PZ - Narrative km
GERMIUM
August 30,2021
Project No.: 17-169
Ms.Sonya Allen
City of Meridian
Community Development Department
33 E. Broadway Ave.,Ste. 102
Meridian, ID 83642
RE: Village Apartments—Meridian,ID
Conditional Use Permit Modification Application
Dear Ms.Allen:
On behalf of GFI— Meridian Investments, LLC. we are pleased to submit the attached application and required
supplements for a Conditional Use Permit Modification for the Village Apartments.The proposed community will
bring a contemporary multi-family option to an infill area close to existing shopping,employment and multi-family
uses.
55 Site and Background Information The subject property is '' l
approximately 11.38 acres and is +
comprised of one parcel,identified
0 —D
as parcel number S110423373 in #
Meridian.The site is located north
of East River Valley Street,south of
Ustick Road, east of Eagle Road,
and west of Records Avenue. _
�r.
Recently, this parcel was
reconfigured with a property
boundary adjustment (A-2020-
0115). This site is subject to an
existing development agreement $
and has received Conditional Use c„
Permit (CUP) approval for the
Village Apartments. In 2019 the
site received a 2-year time Q
extension from City Council to i
allow for additional time to
commence the multi-family use
(H-2019-0144).
In 2003, a portion of this site was
annexed and zoned C-G into the
City of Meridian as part of the
5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939• kmengllp.com
Redfeather Estates No. 2 project and entered into a Development Agreement(DA). In 2015,an additional 0.38
acres of the property was annexed into Meridian with the C-G zoning district(AZ-15-012),the existing DA was
modified (MDA-15-011)and a CUP was approved for a multi-family development(CUP-15-019).
This application proposes to modify the existing CUP to update the concept site plan,elevations and pedestrian
connectivity and cross-access required to the residential development to the north.
Proposed Project
The approved conceptual site plan depicted 336 dwelling units among 11 buildings. Our proposed revision
includes the same number of units among 6 buildings. For illustrative purposes, the exhibit below shows a
snapshot of the visible changes to the site and landscape plan originally proposed for the property. As you can
see,we have eliminated residential buildings in the center of the site to expand upon the central open space,
clubhouse and pool area. Drive aisles provide a natural buffer to the open space lot which will alleviate sound
from traveling to adjacent residential units.
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Original , .......
Revised
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Relocating units to the periphery of the site will create a cohesive community in which all residents will have
access to a large open area to gather,recreate and relax.The revised site plan has extended building footprints
to create a unique and community-oriented product type which has allowed unit count to remain the same
while creating a larger,communal open space area.
We also request to modify the concept plan by eliminating the cross-access originally shown at the northeast
corner of the site to the property to the north. When this project and Verraso to the north were originally
approved,Records Avenue had not been constructed which made pedestrian and vehicular connection difficult.
Now that Records Avenue has been constructed, we believe an additional point of access to the north is
unnecessary as an access point to Records and cross-access to the property to the south exist.The revised site
plan will aid in efficient vehicular and pedestrian circulation and will decrease the likelihood of conflict among
various modes of transportation and uses. As a result,we request that condition 1.1.2.c. be omitted from the
GFI—Meridian Investments,LLC.
Village Apartments PAGE 12
CUP approval.Additionally,as applicable,we would like to request to modify any conditions not explicitly stated
herein to address the current proposal.
The original proposal did not include three-bedroom units, we are now proposing to include one-, two-, and
three-bedroom units to increase the variety of housing options for prospective residents.The original proposal
included 136 one-bedroom and 200 two-bedroom units;the revised proposal includes 200 one-bedroom, 120
two-bedroom,and 16 three-bedroom units.
The building concepts for this site have been modified to accommodate a contemporary footprint with
elevators,rather than the walk-up garden-style buildings originally contemplated. We believe this building style
and the overall complex will complement adjacent development while bringing a modern and high-quality
product to the area. The exhibit below demonstrates the upgraded changes proposed from the originally
approved elevations.As you can see,the revised elevations include contemporary finishes encompassed by a
modern design. Units will be enclosed and accessible to residents, visitors and emergency personnel when
required,which will contribute to exclusivity and security for future residents.Elevators will provide convenience
and an upgraded feature not available in most multi-family projects,especially for residents living on the fourth
floor. Modulation,variation in color and material and articulation of the building facade have been emphasized
in the updated design.The proposed clubhouse building elevation will also change slightly to reflect the modern
aesthetic proposed with the residential buildings.
Original
Y
FRUNT ELEYHTIUN-6UILUINU TTPE t
Revised
t
EIITERIOR ELEVATION-NORTH
GFI—Meridian Investments,LLC.
Village Apartments PAGE 3
As is required in the MU-R land use designation,the development of this site will include pedestrian connectivity
within the residential portion and to the future commercial portion of the project to the west.The commercial
portion of the project is not included with the subject CUP request, but a preliminary plat will be submitted in
the future.Although connecting to the residential development to the north is not feasible,connectivity will be
achieved via the sidewalk along Records Ave.
The Village Apartments consists of 6 multi-family unit buildings with a gross density of 29.6 gross dwelling units
per acre, as was proposed with the original CUP. Building elevations and floor plans are included with this
application to provide a general idea of the kind of architecture and layout anticipated. The updated project
includes a site plan with a focus on central open space and livability.As mentioned,there are 336 units proposed,
with 200 one-bedroom, 120 two-bedroom,and 16 three-bedroom units.
Site Plan
The site plan complies with the dimensional and setback standards for the C-G zone and the multi-family specific
use standards listed in UDC 11-4-3-27. Parking is proposed in excess of code requirements, with 604 spaces
provided overall,336 of which will be covered spaces.Additionally, 7 garage buildings are depicted to provide
residents the option of enclosed parking space.
Qualified open space and site amenities have been provided in excess of the minimum requirements detailed
in UDC 11-3G-3 and UDC 11-4-3-27.As shown on the site plan,we are providing 2.05 acres(approximately 18%)
of qualified open space; 1.97 acres,or approximately 17.3%, is required.
Qualified site amenities are proposed within the quality of life,open space and recreation categories as detailed
in City Code. Qualified site amenities are located centrally within the development to ensure easy access. A
fitness center, dog washing station and bike repair station are all located within the clubhouse. A swimming
pool,spa/hot tub,50'x100'open space area,and dog park are central to the development and adjacent to the
clubhouse.We are proposing to provide linear open space in various locations,on-site storage and pedestrian
connectivity and open space throughout.
Additionally,this site is in close proximity to Meridian's largest City Park, Kleiner Park.Residents will be within a
short walk to approximately 60 acres of open space including amenities such as children's play structures,
historical features, amphitheaters, picnic shelters, walkways and bicycle pathways, and a large recreational
complex, among various other features.The park's amenities coupled with nearby restaurants, shopping and
commercial opportunities will provide future residents with a wide array of options for recreation and
entertainment.
nt
GFI—Meridian Investments,LLC.
Village Apartments PAGE 4
Conclusion
The revised site plan and building elevations will improve upon the conceptual development plans included in
the original CUP for the Village Apartments project.We believe that the additional open space, parking and site
amenities provided will yield a high-quality product that will appeal to a wider demographic.The configuration
and orientation of the proposed development will not only create easily accessible open space and amenities,
but will also support the creation of a community in an area close to existing and proposed commercial and
employment opportunities.
The Village Apartments will complement surrounding residential and commercial uses,is consistent with the City's
goals for this area,and provides additional housing opportunities for this central area of Meridian.
Should you have questions or require further information in order to process these applications, please feel free
to contact me.
Sincerely,
KM Engineering,LLP
Stephanie Hopkins
Land Planning Manager
cc: GFI—Meridian Investments, LLC.
GFI—Meridian Investments,LLC.
Village Apartments PAGE 15