PZ - Applicant's response to Staff Report 4-1
Seasons at Meridian
Meridian P&Z Hearing
4-1-21
SLIDE – COVER SLIDE/INTRO
Good evening Planning and Zoning Commission members, DEN, 601 W Bannock, on
behalf of the applicant Morgan Holdings and Stone Hill
Representatives of the applicant and members of our local development team are also
here and available to answer questions.
Thank you to Sonya for her work on this project.
I want to start with a little history to explain our 3 applications before you.
SLIDE – VICINITY MAP
The Applicant is proposing to develop the Seasons at Meridian apartments on an approx.
16-acre parcel at 2700 East Overland Road, outlined in yellow.
The site was annexed and zoned C-G in 1994 as 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.
In 2016, the City approved a Development Agreement governing the apartments site
and the Winco Site to our west, outlined in blue.
SLIDE – DA Condition 2
The DA allows development of the Winco site, at 2600 Overland, consistent with the
concept plan.
SLIDE – DA Concept Plan
The DA Concept Plan shows an 85,000 square foot retail building North of Cinema Drive
and Vacant land on the south.
SLIDE – DA Condition 3
To develop the eastern parcel, at 2700 Overland, the DA requires a DA Modification to
include a new concept plan that is consistent with the MU-R FLUM.
SLIDE – DA Concept Plan plus New Concept
This is the only purpose of the DA modification before you – to provide that concept
plan, shown here.
SLIDE – COMBINED Site Plan
Here is the pretty version with the landscaping.
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SLIDE – FLUM
And, as Sonya describes in detail in her staff report, the proposed multi-family use and
development plan is consistent with the MU-R designation in the FLUM because:
o it contributes to the mix of uses desired in the MU-R area
o by adding needed higher density residential in an area that is heavily developed
with commercial and employment uses.
You can see that the MU-R area in this area is really large: 650 ACRES.
The MU-R designation calls for a mix of employment, retail and residential, with
residential densities between 6-40 units per acre.
SLIDE – CURRENT MIX IN MU-R AREA
This large MU-R area currently has extensive retail and office uses but has very little
residential and is far below the 6-40 un/ac target density range, with a current density
of only 1.27 un/ac.
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 un/ac.
And, as the staff report notes, higher density residential will support the surrounding
commercial and employment uses, providing nearby customers and employees that
want to walk to work.
And, as the staff report also notes, the proposed apartments offer a nice transition
between the low-density single-family residential to our East and the large retail uses to
our West.
SLIDE – PRELIMINARY PLAT
In addition to the DA Modification, we are also requesting preliminary plat approval to
create legal lots.
The City and Winco Foods previously believed the apartments site was a separate lot.
o there is a record of survey showing separate lots and separate homes and
driveways were permitted on each parcel;
o possibly the division was done at a time when the city allowed one time splits.
o But these administrative records could not be found, so we are filing the
preliminary plat to clean this up and ensure legal lots.
The Preliminary Plat has 2 phases:
o Phase 1 includes the Seasons at Meridian apartments, the extension of Wells
Avenue, and the signal at Wells and Overland, which was originally required as
mitigation for the Winco development and now will be built by the Applicant for
the apartments.
o Phase 2 includes the remaining Winco Foods parcel, with 2 lots, and the
extension of Cinema Drive.
o ACHD has approved this phasing of improvements.
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SLIDE – SITE PLAN FOR CUP
In addition to the DA Modification and Preliminary Plat, consistent with the existing C-G
zoning, we are requesting approval of a conditional use permit for a multi-family use.
The Seasons at Meridian proposes 360 apartments. (density of 22.6 units per acre)
The Site includes ten “L” shaped buildings, arranged around internal open space areas
to create smaller neighborhoods centered around pocket parks for active and passive
recreation and gathering.
SLIDES – AERIAL
Here is an aerial showing that arrangement. This view highlights how well the building
arrangement creates an urban-like block pattern called for in your Comprehensive plan
for MU-R areas,
o nicely framing open spaces
o and interlaced with landscaped pathways and the boulevard entrance
o that all connect and integrate the site to the adjacent commercial uses.
SLIDES – Elevations
o 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.
o Pedestrian access is provided by several formalized, enhanced entry gates for each
building, concealing the stairways away from public view.
SLIDES – Perspective
Seasons at Meridian apartments will include a mix of studios, 1-bedroom, 2-bedroom
and 3-bedroom units
o Ranging from 488 square feet to 1328 square feet.
Each unit has been designed with expansive private patios and balconies,
o with a minimum area of 80 square feet, to create an indoor/outdoor experience
catering to the outdoor lifestyle.
The interior of the units are designed to accommodate today’s ever-changing market
with open, spacious floor plans and an abundance of glass.
o Informal living/dining areas have large island kitchens ideal for entertaining for
a casual lifestyle.
o Other amenities include large bedrooms with walk-in closets, dual vanities in
master suites, large showers and ample storage space.
SLIDES – Architecture/Materials
The architectural theme is “Contemporary Farmhouse“.
A combination of vertical board and batten siding, stucco and decorative balcony rails
along with varied color schemes create a soft, well-balanced exterior façade.
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SLIDE – OPEN SPACE
Seasons at Meridian will include 4.15 acres (26%) of qualified open space, which exceeds
City Code requirements. Only ___ is required.
Commented \[TT1\]: Function of unit square footage,
architect will need to do the math.
Internal pathways and sidewalks are linked throughout the Site, including a perimeter
1/2 mile walking loop.
The site includes a dog park, a large clubhouse area with pool, BBQ and seating, and
courtyards within each building enclave.
Significant landscape buffers will provide attractive screening,
o with 35’ along the north (I-84),
o 25’ along the east side (single-family residential),
o 25’ along the south (Overland Road) and
o 10’ along the west (Wells Avenue).
SLIDE – AMENITIES
Seasons at Meridian will provide 26 qualified amenities, representing each of the three
categories listed in the UDC (11-4-3-27). Only __ are required.
Commented \[TT2\]: Discretionary, not defined over 75
units.
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.
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
SLIDES – CLUBHOUSE – two slides
These slides provide some imagery for the architecture and quality of design for the
clubhouse and amenities available to residents
SLIDES – CLUBHOUSE – interior
Interior images show fitness rooms, workspaces, gathering spaces.
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SLIDES – CLUBHOUSE – exterior/pool
And more imagery of the exterior/pool area
SLIDES – CLUBHOUSE – amenities
The community also includes a property management office, a maintenance storage
area, a central mailbox location, and parcel lockers
With electronic parcel lockers, recipients don’t need to worry about package theft or
misplaced parcels.
o The lockers can accept deliveries from any courier and keep packages safe and
secure until they are picked up.
o After a notification is sent, a recipient uses a unique delivery code to retrieve
their package whenever best suits their schedule.
SLIDE – PARKING – ADD SLIDE
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 has 25 MORE PARKING SPACES than the 630 parking spaces
required by City Code.
And, the development includes carports and does not include enclosed garage spaces,
avoiding the potential concern that parking is used for storage instead of parking.
SLIDE – BOULEVARD ENTRANCE
Seasons at Meridian is designed to integrate with surrounding uses.
Our tree-lined east-west driveway aligns with Cinema Drive, which will ultimately extend
east-west through the Winco site when it is developed, creating visual and physical
integration to the commercial uses to the west.
Crosswalks across Wells Avenue provide pedestrian connectivity to nearby retail and
employment.
On our east side, there is a single-family residential county subdivision that does not allow
vehicular connectivity.
We still 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.
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SLIDE – BUFFER TO EAST RESIDENCES
We have created a significant buffer between the proposed project and the existing homes
to our east, to ensure compatibility.
Our buildings are setback over 100’ from the side property line. And the average setback
of our neighboring residences from the property line is ___’.
Commented \[TT3\]: Measuring from Google Earth, the
average is approximately 270’
SLIDE – SERVICES
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.
ACHD has reviewed and approved the traffic study for the development and the
proposed access points.
o To mitigate impacts of the apartments and the future Winco development, the
Applicant will extend Wells Avenue and install a new signal at Wells and
Overland.
o No other mitigation is required, and all ACHD conditions of approval are
acceptable.
Schools.
o The project will have minimal impact on school enrollment.
o Based on WASD’s calculations, the project will only generate 36 students.
SLIDE – REQUESTED CHANGES TO CONDITIONS OF APPROVAL
We request Condition A.1.a. be deleted.
This condition seeks to add a requirement to the DA on the Winco site:
The only modification to the DA that is required is to add a new site plan for the eastern
parcel.
And that is all that is requested in this application.
The Applicant does not propose any development on Lot 1, does not control Lot 1, and
cannot accept a condition on its future development by Winco Foods.
We also request Condition A.3.c. be deleted.
This condition requires Cinema Drive to be built with phase 1 rather than with phase 2
as shown in the phased preliminary plat and as approved by ACHD.
The extension of Cinema Drive is not needed to serve Phase 1 with the apartments.
o The apartments have primary access from the extension of Wells Avenue and
secondary emergency access from Overland Road.
o The Traffic Impact Study prepared for the Seasons at Meridian project did not
assign any project traffic to the Cinema Drive extension and instead assumed all
site traffic would use the Wells Avenue extension.
And with those assumptions, the Wells/Overland intersection and the
Overland Road segment between Wells Avenue and Eagle Road meet all
adopted levels of service.
Cinema Drive has always been planned to be built when the Winco site is developed.
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o The exact placement of Cinema Drive may vary slightly as the development plans
are finalized for Phase 2;
o for this reason, Winco Foods does not agree to the construction of Cinema Drive
until Phase 2 proceeds.
o Winco Foods submitted a letter into the record supporting the apartment use
and objecting to this condition.
We respectfully request these 2 conditions be deleted.
CONCLUSION
Thank you for your consideration. We would be happy to answer any questions you
may have.
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MISC FACTS
How many square feet is the proposed clubhouse?
Approximately 7,900 SF
Is fencing proposed along the east boundary? I know there’s existing 6’ tall wood
fencing along the southern portion of the east boundary but unsure about what
exists to the north of that.
We are proposing a privacy fence along the eastern edge of the site. Materials
and sizing are TBD pending private meeting with neighbors and project approval
from city council.
Is a wall and berm proposed along the north boundary?
Not at this time
Please go into the Citizen Access Portal and add the Alternative Compliance
application to #H-2021-0007 and pay the application fee.
Tamara please complete
Commented \[TT4\]: Complete
What’s going on with the irrigation ditch along the east & north boundary of the
east parcel? Does it provide irrigation for downstream users?
Tamara please clarify with civil engineer
Commented \[TT5\]: Confirmed with NMID, the ditch does
serve downstream users and must be maintained.
Are the double-paned windows just proposed on the north side of the two
buildings that face I-84 or for all windows? And “double-pane” and “storm
windows” the same?
All windows to meet a recommended STC sound rating designated by sound
engineer throughout site.
Has ITD reviewed & approved the proposed noise abatement (double-paned
windows)?
No, Tamara please confirm if ITD will even review?
Commented \[TT6\]: Still trying to get an answer from ITD.
Are there 36 units in each structure or do they vary?
All buildings contain 36 units
Do you have a plan that shows where the property management office,
maintenance storage area, mailboxes and directory & map of the development
are located?
Yes, please refer to site plan provided with application. All of the above will be
located in the clubhouse.
Submit a legal description for the DA for the property at 2600 E. Overland Rd.
Tamara to provide
Commented \[TT7\]: I provided Sonya with the legal
description from the deed that includes both parcels.
Will the apartments be phased? If so, submit a phasing plan.
No, all 360-units will be constructed in a single phase. Individual buildings will
turned over as completed and approved by city inspection process.
Revise the open space exhibit to exclude the arterial street buffer (this is not
allowed to count in UDC 11-4-3-27C) – because there’s a 10’ pathway within the
street buffer along Wells, I think we can count that w/the CUP but change it from
blue to red lines for linear open space.
We can revise.
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Is a berm proposed within the buffer along I-84? It says so in the narrative but
it’s not depicted on the LP. It doesn’t appear that there’s room for one with the
pathway.
We do not intend to construct a berm at the north end of the site based on the
recommendation from the sound engineer.
There is a discrepancy between the plat & the CUP LP – the buffer on the plat is
50’ and the buffer on the CUP LP is 35’ along the I-84 off-ramp, which is it?
Tamara please clarify.
Commented \[TT8\]: 35’
There is a discrepancy between the plat & the CUP LP – the buffer along Wells is
10’ with an attached sidewalk on the PP LP and 25’ with a detached 10’ pathway
on the CUP LP.
Tamara please clarify.
Commented \[TT9\]: 10’ with attached sidewalk.
What are “parcel” lockers?
An electronic parcel locker is a safe, secure and convenient package delivery and
retrieval solution for multifamily communities, retail stores, commercial
buildings and university campuses. Parcel lockers can accept deliveries from any
courier with packages sent from friends, family, and online retailers.
Additionally, recipients don’t need to worry about package theft or misplaced
parcels, as electronic parcel lockers protect at the last mile of package delivery.
Packages are safe and secure until they are picked up. Parcel pick-up is quick and
easy. After a notification is sent, a recipient uses a unique delivery code to
retrieve their package whenever best suits their schedule. Additionally, Parcel
Pending’s mobile app can be used to manage and retrieve packages. The app
sends delivery notifications, opens lockers via bluetooth or a bar scan, and stores
package history.
https://www.luxerone.com/
History
The Seasons at Meridian Site is a 15.85-acre parcel at 2700 East Overland Road (Parcel
S1117438451).
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.
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Noise Abatement
Buildings along the north side of the Site are set back at least 250’ from the freeway. UDC 11-
3H-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
Commented \[TT10\]: Technically, we’re adjacent to the
off-ramp where cars are slowing, not the highway.
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 I-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 20dB reduction. The
report also notes that the elevation difference and the terrain shields the tires of vehicles on
both I-84 and the off ramp, minimizing noise impacts in this location. Based on these 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.
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