PZ - Narrative ALPHA
DEVELOPMENT GROUP
June 17, 2022
Mr. Joseph Dodson
City of Meridian /Community Development
33 E. Broadway Avenue
Meridian, Idaho 83642
RE: Project Narrative for Conditional Use Permit— Bridgetower R-15
Mr. Dodson,
Alpha Development Group is pleased to provide this project narrative to you and city staff to describe
our proposed project and demonstrate the project's adherence to the underlying land use and zoning
requirements. Please see the specific information related our Bridgetower R-15 project as outlined
below.
Project Location and Ownership
Alpha Development Group, under the ownership entity, Bridgetower R15 Owner LLC, is the current
owner of 16.61 acres of undeveloped land located within the limits of the City of Meridian. This single
parcel is identified as Parcel SO427438410 on the Ada County records and specifically located on the
north side of West McMillan Road and flanked by North Vicenza Way on the east and North San Vito
Way on the west.
Project Overview
The Bridgetower R-15 project will consist of 235 rental units to be leased at market rates and managed
by a single property management company. The project will feature two unique housing products—
stacked apartment flats and townhome-type units with 10-12 units in each of the 13 separate buildings
-- both product types feature attractive exteriors that complement each other and the surrounding built
environment. Parking requirements will be met through a combination of enclosed parking garages,
covered parking stalls, and surface parking spaces located throughout the project. The civil design
documents submitted with this application will outline the relevant parking information.
Land Use and Zoning Designation
The City of Meridian zoning and land use information specifies this parcel as a Medium high-density
residential district. As such, the identified land use allows for 15 units per acre density with a maximum
building height of 40'. The Bridgetower R-15 project will provide fewer housing units than the
maximum allowed density (Max. Density = 16.61 acres x 15 units/acre = 249 units). The elevations
submitted with the CUP application will indicate that the townhome units will be two story structures
and residential flats will be three stories
166 East 14000 South Suite 110, Draper, UT 84020 1801.708.7048 1 www.live-alpho.com
ALPHA
DEVELOPMENT GROUP
All front, side and rear setback requirements including the 25' landscape buffer along West McMillan
Road is achieved.
Open Space, Pedestrian Connections, and Amenities
As the developer of the project, Alpha Development Group believes in providing common open space
above that required by the current zoning ordinance. The ordinance requires the project to have
139,000 sf of common area open space. This project provides 219,000 sf, which represents more than
150% of open area required by the development code. The project will have a total of 30% open space
over the entire site square footage. In addition to the common area open space, the project will include
80 sf private open per unit. Most of this requirement will be met through patios and balconies, but
there may be a small amount that will need to be addressed through an Alternative Compliance
application and approval.
The site plan will show a significant number of pedestrian connections available to the residents of the
community. There are many available paths to conduct pedestrian travel in all directions throughout
the project. Included in the pedestrian travel plan, residents and neighbors can utilize a 10' wide bike
path that begins at the southwest corner of the property and runs east along the south property line
and then turns north and runs along the east edge of the property to end in the northeast corner of the
overall parcel.
Like the common open space requirement, Alpha Development Group intends to provide a significant
number of amenities for the use and enjoyment of residents. Tenants will have access to amenities
including a pool and hot tub, a fitness center, a resident clubhouse, a dog park, and a group of pickleball
courts. The exact amenity package is still being studied, but it will be presented to the planning staff for
review and approval during the Certificate of Zoning Compliance process.
Existing Development Agreement
The development of this parcel will adhere to an existing development agreement that governs the
development of the property. The development agreement (Instrument 2019-055407) was recorded on
June 26, 2019. Alpha Development Group will follow the provisions outlined in this development
agreement.
Thank you in advance for the time and consideration provided to the review of this Conditional Use
Permit application. Alpha Development Group looks forward to partnering with the City of Meridian to
develop a successful project that will reflect positively on both the city and developer. Feel free to
contact me with any questions or comments related to this application.
Warm regards, k
Brad Watson
Development Manager
Alpha Development Group
166 East 14000 South Suite 110, Draper, UT 84020 1801.708.7048 1 www.live-alpho.com
APA
DEVELOPMENT GROUP
Code Section I Requirement Additional Requirements Addressed
11-2A-3- A.Minimum 1.Each property shall be of sufficient size to meet the minimum SATISFIED
Standards Property Size setbacks as established in this section and dwelling unit size
requirements in accord with subsection(F)of this section
2.Minimum property size shall be determined exclusive of land
that is used for the conveyance of irrigation water,drainage, a.The water is conveyed through pipe or tile;and SATISFIED
creek or river flows unless:
b.Included as part of a utility easement that generally runs along the SATISFIED
property lines
3. When two(2)or more parcels of land,each of which is of
inadequate area and dimension to qualify for a permitted use
under the requirements of the district in which the parcels are N/A. PROPERTY IS CURRENTLY A SINGLE PARCEL.
located,are held in one ownership,they shall be used as one(1)
property for such use.
B. Minimum 1. Properties with street frontages on cul-de-sacs or at
street frontage approximately a ninety-degree angle shall be a minimum of N/A
thirty(30)feet measured as a chord measurement.
2. Street knuckles shall be separated from through traffic by a
landscape island.Properties with frontages on such knuckles N/A
shall be a minimum of thirty(30)feet measured as a chord
measurement.
3. Properties taking access from common driveways do not N/A
require street frontage.
4. Street frontage for flag properties shall be a minimum of N/A
thirty(30)feet.
C. Corner lot 1.Corner properties shall have one(1)interior side setback and
SATISFIED
setbacks one(1)rear setback.
D. 1. Open structures such as porches,canopies,balconies,
Encroachments platforms,covered patios,cornices,eaves or other projections,
allowed in any which do not increase the volume of space enclosed by the SATISFIED
setback building and do not project into any required setback by more
than two(2)feet.
2. Chimneys,pop out windows,direct vent gas fireplaces,
entertainment centers,window seats and other projections
which do not increase the usable floor area and do not exceed
eight(8)feet in width may project up to two(2)feet into any SATISFIED
required setback.Where building setbacks are below five(5)feet
encroachments into the required setback may project up to one
(1)foot.
3. One(1)detached accessory building that is exempt from a
permit as defined by the currently adopted international
residential code shall be allowed in the required rear yard.In no N/A
case shall an accessory building be allowed in the street yard or
the required side yard.
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
1. The maximum height limitations shall not apply to the SATISFIED. WE UNDERSTAND THAT ELEVATOR
E. Maximum following architectural features not intended for human OVERRUNS,PARAPET WALLS AND MECHANICAL
height limit. occupation;steeple,belfry,cupola,chimney.Such architectural SCREENING IS EXCLUDED AS WELL. THE ELEVATOR
features shall have a maximum height limit of twenty(20)feet as OVERRUN IS TYPICALLY 8-10',LOCATED IN THE MIDDLE
measured from the roofline. OF THE BUILDING.
2. The maximum height limitations shall not apply to the
following:spire;amateur radio antenna;bridge tower;fire and
hose tower;observation tower;power line tower;smokestack;
SATISFIED.NONE OF THE MENTIONED STRUCTURES
water tank or tower;ventilator;windmill;wireless
WILL BE INCLUDED AS PART OF THIS PROJECT.
communication facility,or other commercial or personal tower
and/or antenna structure;or other appurtenances usually
required to be placed above the level of the ground and not
intended for human occupancy.
3. Notwithstanding other height limitations as set forth in this
chapter,the maximum height for education facilities shall be fifty N/A
(50)feet.
4. No exception shall be allowed to the height limit where the N/A
height of any structures will constitute a hazard to the safe
landing and takeoff of aircraft in an established airport.
1.Excluding the garage,all detached residential dwelling units in
the R-2 and R-4 districts shall meet minimum living space size
F. Living space. N/A
requirements in accord with Sections 11-2A-4 and 11-2A-5 of this
Article.
SATISFIED. EVEN THOUGH OUR PROJECT IS A
MULTIFAIMLY PROJECT,WE FELT IS WAS NECESSARY
1.All residential dwelling structures shall have a pitched roof not FOR OUR TOWN HOME-PRODUCT TO ADHERE TO THIS
less than three(3)feet in height for each twelve(12)feet in ROOF-PITCH NOTE SO AS TO MAINTAIN THE LOOK AND
G. Roof design length.Alternative roof designs for attached single-family, FEEL OF A RESIDENTIAL STRUCTURE/HOME. OUR
duplex,townhouse,and multi-family residential dwelling PROPOSED ROOF PITCH FOR THE TOWNHOME
structures may be approved through administrative design PRODUCT IS GENERALLY AN 8/12 or 10/12 ROOF PITCH.
review. THE ROOF PITCH FOR THE LARGER LOFT MULTI-FAMILY
BUILDING IS FLAT SO AS TO MATCH MORE
CONSISTENTLY WITH A COMMERCIAL BUILDING.
1.In no case shall a development propose less than a five-foot
H. Drainage setback adjacent to a property that is not part of the SATISFIED
development application
2. Properties shall provide adequate area to maintain drainage SATISFIED
on the site.
11-2A-7-Medium high-density residential district(R-1S) Dimensional standards for development in the R-15 Residential District shall be as follows:
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
Minimum
property
size/dwelling SATISFIED
unit(in square
feet) 2000
Minimum street
frontage(in SATISFIED
feet) 0
Street setback 1
to garage(in
feet):
Local 20 SATISFIED
Collector 25 SATISFIED
Alley 5 SATISFIED
Street setback 1
to living area(in
feet):
Local 10 SATISFIED
Collector 20 SATISFIED
Alley 5 SATISFIED
Interior side
setback(in feet) 3 SATISFIED
Rear setback(in SATISFIED
feet) 12
Street landscape
buffer 2(in
feet):
Collector 20 SATISFIED
Arterial 25 SATISFIED
Entryway corridor 35 SATISFIED
Interstate 50 SATISFIED
SATISFIED.THE TOWNHOME-TYPE UNITS ARE TWO
Maximum STORY IN NATURE WITH A 8/12 or 10/12 ROOF PITCH.
building height 40 THE LARGER LOFT BUILDING HAS A TOP OF ROOF RIDGE
(in feet) HEIGHT OF 33'-0"(THIS IS TOP OF ROOF,NOT TOP OF
PARAPET;5'0 PARAPET IS TYPICAL).
11-4-3-27.-Multi-family development Multi family developments with multiple properties shall be considered as one(1)property for the purpose of implementing the
A.Purpose. 1. To Implement the goals and policies of the Comprehensive
Plan:
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
THE PROPOSED PLAN MEETS THE ABOVE STANDARD BY
PROVIDING MORE THAN 30%QUALIFIED OPEN SPACE
FOR THE PROJECT,WHILE THE ORDINANCE ONLY
REQUIRES 15%. AS PART OF THE QUALIFIED OPEN
a. Plan for safe,attractive,and well-maintained neighborhoods that have SPACE THE COMMUNITY IS PROVIDING A POOL,HOT
ample open space,and generous amenities that provide varied lifestyle TUB,CABANAS,FIRE PIT,RESIDENT LOUNGE,
choices. CLUBROOM,BASKETBALL COURTS,PICKLE BALL
COURTS,FITNESS CENTER,DOG RUN,HAMMOCK
GARDEN,TOT LOT AND COMMUNITY GARDENS. SEE
THE OPEN SPACE CALCULATION,OPEN SPACE PLAN
AND AMENITY PLAN.
THE PROPOSED PLAN MEETS THE ABOVE STANDARD BY
CONNECTING ALL OF THE ABOVE LISTED AMENITIES
b. Require the design and construction of pathways connections,easy AND OPEN SPACE INTERNALLY THROUGHOUT THE SITE.
ADDITIONALLY,THE PLAN PROVIDES FOR MULTIPLE
pedestrian and bicycle access to parks,safe routes to schools,and the EXTERNAL COMMUNITY
incorporation of usable open space with quality amenities as part of new TOGETHER WITH A CRITICAL CONNECTION POINTS TO THE E BIKE PATH
multi-family residential and mixed-use developments.
CONNECTING AN EXISTING FACILITY TO FUTURE
OPPORTUNITIES. SEETHE TRAILS AND PEDESTRIAN
ACCESS PLAN.
2. To create multi-family housing that is safe and convenient
and that enhances the quality of life of its residents.
THE PROPOSED PLAN MEETS THE ABOVE STANDARD AS
CARE HAS BEEN TAKEN TO RESPOND TO THE ADJACENT
NEIGHBORS CONCERNS. THE TOWNHOME-TYPE
PRODUCT HAS BEEN DESIGNED TO INCORPORATE
PITCHED ROOFS AND EXTERIOR BUILDING MATERIALS
SO AS TO MATCH THAT OF A SINGLE-FAMILY HOME.
a. To create quality buildings and designs for multi-family development THE PLAN HAS EMBRACED ADDITIONAL LANDSCAPING
that enhance the visual character of the community. BUFFERS AND SETBACKS ALONG THE WESTERN
PROPERTY LINE SO AS TO CREATE A LARGER`BUFFER"
FROM THE NEIGHBORHOOD TO THE WEST.
ADDITIONALLY,THE LOFT BUILDING WAS REDUCED
FROM 4 STORIES TO 3 STORIES SO AS TO HELP PROVIDE
ADDITIONAL PRIVACY AND SEPARATION FOR THE
RESIDENTS LOCATED SOUTH OF THE PROPERTY.
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
THE PROPOSED PLAN MEETS THE ABOVE STANDARD AS
IT PROVIDES MUCH NEEDED PEDESTRIAN AND
VEHICULAR CONNECTIONS FROM THE EXISTING
NEIGHBORHOODS THROUGH THE SITE TO THE
ADJACENT RETAIL SERVICES. CARE WAS TAKEN IN THE
b. To create building and site design in multi-family development that is LAY-OUT AND BUILDING ORIENTATION OF THE
BUILDINGS SO AS TO MAXIMIZE THE NUMBER OF
sensitive to and well-integrated with the surrounding neighborhood.
RESIDENTIAL UNITS FACING INTERNAL TO THE SITE.
ADDITIONALLY,THE PLAN INTENTIONALLY ORIENTS AS
MANY GARAGE DOORS,CARPORTS AND INTERIOR
PARKING STALLS AROUND CORNERS AND BEHIND
LANDSCAPING WHEREVER POSSIBLE TO ADDRESS
URBAN DESIGN PRINCIPLES AND BEST PRACTICES.
THE PROPOSED PLAN MEETS THE ABOVE STANDARD BY
PROVIDING MORE THAN 30%OF THE SITE IN QUALIFIED
OPEN SPACE. AS PART OF THE QUALIFIED OPEN SPACE
THE COMMUNITY IS PROVIDING A POOL,HOT TUB,
c. To create open space areas that contribute to the aesthetics of the CABANAS,FIRE PIT,RESIDENT LOUNGE,CLUBROOM,
community,provide an attractive setting for buildings,and provide safe, BASKETBALL COURTS,PICKLE BALL COURTS,FITNESS
interesting outdoor spaces for residents. CENTER,DOG RUN,HAMMOCK GARDEN,TOT LOT AND
COMMUNITY GARDENSTHE PROPOSED PLAN MEETS
ALL OF THE ABOVE LISTED AMENITIES AND OPEN SPACE
ARE CONNECTED INTERNALLY THROUGHOUT THE SITE
WHILE ALSO PROVIDING MULTIPLE CONNECTION
POINTS TO THE EXTERNAL COMMUNITY.
1.Buildings shall provide a minimum setback often(10)feet
unless a greater setback is otherwise required by this title and/or ALL BUILDING AND BUILDING ELEMENTS ARE LOCATED
B.Site design. Title 10 of this Code.Building setbacks shall take into account AT OR BEYOND THE REQUIRED SETBACKS PER THE R-15
windows,entrances,porches and patios,and how they impact ZONING DISTRICT.
adjacent properties.
2.All on-site service areas,outdoor storage areas,waste storage, ALL ON-SITE SERVICES(I.E.TRASH ENCLOSURES&
disposal facilities,and transformer and utility vaults shall be TRANSFORMERS)WILL BE LOCATED OR SCREENED WITH
located in an area not visible from a public street,or shall be fully LANDSCAPING OR FENCING SO AS TO NOT BE VISIBLE
screened from view from a public street. FROM A PUBLIC STREET.
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
OWNER/ARCHITECT UNDERSTANDS THE"PRIVATE
3.A minimum of eighty(80)square feet of private,usable open OPEN SPACE"REQUIREMENT. ALL OF THE TOWNHOME-
space shall be provided for each unit.This requirement can be TYPE UNITS MEET THIS PRIVATE OPEN SPACE
satisfied through porches,patios,decks,and/or enclosed yards. REQUIREMENT. ADDITIONALLY,MANY OF THE LOFT
Landscaping,entryway and other accessways shall not count UNITS ALSO MEET THIS REQUIREMENT ON THEIR OWN
toward this requirement.In circumstances where strict MERIT. THE APPLICANT IS REQUESTING APPROVAL OF
adherence to such standard would create inconsistency with the AN ALTERNATIVE COMPLIANCE FOR THE REMAINING
purpose statements of this section,the Director may consider an UNITS AS THE COMMUNITY IS PROVIDING MORE THAN
alternative design proposal through the alternative compliance THE CODE REQUIRED QUALIFIED OPEN SPACE.
provisions as set forth in Section 11-56-5 of this Title.
4.For the purposes of this section,vehicular circulation areas,
parking areas,and private usable open space shall not be SATISFIED
considered common open space.
A LARGE NUMBER OF THE TOWNHOME-TYPE UNITS
WILL HAVE A DIRECT ACCESS GARAGE WHICH ALLOW
5.No recreational vehicles,snowmobiles,boats or other FOR STORAGE AND OR RECREATIONAL VEHICLES. THE
personal recreation vehicles shall be stored on the site unless PRACTICE OF PARKING RECREATIONAL VEHICLES IN
provided for in a separate,designated and screened area. SURFACE PARKING SPACES WILL BE EXPRESSLY
PROHIBITED IN THE RENTAL AGREEMENT AND
ENFORCED BY PROPERTY MANAGMENT
PARKING TABULATIONS:
UNIT TYPE 9 STALLS REQ'D COVERED REO'D
STUDIO 26 39 26
1-BR 131 197 131
2-BR 52 104 52
3-BR 26 52 26
VISITOR - 24 0
6.The parking shall meet the requirements set forth in Chapter TOTAL 235 416 235
3,"Regulations Applying To All Districts",Of this Title PARKING STALLS PROVIDED 462
• COVERED STALLS PROVIDED 235
••MAIN PARKING 100
••DISPERSED PARKING 37 12 ADA)
••GARAGE PARKING 98
• UNCOVERED STALLS PROVIDED 227
••MAIN PARKING 79 IS ADA)
••DISPERSED PARKING 48(2 ADA)
••DRIVEWAY PARKING 100
7.Developments with twenty(20)units or more shall provide the
following:
a.A property management office. SATISFIED
b.A maintenance storage area. SATISFIED
c.A central mailbox location,including provisions for parcel mail,that SATISFIED
provide safe pedestrian and/or vehicular access.
AGREED. WILL IDENTIFY DIRECTORY MAP AND
d.A directory and map of the development at an entrance or convenient WAYFINDING DEVICES DURING DESIGN AND
location for those entering the development. CONCURRENT WITH SIGNAGE
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
OPEN SPACE TABULATIONS:
UNIT SIZE M COMMON SF PRIVATE SF
C.Common <500 SF 0 0 0
open space 1.The total baseline land area of all qualified common open 500-1200 SF 157 39,250 12,560
space shall equal or exceed ten(10)percent of the gross land >120D SF 7a 27.300 6,240
design area for multi-family developments of five(5)acres or more. 10%GROSS - 72,392 -
requirements. TOTAL 235 138.942 18.800
THE TOTAL PROVIDED OPEN SPACE IS 218,954 SF. THIS
EQUATES TO 30%QUALIFIED OPEN SPACE
a.The development plan shall demonstrate that the open space has been
2.All common open space shall meet the following standards: integrated into the development as a priority and not for the use of land SATISFIED
after all other elements of the development have been designed.Open
space areas that has been given priority in the development design have:
a. Direct pedestrian access; SATISFIED
b. High visibility; SATISFIED
c. Comply with Crime Prevention through Environmental Design(CTED) WILL COMPLY
standards;and
d. Support a range of leisure and play activities and uses. SATISFIED
e. Irregular shaped,disconnected or isolated open spaces shall not meet AGREED
this standard.
f. Open space shall be accessible and well connected throughout the
development.This quality can be shown with open spaces that are
centrally located within the development,accessible by pathway and SATISFIED
visually accessible along collector streets or as a terminal view from a
street.
g. The open space promotes the health and well-being of its residents.
Open space shall support active and passive uses for recreation,social SATISFIED
gathering and relaxation to serve the development.
3.All multi-family projects over twenty(20)units shall provide at a.Minimum size of common grassy area shall be at least five thousand
least one(1)common grassy area integrated into the site design (5,000)square feet in area.This area shall increase proportionately as the DESIGN REQUIREMENT IS UNDERSTOOD. WE BELIEVE
allowing for general activities by all ages.This area may be number of units increase and shall be commensurate to the size of the WE CURRENTLY PROVIDE 150%OF THE REQUIRED
included in the minimum required open space total.Projects that multi-family development as determined by the decision-making body. QUALIFIED OPEN SPACE AND ARE CONFIDENT WE HAVE
provide safe access to adjacent public parks or parks under a Where this area cannot be increased due to site constraints,it may be SUFFICIENT TO MEET THIS REQUIREMENT.
common HOA,without crossing an arterial roadway,are exempt included elsewhere in the development.
from this standard.
b.Alternative compliance is available for these standards,if a project has a A MINOR ALTERNATIVE COMPLIANCE MAY BE
unique targeted demographic;utilizes other place-making design elements REQUIRED FOR SOME OF THE PRIVATE OPEN SPACE FOR
in Old-Town or mixed-use future land use designations with collectively
SOME OF THE UNITS IN THE LOFT PORTION OF THE SITE.
integrated and shared open space areas.
4.In addition to the baseline open space requirement,a
a.One hundred fifty(150)square feet for each unit containing five UNDERSTAND.WE USED THESE FIGURES IN OUR
minimum area of outdoor common open space shall be provided
as follows:
hundred(500)or less square feet of living area. CALCULATIONS
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
b.Two hundred fifty(250)square feet for each unit containing more than
UNDERSTAND.WE USED THESE FIGURES IN OUR
five hundred(500)square feet and up to one thousand two hundred CALCULATIONS
(1,200)square feet of living area.
c.Three hundred fifty(350)square feet for each unit containing more than UNDERSTAND.WE USED THESE FIGURES IN OURCALCULATIONS
one thousand two hundred(1,200)square feet of living area.
5.Common open space shall be not less than four hundred(400) UNDERSTAND.WE USED THESE FIGURES IN OUR
square feet in area,and shall have a minimum length and width CALCULATIONS
dimension of twenty(20)feet.
6.In phased developments,common open space shall be
UNDERSTAND AND WILL COMPLY
provided in each phase of the development consistent with the
requirements for the size and number of dwelling units.
THE OPEN SPACE LOCATED AT THE SOUTHEAST CORNER
OF THE PROJECT IS FLANKED AT THE SOUTH BY
MCMILLAN ROAD AND ON THE EAST BY VICENZA WAY.
WE WILL PROVIDE A BARRIER BETWEEN THE OPEN
SPACE AND THE COLLECTOR/ATERIAL USING
7.Unless otherwise approved through the conditional use LANDSCAPE PLANTINGS AND THE 10'BIKE PATH THAT
process,common open space areas shall not be adjacent to HAS BEEN DESIGNED TO CROSS THE SITE PARALLEL TO
MCMILLAN ROAD. THE OTHER LARGE OPEN AREA IS
collector or arterial streets unless separated from the street by a
LOCATED CENTRAL TO RESIDENTIAL UNITS AND IS
berm or constructed barrier at least four(4)feet in height,with
ADJACENET TO LOCAL INTERIOR ROADS.
breaks in the berm or barrier to allow for pedestrian access.
D.Site 1. All multi-family developments shall provide for quality of life,
development open space and recreation amenities to meet the particular
amenities needs of the residents as follows:
a.Quality of life
i. Clubhouse. PROVIDED
ii. Fitness facilities. PROVIDED
iii. Enclosed bike storage.
iv. Public art such as a statue.
v. Dog park with waste station. PROVIDED
vi. Commercial outdoor kitchen. PROVIDED
vii. Fitness course. PROVIDED ON THE ADJACENT TRAILS
viii. Enclosed storage
b.Open space.
i. Community garden.
ii. Ponds or water features.
iii. Plaza. PROVIDED
iv. Picnic area including tables,benches,landscaping PROVIDED
and a structure for shade.
c.Recreation
i. Pool. PROVIDED
ii. Walking trails. PROVIDED
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
iii. Children's play structures. PROVIDED
iv. Sports courts. PROVIDED
d. Multi-modal amenity standards.
i. Bicycle repair station. PROVIDED
ii. Park and ride lot.
iii. Sheltered transit stop.
iv. Charging stations for electric vehicles. PROVIDED
2.The number of amenities shall depend on the size of multi-
family development as follows:
a.For multi-family developments with less than twenty(20)units,two(2) N/A
amenities shall be provided from two(2)separate categories.
b.For multi-family development between twenty(20)and seventy-five
(75)units,three(3)amenities shall be provided,with one(1)from each N/A
category.
c.For multi-family development with seventy-five(75)units or more,four N/A
(4)amenities shall be provided,with at least one(1)from each category.
d.For multi-family developments with more than one hundred(100)units,
the decision-making body shall require additional amenities SEE ABOVE.THE REQUIREMENT IS SATISFYIED
commensurate to the size of the proposed development.
3.The decision-making body shall be authorized to consider
other improvements in addition to those provided under this UNDERSTOOD
subsection D,provided that these improvements provide a
similar level of amenity.
E.Landscaping
1.Development shall meet the minimum landscaping
requirements.
requirements in accord with Chapter 3,"Regulations Applying To SATISFIED
All Districts",of this Title.
2.All street facing elevations shall have landscaping along their
foundation.The foundation landscaping shall meet the following SATISFIED
minimum standards:
a.The landscaped area shall be at least three(3)feet wide. SATISFIED
b.For every three(3)linear feet of foundation,an evergreen shrub having SATISFIED
a minimum mature height of twenty-four(24)inches shall be planted.
c.Ground cover plants shall be planted in the remainder of the landscaped SATISFIED
area.
1.All multi-family developments shall record legally binding
F.Maintenance UNDERSTOOD. DOES THE CITY HAVE ADRAFT/
and ownership documents that state the maintenance and ownership TEMPLATE DOCUMENT THEY CAN PROVIDE US? OR AN
responsibilities for the management of the development,
responsibilities. ACCEPTABLE FORM?
including,but not limited to,structures,parking,common areas,
and other development features.
ALPHA
DEVELOPMENT GROUP
June 17, 2022
Mr. Joseph Dodson
City of Meridian /Community Development
33 E. Broadway Avenue
Meridian, Idaho 83642
RE: Project Narrative for Conditional Use Permit— Bridgetower R-15
Mr. Dodson,
Alpha Development Group is pleased to provide this project narrative to you and city staff to describe
our proposed project and demonstrate the project's adherence to the underlying land use and zoning
requirements. Please see the specific information related our Bridgetower R-15 project as outlined
below.
Project Location and Ownership
Alpha Development Group, under the ownership entity, Bridgetower R15 Owner LLC, is the current
owner of 16.61 acres of undeveloped land located within the limits of the City of Meridian. This single
parcel is identified as Parcel SO427438410 on the Ada County records and specifically located on the
north side of West McMillan Road and flanked by North Vicenza Way on the east and North San Vito
Way on the west.
Project Overview
The Bridgetower R-15 project will consist of 235 rental units to be leased at market rates and managed
by a single property management company. The project will feature two unique housing products—
stacked apartment flats and townhome-type units with 10-12 units in each of the 13 separate buildings
-- both product types feature attractive exteriors that complement each other and the surrounding built
environment. Parking requirements will be met through a combination of enclosed parking garages,
covered parking stalls, and surface parking spaces located throughout the project. The civil design
documents submitted with this application will outline the relevant parking information.
Land Use and Zoning Designation
The City of Meridian zoning and land use information specifies this parcel as a Medium high-density
residential district. As such, the identified land use allows for 15 units per acre density with a maximum
building height of 40'. The Bridgetower R-15 project will provide fewer housing units than the
maximum allowed density (Max. Density = 16.61 acres x 15 units/acre = 249 units). The elevations
submitted with the CUP application will indicate that the townhome units will be two story structures
and residential flats will be three stories
166 East 14000 South Suite 110, Draper, UT 84020 1801.708.7048 1 www.live-alpho.com
ALPHA
DEVELOPMENT GROUP
All front, side and rear setback requirements including the 25' landscape buffer along West McMillan
Road is achieved.
Open Space, Pedestrian Connections, and Amenities
As the developer of the project, Alpha Development Group believes in providing common open space
above that required by the current zoning ordinance. The ordinance requires the project to have
139,000 sf of common area open space. This project provides 219,000 sf, which represents more than
150% of open area required by the development code. The project will have a total of 30% open space
over the entire site square footage. In addition to the common area open space, the project will include
80 sf private open per unit. Most of this requirement will be met through patios and balconies, but
there may be a small amount that will need to be addressed through an Alternative Compliance
application and approval.
The site plan will show a significant number of pedestrian connections available to the residents of the
community. There are many available paths to conduct pedestrian travel in all directions throughout
the project. Included in the pedestrian travel plan, residents and neighbors can utilize a 10' wide bike
path that begins at the southwest corner of the property and runs east along the south property line
and then turns north and runs along the east edge of the property to end in the northeast corner of the
overall parcel.
Like the common open space requirement, Alpha Development Group intends to provide a significant
number of amenities for the use and enjoyment of residents. Tenants will have access to amenities
including a pool and hot tub, a fitness center, a resident clubhouse, a dog park, and a group of pickleball
courts. The exact amenity package is still being studied, but it will be presented to the planning staff for
review and approval during the Certificate of Zoning Compliance process.
Existing Development Agreement
The development of this parcel will adhere to an existing development agreement that governs the
development of the property. The development agreement (Instrument 2019-055407) was recorded on
June 26, 2019. Alpha Development Group will follow the provisions outlined in this development
agreement.
Thank you in advance for the time and consideration provided to the review of this Conditional Use
Permit application. Alpha Development Group looks forward to partnering with the City of Meridian to
develop a successful project that will reflect positively on both the city and developer. Feel free to
contact me with any questions or comments related to this application.
Warm regards, k
Brad Watson
Development Manager
Alpha Development Group
166 East 14000 South Suite 110, Draper, UT 84020 1801.708.7048 1 www.live-alpho.com
APA
DEVELOPMENT GROUP
Code Section I Requirement Additional Requirements Addressed
11-2A-3- A.Minimum 1.Each property shall be of sufficient size to meet the minimum SATISFIED
Standards Property Size setbacks as established in this section and dwelling unit size
requirements in accord with subsection(F)of this section
2.Minimum property size shall be determined exclusive of land
that is used for the conveyance of irrigation water,drainage, a.The water is conveyed through pipe or tile;and SATISFIED
creek or river flows unless:
b.Included as part of a utility easement that generally runs along the SATISFIED
property lines
3. When two(2)or more parcels of land,each of which is of
inadequate area and dimension to qualify for a permitted use
under the requirements of the district in which the parcels are N/A. PROPERTY IS CURRENTLY A SINGLE PARCEL.
located,are held in one ownership,they shall be used as one(1)
property for such use.
B. Minimum 1. Properties with street frontages on cul-de-sacs or at
street frontage approximately a ninety-degree angle shall be a minimum of N/A
thirty(30)feet measured as a chord measurement.
2. Street knuckles shall be separated from through traffic by a
landscape island.Properties with frontages on such knuckles N/A
shall be a minimum of thirty(30)feet measured as a chord
measurement.
3. Properties taking access from common driveways do not N/A
require street frontage.
4. Street frontage for flag properties shall be a minimum of N/A
thirty(30)feet.
C. Corner lot 1.Corner properties shall have one(1)interior side setback and
SATISFIED
setbacks one(1)rear setback.
D. 1. Open structures such as porches,canopies,balconies,
Encroachments platforms,covered patios,cornices,eaves or other projections,
allowed in any which do not increase the volume of space enclosed by the SATISFIED
setback building and do not project into any required setback by more
than two(2)feet.
2. Chimneys,pop out windows,direct vent gas fireplaces,
entertainment centers,window seats and other projections
which do not increase the usable floor area and do not exceed
eight(8)feet in width may project up to two(2)feet into any SATISFIED
required setback.Where building setbacks are below five(5)feet
encroachments into the required setback may project up to one
(1)foot.
3. One(1)detached accessory building that is exempt from a
permit as defined by the currently adopted international
residential code shall be allowed in the required rear yard.In no N/A
case shall an accessory building be allowed in the street yard or
the required side yard.
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
1. The maximum height limitations shall not apply to the SATISFIED. WE UNDERSTAND THAT ELEVATOR
E. Maximum following architectural features not intended for human OVERRUNS,PARAPET WALLS AND MECHANICAL
height limit. occupation;steeple,belfry,cupola,chimney.Such architectural SCREENING IS EXCLUDED AS WELL. THE ELEVATOR
features shall have a maximum height limit of twenty(20)feet as OVERRUN IS TYPICALLY 8-10',LOCATED IN THE MIDDLE
measured from the roofline. OF THE BUILDING.
2. The maximum height limitations shall not apply to the
following:spire;amateur radio antenna;bridge tower;fire and
hose tower;observation tower;power line tower;smokestack;
SATISFIED.NONE OF THE MENTIONED STRUCTURES
water tank or tower;ventilator;windmill;wireless
WILL BE INCLUDED AS PART OF THIS PROJECT.
communication facility,or other commercial or personal tower
and/or antenna structure;or other appurtenances usually
required to be placed above the level of the ground and not
intended for human occupancy.
3. Notwithstanding other height limitations as set forth in this
chapter,the maximum height for education facilities shall be fifty N/A
(50)feet.
4. No exception shall be allowed to the height limit where the N/A
height of any structures will constitute a hazard to the safe
landing and takeoff of aircraft in an established airport.
1.Excluding the garage,all detached residential dwelling units in
the R-2 and R-4 districts shall meet minimum living space size
F. Living space. N/A
requirements in accord with Sections 11-2A-4 and 11-2A-5 of this
Article.
SATISFIED. EVEN THOUGH OUR PROJECT IS A
MULTIFAIMLY PROJECT,WE FELT IS WAS NECESSARY
1.All residential dwelling structures shall have a pitched roof not FOR OUR TOWN HOME-PRODUCT TO ADHERE TO THIS
less than three(3)feet in height for each twelve(12)feet in ROOF-PITCH NOTE SO AS TO MAINTAIN THE LOOK AND
G. Roof design length.Alternative roof designs for attached single-family, FEEL OF A RESIDENTIAL STRUCTURE/HOME. OUR
duplex,townhouse,and multi-family residential dwelling PROPOSED ROOF PITCH FOR THE TOWNHOME
structures may be approved through administrative design PRODUCT IS GENERALLY AN 8/12 or 10/12 ROOF PITCH.
review. THE ROOF PITCH FOR THE LARGER LOFT MULTI-FAMILY
BUILDING IS FLAT SO AS TO MATCH MORE
CONSISTENTLY WITH A COMMERCIAL BUILDING.
1.In no case shall a development propose less than a five-foot
H. Drainage setback adjacent to a property that is not part of the SATISFIED
development application
2. Properties shall provide adequate area to maintain drainage SATISFIED
on the site.
11-2A-7-Medium high-density residential district(R-1S) Dimensional standards for development in the R-15 Residential District shall be as follows:
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
Minimum
property
size/dwelling SATISFIED
unit(in square
feet) 2000
Minimum street
frontage(in SATISFIED
feet) 0
Street setback 1
to garage(in
feet):
Local 20 SATISFIED
Collector 25 SATISFIED
Alley 5 SATISFIED
Street setback 1
to living area(in
feet):
Local 10 SATISFIED
Collector 20 SATISFIED
Alley 5 SATISFIED
Interior side
setback(in feet) 3 SATISFIED
Rear setback(in SATISFIED
feet) 12
Street landscape
buffer 2(in
feet):
Collector 20 SATISFIED
Arterial 25 SATISFIED
Entryway corridor 35 SATISFIED
Interstate 50 SATISFIED
SATISFIED.THE TOWNHOME-TYPE UNITS ARE TWO
Maximum STORY IN NATURE WITH A 8/12 or 10/12 ROOF PITCH.
building height 40 THE LARGER LOFT BUILDING HAS A TOP OF ROOF RIDGE
(in feet) HEIGHT OF 33'-0"(THIS IS TOP OF ROOF,NOT TOP OF
PARAPET;5'0 PARAPET IS TYPICAL).
11-4-3-27.-Multi-family development Multi family developments with multiple properties shall be considered as one(1)property for the purpose of implementing the
A.Purpose. 1. To Implement the goals and policies of the Comprehensive
Plan:
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
THE PROPOSED PLAN MEETS THE ABOVE STANDARD BY
PROVIDING MORE THAN 30%QUALIFIED OPEN SPACE
FOR THE PROJECT,WHILE THE ORDINANCE ONLY
REQUIRES 15%. AS PART OF THE QUALIFIED OPEN
a. Plan for safe,attractive,and well-maintained neighborhoods that have SPACE THE COMMUNITY IS PROVIDING A POOL,HOT
ample open space,and generous amenities that provide varied lifestyle TUB,CABANAS,FIRE PIT,RESIDENT LOUNGE,
choices. CLUBROOM,BASKETBALL COURTS,PICKLE BALL
COURTS,FITNESS CENTER,DOG RUN,HAMMOCK
GARDEN,TOT LOT AND COMMUNITY GARDENS. SEE
THE OPEN SPACE CALCULATION,OPEN SPACE PLAN
AND AMENITY PLAN.
THE PROPOSED PLAN MEETS THE ABOVE STANDARD BY
CONNECTING ALL OF THE ABOVE LISTED AMENITIES
b. Require the design and construction of pathways connections,easy AND OPEN SPACE INTERNALLY THROUGHOUT THE SITE.
ADDITIONALLY,THE PLAN PROVIDES FOR MULTIPLE
pedestrian and bicycle access to parks,safe routes to schools,and the EXTERNAL COMMUNITY
incorporation of usable open space with quality amenities as part of new TOGETHER WITH A CRITICAL CONNECTION POINTS TO THE E BIKE PATH
multi-family residential and mixed-use developments.
CONNECTING AN EXISTING FACILITY TO FUTURE
OPPORTUNITIES. SEETHE TRAILS AND PEDESTRIAN
ACCESS PLAN.
2. To create multi-family housing that is safe and convenient
and that enhances the quality of life of its residents.
THE PROPOSED PLAN MEETS THE ABOVE STANDARD AS
CARE HAS BEEN TAKEN TO RESPOND TO THE ADJACENT
NEIGHBORS CONCERNS. THE TOWNHOME-TYPE
PRODUCT HAS BEEN DESIGNED TO INCORPORATE
PITCHED ROOFS AND EXTERIOR BUILDING MATERIALS
SO AS TO MATCH THAT OF A SINGLE-FAMILY HOME.
a. To create quality buildings and designs for multi-family development THE PLAN HAS EMBRACED ADDITIONAL LANDSCAPING
that enhance the visual character of the community. BUFFERS AND SETBACKS ALONG THE WESTERN
PROPERTY LINE SO AS TO CREATE A LARGER`BUFFER"
FROM THE NEIGHBORHOOD TO THE WEST.
ADDITIONALLY,THE LOFT BUILDING WAS REDUCED
FROM 4 STORIES TO 3 STORIES SO AS TO HELP PROVIDE
ADDITIONAL PRIVACY AND SEPARATION FOR THE
RESIDENTS LOCATED SOUTH OF THE PROPERTY.
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
THE PROPOSED PLAN MEETS THE ABOVE STANDARD AS
IT PROVIDES MUCH NEEDED PEDESTRIAN AND
VEHICULAR CONNECTIONS FROM THE EXISTING
NEIGHBORHOODS THROUGH THE SITE TO THE
ADJACENT RETAIL SERVICES. CARE WAS TAKEN IN THE
b. To create building and site design in multi-family development that is LAY-OUT AND BUILDING ORIENTATION OF THE
BUILDINGS SO AS TO MAXIMIZE THE NUMBER OF
sensitive to and well-integrated with the surrounding neighborhood.
RESIDENTIAL UNITS FACING INTERNAL TO THE SITE.
ADDITIONALLY,THE PLAN INTENTIONALLY ORIENTS AS
MANY GARAGE DOORS,CARPORTS AND INTERIOR
PARKING STALLS AROUND CORNERS AND BEHIND
LANDSCAPING WHEREVER POSSIBLE TO ADDRESS
URBAN DESIGN PRINCIPLES AND BEST PRACTICES.
THE PROPOSED PLAN MEETS THE ABOVE STANDARD BY
PROVIDING MORE THAN 30%OF THE SITE IN QUALIFIED
OPEN SPACE. AS PART OF THE QUALIFIED OPEN SPACE
THE COMMUNITY IS PROVIDING A POOL,HOT TUB,
c. To create open space areas that contribute to the aesthetics of the CABANAS,FIRE PIT,RESIDENT LOUNGE,CLUBROOM,
community,provide an attractive setting for buildings,and provide safe, BASKETBALL COURTS,PICKLE BALL COURTS,FITNESS
interesting outdoor spaces for residents. CENTER,DOG RUN,HAMMOCK GARDEN,TOT LOT AND
COMMUNITY GARDENSTHE PROPOSED PLAN MEETS
ALL OF THE ABOVE LISTED AMENITIES AND OPEN SPACE
ARE CONNECTED INTERNALLY THROUGHOUT THE SITE
WHILE ALSO PROVIDING MULTIPLE CONNECTION
POINTS TO THE EXTERNAL COMMUNITY.
1.Buildings shall provide a minimum setback often(10)feet
unless a greater setback is otherwise required by this title and/or ALL BUILDING AND BUILDING ELEMENTS ARE LOCATED
B.Site design. Title 10 of this Code.Building setbacks shall take into account AT OR BEYOND THE REQUIRED SETBACKS PER THE R-15
windows,entrances,porches and patios,and how they impact ZONING DISTRICT.
adjacent properties.
2.All on-site service areas,outdoor storage areas,waste storage, ALL ON-SITE SERVICES(I.E.TRASH ENCLOSURES&
disposal facilities,and transformer and utility vaults shall be TRANSFORMERS)WILL BE LOCATED OR SCREENED WITH
located in an area not visible from a public street,or shall be fully LANDSCAPING OR FENCING SO AS TO NOT BE VISIBLE
screened from view from a public street. FROM A PUBLIC STREET.
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
OWNER/ARCHITECT UNDERSTANDS THE"PRIVATE
3.A minimum of eighty(80)square feet of private,usable open OPEN SPACE"REQUIREMENT. ALL OF THE TOWNHOME-
space shall be provided for each unit.This requirement can be TYPE UNITS MEET THIS PRIVATE OPEN SPACE
satisfied through porches,patios,decks,and/or enclosed yards. REQUIREMENT. ADDITIONALLY,MANY OF THE LOFT
Landscaping,entryway and other accessways shall not count UNITS ALSO MEET THIS REQUIREMENT ON THEIR OWN
toward this requirement.In circumstances where strict MERIT. THE APPLICANT IS REQUESTING APPROVAL OF
adherence to such standard would create inconsistency with the AN ALTERNATIVE COMPLIANCE FOR THE REMAINING
purpose statements of this section,the Director may consider an UNITS AS THE COMMUNITY IS PROVIDING MORE THAN
alternative design proposal through the alternative compliance THE CODE REQUIRED QUALIFIED OPEN SPACE.
provisions as set forth in Section 11-56-5 of this Title.
4.For the purposes of this section,vehicular circulation areas,
parking areas,and private usable open space shall not be SATISFIED
considered common open space.
A LARGE NUMBER OF THE TOWNHOME-TYPE UNITS
WILL HAVE A DIRECT ACCESS GARAGE WHICH ALLOW
5.No recreational vehicles,snowmobiles,boats or other FOR STORAGE AND OR RECREATIONAL VEHICLES. THE
personal recreation vehicles shall be stored on the site unless PRACTICE OF PARKING RECREATIONAL VEHICLES IN
provided for in a separate,designated and screened area. SURFACE PARKING SPACES WILL BE EXPRESSLY
PROHIBITED IN THE RENTAL AGREEMENT AND
ENFORCED BY PROPERTY MANAGMENT
PARKING TABULATIONS:
UNIT TYPE 9 STALLS REQ'D COVERED REO'D
STUDIO 26 39 26
1-BR 131 197 131
2-BR 52 104 52
3-BR 26 52 26
VISITOR - 24 0
6.The parking shall meet the requirements set forth in Chapter TOTAL 235 416 235
3,"Regulations Applying To All Districts",Of this Title PARKING STALLS PROVIDED 462
• COVERED STALLS PROVIDED 235
••MAIN PARKING 100
••DISPERSED PARKING 37 12 ADA)
••GARAGE PARKING 98
• UNCOVERED STALLS PROVIDED 227
••MAIN PARKING 79 IS ADA)
••DISPERSED PARKING 48(2 ADA)
••DRIVEWAY PARKING 100
7.Developments with twenty(20)units or more shall provide the
following:
a.A property management office. SATISFIED
b.A maintenance storage area. SATISFIED
c.A central mailbox location,including provisions for parcel mail,that SATISFIED
provide safe pedestrian and/or vehicular access.
AGREED. WILL IDENTIFY DIRECTORY MAP AND
d.A directory and map of the development at an entrance or convenient WAYFINDING DEVICES DURING DESIGN AND
location for those entering the development. CONCURRENT WITH SIGNAGE
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
OPEN SPACE TABULATIONS:
UNIT SIZE M COMMON SF PRIVATE SF
C.Common <500 SF 0 0 0
open space 1.The total baseline land area of all qualified common open 500-1200 SF 157 39,250 12,560
space shall equal or exceed ten(10)percent of the gross land >120D SF 7a 27.300 6,240
design area for multi-family developments of five(5)acres or more. 10%GROSS - 72,392 -
requirements. TOTAL 235 138.942 18.800
THE TOTAL PROVIDED OPEN SPACE IS 218,954 SF. THIS
EQUATES TO 30%QUALIFIED OPEN SPACE
a.The development plan shall demonstrate that the open space has been
2.All common open space shall meet the following standards: integrated into the development as a priority and not for the use of land SATISFIED
after all other elements of the development have been designed.Open
space areas that has been given priority in the development design have:
a. Direct pedestrian access; SATISFIED
b. High visibility; SATISFIED
c. Comply with Crime Prevention through Environmental Design(CTED) WILL COMPLY
standards;and
d. Support a range of leisure and play activities and uses. SATISFIED
e. Irregular shaped,disconnected or isolated open spaces shall not meet AGREED
this standard.
f. Open space shall be accessible and well connected throughout the
development.This quality can be shown with open spaces that are
centrally located within the development,accessible by pathway and SATISFIED
visually accessible along collector streets or as a terminal view from a
street.
g. The open space promotes the health and well-being of its residents.
Open space shall support active and passive uses for recreation,social SATISFIED
gathering and relaxation to serve the development.
3.All multi-family projects over twenty(20)units shall provide at a.Minimum size of common grassy area shall be at least five thousand
least one(1)common grassy area integrated into the site design (5,000)square feet in area.This area shall increase proportionately as the DESIGN REQUIREMENT IS UNDERSTOOD. WE BELIEVE
allowing for general activities by all ages.This area may be number of units increase and shall be commensurate to the size of the WE CURRENTLY PROVIDE 150%OF THE REQUIRED
included in the minimum required open space total.Projects that multi-family development as determined by the decision-making body. QUALIFIED OPEN SPACE AND ARE CONFIDENT WE HAVE
provide safe access to adjacent public parks or parks under a Where this area cannot be increased due to site constraints,it may be SUFFICIENT TO MEET THIS REQUIREMENT.
common HOA,without crossing an arterial roadway,are exempt included elsewhere in the development.
from this standard.
b.Alternative compliance is available for these standards,if a project has a A MINOR ALTERNATIVE COMPLIANCE MAY BE
unique targeted demographic;utilizes other place-making design elements REQUIRED FOR SOME OF THE PRIVATE OPEN SPACE FOR
in Old-Town or mixed-use future land use designations with collectively
SOME OF THE UNITS IN THE LOFT PORTION OF THE SITE.
integrated and shared open space areas.
4.In addition to the baseline open space requirement,a
a.One hundred fifty(150)square feet for each unit containing five UNDERSTAND.WE USED THESE FIGURES IN OUR
minimum area of outdoor common open space shall be provided
as follows:
hundred(500)or less square feet of living area. CALCULATIONS
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
b.Two hundred fifty(250)square feet for each unit containing more than
UNDERSTAND.WE USED THESE FIGURES IN OUR
five hundred(500)square feet and up to one thousand two hundred CALCULATIONS
(1,200)square feet of living area.
c.Three hundred fifty(350)square feet for each unit containing more than UNDERSTAND.WE USED THESE FIGURES IN OURCALCULATIONS
one thousand two hundred(1,200)square feet of living area.
5.Common open space shall be not less than four hundred(400) UNDERSTAND.WE USED THESE FIGURES IN OUR
square feet in area,and shall have a minimum length and width CALCULATIONS
dimension of twenty(20)feet.
6.In phased developments,common open space shall be
UNDERSTAND AND WILL COMPLY
provided in each phase of the development consistent with the
requirements for the size and number of dwelling units.
THE OPEN SPACE LOCATED AT THE SOUTHEAST CORNER
OF THE PROJECT IS FLANKED AT THE SOUTH BY
MCMILLAN ROAD AND ON THE EAST BY VICENZA WAY.
WE WILL PROVIDE A BARRIER BETWEEN THE OPEN
SPACE AND THE COLLECTOR/ATERIAL USING
7.Unless otherwise approved through the conditional use LANDSCAPE PLANTINGS AND THE 10'BIKE PATH THAT
process,common open space areas shall not be adjacent to HAS BEEN DESIGNED TO CROSS THE SITE PARALLEL TO
MCMILLAN ROAD. THE OTHER LARGE OPEN AREA IS
collector or arterial streets unless separated from the street by a
LOCATED CENTRAL TO RESIDENTIAL UNITS AND IS
berm or constructed barrier at least four(4)feet in height,with
ADJACENET TO LOCAL INTERIOR ROADS.
breaks in the berm or barrier to allow for pedestrian access.
D.Site 1. All multi-family developments shall provide for quality of life,
development open space and recreation amenities to meet the particular
amenities needs of the residents as follows:
a.Quality of life
i. Clubhouse. PROVIDED
ii. Fitness facilities. PROVIDED
iii. Enclosed bike storage.
iv. Public art such as a statue.
v. Dog park with waste station. PROVIDED
vi. Commercial outdoor kitchen. PROVIDED
vii. Fitness course. PROVIDED ON THE ADJACENT TRAILS
viii. Enclosed storage
b.Open space.
i. Community garden.
ii. Ponds or water features.
iii. Plaza. PROVIDED
iv. Picnic area including tables,benches,landscaping PROVIDED
and a structure for shade.
c.Recreation
i. Pool. PROVIDED
ii. Walking trails. PROVIDED
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
iii. Children's play structures. PROVIDED
iv. Sports courts. PROVIDED
d. Multi-modal amenity standards.
i. Bicycle repair station. PROVIDED
ii. Park and ride lot.
iii. Sheltered transit stop.
iv. Charging stations for electric vehicles. PROVIDED
2.The number of amenities shall depend on the size of multi-
family development as follows:
a.For multi-family developments with less than twenty(20)units,two(2) N/A
amenities shall be provided from two(2)separate categories.
b.For multi-family development between twenty(20)and seventy-five
(75)units,three(3)amenities shall be provided,with one(1)from each N/A
category.
c.For multi-family development with seventy-five(75)units or more,four N/A
(4)amenities shall be provided,with at least one(1)from each category.
d.For multi-family developments with more than one hundred(100)units,
the decision-making body shall require additional amenities SEE ABOVE.THE REQUIREMENT IS SATISFYIED
commensurate to the size of the proposed development.
3.The decision-making body shall be authorized to consider
other improvements in addition to those provided under this UNDERSTOOD
subsection D,provided that these improvements provide a
similar level of amenity.
E.Landscaping
1.Development shall meet the minimum landscaping
requirements.
requirements in accord with Chapter 3,"Regulations Applying To SATISFIED
All Districts",of this Title.
2.All street facing elevations shall have landscaping along their
foundation.The foundation landscaping shall meet the following SATISFIED
minimum standards:
a.The landscaped area shall be at least three(3)feet wide. SATISFIED
b.For every three(3)linear feet of foundation,an evergreen shrub having SATISFIED
a minimum mature height of twenty-four(24)inches shall be planted.
c.Ground cover plants shall be planted in the remainder of the landscaped SATISFIED
area.
1.All multi-family developments shall record legally binding
F.Maintenance UNDERSTOOD. DOES THE CITY HAVE ADRAFT/
and ownership documents that state the maintenance and ownership TEMPLATE DOCUMENT THEY CAN PROVIDE US? OR AN
responsibilities for the management of the development,
responsibilities. ACCEPTABLE FORM?
including,but not limited to,structures,parking,common areas,
and other development features.
ALPHA
DEVELOPMENT GROUP
June 17, 2022
Mr. Joseph Dodson
City of Meridian /Community Development
33 E. Broadway Avenue
Meridian, Idaho 83642
RE: Project Narrative for Conditional Use Permit— Bridgetower R-15
Mr. Dodson,
Alpha Development Group is pleased to provide this project narrative to you and city staff to describe
our proposed project and demonstrate the project's adherence to the underlying land use and zoning
requirements. Please see the specific information related our Bridgetower R-15 project as outlined
below.
Project Location and Ownership
Alpha Development Group, under the ownership entity, Bridgetower R15 Owner LLC, is the current
owner of 16.61 acres of undeveloped land located within the limits of the City of Meridian. This single
parcel is identified as Parcel SO427438410 on the Ada County records and specifically located on the
north side of West McMillan Road and flanked by North Vicenza Way on the east and North San Vito
Way on the west.
Project Overview
The Bridgetower R-15 project will consist of 235 rental units to be leased at market rates and managed
by a single property management company. The project will feature two unique housing products—
stacked apartment flats and townhome-type units with 10-12 units in each of the 13 separate buildings
-- both product types feature attractive exteriors that complement each other and the surrounding built
environment. Parking requirements will be met through a combination of enclosed parking garages,
covered parking stalls, and surface parking spaces located throughout the project. The civil design
documents submitted with this application will outline the relevant parking information.
Land Use and Zoning Designation
The City of Meridian zoning and land use information specifies this parcel as a Medium high-density
residential district. As such, the identified land use allows for 15 units per acre density with a maximum
building height of 40'. The Bridgetower R-15 project will provide fewer housing units than the
maximum allowed density (Max. Density = 16.61 acres x 15 units/acre = 249 units). The elevations
submitted with the CUP application will indicate that the townhome units will be two story structures
and residential flats will be three stories
166 East 14000 South Suite 110, Draper, UT 84020 1801.708.7048 1 www.live-alpho.com
ALPHA
DEVELOPMENT GROUP
All front, side and rear setback requirements including the 25' landscape buffer along West McMillan
Road is achieved.
Open Space, Pedestrian Connections, and Amenities
As the developer of the project, Alpha Development Group believes in providing common open space
above that required by the current zoning ordinance. The ordinance requires the project to have
139,000 sf of common area open space. This project provides 219,000 sf, which represents more than
150% of open area required by the development code. The project will have a total of 30% open space
over the entire site square footage. In addition to the common area open space, the project will include
80 sf private open per unit. Most of this requirement will be met through patios and balconies, but
there may be a small amount that will need to be addressed through an Alternative Compliance
application and approval.
The site plan will show a significant number of pedestrian connections available to the residents of the
community. There are many available paths to conduct pedestrian travel in all directions throughout
the project. Included in the pedestrian travel plan, residents and neighbors can utilize a 10' wide bike
path that begins at the southwest corner of the property and runs east along the south property line
and then turns north and runs along the east edge of the property to end in the northeast corner of the
overall parcel.
Like the common open space requirement, Alpha Development Group intends to provide a significant
number of amenities for the use and enjoyment of residents. Tenants will have access to amenities
including a pool and hot tub, a fitness center, a resident clubhouse, a dog park, and a group of pickleball
courts. The exact amenity package is still being studied, but it will be presented to the planning staff for
review and approval during the Certificate of Zoning Compliance process.
Existing Development Agreement
The development of this parcel will adhere to an existing development agreement that governs the
development of the property. The development agreement (Instrument 2019-055407) was recorded on
June 26, 2019. Alpha Development Group will follow the provisions outlined in this development
agreement.
Thank you in advance for the time and consideration provided to the review of this Conditional Use
Permit application. Alpha Development Group looks forward to partnering with the City of Meridian to
develop a successful project that will reflect positively on both the city and developer. Feel free to
contact me with any questions or comments related to this application.
Warm regards, k
Brad Watson
Development Manager
Alpha Development Group
166 East 14000 South Suite 110, Draper, UT 84020 1801.708.7048 1 www.live-alpho.com
APA
DEVELOPMENT GROUP
Code Section I Requirement Additional Requirements Addressed
11-2A-3- A.Minimum 1.Each property shall be of sufficient size to meet the minimum SATISFIED
Standards Property Size setbacks as established in this section and dwelling unit size
requirements in accord with subsection(F)of this section
2.Minimum property size shall be determined exclusive of land
that is used for the conveyance of irrigation water,drainage, a.The water is conveyed through pipe or tile;and SATISFIED
creek or river flows unless:
b.Included as part of a utility easement that generally runs along the SATISFIED
property lines
3. When two(2)or more parcels of land,each of which is of
inadequate area and dimension to qualify for a permitted use
under the requirements of the district in which the parcels are N/A. PROPERTY IS CURRENTLY A SINGLE PARCEL.
located,are held in one ownership,they shall be used as one(1)
property for such use.
B. Minimum 1. Properties with street frontages on cul-de-sacs or at
street frontage approximately a ninety-degree angle shall be a minimum of N/A
thirty(30)feet measured as a chord measurement.
2. Street knuckles shall be separated from through traffic by a
landscape island.Properties with frontages on such knuckles N/A
shall be a minimum of thirty(30)feet measured as a chord
measurement.
3. Properties taking access from common driveways do not N/A
require street frontage.
4. Street frontage for flag properties shall be a minimum of N/A
thirty(30)feet.
C. Corner lot 1.Corner properties shall have one(1)interior side setback and
SATISFIED
setbacks one(1)rear setback.
D. 1. Open structures such as porches,canopies,balconies,
Encroachments platforms,covered patios,cornices,eaves or other projections,
allowed in any which do not increase the volume of space enclosed by the SATISFIED
setback building and do not project into any required setback by more
than two(2)feet.
2. Chimneys,pop out windows,direct vent gas fireplaces,
entertainment centers,window seats and other projections
which do not increase the usable floor area and do not exceed
eight(8)feet in width may project up to two(2)feet into any SATISFIED
required setback.Where building setbacks are below five(5)feet
encroachments into the required setback may project up to one
(1)foot.
3. One(1)detached accessory building that is exempt from a
permit as defined by the currently adopted international
residential code shall be allowed in the required rear yard.In no N/A
case shall an accessory building be allowed in the street yard or
the required side yard.
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
1. The maximum height limitations shall not apply to the SATISFIED. WE UNDERSTAND THAT ELEVATOR
E. Maximum following architectural features not intended for human OVERRUNS,PARAPET WALLS AND MECHANICAL
height limit. occupation;steeple,belfry,cupola,chimney.Such architectural SCREENING IS EXCLUDED AS WELL. THE ELEVATOR
features shall have a maximum height limit of twenty(20)feet as OVERRUN IS TYPICALLY 8-10',LOCATED IN THE MIDDLE
measured from the roofline. OF THE BUILDING.
2. The maximum height limitations shall not apply to the
following:spire;amateur radio antenna;bridge tower;fire and
hose tower;observation tower;power line tower;smokestack;
SATISFIED.NONE OF THE MENTIONED STRUCTURES
water tank or tower;ventilator;windmill;wireless
WILL BE INCLUDED AS PART OF THIS PROJECT.
communication facility,or other commercial or personal tower
and/or antenna structure;or other appurtenances usually
required to be placed above the level of the ground and not
intended for human occupancy.
3. Notwithstanding other height limitations as set forth in this
chapter,the maximum height for education facilities shall be fifty N/A
(50)feet.
4. No exception shall be allowed to the height limit where the N/A
height of any structures will constitute a hazard to the safe
landing and takeoff of aircraft in an established airport.
1.Excluding the garage,all detached residential dwelling units in
the R-2 and R-4 districts shall meet minimum living space size
F. Living space. N/A
requirements in accord with Sections 11-2A-4 and 11-2A-5 of this
Article.
SATISFIED. EVEN THOUGH OUR PROJECT IS A
MULTIFAIMLY PROJECT,WE FELT IS WAS NECESSARY
1.All residential dwelling structures shall have a pitched roof not FOR OUR TOWN HOME-PRODUCT TO ADHERE TO THIS
less than three(3)feet in height for each twelve(12)feet in ROOF-PITCH NOTE SO AS TO MAINTAIN THE LOOK AND
G. Roof design length.Alternative roof designs for attached single-family, FEEL OF A RESIDENTIAL STRUCTURE/HOME. OUR
duplex,townhouse,and multi-family residential dwelling PROPOSED ROOF PITCH FOR THE TOWNHOME
structures may be approved through administrative design PRODUCT IS GENERALLY AN 8/12 or 10/12 ROOF PITCH.
review. THE ROOF PITCH FOR THE LARGER LOFT MULTI-FAMILY
BUILDING IS FLAT SO AS TO MATCH MORE
CONSISTENTLY WITH A COMMERCIAL BUILDING.
1.In no case shall a development propose less than a five-foot
H. Drainage setback adjacent to a property that is not part of the SATISFIED
development application
2. Properties shall provide adequate area to maintain drainage SATISFIED
on the site.
11-2A-7-Medium high-density residential district(R-1S) Dimensional standards for development in the R-15 Residential District shall be as follows:
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
Minimum
property
size/dwelling SATISFIED
unit(in square
feet) 2000
Minimum street
frontage(in SATISFIED
feet) 0
Street setback 1
to garage(in
feet):
Local 20 SATISFIED
Collector 25 SATISFIED
Alley 5 SATISFIED
Street setback 1
to living area(in
feet):
Local 10 SATISFIED
Collector 20 SATISFIED
Alley 5 SATISFIED
Interior side
setback(in feet) 3 SATISFIED
Rear setback(in SATISFIED
feet) 12
Street landscape
buffer 2(in
feet):
Collector 20 SATISFIED
Arterial 25 SATISFIED
Entryway corridor 35 SATISFIED
Interstate 50 SATISFIED
SATISFIED.THE TOWNHOME-TYPE UNITS ARE TWO
Maximum STORY IN NATURE WITH A 8/12 or 10/12 ROOF PITCH.
building height 40 THE LARGER LOFT BUILDING HAS A TOP OF ROOF RIDGE
(in feet) HEIGHT OF 33'-0"(THIS IS TOP OF ROOF,NOT TOP OF
PARAPET;5'0 PARAPET IS TYPICAL).
11-4-3-27.-Multi-family development Multi family developments with multiple properties shall be considered as one(1)property for the purpose of implementing the
A.Purpose. 1. To Implement the goals and policies of the Comprehensive
Plan:
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
THE PROPOSED PLAN MEETS THE ABOVE STANDARD BY
PROVIDING MORE THAN 30%QUALIFIED OPEN SPACE
FOR THE PROJECT,WHILE THE ORDINANCE ONLY
REQUIRES 15%. AS PART OF THE QUALIFIED OPEN
a. Plan for safe,attractive,and well-maintained neighborhoods that have SPACE THE COMMUNITY IS PROVIDING A POOL,HOT
ample open space,and generous amenities that provide varied lifestyle TUB,CABANAS,FIRE PIT,RESIDENT LOUNGE,
choices. CLUBROOM,BASKETBALL COURTS,PICKLE BALL
COURTS,FITNESS CENTER,DOG RUN,HAMMOCK
GARDEN,TOT LOT AND COMMUNITY GARDENS. SEE
THE OPEN SPACE CALCULATION,OPEN SPACE PLAN
AND AMENITY PLAN.
THE PROPOSED PLAN MEETS THE ABOVE STANDARD BY
CONNECTING ALL OF THE ABOVE LISTED AMENITIES
b. Require the design and construction of pathways connections,easy AND OPEN SPACE INTERNALLY THROUGHOUT THE SITE.
ADDITIONALLY,THE PLAN PROVIDES FOR MULTIPLE
pedestrian and bicycle access to parks,safe routes to schools,and the EXTERNAL COMMUNITY
incorporation of usable open space with quality amenities as part of new TOGETHER WITH A CRITICAL CONNECTION POINTS TO THE E BIKE PATH
multi-family residential and mixed-use developments.
CONNECTING AN EXISTING FACILITY TO FUTURE
OPPORTUNITIES. SEETHE TRAILS AND PEDESTRIAN
ACCESS PLAN.
2. To create multi-family housing that is safe and convenient
and that enhances the quality of life of its residents.
THE PROPOSED PLAN MEETS THE ABOVE STANDARD AS
CARE HAS BEEN TAKEN TO RESPOND TO THE ADJACENT
NEIGHBORS CONCERNS. THE TOWNHOME-TYPE
PRODUCT HAS BEEN DESIGNED TO INCORPORATE
PITCHED ROOFS AND EXTERIOR BUILDING MATERIALS
SO AS TO MATCH THAT OF A SINGLE-FAMILY HOME.
a. To create quality buildings and designs for multi-family development THE PLAN HAS EMBRACED ADDITIONAL LANDSCAPING
that enhance the visual character of the community. BUFFERS AND SETBACKS ALONG THE WESTERN
PROPERTY LINE SO AS TO CREATE A LARGER`BUFFER"
FROM THE NEIGHBORHOOD TO THE WEST.
ADDITIONALLY,THE LOFT BUILDING WAS REDUCED
FROM 4 STORIES TO 3 STORIES SO AS TO HELP PROVIDE
ADDITIONAL PRIVACY AND SEPARATION FOR THE
RESIDENTS LOCATED SOUTH OF THE PROPERTY.
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
THE PROPOSED PLAN MEETS THE ABOVE STANDARD AS
IT PROVIDES MUCH NEEDED PEDESTRIAN AND
VEHICULAR CONNECTIONS FROM THE EXISTING
NEIGHBORHOODS THROUGH THE SITE TO THE
ADJACENT RETAIL SERVICES. CARE WAS TAKEN IN THE
b. To create building and site design in multi-family development that is LAY-OUT AND BUILDING ORIENTATION OF THE
BUILDINGS SO AS TO MAXIMIZE THE NUMBER OF
sensitive to and well-integrated with the surrounding neighborhood.
RESIDENTIAL UNITS FACING INTERNAL TO THE SITE.
ADDITIONALLY,THE PLAN INTENTIONALLY ORIENTS AS
MANY GARAGE DOORS,CARPORTS AND INTERIOR
PARKING STALLS AROUND CORNERS AND BEHIND
LANDSCAPING WHEREVER POSSIBLE TO ADDRESS
URBAN DESIGN PRINCIPLES AND BEST PRACTICES.
THE PROPOSED PLAN MEETS THE ABOVE STANDARD BY
PROVIDING MORE THAN 30%OF THE SITE IN QUALIFIED
OPEN SPACE. AS PART OF THE QUALIFIED OPEN SPACE
THE COMMUNITY IS PROVIDING A POOL,HOT TUB,
c. To create open space areas that contribute to the aesthetics of the CABANAS,FIRE PIT,RESIDENT LOUNGE,CLUBROOM,
community,provide an attractive setting for buildings,and provide safe, BASKETBALL COURTS,PICKLE BALL COURTS,FITNESS
interesting outdoor spaces for residents. CENTER,DOG RUN,HAMMOCK GARDEN,TOT LOT AND
COMMUNITY GARDENSTHE PROPOSED PLAN MEETS
ALL OF THE ABOVE LISTED AMENITIES AND OPEN SPACE
ARE CONNECTED INTERNALLY THROUGHOUT THE SITE
WHILE ALSO PROVIDING MULTIPLE CONNECTION
POINTS TO THE EXTERNAL COMMUNITY.
1.Buildings shall provide a minimum setback often(10)feet
unless a greater setback is otherwise required by this title and/or ALL BUILDING AND BUILDING ELEMENTS ARE LOCATED
B.Site design. Title 10 of this Code.Building setbacks shall take into account AT OR BEYOND THE REQUIRED SETBACKS PER THE R-15
windows,entrances,porches and patios,and how they impact ZONING DISTRICT.
adjacent properties.
2.All on-site service areas,outdoor storage areas,waste storage, ALL ON-SITE SERVICES(I.E.TRASH ENCLOSURES&
disposal facilities,and transformer and utility vaults shall be TRANSFORMERS)WILL BE LOCATED OR SCREENED WITH
located in an area not visible from a public street,or shall be fully LANDSCAPING OR FENCING SO AS TO NOT BE VISIBLE
screened from view from a public street. FROM A PUBLIC STREET.
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
OWNER/ARCHITECT UNDERSTANDS THE"PRIVATE
3.A minimum of eighty(80)square feet of private,usable open OPEN SPACE"REQUIREMENT. ALL OF THE TOWNHOME-
space shall be provided for each unit.This requirement can be TYPE UNITS MEET THIS PRIVATE OPEN SPACE
satisfied through porches,patios,decks,and/or enclosed yards. REQUIREMENT. ADDITIONALLY,MANY OF THE LOFT
Landscaping,entryway and other accessways shall not count UNITS ALSO MEET THIS REQUIREMENT ON THEIR OWN
toward this requirement.In circumstances where strict MERIT. THE APPLICANT IS REQUESTING APPROVAL OF
adherence to such standard would create inconsistency with the AN ALTERNATIVE COMPLIANCE FOR THE REMAINING
purpose statements of this section,the Director may consider an UNITS AS THE COMMUNITY IS PROVIDING MORE THAN
alternative design proposal through the alternative compliance THE CODE REQUIRED QUALIFIED OPEN SPACE.
provisions as set forth in Section 11-56-5 of this Title.
4.For the purposes of this section,vehicular circulation areas,
parking areas,and private usable open space shall not be SATISFIED
considered common open space.
A LARGE NUMBER OF THE TOWNHOME-TYPE UNITS
WILL HAVE A DIRECT ACCESS GARAGE WHICH ALLOW
5.No recreational vehicles,snowmobiles,boats or other FOR STORAGE AND OR RECREATIONAL VEHICLES. THE
personal recreation vehicles shall be stored on the site unless PRACTICE OF PARKING RECREATIONAL VEHICLES IN
provided for in a separate,designated and screened area. SURFACE PARKING SPACES WILL BE EXPRESSLY
PROHIBITED IN THE RENTAL AGREEMENT AND
ENFORCED BY PROPERTY MANAGMENT
PARKING TABULATIONS:
UNIT TYPE 9 STALLS REQ'D COVERED REO'D
STUDIO 26 39 26
1-BR 131 197 131
2-BR 52 104 52
3-BR 26 52 26
VISITOR - 24 0
6.The parking shall meet the requirements set forth in Chapter TOTAL 235 416 235
3,"Regulations Applying To All Districts",Of this Title PARKING STALLS PROVIDED 462
• COVERED STALLS PROVIDED 235
••MAIN PARKING 100
••DISPERSED PARKING 37 12 ADA)
••GARAGE PARKING 98
• UNCOVERED STALLS PROVIDED 227
••MAIN PARKING 79 IS ADA)
••DISPERSED PARKING 48(2 ADA)
••DRIVEWAY PARKING 100
7.Developments with twenty(20)units or more shall provide the
following:
a.A property management office. SATISFIED
b.A maintenance storage area. SATISFIED
c.A central mailbox location,including provisions for parcel mail,that SATISFIED
provide safe pedestrian and/or vehicular access.
AGREED. WILL IDENTIFY DIRECTORY MAP AND
d.A directory and map of the development at an entrance or convenient WAYFINDING DEVICES DURING DESIGN AND
location for those entering the development. CONCURRENT WITH SIGNAGE
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
OPEN SPACE TABULATIONS:
UNIT SIZE M COMMON SF PRIVATE SF
C.Common <500 SF 0 0 0
open space 1.The total baseline land area of all qualified common open 500-1200 SF 157 39,250 12,560
space shall equal or exceed ten(10)percent of the gross land >120D SF 7a 27.300 6,240
design area for multi-family developments of five(5)acres or more. 10%GROSS - 72,392 -
requirements. TOTAL 235 138.942 18.800
THE TOTAL PROVIDED OPEN SPACE IS 218,954 SF. THIS
EQUATES TO 30%QUALIFIED OPEN SPACE
a.The development plan shall demonstrate that the open space has been
2.All common open space shall meet the following standards: integrated into the development as a priority and not for the use of land SATISFIED
after all other elements of the development have been designed.Open
space areas that has been given priority in the development design have:
a. Direct pedestrian access; SATISFIED
b. High visibility; SATISFIED
c. Comply with Crime Prevention through Environmental Design(CTED) WILL COMPLY
standards;and
d. Support a range of leisure and play activities and uses. SATISFIED
e. Irregular shaped,disconnected or isolated open spaces shall not meet AGREED
this standard.
f. Open space shall be accessible and well connected throughout the
development.This quality can be shown with open spaces that are
centrally located within the development,accessible by pathway and SATISFIED
visually accessible along collector streets or as a terminal view from a
street.
g. The open space promotes the health and well-being of its residents.
Open space shall support active and passive uses for recreation,social SATISFIED
gathering and relaxation to serve the development.
3.All multi-family projects over twenty(20)units shall provide at a.Minimum size of common grassy area shall be at least five thousand
least one(1)common grassy area integrated into the site design (5,000)square feet in area.This area shall increase proportionately as the DESIGN REQUIREMENT IS UNDERSTOOD. WE BELIEVE
allowing for general activities by all ages.This area may be number of units increase and shall be commensurate to the size of the WE CURRENTLY PROVIDE 150%OF THE REQUIRED
included in the minimum required open space total.Projects that multi-family development as determined by the decision-making body. QUALIFIED OPEN SPACE AND ARE CONFIDENT WE HAVE
provide safe access to adjacent public parks or parks under a Where this area cannot be increased due to site constraints,it may be SUFFICIENT TO MEET THIS REQUIREMENT.
common HOA,without crossing an arterial roadway,are exempt included elsewhere in the development.
from this standard.
b.Alternative compliance is available for these standards,if a project has a A MINOR ALTERNATIVE COMPLIANCE MAY BE
unique targeted demographic;utilizes other place-making design elements REQUIRED FOR SOME OF THE PRIVATE OPEN SPACE FOR
in Old-Town or mixed-use future land use designations with collectively
SOME OF THE UNITS IN THE LOFT PORTION OF THE SITE.
integrated and shared open space areas.
4.In addition to the baseline open space requirement,a
a.One hundred fifty(150)square feet for each unit containing five UNDERSTAND.WE USED THESE FIGURES IN OUR
minimum area of outdoor common open space shall be provided
as follows:
hundred(500)or less square feet of living area. CALCULATIONS
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
b.Two hundred fifty(250)square feet for each unit containing more than
UNDERSTAND.WE USED THESE FIGURES IN OUR
five hundred(500)square feet and up to one thousand two hundred CALCULATIONS
(1,200)square feet of living area.
c.Three hundred fifty(350)square feet for each unit containing more than UNDERSTAND.WE USED THESE FIGURES IN OURCALCULATIONS
one thousand two hundred(1,200)square feet of living area.
5.Common open space shall be not less than four hundred(400) UNDERSTAND.WE USED THESE FIGURES IN OUR
square feet in area,and shall have a minimum length and width CALCULATIONS
dimension of twenty(20)feet.
6.In phased developments,common open space shall be
UNDERSTAND AND WILL COMPLY
provided in each phase of the development consistent with the
requirements for the size and number of dwelling units.
THE OPEN SPACE LOCATED AT THE SOUTHEAST CORNER
OF THE PROJECT IS FLANKED AT THE SOUTH BY
MCMILLAN ROAD AND ON THE EAST BY VICENZA WAY.
WE WILL PROVIDE A BARRIER BETWEEN THE OPEN
SPACE AND THE COLLECTOR/ATERIAL USING
7.Unless otherwise approved through the conditional use LANDSCAPE PLANTINGS AND THE 10'BIKE PATH THAT
process,common open space areas shall not be adjacent to HAS BEEN DESIGNED TO CROSS THE SITE PARALLEL TO
MCMILLAN ROAD. THE OTHER LARGE OPEN AREA IS
collector or arterial streets unless separated from the street by a
LOCATED CENTRAL TO RESIDENTIAL UNITS AND IS
berm or constructed barrier at least four(4)feet in height,with
ADJACENET TO LOCAL INTERIOR ROADS.
breaks in the berm or barrier to allow for pedestrian access.
D.Site 1. All multi-family developments shall provide for quality of life,
development open space and recreation amenities to meet the particular
amenities needs of the residents as follows:
a.Quality of life
i. Clubhouse. PROVIDED
ii. Fitness facilities. PROVIDED
iii. Enclosed bike storage.
iv. Public art such as a statue.
v. Dog park with waste station. PROVIDED
vi. Commercial outdoor kitchen. PROVIDED
vii. Fitness course. PROVIDED ON THE ADJACENT TRAILS
viii. Enclosed storage
b.Open space.
i. Community garden.
ii. Ponds or water features.
iii. Plaza. PROVIDED
iv. Picnic area including tables,benches,landscaping PROVIDED
and a structure for shade.
c.Recreation
i. Pool. PROVIDED
ii. Walking trails. PROVIDED
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
iii. Children's play structures. PROVIDED
iv. Sports courts. PROVIDED
d. Multi-modal amenity standards.
i. Bicycle repair station. PROVIDED
ii. Park and ride lot.
iii. Sheltered transit stop.
iv. Charging stations for electric vehicles. PROVIDED
2.The number of amenities shall depend on the size of multi-
family development as follows:
a.For multi-family developments with less than twenty(20)units,two(2) N/A
amenities shall be provided from two(2)separate categories.
b.For multi-family development between twenty(20)and seventy-five
(75)units,three(3)amenities shall be provided,with one(1)from each N/A
category.
c.For multi-family development with seventy-five(75)units or more,four N/A
(4)amenities shall be provided,with at least one(1)from each category.
d.For multi-family developments with more than one hundred(100)units,
the decision-making body shall require additional amenities SEE ABOVE.THE REQUIREMENT IS SATISFYIED
commensurate to the size of the proposed development.
3.The decision-making body shall be authorized to consider
other improvements in addition to those provided under this UNDERSTOOD
subsection D,provided that these improvements provide a
similar level of amenity.
E.Landscaping
1.Development shall meet the minimum landscaping
requirements.
requirements in accord with Chapter 3,"Regulations Applying To SATISFIED
All Districts",of this Title.
2.All street facing elevations shall have landscaping along their
foundation.The foundation landscaping shall meet the following SATISFIED
minimum standards:
a.The landscaped area shall be at least three(3)feet wide. SATISFIED
b.For every three(3)linear feet of foundation,an evergreen shrub having SATISFIED
a minimum mature height of twenty-four(24)inches shall be planted.
c.Ground cover plants shall be planted in the remainder of the landscaped SATISFIED
area.
1.All multi-family developments shall record legally binding
F.Maintenance UNDERSTOOD. DOES THE CITY HAVE ADRAFT/
and ownership documents that state the maintenance and ownership TEMPLATE DOCUMENT THEY CAN PROVIDE US? OR AN
responsibilities for the management of the development,
responsibilities. ACCEPTABLE FORM?
including,but not limited to,structures,parking,common areas,
and other development features.
ALPHA
DEVELOPMENT GROUP
June 17, 2022
Mr. Joseph Dodson
City of Meridian /Community Development
33 E. Broadway Avenue
Meridian, Idaho 83642
RE: Project Narrative for Conditional Use Permit— Bridgetower R-15
Mr. Dodson,
Alpha Development Group is pleased to provide this project narrative to you and city staff to describe
our proposed project and demonstrate the project's adherence to the underlying land use and zoning
requirements. Please see the specific information related our Bridgetower R-15 project as outlined
below.
Project Location and Ownership
Alpha Development Group, under the ownership entity, Bridgetower R15 Owner LLC, is the current
owner of 16.61 acres of undeveloped land located within the limits of the City of Meridian. This single
parcel is identified as Parcel SO427438410 on the Ada County records and specifically located on the
north side of West McMillan Road and flanked by North Vicenza Way on the east and North San Vito
Way on the west.
Project Overview
The Bridgetower R-15 project will consist of 235 rental units to be leased at market rates and managed
by a single property management company. The project will feature two unique housing products—
stacked apartment flats and townhome-type units with 10-12 units in each of the 13 separate buildings
-- both product types feature attractive exteriors that complement each other and the surrounding built
environment. Parking requirements will be met through a combination of enclosed parking garages,
covered parking stalls, and surface parking spaces located throughout the project. The civil design
documents submitted with this application will outline the relevant parking information.
Land Use and Zoning Designation
The City of Meridian zoning and land use information specifies this parcel as a Medium high-density
residential district. As such, the identified land use allows for 15 units per acre density with a maximum
building height of 40'. The Bridgetower R-15 project will provide fewer housing units than the
maximum allowed density (Max. Density = 16.61 acres x 15 units/acre = 249 units). The elevations
submitted with the CUP application will indicate that the townhome units will be two story structures
and residential flats will be three stories
166 East 14000 South Suite 110, Draper, UT 84020 1801.708.7048 1 www.live-alpho.com
ALPHA
DEVELOPMENT GROUP
All front, side and rear setback requirements including the 25' landscape buffer along West McMillan
Road is achieved.
Open Space, Pedestrian Connections, and Amenities
As the developer of the project, Alpha Development Group believes in providing common open space
above that required by the current zoning ordinance. The ordinance requires the project to have
139,000 sf of common area open space. This project provides 219,000 sf, which represents more than
150% of open area required by the development code. The project will have a total of 30% open space
over the entire site square footage. In addition to the common area open space, the project will include
80 sf private open per unit. Most of this requirement will be met through patios and balconies, but
there may be a small amount that will need to be addressed through an Alternative Compliance
application and approval.
The site plan will show a significant number of pedestrian connections available to the residents of the
community. There are many available paths to conduct pedestrian travel in all directions throughout
the project. Included in the pedestrian travel plan, residents and neighbors can utilize a 10' wide bike
path that begins at the southwest corner of the property and runs east along the south property line
and then turns north and runs along the east edge of the property to end in the northeast corner of the
overall parcel.
Like the common open space requirement, Alpha Development Group intends to provide a significant
number of amenities for the use and enjoyment of residents. Tenants will have access to amenities
including a pool and hot tub, a fitness center, a resident clubhouse, a dog park, and a group of pickleball
courts. The exact amenity package is still being studied, but it will be presented to the planning staff for
review and approval during the Certificate of Zoning Compliance process.
Existing Development Agreement
The development of this parcel will adhere to an existing development agreement that governs the
development of the property. The development agreement (Instrument 2019-055407) was recorded on
June 26, 2019. Alpha Development Group will follow the provisions outlined in this development
agreement.
Thank you in advance for the time and consideration provided to the review of this Conditional Use
Permit application. Alpha Development Group looks forward to partnering with the City of Meridian to
develop a successful project that will reflect positively on both the city and developer. Feel free to
contact me with any questions or comments related to this application.
Warm regards, k
Brad Watson
Development Manager
Alpha Development Group
166 East 14000 South Suite 110, Draper, UT 84020 1801.708.7048 1 www.live-alpho.com
APA
DEVELOPMENT GROUP
Code Section I Requirement Additional Requirements Addressed
11-2A-3- A.Minimum 1.Each property shall be of sufficient size to meet the minimum SATISFIED
Standards Property Size setbacks as established in this section and dwelling unit size
requirements in accord with subsection(F)of this section
2.Minimum property size shall be determined exclusive of land
that is used for the conveyance of irrigation water,drainage, a.The water is conveyed through pipe or tile;and SATISFIED
creek or river flows unless:
b.Included as part of a utility easement that generally runs along the SATISFIED
property lines
3. When two(2)or more parcels of land,each of which is of
inadequate area and dimension to qualify for a permitted use
under the requirements of the district in which the parcels are N/A. PROPERTY IS CURRENTLY A SINGLE PARCEL.
located,are held in one ownership,they shall be used as one(1)
property for such use.
B. Minimum 1. Properties with street frontages on cul-de-sacs or at
street frontage approximately a ninety-degree angle shall be a minimum of N/A
thirty(30)feet measured as a chord measurement.
2. Street knuckles shall be separated from through traffic by a
landscape island.Properties with frontages on such knuckles N/A
shall be a minimum of thirty(30)feet measured as a chord
measurement.
3. Properties taking access from common driveways do not N/A
require street frontage.
4. Street frontage for flag properties shall be a minimum of N/A
thirty(30)feet.
C. Corner lot 1.Corner properties shall have one(1)interior side setback and
SATISFIED
setbacks one(1)rear setback.
D. 1. Open structures such as porches,canopies,balconies,
Encroachments platforms,covered patios,cornices,eaves or other projections,
allowed in any which do not increase the volume of space enclosed by the SATISFIED
setback building and do not project into any required setback by more
than two(2)feet.
2. Chimneys,pop out windows,direct vent gas fireplaces,
entertainment centers,window seats and other projections
which do not increase the usable floor area and do not exceed
eight(8)feet in width may project up to two(2)feet into any SATISFIED
required setback.Where building setbacks are below five(5)feet
encroachments into the required setback may project up to one
(1)foot.
3. One(1)detached accessory building that is exempt from a
permit as defined by the currently adopted international
residential code shall be allowed in the required rear yard.In no N/A
case shall an accessory building be allowed in the street yard or
the required side yard.
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
1. The maximum height limitations shall not apply to the SATISFIED. WE UNDERSTAND THAT ELEVATOR
E. Maximum following architectural features not intended for human OVERRUNS,PARAPET WALLS AND MECHANICAL
height limit. occupation;steeple,belfry,cupola,chimney.Such architectural SCREENING IS EXCLUDED AS WELL. THE ELEVATOR
features shall have a maximum height limit of twenty(20)feet as OVERRUN IS TYPICALLY 8-10',LOCATED IN THE MIDDLE
measured from the roofline. OF THE BUILDING.
2. The maximum height limitations shall not apply to the
following:spire;amateur radio antenna;bridge tower;fire and
hose tower;observation tower;power line tower;smokestack;
SATISFIED.NONE OF THE MENTIONED STRUCTURES
water tank or tower;ventilator;windmill;wireless
WILL BE INCLUDED AS PART OF THIS PROJECT.
communication facility,or other commercial or personal tower
and/or antenna structure;or other appurtenances usually
required to be placed above the level of the ground and not
intended for human occupancy.
3. Notwithstanding other height limitations as set forth in this
chapter,the maximum height for education facilities shall be fifty N/A
(50)feet.
4. No exception shall be allowed to the height limit where the N/A
height of any structures will constitute a hazard to the safe
landing and takeoff of aircraft in an established airport.
1.Excluding the garage,all detached residential dwelling units in
the R-2 and R-4 districts shall meet minimum living space size
F. Living space. N/A
requirements in accord with Sections 11-2A-4 and 11-2A-5 of this
Article.
SATISFIED. EVEN THOUGH OUR PROJECT IS A
MULTIFAIMLY PROJECT,WE FELT IS WAS NECESSARY
1.All residential dwelling structures shall have a pitched roof not FOR OUR TOWN HOME-PRODUCT TO ADHERE TO THIS
less than three(3)feet in height for each twelve(12)feet in ROOF-PITCH NOTE SO AS TO MAINTAIN THE LOOK AND
G. Roof design length.Alternative roof designs for attached single-family, FEEL OF A RESIDENTIAL STRUCTURE/HOME. OUR
duplex,townhouse,and multi-family residential dwelling PROPOSED ROOF PITCH FOR THE TOWNHOME
structures may be approved through administrative design PRODUCT IS GENERALLY AN 8/12 or 10/12 ROOF PITCH.
review. THE ROOF PITCH FOR THE LARGER LOFT MULTI-FAMILY
BUILDING IS FLAT SO AS TO MATCH MORE
CONSISTENTLY WITH A COMMERCIAL BUILDING.
1.In no case shall a development propose less than a five-foot
H. Drainage setback adjacent to a property that is not part of the SATISFIED
development application
2. Properties shall provide adequate area to maintain drainage SATISFIED
on the site.
11-2A-7-Medium high-density residential district(R-1S) Dimensional standards for development in the R-15 Residential District shall be as follows:
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
Minimum
property
size/dwelling SATISFIED
unit(in square
feet) 2000
Minimum street
frontage(in SATISFIED
feet) 0
Street setback 1
to garage(in
feet):
Local 20 SATISFIED
Collector 25 SATISFIED
Alley 5 SATISFIED
Street setback 1
to living area(in
feet):
Local 10 SATISFIED
Collector 20 SATISFIED
Alley 5 SATISFIED
Interior side
setback(in feet) 3 SATISFIED
Rear setback(in SATISFIED
feet) 12
Street landscape
buffer 2(in
feet):
Collector 20 SATISFIED
Arterial 25 SATISFIED
Entryway corridor 35 SATISFIED
Interstate 50 SATISFIED
SATISFIED.THE TOWNHOME-TYPE UNITS ARE TWO
Maximum STORY IN NATURE WITH A 8/12 or 10/12 ROOF PITCH.
building height 40 THE LARGER LOFT BUILDING HAS A TOP OF ROOF RIDGE
(in feet) HEIGHT OF 33'-0"(THIS IS TOP OF ROOF,NOT TOP OF
PARAPET;5'0 PARAPET IS TYPICAL).
11-4-3-27.-Multi-family development Multi family developments with multiple properties shall be considered as one(1)property for the purpose of implementing the
A.Purpose. 1. To Implement the goals and policies of the Comprehensive
Plan:
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
THE PROPOSED PLAN MEETS THE ABOVE STANDARD BY
PROVIDING MORE THAN 30%QUALIFIED OPEN SPACE
FOR THE PROJECT,WHILE THE ORDINANCE ONLY
REQUIRES 15%. AS PART OF THE QUALIFIED OPEN
a. Plan for safe,attractive,and well-maintained neighborhoods that have SPACE THE COMMUNITY IS PROVIDING A POOL,HOT
ample open space,and generous amenities that provide varied lifestyle TUB,CABANAS,FIRE PIT,RESIDENT LOUNGE,
choices. CLUBROOM,BASKETBALL COURTS,PICKLE BALL
COURTS,FITNESS CENTER,DOG RUN,HAMMOCK
GARDEN,TOT LOT AND COMMUNITY GARDENS. SEE
THE OPEN SPACE CALCULATION,OPEN SPACE PLAN
AND AMENITY PLAN.
THE PROPOSED PLAN MEETS THE ABOVE STANDARD BY
CONNECTING ALL OF THE ABOVE LISTED AMENITIES
b. Require the design and construction of pathways connections,easy AND OPEN SPACE INTERNALLY THROUGHOUT THE SITE.
ADDITIONALLY,THE PLAN PROVIDES FOR MULTIPLE
pedestrian and bicycle access to parks,safe routes to schools,and the EXTERNAL COMMUNITY
incorporation of usable open space with quality amenities as part of new TOGETHER WITH A CRITICAL CONNECTION POINTS TO THE E BIKE PATH
multi-family residential and mixed-use developments.
CONNECTING AN EXISTING FACILITY TO FUTURE
OPPORTUNITIES. SEETHE TRAILS AND PEDESTRIAN
ACCESS PLAN.
2. To create multi-family housing that is safe and convenient
and that enhances the quality of life of its residents.
THE PROPOSED PLAN MEETS THE ABOVE STANDARD AS
CARE HAS BEEN TAKEN TO RESPOND TO THE ADJACENT
NEIGHBORS CONCERNS. THE TOWNHOME-TYPE
PRODUCT HAS BEEN DESIGNED TO INCORPORATE
PITCHED ROOFS AND EXTERIOR BUILDING MATERIALS
SO AS TO MATCH THAT OF A SINGLE-FAMILY HOME.
a. To create quality buildings and designs for multi-family development THE PLAN HAS EMBRACED ADDITIONAL LANDSCAPING
that enhance the visual character of the community. BUFFERS AND SETBACKS ALONG THE WESTERN
PROPERTY LINE SO AS TO CREATE A LARGER`BUFFER"
FROM THE NEIGHBORHOOD TO THE WEST.
ADDITIONALLY,THE LOFT BUILDING WAS REDUCED
FROM 4 STORIES TO 3 STORIES SO AS TO HELP PROVIDE
ADDITIONAL PRIVACY AND SEPARATION FOR THE
RESIDENTS LOCATED SOUTH OF THE PROPERTY.
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
THE PROPOSED PLAN MEETS THE ABOVE STANDARD AS
IT PROVIDES MUCH NEEDED PEDESTRIAN AND
VEHICULAR CONNECTIONS FROM THE EXISTING
NEIGHBORHOODS THROUGH THE SITE TO THE
ADJACENT RETAIL SERVICES. CARE WAS TAKEN IN THE
b. To create building and site design in multi-family development that is LAY-OUT AND BUILDING ORIENTATION OF THE
BUILDINGS SO AS TO MAXIMIZE THE NUMBER OF
sensitive to and well-integrated with the surrounding neighborhood.
RESIDENTIAL UNITS FACING INTERNAL TO THE SITE.
ADDITIONALLY,THE PLAN INTENTIONALLY ORIENTS AS
MANY GARAGE DOORS,CARPORTS AND INTERIOR
PARKING STALLS AROUND CORNERS AND BEHIND
LANDSCAPING WHEREVER POSSIBLE TO ADDRESS
URBAN DESIGN PRINCIPLES AND BEST PRACTICES.
THE PROPOSED PLAN MEETS THE ABOVE STANDARD BY
PROVIDING MORE THAN 30%OF THE SITE IN QUALIFIED
OPEN SPACE. AS PART OF THE QUALIFIED OPEN SPACE
THE COMMUNITY IS PROVIDING A POOL,HOT TUB,
c. To create open space areas that contribute to the aesthetics of the CABANAS,FIRE PIT,RESIDENT LOUNGE,CLUBROOM,
community,provide an attractive setting for buildings,and provide safe, BASKETBALL COURTS,PICKLE BALL COURTS,FITNESS
interesting outdoor spaces for residents. CENTER,DOG RUN,HAMMOCK GARDEN,TOT LOT AND
COMMUNITY GARDENSTHE PROPOSED PLAN MEETS
ALL OF THE ABOVE LISTED AMENITIES AND OPEN SPACE
ARE CONNECTED INTERNALLY THROUGHOUT THE SITE
WHILE ALSO PROVIDING MULTIPLE CONNECTION
POINTS TO THE EXTERNAL COMMUNITY.
1.Buildings shall provide a minimum setback often(10)feet
unless a greater setback is otherwise required by this title and/or ALL BUILDING AND BUILDING ELEMENTS ARE LOCATED
B.Site design. Title 10 of this Code.Building setbacks shall take into account AT OR BEYOND THE REQUIRED SETBACKS PER THE R-15
windows,entrances,porches and patios,and how they impact ZONING DISTRICT.
adjacent properties.
2.All on-site service areas,outdoor storage areas,waste storage, ALL ON-SITE SERVICES(I.E.TRASH ENCLOSURES&
disposal facilities,and transformer and utility vaults shall be TRANSFORMERS)WILL BE LOCATED OR SCREENED WITH
located in an area not visible from a public street,or shall be fully LANDSCAPING OR FENCING SO AS TO NOT BE VISIBLE
screened from view from a public street. FROM A PUBLIC STREET.
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
OWNER/ARCHITECT UNDERSTANDS THE"PRIVATE
3.A minimum of eighty(80)square feet of private,usable open OPEN SPACE"REQUIREMENT. ALL OF THE TOWNHOME-
space shall be provided for each unit.This requirement can be TYPE UNITS MEET THIS PRIVATE OPEN SPACE
satisfied through porches,patios,decks,and/or enclosed yards. REQUIREMENT. ADDITIONALLY,MANY OF THE LOFT
Landscaping,entryway and other accessways shall not count UNITS ALSO MEET THIS REQUIREMENT ON THEIR OWN
toward this requirement.In circumstances where strict MERIT. THE APPLICANT IS REQUESTING APPROVAL OF
adherence to such standard would create inconsistency with the AN ALTERNATIVE COMPLIANCE FOR THE REMAINING
purpose statements of this section,the Director may consider an UNITS AS THE COMMUNITY IS PROVIDING MORE THAN
alternative design proposal through the alternative compliance THE CODE REQUIRED QUALIFIED OPEN SPACE.
provisions as set forth in Section 11-56-5 of this Title.
4.For the purposes of this section,vehicular circulation areas,
parking areas,and private usable open space shall not be SATISFIED
considered common open space.
A LARGE NUMBER OF THE TOWNHOME-TYPE UNITS
WILL HAVE A DIRECT ACCESS GARAGE WHICH ALLOW
5.No recreational vehicles,snowmobiles,boats or other FOR STORAGE AND OR RECREATIONAL VEHICLES. THE
personal recreation vehicles shall be stored on the site unless PRACTICE OF PARKING RECREATIONAL VEHICLES IN
provided for in a separate,designated and screened area. SURFACE PARKING SPACES WILL BE EXPRESSLY
PROHIBITED IN THE RENTAL AGREEMENT AND
ENFORCED BY PROPERTY MANAGMENT
PARKING TABULATIONS:
UNIT TYPE 9 STALLS REQ'D COVERED REO'D
STUDIO 26 39 26
1-BR 131 197 131
2-BR 52 104 52
3-BR 26 52 26
VISITOR - 24 0
6.The parking shall meet the requirements set forth in Chapter TOTAL 235 416 235
3,"Regulations Applying To All Districts",Of this Title PARKING STALLS PROVIDED 462
• COVERED STALLS PROVIDED 235
••MAIN PARKING 100
••DISPERSED PARKING 37 12 ADA)
••GARAGE PARKING 98
• UNCOVERED STALLS PROVIDED 227
••MAIN PARKING 79 IS ADA)
••DISPERSED PARKING 48(2 ADA)
••DRIVEWAY PARKING 100
7.Developments with twenty(20)units or more shall provide the
following:
a.A property management office. SATISFIED
b.A maintenance storage area. SATISFIED
c.A central mailbox location,including provisions for parcel mail,that SATISFIED
provide safe pedestrian and/or vehicular access.
AGREED. WILL IDENTIFY DIRECTORY MAP AND
d.A directory and map of the development at an entrance or convenient WAYFINDING DEVICES DURING DESIGN AND
location for those entering the development. CONCURRENT WITH SIGNAGE
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
OPEN SPACE TABULATIONS:
UNIT SIZE M COMMON SF PRIVATE SF
C.Common <500 SF 0 0 0
open space 1.The total baseline land area of all qualified common open 500-1200 SF 157 39,250 12,560
space shall equal or exceed ten(10)percent of the gross land >120D SF 7a 27.300 6,240
design area for multi-family developments of five(5)acres or more. 10%GROSS - 72,392 -
requirements. TOTAL 235 138.942 18.800
THE TOTAL PROVIDED OPEN SPACE IS 218,954 SF. THIS
EQUATES TO 30%QUALIFIED OPEN SPACE
a.The development plan shall demonstrate that the open space has been
2.All common open space shall meet the following standards: integrated into the development as a priority and not for the use of land SATISFIED
after all other elements of the development have been designed.Open
space areas that has been given priority in the development design have:
a. Direct pedestrian access; SATISFIED
b. High visibility; SATISFIED
c. Comply with Crime Prevention through Environmental Design(CTED) WILL COMPLY
standards;and
d. Support a range of leisure and play activities and uses. SATISFIED
e. Irregular shaped,disconnected or isolated open spaces shall not meet AGREED
this standard.
f. Open space shall be accessible and well connected throughout the
development.This quality can be shown with open spaces that are
centrally located within the development,accessible by pathway and SATISFIED
visually accessible along collector streets or as a terminal view from a
street.
g. The open space promotes the health and well-being of its residents.
Open space shall support active and passive uses for recreation,social SATISFIED
gathering and relaxation to serve the development.
3.All multi-family projects over twenty(20)units shall provide at a.Minimum size of common grassy area shall be at least five thousand
least one(1)common grassy area integrated into the site design (5,000)square feet in area.This area shall increase proportionately as the DESIGN REQUIREMENT IS UNDERSTOOD. WE BELIEVE
allowing for general activities by all ages.This area may be number of units increase and shall be commensurate to the size of the WE CURRENTLY PROVIDE 150%OF THE REQUIRED
included in the minimum required open space total.Projects that multi-family development as determined by the decision-making body. QUALIFIED OPEN SPACE AND ARE CONFIDENT WE HAVE
provide safe access to adjacent public parks or parks under a Where this area cannot be increased due to site constraints,it may be SUFFICIENT TO MEET THIS REQUIREMENT.
common HOA,without crossing an arterial roadway,are exempt included elsewhere in the development.
from this standard.
b.Alternative compliance is available for these standards,if a project has a A MINOR ALTERNATIVE COMPLIANCE MAY BE
unique targeted demographic;utilizes other place-making design elements REQUIRED FOR SOME OF THE PRIVATE OPEN SPACE FOR
in Old-Town or mixed-use future land use designations with collectively
SOME OF THE UNITS IN THE LOFT PORTION OF THE SITE.
integrated and shared open space areas.
4.In addition to the baseline open space requirement,a
a.One hundred fifty(150)square feet for each unit containing five UNDERSTAND.WE USED THESE FIGURES IN OUR
minimum area of outdoor common open space shall be provided
as follows:
hundred(500)or less square feet of living area. CALCULATIONS
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
b.Two hundred fifty(250)square feet for each unit containing more than
UNDERSTAND.WE USED THESE FIGURES IN OUR
five hundred(500)square feet and up to one thousand two hundred CALCULATIONS
(1,200)square feet of living area.
c.Three hundred fifty(350)square feet for each unit containing more than UNDERSTAND.WE USED THESE FIGURES IN OURCALCULATIONS
one thousand two hundred(1,200)square feet of living area.
5.Common open space shall be not less than four hundred(400) UNDERSTAND.WE USED THESE FIGURES IN OUR
square feet in area,and shall have a minimum length and width CALCULATIONS
dimension of twenty(20)feet.
6.In phased developments,common open space shall be
UNDERSTAND AND WILL COMPLY
provided in each phase of the development consistent with the
requirements for the size and number of dwelling units.
THE OPEN SPACE LOCATED AT THE SOUTHEAST CORNER
OF THE PROJECT IS FLANKED AT THE SOUTH BY
MCMILLAN ROAD AND ON THE EAST BY VICENZA WAY.
WE WILL PROVIDE A BARRIER BETWEEN THE OPEN
SPACE AND THE COLLECTOR/ATERIAL USING
7.Unless otherwise approved through the conditional use LANDSCAPE PLANTINGS AND THE 10'BIKE PATH THAT
process,common open space areas shall not be adjacent to HAS BEEN DESIGNED TO CROSS THE SITE PARALLEL TO
MCMILLAN ROAD. THE OTHER LARGE OPEN AREA IS
collector or arterial streets unless separated from the street by a
LOCATED CENTRAL TO RESIDENTIAL UNITS AND IS
berm or constructed barrier at least four(4)feet in height,with
ADJACENET TO LOCAL INTERIOR ROADS.
breaks in the berm or barrier to allow for pedestrian access.
D.Site 1. All multi-family developments shall provide for quality of life,
development open space and recreation amenities to meet the particular
amenities needs of the residents as follows:
a.Quality of life
i. Clubhouse. PROVIDED
ii. Fitness facilities. PROVIDED
iii. Enclosed bike storage.
iv. Public art such as a statue.
v. Dog park with waste station. PROVIDED
vi. Commercial outdoor kitchen. PROVIDED
vii. Fitness course. PROVIDED ON THE ADJACENT TRAILS
viii. Enclosed storage
b.Open space.
i. Community garden.
ii. Ponds or water features.
iii. Plaza. PROVIDED
iv. Picnic area including tables,benches,landscaping PROVIDED
and a structure for shade.
c.Recreation
i. Pool. PROVIDED
ii. Walking trails. PROVIDED
ALPHA
DEVELOPMENT GROUP
Code Section Requirement Additional Requirements Addressed
iii. Children's play structures. PROVIDED
iv. Sports courts. PROVIDED
d. Multi-modal amenity standards.
i. Bicycle repair station. PROVIDED
ii. Park and ride lot.
iii. Sheltered transit stop.
iv. Charging stations for electric vehicles. PROVIDED
2.The number of amenities shall depend on the size of multi-
family development as follows:
a.For multi-family developments with less than twenty(20)units,two(2) N/A
amenities shall be provided from two(2)separate categories.
b.For multi-family development between twenty(20)and seventy-five
(75)units,three(3)amenities shall be provided,with one(1)from each N/A
category.
c.For multi-family development with seventy-five(75)units or more,four N/A
(4)amenities shall be provided,with at least one(1)from each category.
d.For multi-family developments with more than one hundred(100)units,
the decision-making body shall require additional amenities SEE ABOVE.THE REQUIREMENT IS SATISFYIED
commensurate to the size of the proposed development.
3.The decision-making body shall be authorized to consider
other improvements in addition to those provided under this UNDERSTOOD
subsection D,provided that these improvements provide a
similar level of amenity.
E.Landscaping
1.Development shall meet the minimum landscaping
requirements.
requirements in accord with Chapter 3,"Regulations Applying To SATISFIED
All Districts",of this Title.
2.All street facing elevations shall have landscaping along their
foundation.The foundation landscaping shall meet the following SATISFIED
minimum standards:
a.The landscaped area shall be at least three(3)feet wide. SATISFIED
b.For every three(3)linear feet of foundation,an evergreen shrub having SATISFIED
a minimum mature height of twenty-four(24)inches shall be planted.
c.Ground cover plants shall be planted in the remainder of the landscaped SATISFIED
area.
1.All multi-family developments shall record legally binding
F.Maintenance UNDERSTOOD. DOES THE CITY HAVE ADRAFT/
and ownership documents that state the maintenance and ownership TEMPLATE DOCUMENT THEY CAN PROVIDE US? OR AN
responsibilities for the management of the development,
responsibilities. ACCEPTABLE FORM?
including,but not limited to,structures,parking,common areas,
and other development features.