The URL can be used to link to this page

PZ - Narrative SEASONS AT MERIDIAN OVERLAND WELLS APARTMENTS APPLICATIONS NARRATIVE r _ MA INTRODUCTION Morgan Holdings and Stone Hill are pleased to present Seasons at Meridian, a high-end residential apartment community at the northeast corner of Overland and Wells. The 15.85-acre project site (the "Site") is an infill location near the Overland/Eagle intersection and the 1-84/Eagle Road interchange and is within the previously approved 34.62-acre Winco development. Applications for this project include a Preliminary Plat to divide the project Site from the adjacent Winco site, a Development Agreement Modification to add a conceptual plan for this Site, and a Conditional Use Permit ("CUP") for the multi- family use. The Site is currently zoned C-G, which allows multi-family residential with a CUP. The proposed multi- family residential use is consistent with the comprehensive plan, compatible with surrounding uses and is adequately served by existing utilities and services. 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 ("FLUM"). This MU-R area currently has very little residential and is far below the target density range of 6-40 units per acre. Seasons at Meridian —Applications Narrative— Page 1 SITE HISTORY The Seasons at Meridian Site is a 15.85-acre parcel at 2700 East Overland Road (Parcel 51117438451). The 34.62-acre property including this Site and the Winco site,formerly known as the Thomas and Wurst properties,was annexed in 1994 and zoned C-G (Ordinance Nos. 661, 661A&665). It was part of a larger 167-acre area that included the I-84/Eagle interchange to the north and St. Luke's Hospital to the northeast of the interchange.The St Luke's property entered into a development agreement(Instrument No. 1002183, Amended as Instrument No. 101048098). On June 28, 2016, the City Council approved a Development Agreement governing this Site and the Winco site (Volante Investments H2016-0056, Instrument No. 2016-030157, dated July 5, 2016 and recorded July 7, 2016) ("DA"). The DA allows an 85,000 square foot retail building on the Winco site and calls for a DA Modification to include conceptual development plans for our Site once known.We present this conceptual plan with the accompanying applications. We have had multiple pre-application meetings with planning staff and neighborhood meetings on November 17, 2020 (for CUP and DA Modification) and January 20, 2021 (for Preliminary Plat). The site plan reflects the input we received, including a reduction in units, different road alignment and building layouts' and landscape berms along the north and east sides. PRELIMINARY PLAT The project applications apply only to the project Site, which the Applicant has under contract to purchase from Winco Foods. Winco Foods will retain ownership of the Winco site. The Winco site and our Site are two parcels, have two distinct legal descriptions and street addresses and previously were developed with two different home sites and access driveways, suggesting a lot split may have occurred g I sE� � - Ie• Ie ,.W HI/ IN, Seasons at Meridian —Applications Narrative— Page 2 at some point. Because no administrative records have been found showing how this division occurred, a preliminary plat is required to legally divide the two parcels. The preliminary plat includes 3 commercial lots and future right-of-way on approximately 34.64-acres. The preliminary plat divides the Site from the Winco site and also shows the planned future roadways within the Winco site. The Applicant will construct the extension of Wells Avenue to provide access to the apartments. The extension of Cinema Drive across the Winco site will occur when the Winco site is developed, consistent with the approved DA and the accompanying preliminary plat. The Cinema Drive extension is not needed to serve the apartments, and the Applicant does not own the underlying property or have permission to construct Cinema Drive. DA MODIFICATION The existing DA, 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. Section 5.1.3 of the DA states: 3. Prior to development of the east parcel located at 2700 E.Overland Road,the Development Agreement shall be modified to include a conceptual development plan that is consistent with the MU-R FLUM designation contained in the Comprehensive Plan. Our proposed concept plan for the Seasons at Meridian Site in the DA, attached as Exhibit A to this narrative, is consistent with the overall development plan approved in the DA. We have aligned internal driveways and pathways to provide connectivity and integration. The building arrangement creates an attractive, urban-feeling landscape consistent with the MU-R concept plans in the comprehensive plan cut sheets. If the City approves the requested conditional use permit and preliminary plat, we intend to purchase the Site from Winco Foods. With this DA Modification application, we request the DA be split into two separate development agreements governing the Winco Site (2600 E.Overland Road) and the eastern Site (2700 E. Overland Road). Section 5.1.3 would be struck from the Winco Site development agreement, and the new Development Agreement for our Site could include the new concept plan and the following incorporating language: Development of the property shall be generally consistent with the conceptual development plan included in Exhibit A. Seasons at Meridian —Applications Narrative— Page 3 ----------------- --------- -_ PARCEL 8 J MAJOR A -.- , 85,000 S.F. SINGLE STORY m _ R I _— STINATION PLACE SUB. I s` { = CINEMA DR. — , � v BIOCN 2 < J — +� FUTURE RETAIL J . I . E OVERLAND RD AN 19J SITE PLAN_�V o SCALE;1' 40'-0' The proposed multi-family use on this Site is also consistent with the MU-R designation in the FLUM.The MU-R designation calls for a mix of employment, retail and residential, with residential densities between 6-40 units per acre. 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 FLUM. This large MU-R area currently has extensive retail and office uses but has very little residential and is far below the 6-40 units per acre target density range, with a current density of only 1.27 units per acre. This residential deficit is especially evident in the quadrant of the MU-R area surrounding our site—the 130 acres northwest of Overland and Eagle—where the current density is only 0.06 units per acre. Seasons at Meridian -Applications Narrative- Page 4 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. f-' Ctwt+ent the Mix In MGM ZA5rie Offices 2,300 OM squf*feet T Reuw..509,OW sire feeL(MI Anck,dV,g - NICO Mid 5) a a k MU"=4 578 wmft man a k � t , � f * ■ Offite Homes WIP ■ M,s�c�l u ,.�& El 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 —Applications Narrative— Page 5 CONDITIONAL USE PERMIT Site Plan Seasons at Meridian proposes 360 apartments,for a density of 22.6 units per acre. The Site includes ten apartment buildings arranged around internal open space areas to create smaller neighborhoods centered around pocket parks for active and passive recreation and gathering. The site plan includes 655 parking spaces, for a parking ratio of 1.82, including 360 covered parking spaces throughout the Site. The provided parking is significantly more than the 631 parking spaces required by City Code, as requested by planning staff. Buildings along the north side of the Site are set back at least 250' from the freeway. UDC 11-31-1-4 requires noise abatement measures for residential properties that adjoin state highways.The prescribed measures include a wall and berm unless the Director approves alternative compliance based on a substitute noise abatement proposal by a qualified sound engineer. We also want to ensure all of our apartments appeal to residents. We hired a sound engineer, Bionomics Environmental, Inc., to recommend appropriate noise abatement measures for the project. Bionomics recommended we install double-paned windows for windows that face the freeway. In the Bionomics report, attached to this Narrative as Exhibit B, the sound engineer explains that a wall would not be effective here for several reasons, including: the site is too distant from 1-84; community noise becomes a greater factor at this distance; walls only mitigate for the receptors directly behind them and so do not offer any protection for second and third stories; double-paned windows would benefit all three stories; a wall only provides an approximate seven dB reduction while double-paned windows provide 20clB reduction. The report also notes that the elevation difference and the terrain shields the tires of vehicles on both 1-84 and the off ramp, minimizing noise impacts in this location. Based on these Seasons at Meridian —Applications Narrative— Page 6 findings,we request the Director to approve Alternative Compliance to allow the double-paned windows as noise abatement measures in lieu of a berm and wall. Open Space and Amenities Seasons at Meridian will include approximately four acres (26%) of qualified open space, which exceeds City Code requirements.The open space calculation only includes open space areas over 400 square feet with a minimum length and width dimension of 20 feet that are not located adjacent to any arterial or collector streets, as required by the City. Internal pathways and sidewalks are linked throughout the Site, including a perimeter 1/2 mile walking loop. 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). A Bountiful Life Pccle�t�rary and se91uxjA� SPat- 'a]Art Lxatall S _ d1brr 5earrM a_L- � _ 4 L+Y31r�,1 - 4p - ) Cwrryard L ' :$ +rtnrq 2CLM;d ihrit LlseTrali r_ :',+,• - 4�. r► iS.. �, �. i4 - r �� Sestng,4raa seatag.4iE+a lf � � � wrt+Btie iPae�ta Art 6.' y. # ..`j 5tatnrt ln�atan j.sr r. ..--------- _ (Po[atteiPat Lxatrml qr - r ` t'y } �7:8CV.Yd 11 � . .. ��'}31C2tl�N55\•c.Rs t'r„ � OVERALL PLAN Seasons at Meridian will provide 26 qualified amenities, representing each of the three categories listed in UDC 11-4-3-27: A. Quality of Life: 1. Club house — The project's clubhouse includes parcel lockers, a bike maintenance room, remote work/classroom stations, a coffee bar and an outdoor fireplace with seating and BBQ area. Seasons at Meridian —Applications Narrative— Page 7 2. Fitness facilities 3. Public art B. Open Space: 1. Grassy area at least 50'x100'—The project includes a total of 18 grassy areas at least 50x100; including a dog park, multiple courtyards, park areas with seating and pocket libraries. 2. Plaza 3. Community garden C. Recreation: 1. Pool 2. Walking trails 3. Children's play structure The community also includes a property management office, a maintenance storage area, a central mailbox location, parcel lockers and a conveniently located directory and map. Ie r. s. Amw WTI n n■■��[ 1 -- rr r;i C Residences Seasons at Meridian 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 proposed architectural theme embraces the "Contemporary Farmhouse"vocabulary while creating a subtle gesture to the past. Each building has been designed to create a sense of scale by incorporating a blend of 2-and 3-story roof lines softening the overall massing of the architecture. As opposed to linear buildings, "L" shaped buildings were designed to envelope private "pocket parks" and provide each Seasons at Meridian —Applications Narrative— Page 8 courtyard with a unique outdoor amenity for residents to enjoy. This approach also provides interest to the overall scale and massing of the entire development. The architecture is balanced with soft hipped roofs, punctuated by steep gables consistent with the "Farmhouse" style. A combination of vertical board and batten siding, stucco and decorative balcony rails along with varied color schemes create a soft, well-balanced exterior fagade. Pedestrian access is provided by several formalized, enhanced entry gates for each building, thus concealing the stairways away from public view. Each unit has been designed with expansive private patios and balconies, with a minimum area of 80 square feet, to create an indoor/outdoor experience catering to the outdoor lifestyle. The interior of the units will be designed to accommodate today's ever-changing market with open, spacious floor plans and an abundance of glass. Informal living/dining areas are graced with large island kitchens ideal for entertaining for a casual lifestyle. Other amenities include large bedrooms with walk- in closets, dual vanities in master suites, large showers and ample storage space. Compatibility with Surrounding Uses Seasons at Meridian will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity. The project will not adversely change the essential character of the area, which has largely been developed with commercial and retail uses. Our tree-lined east-west driveway aligns with Cinema Drive, which will extend east-west from the Site to the existing Cinema Drive with development of the Winco site. Crosswalks will provide pedestrian connectivity to the future commercial to our west and other nearby and planned retail and employment. AL WR_M, Seasons at Meridian —Applications Narrative— Page 9 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 outdoor 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. Employees of area businesses and our residential neighbors to the east can enjoy the perimeter walking path and plaza within our Site. Our residents and other surrounding neighbors can safely walk to retail and employment uses. We provide significant buffering along our east side to the eight existing residential neighbors. Our buildings are setback over 100 feet from the shared property line, and the existing homes are setback on average 250'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. z' Yr • �r i YZrc AIM f AM3 V.7W lL-946 Transportation The Seasons at Meridian Site is an infill site that is already annexed and zoned C-G. Much of the area around the Overland and Eagle intersection has already been developed or approved for development. Access to the Site is planned at two locations off Wells, which we will extend north of Overland Road. No direct access to Overland Road is proposed with the exception of an emergency-only access at the southeast corner of the Site. A traffic impact study("TIS") was completed for the Winco development in 2016 and approved by ACHD, which called for Winco Foods to install a traffic signal at Overland and Wells. A new TIS has been prepared to analyze the additional trips for the Seasons at Meridian apartments and has been accepted by ACHD. In accordance with the accepted TIS, the traffic signal remains necessary and is warranted with or without the new Winco Foods retail store. Therefore, we agree to install the new signal if it has not already been installed prior to occupancy of the Seasons at Meridian apartments. No additional mitigation is required. Seasons at Meridian—Applications Narrative— Page 10 Services The Site is served by the Pepper Ridge Elementary School, Lewis and Clark Middle School and Mountain View High School. The development will have an estimated 36 school-aged children based WASD standards of 0.1 students per unit. 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. Meridian Fire Station #4 is less than a mile away on Eagle Road. Meridian Fire and Police did not have concerns with the site plan in our pre-application meetings. Compliance with Comprehensive Plan Goals In addition to being consistent with the MU-R designation, as described earlier with the DA Modification, 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 Road and near 1-84 provides its residents quick access to Downtown and to neighboring employment areas. Overland Road is planned to be widened to seven lanes and will serve as a major east to west thoroughfare. Meanwhile, the property is just west of the Eagle Road corridor, which is the largest employment cluster in Meridian and is home to companies such as St. Luke's, Citibank, T-Mobile, AECOM, Scentsy and others. • VRT's Route 42 runs on Overland Road along the Site with a current stop at Overland and Silverstone, within a half mile. 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. • This project provides high quality, dense residential to complement the mix of uses in the northwest corner of Eagle and Overland Roads. The area is already home to a great mix of office and retail uses that will benefit from the addition of high quality dense residential development. Seasons at Meridian—Applications Narrative— Page 11 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 infill 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. 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 retail use approved to the west and the lower density residential that exists 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 set back over 100'from the property line, and the existing homes are setback on average 250' 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. Seasons at Meridian—Applications Narrative— Page 12 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 26% 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. 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 strips along Overland Road. Seasons at Meridian exceeds the City Code requirement for open space with 26% 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. Compliance with CUP Criteria Seasons at Meridian complies with the CUP criteria in UDC Section 11-513-6: 1. The Site is large enough to accommodate the proposed use. The project design meets all dimensional standards and development regulations in the C-G zone. The Seasons at Meridian meets all setback, buffering, height and dimensional standards required by the UDC.The on-site parking and open space exceed the City's standards. 2. The Seasons at Meridian will be harmonious with the Comprehensive Plan and is in accord with the requirements of the UDC. Specifically, the project will further the Comprehensive Plan's goals to promote infill development in areas with available public services and to build density in areas served by transit. The project meets the Comprehensive Plan's goals for promoting mixed-use living by adding needed residences into an area that has extensive non-residential uses approved and/or developed. The project will bring this MU-R designated area closer to the City's residential density target range. 3. The design, construction, operation and maintenance of the Seasons at Meridian will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity. The project will not adversely change the essential character of the area, which has largely been developed and approved with commercial and retail uses. The project is also compatible with the existing low-density residential to the east, with significant buffering and an integrating public Seasons at Meridian—Applications Narrative— Page 13 plaza and pathways. The multi-family residential use creates a nice transition of higher-density residential between low-density, single-family homes and higher intensity retail uses. 4. The multi-family residential use will not adversely affect other property in the vicinity. North of the Site is 1-84, south is Overland Road and to the west is future large-scale commercial.The only existing residential use is to the east and, with setbacks, those residences are approximately 350'away. The distance,together with existing mature trees and the additional 25' landscape buffer,ensure the Seasons at Meridian will not adversely affect neighboring homes. 5. The Seasons at Meridian is adequately served by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water and sewer. The Site has frontage on Overland Road, an arterial roadway. Utilities are already adjacent to the Site, and Meridian Fire Station #4 is less than a mile away on Eagle Road. 6. As an infill project with existing roadway frontage and utilities directly adjacent to the Site, the project will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Additionally, the Site is already in the service area for Meridian Police and Meridian Fire. 7. As a residential use, Seasons at Meridian will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. 8. The Site does not have any natural, scenic or historic feature considered to be of major importance, and the project will not result in the loss of any natural, scenic or historic features. CONCLUSION Thank you for your consideration of the Preliminary Plat, DA Modification and CUP applications for the Seasons at Meridian apartments.The proposed development is consistent with existing approvals on the property,the existing C-G zoning,the City's Comprehensive Plan and applicable criteria in City Code. We are excited to bring this quality residential community to a great infill site in Meridian. Seasons at Meridian—Applications Narrative— Page 14 EXHIBIT A CONCEPTUAL DEVELOPMENT PLAN FOR DA 1�- ■ i i i ■ I 1 i I i 1 1 1 1 _ Seasons at Meridian—Applications Narrative— Page 15 EXHIBIT B SOUND ENGINEER REPORT Dave Aizpitarte Bionomics Environmental, Inc. 1045 East Winding Creek Eagle ID 83616 208-939-1022 1 went out on 12/16/2020 to look at the proposed site and its proximity to 1-84. In my opinion,double- paned windows are preferable to a noise wall and provide adequate noise abatement for this site. Dave Aizpitarte background David Aizpitarte has performed and supervised all aspects of traffic noise studies, including all field sampling using FHWA procedures for sampling and quality control. He performed and supervised computer modeling using Stamina 2.0,TNM 1.0,and TNM 2.5 for modeling present and future traffic noise impacts. He has attended classes in traffic noise analysis including seminars presented by Bowlby and Associates and HMMH Inc.(developers of TNM). He is a traffic noise expert witness for the ACHD and the ITD and has served both on an advisory group for the upgrade of TNM and the ITD noise policy. He has performed a wide variety of traffic noise studies throughout Idaho and Montana in support of road design,airports and facilities expansion. I have attached two pictures labeled Seasons 1 and Seasons 2. One(1)is where the approximate location of the apartment complex and two(2)is closer to the fence line for perspective. Here is my analysis: 1 The location is relatively far away from the 1-84 centerline. Bionomics designed(non-engineering)the noise walls across from the Boise Airport on the north side of 184.The regulations did not require us to study receptors similar to the Seasons proposed apartment complex located further away than ones located adjacent to 184.The further a potential sensitive receptor is from a noise source(184)the more community noise becomes a factor. 2. If you look at the pictures,the elevational difference and terrain features cover up the tires of the vehicles both on the eastbound off-ramp and 184.This would be a benefit for the first level(ground floor)of the apartments.At higher speeds tire noise is the predominant noise source and having them obscured by terrain can be sufficient mitigation. From what I observed I feel this is the case at this proposed project location. 3.ITD noise policy does not contemplate any mitigation for second or third floors of receptors in an apartment complex. The noise walls are typically not feasible from an engineering basis(too tall, structurally unsound)and not reasonable from a cost basis. I would recommend mitigation such as double paned windows and minimize the window openings facing the freeway.A Light Frame Ordinary Sash (closed)window will give you a 20 dB reduction in interior sound levels,Storm Windows will give Seasons at Meridian—Applications Narrative— Page 16 you a 25 dB reduction.This is a cost effective and superior mitigation to noise walls that start a 7 dB reduction per receptor and again,walls only mitigate for the receptors directly behind them. 4.From an esoteric standpoint,walls can be claustrophobic and conflict with the view of the foothills (visual impacts).For example, Bionomics was able to design a wall for the Renaissance apartment complex on Chinden that met both engineering(Feasibility)and cost(Reasonability)criteria set by the FHWA(Federal Highway Administration).The owners felt that the wall would disrupt the view and give the apartment complex a"penitentiary"look. They declined(desirability)the wall. The same issue happened on the south east quadrant of the Ten Mile interchange.Similar to this proposed project the terrain features of the off ramp offered noise mitigation and the neighborhood was unanimous in retaining their view of the foothills. I hope this will give you a good case and please review and give me any comments or corrections. Dave Aizpitarte �� ?hJt.- �y-4. a'�'_[ { ems:? /ti�� •�� Picture One.Approximate location of Apartment Complex Seasons at Meridian—Applications Narrative— Page 17 f �.1 I �f�;:.i.4 .�mil. - - •. y� "' -. ram,i,�''`Y��, �•ff��R' . fir. -•z — =. ,y;,. ..- ^-: � N ;�..��'� .+w..��j Vic_ - �•, �f Picture Two Location at fence line Seasons at Meridian—Applications Narrative— Page 18