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Project Narrative V1Cobalt Point ram- kk ..ra TABLE OF CONTENTS Executive Summary Property Description Project Description Conditional Use Permit Criteria Findings Exhibits Exhibit A: Future Land Use Map Exhibit B: Zoning Map 3 5 7 12 EXECUTIVE SUMMARY The proposed Cobalt Point project ("Project") is a 264-unit multifamily development with 513 parking stalls on an approximately 11.94-acre parcel (parcel number R7909850396). The parcel is located within the Silverstone Campus, east of the intersection at E Copper Point Drive and S Cobalt Point Way. The Project features a mix of studio, one-, two-, and three -bedroom units housed in two- to three- story contemporary buildings. The Project includes a large clubhouse with a resident lounge and game room, resident conference rooms and co -working style workstations, leasing offices, and a state-of- the-art fitness center. An outdoor room adjacent to the clubhouse provides connectivity between the indoor and outdoor amenities, which include a pool with a wet deck, a spa, barbecues, a pickleball court, corn hole and horseshoe toss areas, ramadas with outdoor seating, and a spacious dog park. Public amenities include a hardscaped pavilion at the S Cobalt Point Way frontage that has been thoughtfully designed to accommodate food trucks and other pop-up retail uses, and a looped trail through the ample open space featuring lush, native landscaping. The public amenities provide a thoughtful transition between the adjacent commercial uses to the north/west and residential neighbors to the south/east of the site and will be available for the use and enjoyment of both commercial and residential neighbors. The Project furthers the goals enumerated in the Meridian Comprehensive Plan by providing a diversity of housing choices at an infill location, adjacent to an employment center. The design is deliberately sensitive to the neighborhood context and reflects the surrounding design character by incorporating similar building materials and stepping down building height and density proximate to the eastern property line, beyond which sit detached single-family homes. A 27-foot landscape setback, larger than required by code, separates the Project's residences from existing neighboring residences. The Project exceeds City requirements: - The average private open space per unit of 135 square feet is +67% greater than the code - required 80 square feet - The 27-foot landscape buffer at the east, adjacent to the single-family homes, is greater than the code -required setback 4 - 513 parking stalls have been provided whereas code requires only 492 stalls - Ample public amenities are included, though not required The Project is pursuing a Conditional Use Permit to enable multifamily development. Administrative design review and a Certificate of Zoning Compliance will also be required for the project. A Traffic Impact Study ("TIS") was submitted to the Ada County Highway District on March 9, 2022 and is currently under review. 4 PROPERTY DESCRIPTION The subject property is an approximately 11.94-acre flat parcel (parcel number R7909850396) located east of the intersection at E Copper Point Drive and S Cobalt Point Way, within the Silverstone Business Park. The site has existing sidewalks along the E Copper Point Drive and S Cobalt Point Way frontages. The site abuts a large office development to the north and west, a multifamily development to the south, and detached single family residential to the east. Figure 1: Vicinity Map As illustrated in Exhibit A: Future Land Use Map, the site has a future land use designation of Mixed Use Regional. The Mixed Use Regional future land use designation is intended to "provide a mix of employment, retail, and residential dwellings and public uses near major arterial intersections" (City of Meridian Comprehensive Plan, 3 - 18). Compatible residential densities range from six to forty units per gross acre (City of Meridian Comprehensive Plan, 3 - 18). The Project has a density of 22.11 units per gross acre and includes the 5 provision of a public looped trail system and a public plaza. The public plaza is designed and intended to be programmed with food trucks and other pop -up -style retail uses that encourage community gathering and engagement. The proposed multifamily component creates much -needed housing adjacent to a major employment center, while also providing a sensitive and appropriate transitional use between the high intensity office to the west and the smaller -scale single family homes to the east. The site is currently zoned General Retail & Service Commercial (C-G) (Exhibit B: Zoning Map). Multifamily development in the C-G zone is permitted, subject to a conditional use permit and specific use standards in the Meridian Unified Development Code ("MUDC") Chapter 4 (MUDC Table 11-2B-2). The site is also subject to the Silverstone Campus Development Agreement. The Project is not seeking any modifications to the existing Development Agreement. PROJECT DESCRIPTION The proposed Project is a multifamily development featuring significant resident and public amenities, ample open space, and lush, native landscaping. The Project has been thoughtfully designed to be particularly mindful of, and responsive to, the surrounding context. The Project features 264 residences dispersed between fifteen low -scale structures comprised of a mix of three-story walk-up buildings, three-story buildings with tuck -under garage parking, and two- story carriage buildings with garage parking. Two-story carriage buildings are located along the Project's eastern boundary to ease the transition from the higher density, taller three-story buildings on the west to the existing single-family residences to the east. Further, these elegantly designed carriage buildings are setback twenty-seven feet from the eastern property line, a greater setback than required by the Meridian Unified Development Code ("UDC"), to accommodate an enhanced landscape buffer that will provide extra visual screening adjacent to the existing residences (Meridian UDC, Table 11-213-3). The residential unit mix reflects the market and is comprised of 12 studios, 115 one -bedroom units, 116 two -bedroom units, and 21 three -bedroom units. Units range in size from 555 square feet to 1,242 square feet to accommodate a diversity of household sizes. Residences will feature best -in -class interior finishes and stainless -steel appliances. All residences, except those that face the eastern property line, will feature either a balcony or a deck to provide for private open space. units have large fenced yards, and, across the entire Project, the average 135 square feet of open space per unit far exceeds the code -required 80 square feet per residential unit (Meridian UDC 11-4-3-27.B.3). The Project's main entry aligns with the existing intersection of E Copper Point Drive and S Cobalt Way. A secondary full -access entrance is located at the southeast corner of the site, near the intersection of E Copper Point Drive and S Knapp Ave. At the request of the Meridian Fire Department, a gated emergency -vehicle -only access connecting with the existing parking lot to the north has been added to the plan. 4 The proposed development features 513 total parking stalls including garage, carport, and uncovered surface stalls. Each unit will have assigned covered parking, and the Project will have adequate visitor parking to accommodate deliveries and guests. The Project's parking count exceeds the minimum requirements of the Meridian Unified Development Code. To foster a strong sense of community and encourage meaningful engagement, the Project includes substantial resident and public amenity area. The site plan features an approximately six -thousand square foot clubhouse with resort -like resident amenities and professionally -staffed leasing office. The clubhouse features a media lounge and game room, a communal kitchen, conference rooms and co -working style workstations for resident use, a state-of-the-art fitness center, and leasing offices. A hardscaped pavilion is programmed between the clubhouse and 5 Cobalt Point Way. This pavilion has been deliberately designed to accommodate and welcome food trucks and pop-up retail vendors to serve both future residents and the entire local community. The public pavilion connects directly to a looped pedestrian trail that meanders through the site's ample open space, creating a nearly half - mile long loop set in lush, native landscaping. The loop trail provides safe and enjoyable pedestrian connectivity between the site's amenities and access for nearby residents as well. Adjacent to the clubhouse, the pool, spa, and wet deck - a shallow shelf on the pool to allow for in - water lounging - are bordered by a gourmet -style outdoor kitchen with barbecues and sizeable lounge spaces. Additional gathering and engaging game spaces are provided near the clubhouse in the form of a pickleball court, corn hole and horseshoe toss areas, and a fire pit with a ramada and ample seating areas. The clubhouse and other community amenities are connected by the pedestrian path which also provides access to the large dog park on the northern side of the site where there is yet another barbecue area with a ramada and seating. In total, the project creates more than 120,000 square feet - or almost 3 acres - of open space and rich amenity space, in addition to the private open space provided for residents via their balconies, decks, and backyards. The proposed amenities will be market -leading both in quantity and in quality and without peer. AMENITY COMPARISON Cortland South Village East Retreat at Union Harper Ridee Reeency at River Cobalt Point Meridian Apartments Square Apartments Fields at Gramerey Franklin at Ten Mile Valley Clubhouse YES YES YES YES YES YES YES YES Community Kitchen YES YES YES YES YES YES YES YES Game Lounge YES YES YES NO NO YES NO YES Business Center YES YES YES NO NO NO YES NO Fitness Center YES YES YES YES YES YES YES YES Playground NO YES YES YES NO NO YES YES Swimming Pool YES YES YES YES YES YES YES YES Spa/Hot Tub YES YES YES YES YES YES YES YES Sport Court YES NO YES NO NO NO YES NO Outdoor Games YES YES NO NO NO NO NO NO Walking Trail YES YES NO NO NO NO NO NO Dog Park YES YES YES YES NO NO YES NO EV Charging Stations YES NO NO NO NO NO NO NO The Project architecture is contemporary, featuring a mix of building materials and color palettes. Building exteriors feature tasteful stucco with brick and metal accents. These siding materials were selected to reflect the existing residential communities surrounding the site. Structurally, prominent flat roofed elements punctuate the hipped, asphalt shingle roof, add articulation to the building massing, and subtly reflect the building form of the office buildings to the west. Trellises are integrated into the building design of the two-story carriage buildings adjacent to the looped trail system to provide shade for residents and add a unique architectural detail. Three distinct color schemes have been developed to differentiate the buildings for residents and visitors and to ensure visual interest. The clubhouse and public plaza, viewed from S Cobalt Point Way. PC Landscaping, the clubhouse, and a residential ,building, viewed from E Copper Point Drive. residential building, viewed from the site's interior parking. 10 Cobalt Point Apartments r u� , CONDITIONAL USE PERMIT CRITERIA FINDINGS 11-513-6. Conditional Uses E. Findings. The Commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Response.- The site is 11.94 net acres in the C-G zone. The existing parcel meets dimensional requirements outlined in the Meridian Unified Development Code and no land division is proposed. The proposed development includes multifamily housing and associated parking and amenity spaces - all of which is fully accommodated on the site, consistent with the dimensional and developmentregulations in the Meridian Unified Development Code and the Multi -Family Design Standards. Further, the site is sufficiently sized to accommodate the proposed density, required open space, and required parking. 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this title. Response: The proposed development is located adjacent to an employment center, with single family housing to the east and existing multifamily housing to the south. The existing multifamily is only 16916 one -bedroom units, compared to the proposed development's 50916 studio and one -bedroom units, ensuring the proposed project adds diversity of housing types to the existing neighborhood and community at large. The proposed project has nearly three acres of open space, including a diverse suite of amenities for residents, a public plaza, and a public looped trail. Goals, objectives, and action items supported by this development are noted below - Housing - Introduction Opportunities for housing should be available for all income groups with a diverse mix including rural, modular, townhouses, apartments, workforce housing, large lot subdivision, and single-family homes ranging in size from one -bedroom to estate homes. A premier Q) 12 community needs a good cross-section of housing and therefore must guard against an abundance of subdivisions in similar and repetitive densities, appearances, and price ranges. Neighborhoods should also enhance and retain livability and value through innovatively designed amenities, pathways, public spaces, gathering spaces, and elements that promote social interaction and provide the city with a sustainable tax base. High -density housing must be strategically located to public transportation, community services, and employment areas. (Meridian Comprehensive Plan, 2 - 2). Housing Goals, Objectives and Action Items 2.01.00: Support a balance and integration of diverse housing and neighborhood types. Housing Goals, Objectives and Action Items 2.01.01: Encourage diverse housing options suitable for various income levels, household sizes, and lifestyle preferences. Housing Goals, Objectives, and Action Items 2.01.01 G: Avoid the concentration of any one housing type or lot size in anygeographical area; provide for diverse housingtypes throughout the City. Housing Goals, Objectives, and Action Items 2.01.01 H: Locate higher density housing near corridors with existing or planned transit, Downtown, and in proximity to employment centers. Housing Goals, Objectives and Action Items 2.02.00: Plan for safe, attractive, well -maintained neighborhoods that have ample open space, and generous amenities that provide for varied lifestyle choices Housing Goals, Objectives and Action Items 2.02.01: Elevate and enhance the quality and connectivity of residential site and subdivision planning. Housing Goals, Objectives and Action Items 2.02.01 E: Encourage the development of high quality, dense residential and mixed -use areas near in and around Downtown, near employment, large shopping centers, public open space and parks, and along major transportation corridors, as shown on the Future Land Use Map. 13 Housing Goals, Objectives and Action Items 2.02.02: Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe. Housing Goals, Objectives and Action Items 2.02.02C: Support infill development that does not negatively impact the abutting, existing development. Housing Goals, Objectives and Action Items 2.02.02D: Apply appropriate design and construction standards to infill development in order to reduce adverse impacts to existing development. Economic Goals, Objectives and Action Items 2.06.02D: Work to encourage a diversity of housing, recreation, and mobility options to attract and sustain the local workforce. Economic Goals, Objectives and Action Items 2.09.03C: Support public -private partnerships that provide plazas and public areas within activity centers. Growth and Population Goals, Objectives and Action Items 3.01.00: Recognize that Meridian's population will continue to grow and positively foster Meridian's continued growth. Growth and Population Goals, Objectives and Action Items 3.03.01 E: Encourage infill development. Future Land Use Goals, Objectives and Action Items 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. Parks and Pathways Goals, Objectives, and Action Items 4.04.01 B.: Provide options for passive recreational opportunities not typically supplied by parks and facilities, such as jogging, walking, and bicycling. Character, Design, and Identity Goals, Objectives, and Action Items 5.01.01A: Foster a walkable and bikeable community through good site and street design. Character, Design, and Identity Goals, Objectives, and Action Items 5.01.01 C: Provide, partner, and preserve public and private indoor and outdoor recreation amenities for a diverse range of physical activities. 14 Character, Design, and Identity Goals, Objectives, and Action Items 5.01.02D: Require appropriate building, design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. Character, Design, and Identity Goals, Objectives, and Action Items 5.01.02G: Require attractive landscaping and pedestrian friendly design within new developments. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Response: The proposed development will complement and enhance, not adversely change, the character of the area. Further, the proposed use will create an effective and beneficial transition between existing disparate uses. The property abuts large office developments with sprawling expanses of paved surface parking to the north and west, multifamily development across E Copper Point Dr. to the south, and single familyresidential on smalllots to the east. lfdeveloped with multifamily, this property will create a valuable and complimentary transition between existing high -intensity office to the west and the residential to the east. To ensure compatibility with the office and commercial uses to the north and west, the clubhouse and public pavilion are located on the western side of the site, creating an appropriate urban streetscape at the intersection of E Copper Point Dr. and S Cobalt Point Way. Future activation of this space with food trucks, farmer's markets, and compatible pop- up retail will serve the entire community including residents to the east and office users to the west. To ensure compatibility with the single-family development to the east, the Projects two-story buildings have been located on the eastern side of the site, stepping down building height and density from the western side of the site to the east. The development has proposed larger setbacks along the eastern property line than required by the Meridian Unified Development Code. This enhanced setback will accommodate lush, native landscaping and a publicly accessible trail. 15 Building elevations have been deliberately informed by the local context. Stucco, masonry, and metal were selected for this project given the prevalence of these materials in the surrounding residential developments. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Response: This proposal has been designed to be fully in compliance with city regulations, and the design has been enhanced and modified significantly to ensure it is both compatible with and complimentary to the existing community and neighborhood context. As noted, the proposed development will serve as a transitionary use from high -intensity office to existing single-family. The proposed development reduces both building density and building height near the eastern property line and provides a desirable large, landscaped setback at the eastern property line. Noise producing outside amenities, including a field, pickleball court, and dog park, have been located along the property's western boundary to limit any potential noise conflict with the existing single-family neighborhood. A Traffic Impact Study is being reviewed by the Ada County Highway District ('ACHD"). The Applicant will voluntarily work with ACHD to evaluate the feasibility of enhancing pedestrian connectivity and safety across South Knapp Avenue. Architectural design approval has been secured from the Silverstone Business Campus Association Architectural Control Committee. The development is not anticipated to adversely impact other property in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Response: All essential public facilities and services are available to the site and the local schools can accommodate any foreseeable impacts. The site is bordered by existing roadways, providing for access to streets and connectivity to highways. The Ada County Highway district is reviewing a Traffic Impact Study for this development to ensure that any anticipated impacts are mitigated appropriately. 16 The site is in the West Ada School District and will be served by Pepper Ridge Elementary, Lewis & Clark Middle School, and Mountain View High School. The Applicant has met with the School District to discuss the anticipated impact of the project. The school district has conveyed their commitment to educate all children residing in the district, now and in the future. The West Ada School District Board of Trustees met with the Meridian City Council on April 61h 2022 to discuss student enrollment and capacity facilities planning. In that meeting, the school district provided direction on how they are forecasting student demand from new development for each school. School Students produced per New Multifamily Unit Students Anticipated in the 264-Unit Cobalt Point Project Pepper Ridge Elementary 0.09 Students 24 Students Lewis & Clark Middle School 0.05 Students 14 Students Mountain View High School 0.08 Students 22 Students In no case does the forecast demand from the Cobalt Point Apartment development push a school from being under to overcapacity. To reduce future impacts on the school system, the Project has been designed to skew towards smaller units, less likely to attract and house families with young children. The proposed development is just over 50016 studio and one -bedroom units, whereas similar existing properties average approximately35916 studios and one -bedroom units. Functionally, this means the proposed project has forty fewer 2- and 3-bedroom units than it if its unit distribution was consistent with similar area developments. l� u 17 BEDROOM Cortland South Village East Retreat at Union Harper Ridge Fields at Franklin at Reeency at River Cobalt Point Meridian Apartments Square Apartments Gramercy Ten Mile Valley Total Units 264 336 272 208 124 276 368 336 Total Studios 15 16 0 0 0 0 0 0 Studio Percentage 5.7% 4.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Totall-beds 118 158 94 78 20 138 109 88 1-bed Percentage 44.7% 47.0% 34.6% 37.5% 16.1% 50.0% 29.6% 26.2% Average % of Studios 0.7% Average % of 1-beds 34.4% Studio Delta to Subject 5.0% 1-bed Delta to Subject 10.3% The Wolff Company, the project developer, previously constructed a 336-unit multifamily project in the City of Meridian that is now called Cortland South Meridian. That project had 336 residential units and a similar unit mix as proposed for The Wolff Company's Cobalt Point Apartment development. As ofFebruary2022, Cortland South Meridian had an actual student generation rate of 0.042 students per unit, with only fourteen children under the age of 18 residing in the entire development. Assuming the same student generation rate at the proposed Cobalt Point apartments, the Project can be expected to house only eleven children under the age of 18. While those few students may attend the traditional public schools, it is likely a subset may instead attend charter, home, or private schools, further reducing the future demand this project may create for the public schools in this district. The project has been carefully reviewed by the Parks Department which has affirmed it can be adequately served by existing infrastructure. Substantial onsite amenities have been provided both for residents and the general public. The Development will pay all applicable park impact fees. The project has also been evaluated by both the Meridian Police and Fire Department. Both entities have provided input on the project design and emergency access. Per the Pre - Application Meeting notes, the Project can be adequately served by emergency services if approved. The Project will payall necessary applicable police and fire impact fees. The project can also be adequately served by existing drainage infrastructure and will connect to existing facilities within the Silverstone Campus. 18 The project can be adequately served with refuse facilities. The Development will pay all applicable fees to ensure adequate trash pick-ups during construction and following first occupancy. The development will connect to City sewer and water. There are existing infrastructure improvements in the adjacent roadways. As of the time of publication of the Pre Application Meeting notes, sufficient water and wastewater capacity exists to serve the site. The Development will pay all applicable connection charges and assessments. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Response: The proposed development is not anticipated to create excessive costs for public facilities and is anticipated to enhance - rather than be a detriment to - the economic welfare of the community. The Project will pay all applicable impact fees and will undertake construction of specific mitigation measures as required by the City of Meridian, the Ada County Highway District, or othergoverning agencies. Development of this site will result in increased property tax revenue, and future residents will also pay applicable taxes, ensuring that public services in the area continue to be funded as needed to serve the site. The Project will employprofessional community managers, leasing agents, and maintenance staff and has specifically designed a pavilion for curated future commercial uses. Future residents will support local businesses and enhance the vitality of the local economy. 7. That the proposed use 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. Response: The proposed use is not anticipated to produce excessive traffic, noise, smoke, fumes, glare, or odors. During construction, transient noise impacts consistent with construction activities are anticipated. The Projects contractors will observe and comply with all City of Meridian 19 regulations related to construction working hours and noise. Best practices will also be Implemented to control dust, stormwater, and to manage construction debris. These impacts are anticipated to be temporary, lasting only for the duration of construction. A Traffic Impact Study has been drafted by a licensed traffic engineer and is currently under review by ACHD. Traffic mitigation, if required, will be constructed as directed by the ACHD. The Applicant is also voluntarily working with ACHD to explore options to enhance pedestrian connectivity and safety in the vicinity of the site. Site lighting design will follow all applicable City of Meridian regulations and will be designed to maximize safety while minimizing light pollution and offsite any adverse impacts. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Response: The existing site is a vacant lot, graded previously during construction activity, and surrounded by fully developed areas. There is no significant natural, scenic, or historic feature on -site or anticipated to be impacted by the proposed development. 9. Additional findings for the alteration or extension of a nonconforming use: a. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and b. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. Response: The property does not have a nonconforming use and no alteration or extension of a nonconforming use is proposed. This criterion is not applicable. 20 Cobalt Point Apartments F MA Exhibit B: Zoning Map WO -- VA DO i / i SIL�{E�S��ONE AI ARTNIENT� SO `T N iSQUARttQNDO ■ I<ORPO ATE - _ -� AC )NDO GUB11jEY VADO-'A40V�D ` -- OIjFIC-E GREE340 CON>bO i NO 02 1 NO t Ylm& TO N( 03 O O 2 ` E E NDO SILVERSTON -0 E C CONDO CAMPUS R ANII 001 SILVERSTONE [TO--SILVER'$TONE ' ' dTO; - ���]�' as 103 ' ,------�E}IzIkEI�----------- ---- HARPER -- �� 4 RIDGE , R-8� OIUSA 1 SUTHERLAN PrGS _ � FARM NO 04 NO Ol ' T9P7iO9r AT E' --------' tAI2€----, Source: City of Meridian Zoning Mai L----------� MOVADO E`--; NO 02 R�\ j 5 rat �OV O,f5 �AMOVADO,,CRA ':,'^VADO!NO 01---NtTQZ�� N, MOVADO �- R■ NO 03 MOVAD MI ------------ NO 06 1 [ MOVADO NO 04 NLI11PI NO W tLAf+ NO 04--1 22