Loading...
PZ - Narrative 4� BRIGHTON CORPORATION May 6, 2021 Caleb Hood, Planning Manager City of Meridian Planning Department Meridian City Hall Request for a Conditional Use Permit TM Creek-Phase 3 Apartments for 238 Multi family Units; A Rezone of 5.58 acres from TN-C to C-G, and Alternative Compliance for Variations to Parking and Private Open Space Standards Dear Mr. Hood, Enclosed are Conditional Use, and related Rezone and Alternative Compliance applications for construction of 238 multi-family units (including two live/work units) in the TM Creek project. Specifically, that portion of the project annexed, zoned, and incorporated into the project's master plan in 2015 as TM Creek East. The initial TM Creek Development Agreement was recorded on June 10, 2015 as Instrument #114045759. The City Council approved project Findings of fact, Conclusions of Law, and Decision and Order on April 1, 2014; approved the Development Agreement on June 10, 2014; and adopted the implementing ordinance on that same date, as Ordinance#14-1615. Subsequent DA addenda were recorded as Instruments 2016-037777 and 2016-073497. However, on April 13, 2021, the Meridian City Council approved a master DA for Ten Mile Crossing that includes the TM Creek/TM Creek East Phase 3 Apartments site. At completion of that process, the "new"DA will supersede those noted above. The TM Center Subdivision preliminary plat, along with concurrently-approved rezones, includes the easterly portion of the site, similar to the second apartment phase currently being platted as TM Creek Subdivision No. 5. Related Project Files AZ-13-015 /PP-13-030/H-2015-0018 /H-2016-0067/H-2020-0074 Property Owner Information SCS TM Creek LLC &Brighton Land Holdings LLC 2929 W. Navigator Dr., Suite 400 Meridian, ID 83642 THE PROPOSAL IN BRIEF The proposed action will entitle construction of 238 urban-style multi-family units (includes two live/ work units) within the current TN-C and R-40-zoned property depicted on the following page[as referenced above,rezoning of the R-40 portion of the site to C-G is "in process'J. A conditional use permit is required for the primary use;Alternative Compliance is required for variations to the UDC's parking requirements (11-3A-19B.3) and private open space standards (11-4-3-27B.3); and rezoning of the TN-C remnant spanning Wayfinder Avenue is also proposed. All are "detailed"in this narrative. 2929 W Navigator Dr.,Suite 400, Meridian ID 83642 1 www.BrightonCorp.com 1 208.378.4000 1 Fax: 208.377.8962 The project's 7.826-acre site and site plan,below, on the east side of Wayfinder Avenue, north of the Tenmile Creek amenity corridor. A regional multi-pathway was constructed on the south side of the creek with prior development and Apartment Phases 1 and 2. I - _ Qe TM CREEK - LVE©_ CENTRE 02 '\TNI C TWEL4,1 'AN HEES' I C EK NO C-C OAKS NO 01 ----, T«ELVE OAKS-VW , R-40 ,--��ziITE�To TN-R s W -- ''"I JTN-C E A WHITF.,'FONE`ti NO 04-- J ESTATF,,S NO 02 - --------- NE _ R_8 TA EST Y�]-a Z C-G W R A - T- PL ' I TM CROSSING TM CRO SING S NO 0 �ROSSIN CR SSING �--------__----__ NO 4 0 LU Z W I I z V +I V � ZIMe � ; 1 4 � eullu'NGA I i Mde Creek --� --TENMILE-J:REEK A1MENIVY-C RRID'6R 2 THE CONDITIONAL USE PERMIT APPLICATION IN DETAIL PROJECT SPECIFICS • Site Area 7.826 acres • Density 30.4 units per acre • Unit Count 238 units: 42 studio (all studio's located in Building"B') ■ 120 one bedroom ■ 74 two bedroom ■ 2 live/work (schematic below & elevations page S) • Unit Size ■ Studio—516 sf ■ One bed—685 sf ■ Two bed— 1036 sf ■ Small L/W-733 sf/level=1466 sf ■ large L/W-1082 sf/level=2164 sf L WAYFINDER AVE. —STREET FRONTAGE Y v�vasxwc. ow L s C_� =cas�canaaAnau � ❑ ❑O INTERIOR HALLWAY UNIT ENTRANCE RLARGE— 1,082 SF "WORK"- LOWER LEVEL SMALL—733 SF K ❑ 7sei a ❑ R EL �B9 N a I ❑ ❑ T 71' SLARGE—1,082 SF 'LIVE"- UPPER LEVEL SMALL—733 SF • Building Height 48' 7 1/4"—within the R-40 zone's 60-foot maximum height allowance • Parking Total Auto Spaces: 379 ■ Garage (30)+ Carport Spaces (209) =239 Uncovered Spaces— 132 ■ Street Spaces— 8 ■ Handicap Spaces (included in totals, above) — 10 ■ Electric Vehicle Charging Stations (10 initially charged; conduitfor 100) 3 • Bicycle Parking Sixteen (16) Exterior Rack Spaces • Site Access The project has "main street" frontage on Wayfinder Ave., a collector street. Primary vehicular access is from a private service drive along the north boundary of the site. The service drive,with cross-access easements for all abutting lots, will extend easterly to Benchmark Ave.—a future north/south collector street. Until that connection occurs, an interim Fire Department-approved secondary access road will be connected to an existing curb cut on Franklin Road. While the service drive is not, by definition, a "local Street, "in this case it will function as such. Interpretation of City Code suggests that a waiver of UDC Section 11-3A-3 is not required. However, if that interpretation is not correct, and a waiver is necessary, we request City Council approval. • Qualified Open Space 3 2.1% of the site (2.51 acres)—in the form of street landscape buffers, landscaping around and south of the central amenity core, adjacent to the Tenmile Creek corridor constitutes the project's "qualified open space" (depicted in green; "non-qualified"open space is yellow-highlighted). 1 - e e i r✓�� Jt:J \ II 1 I l I I a I CONDITIONAL USE PERMIT QUALIFIED OPEN SPACE EXHIBIT 4 • Off-site Amenities In addition to the on-site open space and amenities listed below, the project directly benefits from its relationship with the City's Tenmile Creek regional pathway system. That facility has been constructed as the central amenity component of the project from Franklin Road to Wayfinder Ave. on the south side of Tenmile Creek through TM Creek Apartment Phases 1 and 2. Because Phase 3's Tenmile Creek frontage abuts NMID's gravel maintenance road, an internal 7' sidewalk will be constructed parallel to Tenmile Creek in anticipation of extension to Benchmark Ave. in the future to facilitate pedestrian circulation. • Clubhouse Amenities—7,640 sf on levels 1 and 2 in the "central core"of Building`B" 24-hour Resident Lounge Conference Room Entertainment/Game Area Bike Repair Room Parcel Locker System Pet Grooming Station Warming Kitchen Work Rooms Wi-fi throughout Amenity Areas 24-hour Fitness Center featuring Rogue Equipment • Outdoor Amenities— 863 sf pool house complex (below) south of Building `B" clubhouse Resort Style Pool &Year-Round Spa Outdoor Ping Pong/Lounge Pool-Side Patio & Grilling Area Outdoor Yoga Outdoor Pool Lounge Outdoor Fireside Seating Snookball Court IJF •ter. . , - �.: • Resident Building Amenities Climate-controlled Hallways Controlled Access Garages (30) and Carports (209) Elevator Access Pet Friendly Trash chutes 5 BUILDING ELEVATIONS& RENDERINGS Phase 3 will be consistent with the design and massing of Phases 1 &2. Architectural elements and detailing, and different building colors provide distinguishing character. Building"A", on Wayfinder Avenue's "main street"frontage (graphic, below, and following page), features the two live/work units detailed on page 3. They are located at the northwest corner of the building which frames the street a short distance behind the existing expanded sidewalk with its pedestrian-scale lighting, landscape, and street furniture (second graphic on the following page). LL LL Lu M ILA 0 L w �1 WAYFINDER AVE ��MAIN " FRONTAGE 6 . -a y ♦ t .E - of 1 _ oil LIVE/WORK UWTS r -31 r k � 4 ON - ,� ' 16' T,! N D E R AVE f TING STREET SECTION REZONE FROM TN-C TO C-G The City Council recently approved TM Center Subdivision, including the rezoning of the area east of Wayfinder from R-40 and C-C to C-G. At the March 9th Pre-App meeting, staff recommended that the 5.58-acre TN-C portion of the site be rezoned to C-G to be consistent with the remainder of the area. Thus, this submittal includes that request for the area denoted below. TM CREEK - 5 JgCi4l1@�TOlA CRLiF� �/ to *M C EEIS ..-- TN- ' O 1 - a CREEk" R=40 its NO 03 TWO ALTERNATIVE COMPLIANCE REQUESTS First: Parking Standards a UDC Section 11-3A-19B.3 states, in part, "...no more than fifty percent (5001o) of the total off street parking area for the site shall be located between building facades and abutting streets. " The first TM Creek apartment phase complied with the referenced standard. However, that design, while compliant, limited the functional open space available to project tenants to 10.7%. "Parking" the Phase 2 site on the periphery, i.e., "between building facades and abutting streets, "more than doubled the amount of the site's qualified open space to 27.1%. Phase 3's "central core" open space design (QOS exhibit,page 4)—with its orientation to the Tenmile Creek amenity corridor further increases the amount of open space to 32.1% of the site. • Because Phase 3 expands and enhances usable site amenities which are focused internally to the clubhouse,pool, and outdoor activity area adjacent to Tenmile Creek—all to the benefit of project residents—alternative compliance is requested in lieu of the specific use standard of UDC Section 11-3A-19B.3. 8 o UDC Parking Table 11-3C-6 lists parking space requirements for multi-family one- and two- bedroom units—but none for the project's 42 studio units. The Table provides for vertically- integrated residential at one parking space per unit regardless of the number of bedrooms. • Alternative compliance is requested for application of the vertically-integrated standard of one parking space for each of the 42 studio units. Second: Private Open Space Standards—UDC Section 11-4-3-27B.3: "A minimum of eighty (80) square feet of private, usable open space shall be provided for each unit. ...the Director may consider an alternative design proposal through the alternative compliance provisions.... .. Project unit design provides the following per-unit balcony/deck area: • 120 one-bed units: 79.58 s.f. (99.5%of standard) • 74 two-bed units: 66.84 s.f. (83.6%of standard) • 42 studio units -0- s.f. (-0%- of standard) • Small live/work unit(two-story/one-bed): 75.91 s.f. (94.9% of standard) • Large live/work unit(two-story/two-bed): 67.8 s.£ (84.8%of standard) The extraordinary site amenities noted above, coupled with innovative, new-urban design with an emphasis on integrated, internal open space, facilities and access to the Tenmile Creek regional pathway system, form the basis for this alternative compliance request in lieu of the specific use standards of UDC Section 11-4-3-27B.3. DEVELOPMENT AGREEMENT The TM Creek Phase 3 multi-family project conforms to the provisions of the existing development agreement, and to the approved, soon-to-be executed Ten Mile Crossing master DA. In fact, that "modification"process should be completed prior to the public hearings. Hence, no DA action is required or requested. IN CONCLUSION We are confident this narrative, along with the appended information, address the City's application requirements for TM Creek Apartments—Phase 3; and look forward to consideration by the Planning & Zoning Commission and City Council. If you require additional information—or clarity, please let me know for expedited response. For SCS TM Creek LLC& Brighton Land Holdings LLC, Michael D. Wardle, Director of Planning 9