PZ - Narrative BRIGHTON
September 27, 2021
C. Caleb Hood, Planning Division Manager
Community Development Services
Meridian City Hall
Re: Rackham Subdivision No. 2—Annexation/Zoning, Preliminary Plat, Conditional Use
Permit and Alternative Compliance
Dear Mr. Hood:
Brighton Investments, LLC, in conjunction with BVA Rolling Hills No 1, LLC, is pleased to
submit the applications for Rackham Subdivision No. 2, a 29.7 acres mixed-use development
along I-84 in east Meridian. (The multi-family development is to be known and marketed as
"Eagle View Apartments", so that name may be found occasionally in application graphics and
narrative.)
The project is located north of Overland Road and East of Eagle Road within the area below, and
depicted conceptually on the following page.
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BRIGHTON—Creating GREAT Places—2929 W. Navigator Drive, Ste.400, Meridian, ID 83642
www.brightoncorp.com 208-378-4000
September 27, 2021
Page 2
Rackham I
Subdivision No. 2 i
4 • • i O
The Annexation and Zoning Application in DetaH
We are proposing to annex 25.760 acres of land into the City of Meridian, which includes a
portion of Rolling Hill Subdivision. The"path" for the annexation of Rackham Subdivision No.
2 into the City of Meridian was created in 1995 with the annexation of the parcels to the west
(Ord. 719, Langley/Power Mall).
Rackham Subdivision No. 2 is on the eastern edge of Meridian's Area of Impact, contiguous to
the"Eagle View Landing"project directly to the west; is bordered by 1-84 on the north and is
adjacent to the Rolling Hills and Jewell Subdivisions on the south.
The City's General retail and service commercial district(C-G) zone is proposed. The C-G zone
allows for a variety of uses, including retail, office and multi-family residential.
The 'proposed zoning"exhibit (next page) denotes the C-G request for the accompanying
annexation, and the "comprehensive plan map"exhibit (also next page) demonstrates how the
proposed zoning complies with the Comprehensive Plan FLUM.
September 27, 2021
Page 3
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Rackham
Subdivision No. 2 Idaho Cher
Proposed Zonin
Comprehensive Plan
The entirety of the proposed development is located within the Mixed-Use Regional land-use
designation of the City of Meridian's Comprehensive Plan Future Land Use MAP.
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Subdivision No. 2
Comprehensive Plan
September 27, 2021
Page 4
Meridian's Comprehensive Plan includes five sub-categories for Mixed Use: Neighborhood,
Community, Regional, Interchange and Non-Residential. The following items are considered in
all five categories:
• Residential uses should comprise a minimum of 10% of the development area at
gross densities ranging from 6 to 40 units/acre.
o The total land area for the development is 29.7 acres and the total acreage for the
multi-family residential portion is 15.937. The multi-family residential portion of
the development is approximately 53%.
o The proposed gross density of the multi-family residential portion of the
development is 24.8 units/acre or approximately half of what is allowed by the
Mixed-Use standards.
o There is neither a minimum nor maximum imposed on non-retail commercial uses
such as office, clean industry, or entertainment uses.
o The proposed project will likely consist of a mixture of the allowed uses.
• Retail commercial uses should comprise a maximum of 50% of the development
area.
o Retail commercial is expected to comprise only a small portion of the
development, and will not comprise more than 50%of the development area.
The Preliminary Plat Application in Detail 771
We are proposing a preliminary plat exhibit (next page) that will consist of two (2)multi-family
residential parcels (Lots 1 and 2, Block 1), and six (6) commercial parcels (Lots 3-8,Block 1).
• The boundary of the preliminary plat consists of 29.7 acres of land, which includes a
portion of Rolling Hill Subdivision No. 1, as well as Lots 18 and 19, Block 1 of Rackham
Subdivision No. 1. We are proposing to re-subdivide the previously mentioned parcels as
part of the development.
• It is anticipated that many of the commercial parcels will be consolidated or realigned at
final platting as users determine precise site area requirements.
• With the exception of the lots that will be re-subdivided as part of this project, Rolling
Hills Subdivisions will remain in unincorporated Ada County.
September 27, 2021
Page 5
PRELIMINARY PLAT SHOWING
RACKHAM SUBDIVISION NO.2
A RESUBOIVISION OF
LOTS 13.16,BLOCK 1,LOTS 9-12,BLOCK 2 OF ROLLING HILL SUBDIVISION, 11
LOTS 18-19,BLOCK I OF RACKHAM SUBDIVISION AND UNPLA17ED LANDS f _ALL SITUATED IN A PORTION OF THE NE 1/4 OF THE SW 1/4 AND THE NW 1/4 OF THE SE IJ4 nn
OF SECTION 16,TOWNSHIP 3 NORTH,RANGE.I EAST,BOISE MERIDIAN,
CITY OF MERIDIAN,ADA COUNTY,IDAHO
JUNE 2021 i
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The Conditional Use Kermit Application in Detzfl
We are also submitting a Conditional Use Permit (CUP) application for the multi-family
component of the project as required by the UDC.
The apartment project proposed by this application consists of 396 units in four, 4-story
buildings on 15.94 acres of land in a proposed C-G zoning district, at a density of 24.8 units per
acre (see rendering exhibit on page 6).
The apartments will be constructed in two phases. The first phase will consist of the west two
residential buildings along with their associated garages and carports, the west courtyard
amenities,the leasing office and the fitness building. The second phase will consist of the east
two residential buildings along with their associated garages and carports, and the east courtyard
amenities (see phasing exhibit on page 6).
September 27, 2021
Page 6
EAGLE VIEW APARTMENTS
BRIGHTON
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September 27, 2021
Page 7
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EAGLE VIEW APARTMENTS �` �
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CHIP Project Specifics
September 27, 2021
Page 8
• Site Area 15.937 acres
• Density 24.8 units per acre
• Unit Count 396 units: 48 - studio; 196 - one bedroom; 152 - two bedroom
• Unit size Studio - 616 s.f.; one bedroom—696 s.£; two bedroom—977 s.f.
• Building Height At 48 feet, the projected building height is well within the
C-G zone's maximum height allowance of 65 feet.
• Parking Garages and carport spaces - 397;
uncovered spaces—252
Total spaces provided: 649. Total spaces required: 648
Bicycle spaces: exterior rack spaces— 32
• Site Access Access is provided to the site from Rolling Hills Drive on
the south and from private drive aisles that will connect to
existing drive aisles to the west through Eagle View
Landing, and ultimately to Silverstone Way.
• Qualified open space 21.9% of the site (3.49 acres) in the form of street
landscape buffers, landscape around the leasing building,
fitness building and pool (see open space exhibit on page
11).
• Amenities
o Central Core Amenities
■ 24-hour resident lounge
■ Warming kitchen
■ Entertainment area
■ Game area
■ 24-hour fitness center featuring Rogue equipment
■ Locker Rooms with showers
■ Zoom conference room(s)
■ Wi-fi throughout all amenity areas
■ Resort style pool & year-round spa
■ Pool-side patio and grilling area
September 27, 2021
Page 9
■ Outdoor pool lounge
■ Amazon parcel system
■ Dwelo Smart Home Technology
o West Courtyard (seepage 10 for exhibit)
■ Shade structure
■ Outdoor Kitchen with BBQ Grill
■ Benches
■ Outdoor seating surrounding a Fire Table
■ Festoon lighting
■ Cornhole
■ Outdoor Ping Pong Table
■ Sand Volleyball
o East Courtyard (seepage 10 for exhibit)
■ Shade Structure
■ Outdoor Kitchen with BBQ Grill
■ Benches
■ Outdoor seating surrounding a Fire Table
■ String Lights
■ Cornhole
■ Outdoor Ping Pong Table
■ Snook Ball Court
■ Bocce Ball Court
September 27, 2021
Page 10
AMENITY FEATURES
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September 27, 2021
Page 11
ALTERNATIVE COMPLIANCE
Parking Standards —
• UDC Section 11-3A-19B.3: "...no more than fifty percent (50%) of the total off street
parking area for the site shall be located between building facades and abutting streets. "
o Because the design of Eagle View Apartments significantly expands and enhances
usable site amenities, internally focused on the fitness building,pool and outside
activity areas within the east and west courtyards—all to the benefit of the project
residents—alternative compliance is requested in lieu of the specific use standard
of UDC Section 1-3A-19B.3.
• UDC; Parkiny,Table 11-3C-6 lists parking space requirements for multi-family one- and
two-bedroom units-but none studio units. The Table provides for vertically-integrated
residential at one parking space per unit regardless of the number of bedrooms.
o Alternative compliance is requested for application of the vertically-integrated
standard of one parking space for each of the project's 48 studio units.
Private Open Space Standards—UDC Section 11-4-3-27B.3: "A minimum of eighty (80)
square feet ofprivate, 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:
• 196 one-bed units: 54-60 s.f. depending on layout (67.5%- 75%of standard)
0 152 two-bed units: 58-85 s.f. (68%- 106%of standard)
0 48 studio units -0- s.f.
The extraordinary site amenities noted above, coupled with innovative, new urban design with an
emphasis on integrated, internal open space, facilities, form the basis for this alternative
compliance request in lieu of the specific use standard of UDC Section 11-4-3-27B.3.
For Brighton et al,
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Josh Beach
Project Manager- Entitlement