
buffering between the
- - - - - -
existing single-family
residential homes in Movado
Greens and the planned
commercial buildings fronting
g �I �
Overland Road.
Movado Mixed Use Site Plan
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Location:
Overland and Eagle Road intersection is a key highly visible area within the City and forms a major
employment area of southeast Meridian. Most of the area around this intersection is designated in the
Meridian Comprehensive Plan as Mixed Use, including the Movado Mixed Use property. The adjacent
Silverstone Commercial Park is part of the larger Eagle and Overland Road employment center. Much of
the housing in this area is conventional single family.
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PA f7t . I
Movado Mixed Use Parcel Map
Situated in Southeast Meridian on the city limits adjacent to Boise city limits, Movado Mixed Use is an
ideal location for access to services throughout the valley. Just east of Eagle Road and fronting the
south side of Overland Road,the multifamily rental units will benefit from the abundant retail and
commercial services. The proposed Commercial development will add to the existing commercial and
retail services of the Eagle and Overland Road area.
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F�
Movado Mixed Use Area Location Map
Movado Estates Subdivision Master Plan:
Nearly a year was spent working with City of Meridian Development staff on the planning of the
Movado Estates Subdivision and culminated in the first submission to the City of Meridian with
subsequent approval by the City Council. Movado Estates Subdivision was master planned on 127 acres
for multiple development uses to support the existing and growing commercial and retail along the
Eagle and Overland corridors.
As part of the master plan's approval process a comprehensive plan map amendment was approved.
The amendment approved 26 acres as to a Mixed-Use Regional MU-R designation. The approval
expanded the existing mixed-use designation of the Silverstone Business Park along the busy Overland
Road.
The Overland and Eagle Road arterial intersection is a major retail, commercial and employment center
in Meridian. Including the 26 acres in the Mixed-Use Regional designation of the Overland and Eagle
Road arterial intersection compliments existing and growing commercial/retail industry in the area.
As part of the Movado Estates Subdivision Master Plan, the Silverstone Apartments application included
24 acres of multifamily and commercial uses fronting Overland Road. Subsequently the Silverstone
Apartments was modified to 112 apartments on 5.7 acres. The modification allowed for single family
residential lots as part of the Movado Greens development.
In 2019, Silverstone Apartments, LLC and the representative Evans Construction submitted application
for Modification (H-2016-0060)to the Conditional Use Permit, in conjunction with a Development
Agreement Modification application (H-2019-0099), to increase the number of dwelling units in the
Movado Mixed Use 3
Application Narrative
L E X S P A C E
Silverstone Apartments from 112 to 204. The Silverstone/Evans applications through the increase of the
number of rental units, significantly reduced the amount of commercial space for development to
12,000 square feet. Although the applications were withdrawn before completing the approval process,
comments in the Meridian Community Development Department Staff Report were generally positive
and recommended approval of the conditional use permit application and development agreement
modification allowing the additional multifamily units.
Movado Mixed Use applications make use of the existing C-G zoning and Mixed Use Regional
Comprehensive Plan designation by incorporating 27,580 square feet of commercial space on the
property. This is over twice the square footage proposed in the Evans application.
Comprehensive Plan:
Meridian's Comprehensive plan states:
• Opportunities for housing should be available for all income groups with a diverse mix including
rural, modular,townhouses, apartments, workforce housing, large lot subdivisions, and single-family
homes ranging in size from one-bedroom to estate homes. A premier community needs a good
cross-section of housing and therefore must guard against an abundance of subdivisions in similar
and repetitive densities, appearances and price ranges. High-density housing must be strategically
located to public transportation, community services and employment areas.
• Housing Goals, Objective and Action Items:
0 2.01.02, Support a balance of housing tenure and supply and demand.
0 2.01.02D, Encourage a variety of housing types that meet the needs, preferences, and
financial capabilities of Meridian's present and future residents.
0 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, an along major transportation corridors.
• 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.
• The site plan should depict a transitional use and/or landscaped buffering between commercial and
existing low or medium density residential development.
• Mixed Use Regional (MU-R):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.
At the time of the initial Movado Master Plan applications and based on available information,there
existed a disproportionate percentage of residential uses to the commercial/retail. Addition of over 13
acres of residential to the existing MU-R designation was anticipated to help meet Meridian's
Comprehensive Plan policies. The MU-R designation area encompassing the Overland and Eagle
intersection comprised approximately 555 acres. Of the 555 acres, approximately on 26.64 acres were
residential uses totaling 4.8%of the area and were concentrated in the southwest corner of the MU-R
area. Much of the vacant parcels/lots within the Overland and Eagle MU-R area were designated for
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Application Narrative
L E X S P A C E
commercial or retail and it was unlikely additional residential would develop within the area. With the
additional 26 acres,the residential uses of the entire MU-R area were expected to increase significantly
to 6.9%.
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Meridian Future Land Use Map
The area around the Overland and Eagle Road intersection is a major employment center for the
southeast area of Meridian including employers such as:
• MS Administrative Services
• Citi Corporate
• Lam Research Corporation
• Power Engineers
• Spherion
• First Interstate Bank
• Practice Management St Alphonsus Group Training
• Eagle View Landing
• Norco
• Zamzows
A quick search identifies 3 existing multifamily rental properties, 2 planned or approved, 1 under
construction this this southeast portion of Meridian. Although several of the existing zones in this area
allow for medium or high density multifamily residential, only one R-40 zone was identified for
approximately 11.19 acres.
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L E X S P A C E
Idaho Statesman, September 18, 2019-
New apartments are the rage in Treasure Valley housing.Thanks largely to low home prices, the Valley
has long had fewer apartments than similar Western cities. Now that home prices are higher—
a lot higher —fewer young couples and families can afford to buy, so they're renting instead.
Which is driving rents up too, even now, as complex after complex of new apartments opens.
The average rent for a two-bedroom apartment in Boise rose 9%in the past year, according to Zumper,
an online apartment search company.The average two-bedroom unit now rents for$1,090 a month.
"As a percentage of our population,the number of apartments we have is very low, when you compare
us with other cities in the Intermountain West," Clay Anderson, a Colliers agent who has sold more than
3,000 multifamily units in the past 12 years, said in a phone interview. "That's because we've always had
a very affordable home price.As affordability of homes is shifting, we can expect the percentage of
apartments to grow."
Apartmentlist said rents are most expensive in Meridian, at$1,175 for a two-bedroom unit. A two-
bedroom in Eagle averages$1,022, in Nampa $894 and in Caldwell $792,the website said.
Anderson said apartments are a big draw for millennials,generally people born between 1982 and 2004.
They are less interested in owning a home, he said.They're more concerned with their careers and are
waiting later to get married and have families.
He said the cost of building an apartment complex is$100 to $120 per square foot.That's more
expensive than for a house, whose cost is$75 to$100 a square foot. Houses have more space to absorb
the costs of kitchens and bathrooms that require electrical fixtures, appliances and plumbing, he said.
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Application Narrative
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L E X S P A C E
Summary of Applications:
Development Agreement Modification —
As part of this application,we respectfully request modification of the Development Agreement to allow
multifamily rental units and a R-15 zoning designation. The Movado Estates Development (H-2016-
0112)Agreement recorded February 2, 2017, Instrument No. 2017-012608, Amended Development
Agreement, recorded March 24, 2017, Instrument No. 2017-024757, and the Addendum to
Development Agreement(H-2017-0104), recorded February 9, 2018, Instrument No. 2018-012456, are
subject to this modification request.
The following sections of the Addendum to Development Agreement instrument number 2018-012456
will be retained or modified as shown:
5.1. Owner/Developer shall develop the Property in accordance with the following special
conditions:
a) Future development of this site shall be consistent with the preliminary plat site plan,
landscape plan and building elevations attached in Exhibit A of the Findings of Facts and
Conclusions of Law approved by the Meridian City Council on DeeembeF 19, 2017 [insert new
date , attached hereto as Exhibit "B" and the conditions contained herein, and the revisions
noted in the staff report.
Approval of multifamily rental housing is critical to the successful development of this property. The site
zoned as C-G could be considered at a Class B location at best. Development of this site as commercial is
inherently difficult as it completes with existing and potential commercial properties to the east that
makes up the larger Overland and Eagle Roads. Many Class A locations or parcels are available for
development located in the Overland Eagle Road area. Our lots are outside the main Overland and
Eagle Road commercial area and separated from other commercial by residential uses.
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Application Narrative
L E X S P A C E
1 1 �
1
Undeveloped Commercial Lots
Conditional Use—
This application requests a Conditional Use for the development of multifamily rental units in the
existing C-G zoning designation. The multifamily rental units are crucial to the successful development
of this property. Although there maybe concern about the use of commercially zone sites for
multifamily rental development, as stated earlier multifamily rental is goal of the Comprehensive Plan
adjacent to employment, commercial and retail areas was well as major transportation corridors such as
Overland and Eagle Roads. In the Overland and Eagle Road intersection that makes up a major
employment, commercial and retail area of southeast Meridian, only one location adjacent to the
existing C-G or C-C zoning is designated as R-40. The property located southwest of the Overland and
Eagle Road intersection, is approximately 11.19 acres and is the location of the Fields a Gramercy
Apartments. Lack of high-density zoning adjacent to major employment areas such as this one results in
developments resorting to conditional use permits in permitted zoning.
Waiver—
We request a Waiver to allow a 10' buffer along the north side of the multifamily rental property
adjacent to the commercial. The decreased buffer will allow for a larger buffer on the south boundary
adjacent to the existing single-family homes in Movado Greens. Meridian Planning Staff expressed
support of a reduced buffer on the north and a greater buffer on the south next to existing single-family
homes.
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L E X S P A C E
Site Plan:
Design —
Most of the area around the Overland and Eagle Road intersection is designated on the Meridian Future
Land Use Map as Mixed-Use Regional (MU-R)which 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. However,the area has developed lacking
sufficient opportunities for housing available for all income groups with a diverse mix including
townhouses,
apartments, workforce
housing, or high- = �
density housing 1 a
strategically located to
public transportation,
community services
and employment areas.
Movado Estates `
Subdivision is a premier
community with a goodVII
8
cross-section of 01
housing, offering four
types of housing
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opportunities. With
the addition of a fifth ®
housing type, _ --- - --- - Z,,�--- o-�M��,sa
multifamily rental ;, °'
townhouse style units,
Movado Estates
Subdivision will exceed _ =__-- " - -- --------
any current
I
developments in
Meridian for diversity ,
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in housing types in a
single neighborhood. — -- 811Mt0125
Movado Mixed Use Site Plan
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Commercial —
Keeping to the original intent of the Movado Estates Subdivision Master Plan, 27,580 square feet of
commercial space is planned with the Movado Mixed Use development. With the site over half a mile
for the main Overland and Eagle Road intersection, at the eastern edge of the Overland and Eagle
Commercial area and Meridian's City limit,this site will have to complete with existing Class A land.
Considered Class B commercial property,the site has limited drive by visibility and access. Commercial
property is outside the main Overland and Eagle Road commercial area and separated from other
commercial by residential uses.
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Movado Mix Use Commercial Uses
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L E X S P A C E
Residential —
This application requests the development of 56 townhouse rental units in a C-G zoning and the
rezoning of approximately 2.3 acres to a R-15 zone. To complement the existing single-family housing in
Movado Estates and Silverstone Apartments currently under development, careful consideration was
taken to design townhouse style living rental units that are both appealing and functional. The attached
two-story townhouse living style units provide a variety of rental homes different than the same old 3
story flats.
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Movado Mixed Use Residential Uses
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Application Narrative
L E X S P A C E
...... ....
Movado Mixed Use Multifamily Rentals
The units will have excellent site
amenities which include an on-site
management office; an open bar-b- _ —
que/picnic area with firepit; Coffee
Bistro area with sitting and a
firepit; and a bicycle barn where
residents can rent space to store
their bicycles securely from the _ —
i
effects of weather. Sufficient -
parking is included in the site plan
with carports for residents and
guest parking. Coffee/Bistro Cafe&Sitting Area
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Movado Mixed Use Multifamily Rentals
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L E X S P A C E
Individual units are two story with bedrooms located on the second floor, living area and kitchens
located on the first floor. The units are 1,280 square feet in size, have a front and back patio area with
outdoor storage units. Interior amenities include washer dryer hookups, dishwashers, and plenty of
storage. Great effort was taken to design an efficient and attractive housing unit.
Movado Mixed Use Multifamily Rental Units
Traffic:
The Movado Mixed Use development is part of the original Movado Estates Subdivision Master Plan and
potential trips generated by this development is 284 less daily trips than the initial traffic counts initially
anticipated.
The following diagram outlines the changes in the development uses and the changes to the daily trips.
Traffic Counts/Pre & Final Plat Summary(see attached PDF "Movado Mixed Use Trip Exhibit")
Total Daily Trip Counts reduced by 330 trips per day:
- Area A: existing apartment approval was reduced from 312 units to 112 units (Evans is under
construction)
- Area B: Delete 26,000 sf of commercial and added 24 homes lots (Movado greens phase 1) and our
proposed 65 multifamily units.
- Area C: Delete 8,800 sf of commercial and added 10 townhomes.
- All these changes are within the confines of original preliminary plat.
Please see the follow exhibit.
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L E X S P A C E
1- ,
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— B o
A' -
Original Concept:: i C
C
S Original Concept: 39.950 sf office space I'.
e
312 multifamily units original Concept:
_ g
Planned.rRevised: S "" 16,600 sf office space
--- A_. Plannetl,'Revisetl: 14,280 sf office space
} 112 multifamily units-Sllverstone 24 home lots .? -•Q Planned!Revised:
72 home lots-Movado Greens 5fi multifamily units 13,300 sf office space
12 multifamily units
1. Delete: Delete: - s
200 units of apartments 25,670 at office space
,5 Delete:
5-44 tripslunit= @ 15 trips'dayi10D0 sf- -- 8,800 sf office space a `
1,1188 trips,`day 385 tripsfday - @ 15 trlpsltlay11000 sf= a
132 tripsfday t z
Add: I Add: ___ - y
home lots 24 home lots @ 9.4 Add: "
@ 9.4 tripsllot= trlps'lot=226 Irlpsiday 10 multifamily units @
677trips'day �i— 5.44tripslunit= „
t -56 multifamily units@ 55 trips'tlay
e Net change: 5.44 trips+unit=305
411 less trips trips.,day - _, Net change:
1 65 less tripsday
Net change: z'FA
146 more tripsfday G
- m
Z.
a
_ + � Total daily trip net loss. v o
330 trips per day o
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Traffic Exhibit
Movado Mixed Use 15 Page
Application Narrative