PZ - Narrative km
E N G I N E E R I N G
September 8,2021
Project No.: 21-152
Mr.Joseph Dodson,Associate Planner
City of Meridian
Community Development Department
33 E. Broadway Avenue,Suite 102
Meridian, ID 83642
RE: 1575 W.Overland Road,Meridian,ID 83642
Annexation,Rezone and Development Agreement Application Narrative
Dear Mr. Dodson:
On behalf of Larson Architects, P.A., we are pleased to submit the attached applications and required
supplements for annexation, rezone and development agreement for a flex space building located at 1575 W.
Overland Road. Please accept this letter as the required written narrative regarding the project.
Red Aspen
Red Aspen is a social selling beauty company that is on a mission to inspire women to stand up, stand out and
stand together by uniting passion and purpose. Their owners, Jesse McKinney, Genie Reese, and Amanda
Moore had an initial idea to create a company that was dedicated to providing women with an opportunity to
grow personally and professionally,to achieve economic empowerment,and to access an uplifting community
of women who build each other up. They launched in the City of Meridian in October of 2017 and have quickly
grown to one of Idaho's fastest growing companies. Their network of Brand Ambassadors are independent
business owners, selling Red Aspen beauty products and sharing the Red Aspen mission. They combine e-
commerce,social media with playful,fun and imaginative products and marketing. Since the launching in 2017,
the company has expanded and the proposed project site not only meets the needs and requirements of flex-
space which allows warehouse and office space, but keeps their growing business in the City of Meridian.
Site Information
The subject property is approximately 2.19 acres located at the southeast corner of West Overland(designated
as a Planned Commercial Arterial) and South Linder Road (designated as a Residential Arterial), (Parcel No.s
S1224223535,S1224223495&S12244223640)and is currently zoned RUT in Ada County with a future land use
designation of Commercial in the City of Meridian. The property is bounded on the north by Camping World
zoned I-L(Light Industrial)on the north side of West Overland;to the east by a Fire Station zoned R-8(Medium
Density Residential;to the south by multi-family residential zoned R-15 (Medium-High Density Residential);to
the west by a partially developed Commercial Center zoned C-C(Community Business)on the west side of South
Linder Road;and to the northwest byArtemisia Subdivision zoned C-G(General Service Commercial),northwest
corner of West Overland and South Linder Road.
5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939• kmengllp.com
Al
ea
-WE
4 ?40=
Annexation
We proposed to annex into the City of Meridian with the C-G zoning district for the purpose of constructing a
building to accommodate flex space on the ±2.19 acre parcel. The C-G zone is consistent with the City of
Meridian's comprehensive Plan Future Land Use Map (FLUM) designation of commercial for this site.
Additionally,the C-G district will be consistent and complementary to existing fire department to the east and
existing multi-family residential to the south.
The proposed use of the property is flex space to construct a 2-story 29,440 SF distribution facility and offices
for Red Aspen,The proposed use of the property coincides with the FLUM designation and supportsthe purpose
statement of commercial districts by providing an office and warehouse space in the area that will serve
residents,visitors,and other commercial properties in the area.
Conceptual Site Plan and Elevations
As part of this application, we propose to enter into a Development Agreement with the City of Meridian to
ensure future development is consistent with the proposal contained herein. As such, we are including a
conceptual site plan and building elevations with this application to provide a guideline for future development
of the site.
The site plan has been developed to incorporate Red Aspen's needed office and warehouse space while also
providing the required number of parking stalls and meeting the district's dimensional requirements.A 10 foot
multi-use pathway will be constructed along South Linder Avenue and connect to the existing pathway of the
existing multi-family residential to the south.
Conceptual building elevations are included in this application to provide an idea of the proposed distribution
facility. Based on staffs comments and coordination with the Architect,the proposed building will include pink
doors(to match company's logo),vegetative finishes,varying roof heights, stucco siding with brick and/or tile,
Larson Architects,P.A.
Aspen Grove,LLC.-Red Aspen PAGE 12
all of which, compliment the vision and mission of Red Aspen. Subsequent applications will provide greater
detail and will ensure compliance with Meridian's architectural standards.
The proposed flex space use is a principally permitted use in the C-G district. In accord with City Code, future
development of the site will be subject to Certificate of Zoning Compliance and Design Review approval. We
anticipate those future applications including a proposed development in alignment with the conceptual site
plan and building elevations included herein.
14 13 BASIS OF BEARING
_ _ ___ 5 W07'25_E 2655.65'
—23 •24 m m ,. 32z1D' _ —_
v 232Bsr
5 TRAFFIC
BENCH MARK sGNaL N WEST OVERLAND ROA �'�� ss s bo°41-26"W 51,DO'
CHISELED"+^ IN FIRE STATION
CONCRETE SIGNAL LIGHT T25°E 135, ('
ELEVATION-2608.57 - 85'07'25"E 85..43
I
m x:
FOt1ND 5/B'IRON PIN \
18°30'29"E 2-.I' \ � S �,roS, -IRRIGATION BOX
sl' a----
wFEDFD AREA E- bITGN%..
I
II I
NEW 10 Fov \ 'd
11 AULTI USE PATHWAY I Q
I I
I L ,d
I I
P PROPOSED \\
i BUILDING _
10 029,440 S.F® \
OwTNIN
6 59 PARKING \\ \ v
STAI L_. ATI
_J m
31,
-
� m�o
1(i V y
woo ry p \ A. L --
C1 z �.yl S I
M 4 'Ti
H \
EEDED A
O I P
\ L
C NCRETE � ISIY m o `25-o s[TB<cR uN � /
ETRUDED — ——l 4
C RB(TYPI ION �6'VINYL FENCE �
—S.15— N 69-33-34"W 276-10'
N B9°33'34"W 51.00' \
38 INVESTMENTS LP
Larson Architects,P.A.
Aspen Grove,LLC.-Red Aspen PAGE 13
Access
The primary access point for the site will be a right-in/right-out curb cut along West Overland Road as depicted
on the enclosed site plan. A secondary "shared access" will be located along South Linder Road between the
proposed Red Aspen distribution facility and the existing multi-family site to the south. We understand that cross-
access agreements will likely be required between the two properties which have already been pursued and will
be submitted with subsequent submittals.
Conclusion
With the proposals discussed herein,we feel that this project and the requested C-G district fits with existing uses
and is consistent with how the City envisions this area developing.The proposed flex space building will provide a
commercial space and employment opportunities in an area adjacent to major transportation corridors,close to
existing commercial uses and in alignment with the Comprehensive Plan.
We appreciate the time you have spent to help us understand the steps needed to accomplish this project.Should
you have questions or require further information in order to process these applications, please feel free to
contact me.
Sincerely,
KM Engineering,LLP
ii__ �V
Joshua Jantz
Assistant Land Planner
cc: Larson Architects,P.A.
Mr.Cornel Larson
Larson Architects,P.A.
Aspen Grove,LLC.-Red Aspen PAGE 14