Narrative - DA Mod and CUP - Overland and Wells II V1OVERLAND & WELLS II
APPLICATIONS NARRATIVE: DEVELOPMENT AGREEMENT MODIFICATION &
CONDITIONAL USE PERMIT
INTRODUCTION
Morgan Stonehill, LLC ("Morgan Stonehill") is pleased to present Phase II of Seasons at Meridian known
as Overland & Wells 11, a high -end residential apartment community directly north of E. Overland Road
and Wells. The 11.65-acre project site (the "Site") is an infill location near the Overland/Eagle
intersection and the 1-84/Eagle Road interchange and is within the previously approved 34.62-acre
Winco-centered development. Applications for this project include a Development Agreement
Modification to reflect the updated use and conceptual development plan; and a Conditional Use Permit
("CUP") for the multi -family use. A separate application and supporting narrative for Alternative
Compliance relating to noise abatement is enclosed.
The Site is currently zoned C-G, which allows multi -family residential with a CUP. The proposed multi-
family residential use is consistent with the comprehensive plan, compatible with surrounding uses, and
adequately served by existing utilities and services.
Overland & Wells II apartments will provide needed residences to support and complement the nearby
retail, commercial and employment uses within the vicinity, which are all part of a 650-acre area
designated as Mixed Use —Regional ("MU-R") on the Future Land Use Map ("FLUM").
SITE HISTORY
The Overland & Wells 11 Site is a 11.65-acre parcel at 2600 East Overland Road (Parcel S1117438451).
This site was part of a larger 34.62-acre property including this Site and the Seasons at Meridian Phase
1 site, formerly known as the Thomas and Wurst properties, which was annexed in 1994 and zoned C-G
(Ordinance Nos. 661, 661A & 665). At the time of annexation, it was part of an even larger 167 acre area
that included the 1-84/Eagle interchange to the north and St. Luke's Hospital to the northeast of the
interchange. The St. Luke's property entered into a development agreement (Instrument No. 1002183,
Amended as Instrument No. 101048098).
On June 28, 2016, the City Council approved a Development Agreement governing this Site (Volante
Investments H2O16-0056, Instrument No. 2016-030157, dated July 5, 2016 and recorded July 7, 2016)
("DA"). On August 10, 2021, the Volante DA was modified in a First Addendum to remove the 2700 E.
Overland portion from the Development Agreement where Seasons at Meridian (Phase 1) is approved
to be built. The resulting amended DA that applies to this Site still requires that the Property be
developed in accordance with the terms and conditions of the 2016 Development Agreement.
Winco has since decided not to develop a store in this location, and to sell the property. We present a
new conceptual plan with the accompanying applications to modify the Development Agreement to
Overland & Wells II — DA Mod and CUP Applications Narrative — Page 1
allow multi -family development on the Site, and to approve multi -family residential development as a
conditional use in the C-G zone.
DA MODIFICATION
We request a DA Modification to terminate the previous DA and record a new DA incorporating new
findings and conceptual development plan consistent with these project applications. The retail portion
of the property subject to the original DA located south of the proposed multi -family site is still planned
for development of future retail, subject to approval of a subsequent DA modification and updated retail
conceptual plan.
INTERSTATE 1-84
The proposed multi -family use on this Site (outlined in green above) is consistent with the MU-R
designation in the FLUM. The MU-R designation calls for a mix of employment, retail, and residential
uses, with residential densities between 6-40 units per acre. Overland & Wells II will provide needed
residences to support and complement the surrounding retail use to the south and west, and other
commercial and employment uses within the vicinity, which are all part of a 650-acre area designated as
MU-R on the FLUM.
This large MU-R area currently has extensive retail and office uses but still has limited residential and is
far below the 6-40 units per acre target density range, with a current density of only 1.44 units per acre.
This residential deficit is especially evident in the quadrant of the MU-R area surrounding our site —the
130 acres northwest of Overland and Eagle —where the current density is only 2.9 units per acre. For
small sites such as this Site, it is appropriate for the City to look to surrounding properties for the mix of
uses appropriate in a MU-R area.
Overland & Wells II — DA Mod and CUP Applications Narrative — Page 2
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Multi -family residential here continues the transition between the low -density single-family residential
to our far east, and the large retail uses to our west. Multi -family residential is also an ideal use on this
unique, access -challenged site due to 1-84 on the north, the existing county residential subdivision on
the east and Overland Road, a principal arterial, on the south.
Overland & Wells 11— DA Mod and CUP Applications Narrative — Page 3
CONDITIONAL USE PERMIT
Site Plan
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Overland & Wells II proposes 351 apartments on 11.65 acres for a density of 30.21 gross units per acre.
The Site includes four apartment buildings arranged around internal open space areas to create small
housing communities centered around pocket parks for active and passive recreation and gathering. The
site plan includes 653 parking spaces, for a parking ratio of 1.86, including 354 covered parking spaces
throughout the Site.
Buildings along the north side of the Site are set back approximately 80 feet from the freeway when
measured to the start of the internal landscape area. UDC 11-3H-4(D) requires noise abatement
measures for residential properties that adjoin state highways. The prescribed measures in the UDC
include a berm or a wall and berm combination, unless the Director approves alternative compliance
based on a substitute noise abatement proposal by a qualified sound engineer. We seek alternative
compliance as a part of this application.
Overland & Wells II — DA Mod and CUP Applications Narrative — Page 4
Open Space and Amenities
VIEW FROM ROOF TERRACE LOOKING SOUTH
Overland & Wells 11 will include 1.91 acres of qualified open space. The open space calculation includes
open space areas over 400 square feet with a minimum length and width dimension of 20 feet that are
not located adjacent to any arterial or collector streets, as required by the City. The open space includes
5,000 sf of terrace space at the clubhouse and leasing areas.
Internal pathways and sidewalks are linked throughout the Site. Significant landscape buffers will provide
attractive screening, with 35' along the north (1-84), 25' along the east side, 25' along the south (Cinema
Drive) and 10' along the west (Wells Avenue).
Overland & Wells II will provide 15 qualified amenities, representing each of the four categories listed in
UDC 11-4-3-27:
A. Quality of Life:
1. Club house / lounge — The project's clubhouse includes Wifi, HDTVs, and a gameroom for
residents, in addition to a 3500 square foot, 24-hour fitness facility with yoga and spin studio,
coffee bar, 2417 parcel lockers, and a business center.
2. Pocket library
3. Grills and fire pits
4. Public art space
B. Open Space:
1. 9,620 square foot grassy area —The project includes a large central grassy courtyard area well
over the 5,000 square foot minimum, and contains grassy areas throughout, including six
seating areas with benches and a pocket library.
Overland & Wells 11— DA Mod and CUP Applications Narrative — Page 5
2. Courtyard
3. Hammock lawn
4. Six (6) picnic areas with tables and shade structures
5. 3800 square foot rooftop terrace
C. Recreation:
1. Pool
2. 10-foot multi -use perimeter path that connects to Phase I
D. Multi -modal amenities
1. Charging stations for electric vehicles
The community also includes a property management office, a maintenance storage area, a central
mailbox location, parcel lockers, and a conveniently located directory and map.
Residences
Overland & Wells II apartments will include a mix of studios, 1-bedroom, and 2-bedroom units, ranging
from 569 square feet to 1,159 square feet.
The project architectural language is of a modernist vernacular, drawing inspiration from the aesthetics
of the international style. The approach is noted by clean lines, simple massing, projecting shadow box
frames with a monochromatic color palette of off whites and shades of gray punctuated with accents of
lap siding and decorative balcony railings for color and texture. The combination of building fagade
Overland & Wells II — DA Mod and CUP Applications Narrative — Page 6
elements, forms and color palette creates a well-balanced, soft composition with an appropriate depth
and human scale.
The three buildings designed as 3- and 4-story structures are strategically placed on the site to respond
to the mix of commercial and residential adjacencies. Along the project southern boundaries at East
Cinema Drive, the development addresses the mixed -use context with the inclusion urban style plazas
with gathering spaces and pedestrian connectivity to the adjacent surroundings.
Each building features a U-type plan that allows for dramatic streetscape perspectives while concealing
much of the parking in the internal areas and garages. Each unit has been designed with expansive
private patios and balconies, with a minimum area of 80 square feet. Further elements like a resort type
pool, roof top terraces, and lush landscape design all aid to create a hospitality like experience catering
to the outdoor lifestyle.
The interior of the units accommodates today's market with open, spacious floor plans and an
abundance of glass. Informal living/dining areas are graced with large island kitchens ideal for
entertaining for a casual lifestyle. Other amenities include large bedrooms with walk-in closets, dual
vanities in master suites, large showers and ample storage space.
Overall, the variety of building shapes, heights, and unit styles will make Overland and Wells 11 a
distinctive and attractive new addition to the area's architectural mix.
Compatibility with Surrounding Uses
The Overland & Wells II development will be compatible with other uses in the general neighborhood
and with the existing or intended character of the general vicinity. Multi -family is a compatible use in
the C-G zone, and this development will provide a built-in customer base for nearby businesses. The
project will not adversely change the essential character of the area, which has largely been developed
with commercial and retail uses, perfect for a higher density of residential development. This
development will contribute to a greater community feel in this area of Meridian.
The connectivity of the Site will be enhanced with the extension of Cinema Drive to Wells Avenue, and
all of the Site's roads and paths will be lined with mature trees and green space to create an attractive
urban residential feel. Multi -family use is an appropriate buffer between the intense commercial uses
on the western edge and the single-family uses to the east. Further, residential density adjacent to many
different types of commercial development promotes business growth as well as walkability. The
proposed uses are extremely well received by the neighboring businesses, who will be submitting letters
of support for the project.
This proposed project represents the highest and best use for the overall area and is in fact the most
synergistic addition to the existing uses. Given the restrictions placed on the site by the seller and
feedback from the marketplace, as well as the limited access and visibility of the Site, the next highest
and best use for this Site would be a car dealership —a use that would not help to solve Meridian's need
for housing, or create a community in an area designated mixed -use.
Overland & Wells 11— DA Mod and CUP Applications Narrative — Page 7
Transportation
The Overland & Wells 11 Site is an infill site that is already annexed and zoned C-G. Much of the area
around the Overland and Eagle intersection has already been developed or approved for development.
Access to the Site is planned from Wells and Cinema Drive, both of which will be extended. No direct
access to Overland Road is proposed.
A revised traffic impact study contemplating only multi -family development was recently approved by
ACHD. The study concluded that the Site would generate 164 total trips during the morning rush hour,
156 during the afternoon rush hour, and 161 during peak Saturday hours. This is well below the previous
traffic impact studies that contemplated the development of a grocery store in the Site.
Services
The Site is served by the Pepper Ridge Elementary School, Lewis and Clark Middle School and Mountain
View High School.
Sewer and water are available on the western edge of the Site. Utility stubs for future utility connections
to the south and west will be included.
Meridian Fire Station #4 is less than a mile away on Eagle Road. Meridian Fire and Police did not have
concerns with the site plan in our pre -application meetings.
Compliance with Comprehensive Plan Goals
In addition to being consistent with the MU-R designation, as described earlier with the DA Modification,
the Overland & Wells II project also meets the following Comprehensive Plan goals:
Section
Comprehensive Plan Goal and Project Compliance
2.01.01
Encourage diverse housing options suitable for various income levels,
household sizes, and lifestyle preferences.
• Property will include a mix of studios, 1 br, and 2br units catering
to a wide variety of residents ranging from individuals to young
families. Also the property will offer a variety of amenities to cater
to different recreational hobbies of residents and foster a sense of
community at Overland & Wells 11.
2.01.01H
Locate higher density housing near corridors with existing or planned
transit, Downtown, and in proximity to employment centers.
• The property's location off Overland Road and near 1-84 provides
its residents quick access to Downtown and to neighboring
employment areas. Overland Road is planned to be widened to
seven lanes and will serve as a major east to west thoroughfare.
Meanwhile, the property is just west of the Eagle Road corridor,
which is the largest employment cluster in Meridian and is home
to companies such as St. Luke's, Citibank, T-Mobile, AECOM,
Scentsy and others.
• VRT's Route 42 runs on Overland Road near the Site with a current
stop at Overland and Silverstone, within a half mile.
Overland & Wells II — DA Mod and CUP Applications Narrative — Page 8
2.02.01E
Encourage the development of high quality, dense residential and mixed -
use areas near in and around Downtown, near employment, large
shopping centers, public open spaces and parks, and along major
transportation corridors, as shown on the Future Land Use Map.
• This project provides high quality, dense residential to
complement the mix of uses in the northwest corner of Eagle and
Overland Road. The area is already home to a diverse mix of office
and retail uses that will benefit from the addition of high quality
dense residential development.
2.02.02C
Maximize public services by prioritizing infill development of vacant and
underdeveloped parcels within the City over parcels on the fringe.
• This Site is an infill project that will develop a vacant parcel of
property that was annexed and zoned more than 25 years ago.
The project will maximize and use existing City services by
connecting to adjacent utilities and by locating housing close to
existing fire and police infrastructure.
3.02.01A
Provide City utilities in high priority growth areas and discourage in low
priority growth areas.
• This site is infill and utilities are already on site.
3.06.02B
Encourage and support mixed -use areas that provide the benefits of
being able to live, shop, dine, play, and work in close proximity, thereby
reducing vehicle trips, and enhancing overall livability and sustainability.
• Multi family on this Site will create a mixed use environment by
complementing the surrounding commercial and retail uses.
Within walking distance from the Site there are dozens of
restaurants, coffee shops, salons, medical facilities and a movie
theater. The proximity of these businesses will allow residents of
the Seasons at Meridian to shop, dine, play and work in close
proximity and reduce vehicle trips in the area. This project will
increase the overall livability and sustainability of the surrounding
area by providing much needed housing that will help the nearby
businesses thrive and create a permanent customer base.
3.07.01A
Require all new development to create a site design compatible with
surrounding uses through buffering, screening, transitional densities, and
other best site design practices.
• Multi family is compatible both with the retail and commercial
uses to the west and south and the other approved multi family
project to the east. The Site integrates vehicular and pedestrian
connectivity with the surrounding developments. The apartment
buildings are set back over 100' from the property line. The 25'
landscape buffer along the east side of the project provides
screening.
4.04.0113
Provide options for passive recreational opportunities not typically
supplied by parks and facilities, such as jogging, walking, and bicycling.
Overland & Wells 11— DA Mod and CUP Applications Narrative — Page 9
• Overland & Wells 11 includes a 10 foot -wide perimeter path that
connects to Phase 1 to the east for biking, walking, and running. It
also offers a public courtyard, a pool and lounge area, a hammock
area, and a pocket library.
4.05.02F
Promote the increase of permeable areas through sound site design and
use of materials that limit stormwater runoff.
• The design team will take all the necessary steps to limit
stormwater runoff and will create a drainage study as part of their
analysis that will be reviewed by Public Works.
5.01.02G
Require attractive landscaping and pedestrian friendly design within new
developments. Promote the increase of permeable areas through sound
site design and use of materials that limit stormwater runoff.
• The frontage on 1-84 and along both Cinema Drive and Wells
Avenue will be well landscaped. Pathways will provide a
pedestrian friendly design within the site and connectivity to
surrounding properties.
6.01.01J
Encourage new development to include buffered sidewalks, a sidewalk
separated from the motor vehicle lane by a planter strip, especially on
collector and arterial roadways. Require attractive landscaping and
pedestrian friendly design within new developments.
• Overland & Wells 11 will include a separated sidewalk along 1-84,
and attached sidewalks along Wells and Cinema. Landscaping and
pathways will provide a pedestrian friendly design within the site
and connectivity to surrounding properties.
Compliance with CUP Criteria
Overland & Wells 11 complies with the CUP criteria in UDC Section 11-513-6:
1. The Site is large enough to accommodate the proposed use. The project design meets all
dimensional standards and development regulations in the C-G zone, and meets all setback, buffering,
height and dimensional standards required by the UDC. The on -site parking and open space meets the
City's standards.
2. Overland & Wells 11 will be harmonious with the Comprehensive Plan and is in accord with the
requirements of the UDC. Specifically, the project will further the Comprehensive Plan's goals to
promote infill development in areas with available public services and to build density in areas served by
transit. The project meets the Comprehensive Plan's goals for promoting mixed -use living by adding
needed residences into an area that has extensive non-residential uses approved and/or developed. The
project will bring this MU-R designated area closer to the City's residential density target range.
3. The design, construction, operation and maintenance of the Overland & Wells 11 will be compatible
with other uses in the general neighborhood and with the existing or intended character of the general
vicinity. The project will not adversely change the essential character of the area, which has largely been
developed and approved with multi -family, commercial and retail uses.
Overland & Wells 11— DA Mod and CUP Applications Narrative — Page 10
4. The multi -family residential use will not adversely affect other property in the vicinity. North of
the Site is 1-84, south is planned future retail uses along Overland Road, and to the west is large-scale
commercial. The only existing residential use is to the east and those county residences are
approximately 650' away.
5. Overland & Wells 11 is adequately served by essential public facilities and services such as
highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water
and sewer. The Site has frontage on Cinema Drive and Wells Avenue, and is near the Overland arterial
roadway. Utilities are already adjacent to the Site, and Meridian Fire Station #4 is less than a mile away
on Eagle Road.
6. As an infill project with existing roadway frontage and utilities directly adjacent to the Site, the
project will not create excessive additional costs for public facilities and services and will not be
detrimental to the economic welfare of the community. Additionally, the Site is already in the service
area for Meridian Police and Meridian Fire.
7. As a residential use, Overland & Wells 11 will not involve activities or processes, materials,
equipment and conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
8. The Site does not have any natural, scenic or historic feature considered to be of major
importance, and the project will not result in the loss of any natural, scenic or historic features.
ALTERNATIVE COMPLIANCE REQUEST
Pursuant to UDC § 11-513-5, we request Alternative Compliance approval to allow double -paned windows
in lieu of a wall based on the noise abatement proposal of Bionomics Environmental, Inc., a qualified
sound engineer. See accompanying narrative in support of Alternative Compliance and supporting
proposal from Bionomics.
CONCLUSION
Thank you for your consideration of the DA Modification, Conditional Use Permit, and accompanying
Alternative Compliance applications for the Overland & Wells II apartments. The proposed development
is consistent with existing approvals on the property, the existing C-G zoning, the City's Comprehensive
Plan and applicable criteria in City Code. We are excited to bring this quality residential community to a
great infill site in Meridian.
Overland & Wells 11— DA Mod and CUP Applications Narrative — Page 11
EXHIBIT A
CONCEPTUAL DEVELOPMENT PLAN FOR DA
Overland & Wells 11— DA Mod and CUP Applications Narrative — Page 12
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