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CC - Letter from Applicant to Council
THE LAN D GROUP March 18, 2022 Bill Parsons, Planning Supervisor Alan Tiefenbach, Current Associate Planner City of Meridian—Community Development Department 33 E. Broadway Ave, Suite 102 Meridian, ID 83642 RE: Annexation, Rezone,CUP Modification Heron Village Apartments Dear Mr. Parsons and Mr.Tiefenbach: We look forward to the Meridian City Council hearing on March 24, 2022. The following is a summary of the project and proposed project revisions. Summary Heron Village is an infill project. The site is located on the south side of Blue Heron Road, east of Meridian Road. Phase I of the Heron Village Apartments was approved in 2012/2013 and consists of 108 apartment units, consisting of 24—1 bed, 72-2 bed, and 12-3 bed units, in 5 buildings on 5.474 acres. Phase II proposes to add 36 apartment units, consisting of 6-1 bed, 18-2 bed, and 12-3 bed units, in two buildings on 1.36 acres. Heron Village Phases I and II combine for a total of 144 units in 7 buildings on 7.39 acres Parking Analysis PARKING & SITE DATA PARKING-PHASE 1 EXISTING PARKING-PHASE 2 PROPOSED NON-COVERED PARKING PROVIDED=12 NON-COVERED PARKING PROVIDED: COVERED BIKE STORAGE PROVIDED=36 9'x20'=16 COVERED PARKING PROVIDED =141 1 Vx20'=35 BIKE STALLS REQUIRED=6 GARAGE PARKING PROVIDED =54 COVERED PARKING PROVIDED: Vx17'=35(INCLUDES 4 ADA COMMON OPEN SPACE REQUIRED:10.200$F TOTAL PARKING PROVIDED=207 TOTAL PARKING PROVIDED=89 COMMON OPEN SPACE PROVIDED:14.16a+i- Sr TOTAL PARKING REQUIRED=204 (DOES NOT INCLUDE AMENITIES) TOTAL PARKING REQUIRED=69(3 ADA) COVERED PARKING REQUIRED =168 'SUBJECT TO CHANGE AS BUILDING DESIGN TOTAL COVERED PARKING REQUIRED=36 FINALIZES' COMMON OPEN SPACE REQUIRED:52.332 SF COMMON OPEN SPACE PROVIDED:53,028 H-SF SITE DATA-PHASE 1 EXISTING SITE DATA-PHASE 2 PROPOSED PROJECT AREA=5.54 ACRES PROJECT AREA=1.92 ACRES ZONING—R-40-C-G ZONING—R-40 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com Page 2 of 3 For Phase I the parking required is 204 stalls, the parking provided is 207 stalls. Phase I provides 3 (or 1.5%) more stalls than code requires. However, 54 of those are provided in garages. If the garage stalls are excluded from the count, Phase I is under parked by 51 stalls or 25%. Phase II requires 69 stalls and provides 89 stalls. No garages are proposed. Phase 11 provides 20 (or 29%) more stalls than code requires. Phase 11 requires 6 bike stalls and provides 36 covered bicycle spaces. Phases I and II combine to provide 296 parking stalls, 273 are required, which is 23 stalls (or 8.4%) more than code requires. In reviewing multi-family applications in the City of Meridian over the past 5 years, most have been approved with parking counts between 3-5% over City code requirements. The addition of Phase II will add additional parking stalls to bring the Heron Village community to approximately double the surplus (3-5%vs 8.4%) parking stalls of other multi-family developments approved by the City of Meridian. Operational Analysis Due to comments about parking—the management company,which includes a manager that lives onsite, has conducted ongoing, regular, parking audits, and conducted a tenant questionnaire. The audits determined that there are enough parking spaces within the community, however,the tenant questionnaires revealed that there are operational or management practices that could be modified to make parking within the community more convenient. For example, although parking is available, some of the spots are too small or tight for larger vehicles and/or some tenants have trailers that they use for work. These vehicles end up being parked on public street. Initially,garages were available to tenants for an additional monthly fee. As a result, many of the garages were vacant. Management shifted and immediately assigned a garage space to every three-bedroom unit. Management has been checking the garages regularly and found that some residents have been using garages for storage instead of parking. Those residents have been advised that garages are for parking, and regular reviews are being made to ensure garages are used for parking. Proposed Revisions A revised site plan, Option 1, was submitted to our city planner, Alan, on March 71". Per City Code a standard parking stall is 9'x 19'. The revised plan provides 16 stalls that are 9'x 20' and 35 stalls that are 11' x 20' to accommodate oversized vehicles. This plan moves building G to the northeast corner which creates a more centralized, useable, open space. The existing garage spaces have become an issue. The project proposes to retrofit the garages to remove the overhead doors to essentially become carports. This will ensure all spaces are used for parking. Tenants will not be charged an extra fee for onsite parking. Lastly, we propose coordinating with the city to cooperatively work with ACHD to provide "No parking" signage on the north side of Blue Heron Road and the north and south sides west of the first accesses. THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com LE GROUP Page 3 of 3 Conclusion The Heron Village Apartments bring a much-needed housing option to the City of Meridian, fulfilling the City's vision in the Comprehensive Plan and Future Land Use Map. Heron Village provides pedestrian oriented multi-family buildings within a project that creates its own community neighborhood identity with a unique site layout, architectural style and abundance of open space and amenities. The proposed Phase 2 will expand on this successful theme. Phase 2 will enjoy access to the Phase 1 amenities which include Community Clubhouse, management office, 24-hour fitness center, tot lot, basketball court, walking paths, community benches, BBQ area, private patios, and enclosed balconies. Phase 2 will also add additional open space amenities and enclosed bike storage to benefit the community. With the proposed revisions, especially retrofitting the garages to carports, and providing parking for oversized vehicles, Phases I and 2 combined will provide approximately 8% more parking than required by code. Thank you in advance for your consideration and support. We look forward to working with City staff to plan a quality project of which we can all be proud. Sincerely, Tamara Thompson Director of Client Services The Land Group, Inc. Encl: Site Plan Option I CC: Meridian City Clerk THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com LE GROUP PARKING & SITE DATA BUILDING PROPERTIES GENERAL NOTES 1 BED/ 1 1 BED/ 1 1 BED/ 1 2 BED/ 1 2 BED/2 2 BED/2 3 BED/2 3 BED/2 3 BED/2 MAR. 18 ) 2021 PARKING - PHASE 1 EXISTING PARKING - PHASE 2 PROPOSED SQUARE BATH BATH BATH BATH BATH BATH BATH BATH BATH TOTAL TOTAL 1. SEE CIVIL DEVELOPMENT DRAWINGS FOR ADDITIONAL BUILDING STORIES HEIGHT FOOTAGE TYPE A TYPE B STANDARD TYPE A TYPE B STANDARD TYPE A TYPE B STANDARD UNITS BEDS INFORMATION. NON-COVERED PARKING PROVIDED = 12 NON-COVERED PARKING PROVIDED: COVERED BIKE STORAGE PROVIDED = 36 744 SF 744 SF 758 SF 992 SF 994 SF 1,011 SF 1,209 SF 1,209 SF 1,222 SF 9'x20' = 16 2. VERIFY EXISTING CONDITIONS & REPORT DISCREPANCIES TO COVERED PARKING PROVIDED = 141 11'x20' = 35 BIKE STALLS REQUIRED = 6 PHASE 1- EXISTING THE GENERAL CONTRACTOR OR ARCHITECT BEFORE BEGINNING LICENSED w A 3 34'-7" 26,053 - 1 5 - 6 12 - - - 24 42 WORK. ARCHITECT GARAGE PARKING PROVIDED = 54 COVERED PARKING PROVIDED: AR-984813 m 9'x17' =38 (INCLUDES 4 ADA) COMMON OPEN SPACE REQUIRED: 10,200 SF B 3 34'-7" 16,185 - - - - - - 1 3 8 12 36 3. LOCATE ALL UNDERGROUND UTILITIES PRIOR TO EXCAVATION. CD TOTAL PARKING PROVIDED =207 C 3 34'-7" 26,053 - 1 5 - 6 12 - - - 24 42 ON � TOTAL PARKING PROVIDED = 89 COMMON OPEN SPACE PROVIDED: 14,163 +/- SF 4. SEE GEOTECHINICAL REPORT FOR BUILDING PAD PREPARATION. PG-\\ r TOTAL PARKING REQUIRED = 204 (DOES NOT INCLUDE AMENITIES) D 3 34'-7" 26,053 - 1 5 - 6 12 - - - 24 42 ` ` >_ TOTAL PARKING REQUIRED =69 (3 ADA) E 3 34'-7" 26,053 1 1 4 1 5 12 - - - 24 42 5. REFER TO LANDSCAPE PLAN FOR ADDITIONAL INFO. V GNS _j COVERED PARKING REQUIRED = 168 *SUBJECT TO CHANGE AS BUILDING DESIGN �G � TOTAL COVERED PARKING REQUIRED = 36 FINALIZES* MAIN OFF. 1 12'-8" 1,620 - - - - - - - - - - - 6. REFER TO FOUNDATION PLAN & EXTERIOR ELEVATIONS FOR -� �C0 � PHASE 2 - PROPOSED N COMMON OPEN SPACE REQUIRED: 52,332 SF ROOF DRAINAGE/POLYGRATE LOCATIONS O ROBERT J. POWELL cn COMMON OPEN SPACE PROVIDED: 53,028 +/-SF 1 BED/ 1 1 BED/ 1 1 BED/ 1 2 BED/ 1 2 BED/2 2 BED/2 3 BED/2 3 BED/2 3 BED/2 STATE OF IDAHO �_ SQUARE BATH BATH BATH BATH BATH BATH BATH BATH BATH TOTAL TOTAL 7. ALL ROOF TOP DRAINAGE SHALL NOT BE PERMITTED TO RUN OFF SITE DATA- PHASE 1 EXISTING SITE DATA- PHASE 2 PROPOSED BUILDING STORIES HEIGHT FOOTAGE TYPE A TYPE B STANDARD TYPE A TYPE B STANDARD TYPE A TYPE B STANDARD UNITS BEDS SITE. 744 SF 744 SF 758 SF 992 SF 994 SF 1,011 SF 1,209 SF 1,209 SF 1,222 SF r-) PROJECT AREA= 5.54 ACRES PROJECT AREA- 1.92 ACRES 8. LOT LINES SHOWN INCLUDE PROPOSED ADJUSTED LINES AS U- *F 3 34'-7" 26,053 1 1 4 1 5 12 - - - 24 42 PART OF A CURRENT RECORD OF SURVEY CD ZONING = R-40, C-G ZONING = R-40 *G 3 34'-7" 16,185 - - - - - - 1 3 8 12 36 CUPREZONE z CD TOTAL 164,255 2 5 23 2 28 60 2 6 16 144 282 Ln 7- KEY NOTES N w Z N o z4" CONCRETE SIDEWALK OVER 4" COMPACTED GRAVEL W/CONTROL w JOINTS @ 5'-0" MAX O.C. -SEE CIVIL DRAWINGS. L .O uj � � cv 2❑ ASPHALT PAVING-SEE CIVIL U ti x i U) M LL V �3 NEW CURB -SEE CIVIL > 00 N 4❑ PROPOSED ELECTRICAL TRANSFORMER-SEE ELEC. 0 ujN y o0 LLJ 'Ln BICYCLE STORAGE-SEE XXXX O c7 Z co 00 � m to © EXISTING FIRE HYDRANT O 1-- 3 CD WES 11 /4 CORNER 3 vm C P&F N O. 1 1 1 0 6 J�8 0 8 - - - — 7❑ EXISTING SIDEWALK O ?� — — — — — — — — — — — — — — —T — — — ® NEW TRASH ENCLOSURE-CMU BLOCK SCREEN WALLS TO MATCH EXISTING -SEE DETAIL 1/A1.1 z E o H E H R 12 9 TYP. I PROVIDE HANDICAP PARKING SIGN -SEE CIVIL � TYP. O o �O �O �O O FO O G F G G O G G - - � 7 - G G - - R/W R/W R/W R/W 10 AIR CONDENSER UNITS-SEE MECHANICAL 11 4'-0" H. VINYL FENCE 12 EXISTING POLE LIGHT CD00 13 00 10 12 I I— I a 13 EXISTING MONUMENT SIGN ' 11J I 7'-6" 17'- 30-1" 17'-0" DASHED LINES REPRESENT DEMOLISHED ITEMS- SEE CIVIL _ ry I 9 I BUILDING F* It I ~ \ BUILDING G* I 15 EXISTING CEDAR FENCE `-) / \ 24-PLEX 2 TYP. z_ - - \ 42 BEDS 12-PLEX to Q / / 6 8 \ # LIM k H C 36 BEDS 16 NEW 6'VINYL FENCE Lu \ :6 ot LIM it c 17 COMMUNITY MAILBOX LOCATION ON CONC. SLAB I CD I I - - I I 10 e e e e e I 3 I 18 PROVIDE PAINTED STRIPING AT ALL PEDESTRIAN CROSSINGS w � CD I - Q - i I I oo1> 19 NEW FIRE HYDRANT-SEE CIVIL 20 NEW LIGHT POLE-SEE ELECTRICAL PLANS LL_ 4 am p \ / 21 SURFACE MOUNT-6'WOOD CONTOUR BENCH WITH METAL FRAME CD I I o - \ I s'-o" / \ O 8 \ N 11'-0" 11'-0" - / A o \ \\ 3 a E_ I 22 6 PICNIC TABLE WITH PRESSURE TREATED WOOD AND POWDER C) 04 I - `� `� COATED PRE-GALVANIZED STRUCTURAL STEEL TUBING FRAME Cn ,1, 10 I °'H/ BUILDING E - \ 10 - N 24-PLEX ❑ 4 0 6 0 9,_0" $ 23 MAP& DIRECTORY OF COMPLEX LLJI ---- 9 FH/� f � I o o \ Z � #�k#; o 4 CLUBHOUSE LANDSCAPED AREA k, um K Lu CD 10 I o \\ \ I 25 PET WASTE STATION - Q - 8 I 16 \ \\ � - - 13\ — F_ -' - -5 -TY Pa TE o CD 15 -7�'—I 6" I I Fm r W 9 26—0 20-0 rI 14 13 \\ \\ I I 20'-0" z 0 I I OPEN SPACE - l I � I 70'x100' '1 9 I 0, om —1 I x BUILDING A F \l I 9 11 4�4 PLAYGROUND A K, 24-PLEX L-JX \F \ I uj CD - - � ry 0 Q 19 ® iotiitit 0 \ � F< I I X - 1 LIIItt \ I I J W cn W w `A� \ x J w 18 20 BUILDING B ` J Z z I BUILDING D TYP. \ 12-PLEX 2 Q LLJ o 24-PLEX o \ \ TYP. — ZO I I A it" 17 r 149; rimy 1 s ® 20 \ CV ~ #m ot"I I *1 BUILDING C Lim K W TYp \ �n ------ I I z 3 24-PLEX — — IRT � \ � � w M \ O X J 00 P7 � ® 20 i \� 13 13 /i W mo 9 liJ — - - - - - - - �� W o_ I ------ TYP. I r I 6 4- \ J m Q TYP. W = 0 20 06 w — / 9 1 2 9 GARAGE TYPE 'B' I© N w L I 0- - 1 GARAGE TYPE B O5 , 21 = r CD I — I it tit / TE 1 i " I z Q Q ` \ - - REVISIONS Q \ 2 TYP. — — w \ TE > I I 6 TYP. 0 N CV NORTH (--) SITE PLAN — OPTION I Al mO �,j SCALE: 1 If = 40'-0" SITE PLAN