PZ - Narrative (2) City of Meridian Planning Division
c/o Joe Dodson, Associate City Planner
33 E. Broadway Ave., Suite 102
Meridian, Idaho 83642
RE: Gramercy Commons—Development Agreement Modification
Application Narrative
Dear Joe:
Intermountain Pacific, LLC is pleased to submit this development agreement modification application in
relation to the development of Gramercy Commons,a 164-unit 55+luxury senior apartment building. We
have appreciated the assistance and guidance of City staff over the past several months as we have started
development of this project.
Background
As noted in the development agreement modification application that accompanies this request,
Gramercy Commons will be a highly amenitized apartment development focused on an active senior
lifestyle. In addition to comfortably sized units, the project will provide amenity spaces including a
club/game room, a movie room, an expansive outdoor pool and hot tub area, a large fitness area,
conference and meeting rooms,a pickleball court,a flowering and vegetable garden,and a sunset lounge.
One of the distinguishing features of the project will be the parking solution. Rather than create an
expansive surface parking field, the building will feature a wrap-style parking garage, where the parking
garage is located on the building interior with the units surrounding it. The result is a parking garage which
is hidden from exterior view;saves acreage to dedicate to structures and not to parking;and gives tenants
a comfortable parking option on the floor of their unit and out of the elements. This is a first within the
City of Meridian and, we hope, an opportunity to explore new forms that will address our community's
needs.
Located within the Gramercy subdivision,the property enjoys the benefits of a mixed-use neighborhood—
Gordon Harris Park to the south, restaurants, physician offices, banks and other services to the north—all
within walking or biking distance with established pedestrian connections. This is an appropriate location
for this use, and we look forward to discussing this application at hearing.
Procedural Matters
A few applications are required in order to bring this concept to fruition. This conditional use permit
application is required due to the C-G zoning applicable to the property. A second application
accompanies this one and requests a modification to the existing development agreement for the
Gramercy project.
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Conditional Use Permit Narrative—Gramercy Commons
Applicable Standards and Analysis
A conditional use is one that has been identified by the City as permitted in a particular location so long
as certain impacts can be managed. Section 11-SB-6 of Meridian City Code identifies the specific findings
applicable to a conditional use. This application satisfies each:
That the site is large enough to accommodate the proposed use
and meet all the dimensional and development regulations
in the district in which the use is located.
The site meets all of the applicable dimensional standards for the zone and no waivers or variances are
requested.
That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this title.
The Mixed Use — Regional designation of the City's Comprehensive Plan is intended to accommodate a
variety of uses, including not only commercial but also residential. Mixed Use—Regional areas are to
include a "mix of employment, retail, and residential dwellings and public uses near major arterial
intersections. The intent is to integrate a variety of uses together,including residential,and to avoid single
use developments...." (Comp Plan, at 3-18). "Residential uses should comprise a minimum of 10%of the
development area at gross densities ranging from 6 to 40 units/acre." (Id.). Commercial and retail,
meanwhile, are capped and "should comprise a maximum of 50%of the development area." (Id. at 3-19).
This project is within Gramercy subdivision and adjacent to Mountain View High School, pathways, and
other residential uses. While originally designated for commercial, a commercial use of this property is
difficult given its extremely low visibility, tucked away in the lower western corner of Gramercy. Given
the Comprehensive Plan's emphasis on retaining residential uses in MU-R, given the property's location
at the rear of Gramercy,given the property's limited commercial visibility,and given the need to transition
from the high school to other commercial and multi-family residential uses, we believe this is an
appropriate location for multi-family and that a development agreement modification is appropriate.
That the design, construction, operation and maintenance will be compatible
with other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area.
The Gramercy subdivision includes a variety of uses, including multifamily. Mountain View High School is
immediately to the west. There is no incompatibility between this proposal and the existing
neighborhood.
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Conditional Use Permit Narrative—Gramercy Commons
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity.
No adverse impacts are anticipated. The project is adequately served by existing utilities and, although
part of the cross-parking regime of Gramercy subdivision,will meet or exceed City parking standards. The
larger project is gridded and prepared to accommodate the traffic created by this project.
That the proposed use will be served adequately by essential public facilities
and services such as highways, streets, schools, parks, police and fire protection,
drainage structures, refuse disposal, water, and sewer.
This is an infill location that has streets and utilities immediately available. Mountain View High School's
facilities and City parks and pathways are immediately adjacent to the site. There is no reason to believe
that this community will have any negative impact on City services.
That the proposed use will not create excessive additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
There is no reason to believe that this project will create excessive costs for public facilities and services.
It will be a benefit to the community by providing needed housing in a location along a major
transportation corridor.
That the proposed use 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.
As noted above, the Gramercy subdivision is anticipated to house a variety of uses. There is existing
multifamily development in the immediate area. There is no reason to believe that this project will create
an undue level of traffic, noise, smoke,fumes, glare or odors, let alone "excessive."
That the proposed use will not result in the destruction, loss or damage
of a natural, scenic or historic feature considered to be of major importance.
No natural, scenic, or historic features are affected by this application.
In short, we believe that each of the required findings for a conditional use permit are satisfied by this
project. As staff considers this application, please keep in mind that the northern sector of the property
will be retained for commercial uses. The goal of a mix of uses at Gramercy will remain intact. In addition,
the property will remain subject to all other Gramercy entitlement requirements, including cross-parking
for the entirety of the project despite the fact that this wrapped concept will provide more than adequate
parking for itself.
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Conditional Use Permit Narrative—Gramercy Commons
We appreciate Staffs work on this application and look forward to additional discussion as we move
forward with this conditional use permit application to permit multi-family use in the C-G zone.
Very truly yours,
le at-,
Mike Chidester
VP of Development
Intermountain Pacific, LLC
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Conditional Use Permit Narrative—Gramercy Commons