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Narrative V1ALPHA DEVELOPMENT GROUP June 23, 2022 Planning Staff City of Meridian / Community Development 33 E. Broadway Avenue Meridian, Idaho 83642 RE: Project Narrative — Klein Huis at Victory and Meridian Dear Planning Staff, Alpha Development Group is seeking approval to develop 16.81 acres of vacant land located at the southwest corner of Victory Road and Meridian Road in Meridian, Idaho. Alpha Development Group intends to create a community classified as single family, for -rent, housing (SFR) called Klein Huis (meaning "tiny home" in Dutch). Klein Huis at Victory and Meridian will sit on a single improved parcel and will be owned and operated by a single entity. This Klein Huis community will feature 134 single family dwelling units in an appropriate mix of one, two and three -bedroom units. Some of the three - bedroom units will also include an attached garage. The entire community will provide 290 parking stalls with 134 of those stalls being covered. The community will offer a club house and leasing office along with select amenities to be determined by additional demographic study. As its name suggests, the Klein Huis product is smaller in terms of overall rentable square footage. The one -bedroom units are approximately 650 sf, the two -bedroom units are 950 sf, and the three -bedroom units are 1290 sf. All units will be single -story in height. One of the well -enjoyed features of a Klein Huis community is extensive open space, as we strive to provide more open space than is required by most municipal codes. Klein Huis Victory is not different. The site currently provides approximately 30% of the overall land area in some form of open space (common areas, hardscape plazas, dog parks, and clubhouse with pool). In addition to the community common areas, each of the individual units features a private back yard area (typically this is seen as semi -private space and therefore is above and beyond open space requirements noted above). As the conceptual site plan will show, the individual units are oriented in several different directions to break-up the exterior experience by adding variety through building orientation, building materiality and colors. The unit exteriors will be finished with a variety of materials that are consistent with the city's architectural standards. In an early pre -application meeting with the city, Alpha Development Group was informed of a small number of critical issues specific to this site. First, was to address the Ridenbaugh Canal that runs across our property at the north end. We intend to leave this canal as an open irrigation canal and will work with the Nampa and Meridian Irrigation District to ensure all preservation and access requirements are met along with any conditions specific to the City of Meridian. Second, the city asked that we anticipate vehicular connections with adjoining subdivisions to the south and west of the subject property. In addition, as we have engaged the neighbors, traffic congestion along Victory Road 166 East 14000 South Suite 110, Draper, UT 84020 1801.708.7048 1 www.live-alpho.com ALPHA DEVELOPMENT GROUP at the entrance into the Strada Bellissima Subdivision is identified as one of the top concerns. In conversations with ACHD and IDT the applicant has learned the preferred road alignment for our community roads not to connect with adjacent communities. By connecting our community to rights - of -way to the south and west the concern was raised that this would "intensify" the already troublesome traffic at the intersection of Victory Road and the entrance into the Strada Bellissima subdivision. During conversations the preferred alternative was to maintain current access points further west on Victory and further south on Meridian, while leaving Klein Huis as a standalone community. In addition to our full mobility access on Victory Road, the applicant has worked with IDT to allow us to provide a right-in/right-out access along Meridian. This should greatly reduce the number of vehicles accessing the community at the Strada Bellissima subdivision as Klein Huis residents can travel a little further southbound on Meridian and utilize a deceleration lane with right turn to enter the Klein Huis community. In accessing the City's desire to insure no properties are left land locked, the parcel to the west (S1225110160) of our property has multiple opportunities to connect to existing city streets. As part of the CUP documents, we have included a sketch showing our suggested vehicular connections to west of our parcel(s). The final item requested by the city is the provide two means of water connection to the project. The concept plan will indicate water service coming onto the property at both the southeast corner and at the northeast corner, from Victory Road. The sanitary sewer will exit the property at the west end of the property. Additionally, the site plan shows the required 35-foot landscape buffer along Meridian Road which includes the required 10-foot sidewalk and the noise abatement measures as outlined in the city's development code. The initial step in the development of this land will be a request for each of the five parcels annexed into the City of Meridian as a single 16-acre parcel. As part of the annexation, Alpha will pursue the R- 15 zoning designation because of its multifamily nature, but it should be noted that the housing density of the project will be capped at eight units to the acre; which is consistent with city's Future Land Use Map. Alpha Development Group looks forward to working with the city staff to create a vibrant and attractive community within the City of Meridian. Warm regards, Brad Watson Development Manager Alpha Development Group 166 East 14000 South Suite 110, Draper, UT 84020 1801.708.7048 1 www.live-alpho.com ALPHA DEVELOPMENT GROUP Code Section Requirement Additional Requirements Addressed 1. Each property shall be of sufficient size to meet the minimum 11-2A-3 - A. Minimum setbacks as established in this section and dwelling unit size SATISFIED Standards Property 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 property lines SATISFIED 3. When two (2) or more parcels of land, each of which is of inadequate area and dimension to qualify for a permitted use UNDERSTOOD. PROPERTY IS CURRENTLY MULTIPLE under the requirements of the district in which the parcels are PARCELS BUT THE APPLICANT Is WORKING ON A LOT located, are held in one ownership, they shall be used as one (1) CONSOLIDATION property for such use. 1. Properties with street frontages on cul-de-sacs or at B. Minimum approximately a ninety -degree angle shall be a minimum of N/A street frontage 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 setbacks one (1) rear setback. SATISFIED 1. Open structures such as porches, canopies, balconies, D. platforms, covered patios, cornices, eaves or other projections, Encroachments allowed in any which do not increase the volume of space enclosed by the SATISFIED building and do not project into any required setback by more setback 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 following architectural features not intended for human E. Maximum occupation; steeple, belfry, cupola, chimney. Such architectural N/A height limit. features shall have a maximum height limit of twenty (20) feet as measured from the roofline. 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; water tank or tower; ventilator; windmill; wireless SATISFIED. NONE OF THE MENTIONED STRUCTURES communication facility, or other commercial or personal tower WILL BE INCLUDED AS PART OF THIS PROJECT. 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 height of any structures will constitute a hazard to the safe N/A landing and takeoff of aircraft in an established airport. 1. Excluding the garage, all detached residential dwelling units in F. Living space. the R-2 and R-4 districts shall meet minimum living space size N/A requirements in accord with Sections 11-2A-4 and 11-2A-5 of this Article. 1. All residential dwelling structures shall have a pitched roof not SATISFIED. EVEN THOUGH OUR PROJECT IS less than three (3) feet in height for each twelve (12) feet in CONSIDERED A PROJECT, WE FELT WAS length. Alternative roof designs for attached single-family, E NECESSARY FOR OUR INDIVIDUAL UNITS TO ADHERE OUR INDIVIDUAL G. Roof design duplex, townhouse, and multi -family residential dwelling TO THIS ROOF -PITCH REQUIREMENT TO MAINTAIN THE LOOK AND FEEL OF A RESIDENTIAL STRUCTURE / HOME. structures may be approved through administrative design ROOF PITCHES RANGE FROM A MINIMUM OF 3"/12" TO review. A MAXIMUM OF 6"/12" ON EACH INDIVIDUAL UNIT. 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 on the site. SATISFIED 11-2A-7 - Medium high -density residential district (R-15) Dimensional standards for development in the R-15 Residential District shall be as follows: Minimum property size/dwelling SATISFIED unit (in square feet) 2000 Minimum street frontage (in SATISFIED feet) 0 ALPHA DEVELOPMENT GROUP Code Section Requirement Additional Requirements Addressed 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) SATISFIED 3 Rear setback (in feet) 12 SATISFIED Street landscape buffer 2 (in feet): Collector 20 SATISFIED Arterial 25 SATISFIED Entryway corridor 35 SATISFIED Interstate 50 SATISFIED Maximum SATISFIED. ALL UNITS ARE SINGLE STORY AND HAVE building height 40 ROOF RIDGE HEIGHTS RANGING FROM 16'-8" TO 17'-6 (in feet) ABOVE FINISHED FLOOR. Multi family developments with multiple properties shall be considered as one (1) property for the purpose of implementing the 11-4-3-27. - Multi -family development standards set forth in this section. 1. To Implement the goals and policies of the Comprehensive A. Purpose. Plan: SATISFIED. THE PROJECT CURRENTLY PROVIDES APPROXIMATELY 27% QUALIFIED OPEN SPACE, IN VARIOUS FORMS THROUGHOUT THE COMMUNITY a. Plan for safe, attractive, and well -maintained neighborhoods that have (EXCLUDING THE SEMI -PRIVATE BACKYARDS). EACH ample open space, and generous amenities that provide varied lifestyle choices. UNIT HAS SEMI -PRIVATE BACKARD AREAS AS WELL AS COMMON OPEN SPACE CONSISTING OF VARIUS ACTIVITIES AND AMENITIES COMBINED WITH A CLUBHOUSE AND POOL AREA. ALPHA DEVELOPMENT GROUP Code Section Requirement 2. To create multi -family housing that is safe and convenient and that enhances the quality of life of its residents. Additional Requirements b. Require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities as part of new multi -family residential and mixed -use developments. Addressed SATISFIED. THE DESIGN PROVIDES FOR PEDESTRIAN CONNECTIONS ALONG MANY THOROUGHFARES THAT CURRENTLY ARE NOT CONNECTED. ALL OF THE EXTERIOR PATHWAYS ARE DISCONNECTED FROM THE VEHICULAR ROWS. A NEW PATHWAY ALONG THE CANAL PROVIDES FOR A MAJOR CONNECTION ALONG VICTORY ROAD. ADDITIONALLY ALL COMMON AREAS AND AMENITIES ARE CONNECTED INTERNALLY THROUGHOUT THE PROJECT AND TO EACH OF THE INDIVIDUAL UNITS. SATISFIED. WE INTEND TO DESIGN AND CONSTRUCT ATTRACTIVE SINGLE FAMILY, FOR -RENT UNITS. WE WILL ACCOMPLISH THIS THROUGH THE USE OF DIFFERENT BUILDING MATERIAL AND COLORS MIXED a. To create quality buildings and designs for multi -family development THROUGHOUT THE PROJECT. WE WILL MAKE EVERY that enhance the visual character of the community. EFFORT TO MIX AND MATCH PRODUCTS SO NONE OF THE UNITS WITH THE SAME EXTERIOR FINISHES AND COLORS WILL SIT NEXT TO EACH OTHER. THIS VARIETY WILL ADD TO VISUAL CHARACTER OF THE COMMUNITY. SATSIFIED. ALTHOUGH OUR PROJECT FALLS INTO THE MULTIFAMILY HOUSING CATEGORY, THE PROJECT WILL BE COMPATABLE WITH THE SURROUNDING SINGLE b. To create building and site design in multi -family development that is FAMILY HOMES. EACH OF OUR UNITS IS SINGLE STORY sensitive to and well -integrated with the surrounding neighborhood. IN NATURE AND MOST ARE DETACHED AND STANE c. To create open space areas that contribute to the aesthetics of the community, provide an attractive setting for buildings, and provide safe, interesting outdoor spaces for residents. ALONE (WITH THE EXCEPTION OF THE ONE BEDROOM TWIN -HOME. THE PROPOSED PLAN MEETS THE ABOVE STANDARD BY PROVIDING MORE THAN 27% OFTHE SITE IN QUALIFIED OPEN SPACE. AS PART OF THE QUALIFIED OPEN SPACE THE COMMUNITY IS PROVIDING A POOL, FIRE PIT, RESIDENT LOUNGE, TENANT CLUBHOUSE & FITNESS CENTER, OUTDOOR GAME AREA, HAMMOCK GARDEN, DOG RUN AND CHILDREN'S PLAY STRUCTURE. THE 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. AW ALPHA DEVELOPMENT GROUP Code Section Requirement Additional Requirements 1. Buildings shall provide a minimum setback often (10) feet unless a greater setback is otherwise required by this title and/or B. Site design. Title 10 of this Code. Building setbacks shall take into account windows, entrances, porches and patios, and how they impact adjacent properties. 2. All on -site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. 3. A minimum of eighty (80) square feet of private, usable open space shall be provided for each unit. This requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section, the Director may consider an alternative design proposal through the alternative compliance 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 considered common open space. 5. No recreational vehicles, snowmobiles, boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area . 6. The parking shall meet the requirements set forth in Chapter 3, "Regulations Applying To All Districts", of this Title . 7. Developments with twenty (20) units or more shall provide the following: a. A property management office. b. A maintenance storage area. Addressed ALL BUILDING AND BUILDING ELEMENTS ARE LOCATED AT OR BEYOND THE REQUIRED SETBACKS PER THE R-1S ZONING DISTRICT. ALL ON -SITE SERVICES (I.E.TRASH ENCLOSURES & TRANSFORMERS) WILL BE LOCATED OR SCREENED WITH LANDSCAPING OR FENCING SO AS TO NOT BE VISIBLE FROM A PUBLIC STREET. OWNER/ARCHITECT UNDERSTANDS THE "PRIVATE OPEN SPACE" REQUIREMENT. EACH OF THE KLEIN HUIS UNITS WILL HAVE AN ENCLOSED, PRIVATE BACKYARD SPACE. TYPICALLY, A PRIVATE BACKYARD WILL BE 8' DEEP AND RUN THE WIDITH OF THE UNIT. THE SMALLEST PRIVATE OPEN SPACE IS 245 SF. UNDERSTOOD. WE ARE FOLLOWING THIS DIRECTION FOR OUR CALCULATIONS. A NUMBER OF THE THREE -BED UNITS WILL HAVE A DETACHED GARAGE WHICH ALLOW FOR STORAGE AND OR RECREATIONAL VEHICLES. THE PRACTICE OF PARKING RECREATIONAL VEHICLES ON SURFACE PARKING SPACES WILL BE EXPRESSLY PROHIBITED IN THE RENTAL AGREEMENT AND ENFORCED BY PROPERTY MANAGMENT Imirlm►41 UNIT TYPE COUNT REQ'D STALLS REQ'D COVERED STALLS I -BR 20 30 20 2-BR 60 120 60 3-15R 42 84 42 3-BR (GARAGE) 12 24 12 VISITOR - 14 0 TOTAL 134 272 134 TOTAL PARKING STALLS PROVIDED: 284 TOTAL COVERED STALLS PROVIDED: 134 ADA PARKING STALLS PROVIDED: 8 SATISFIED SATISFIED ALPHA DEVELOPMENT GROUP Code Section Requirement C. Common 1. The total baseline land area of all qualified common open open space space shall equal or exceed ten (10) percent of the gross land design area for multi -family developments of five (5) acres or more. requirements. 2. All common open space shall meet the following standards: Additional Requirements c. A central mailbox location, including provisions for parcel mail, that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. a. The development plan shall demonstrate that the open space has been integrated into the development as a priority and not for the use of land 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; b. High visibility; c. Comply with Crime Prevention through Environmental Design (CTED) standards; and d. Support a range of leisure and play activities and uses. e. Irregular shaped, disconnected or isolated open spaces shall not meet 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 visually accessible along collector streets or as a terminal view from a street. Addressed SATISFIED AGREED. WILL IDENTIFY DIRECTORY MAP AND WAYFINDING DEVICES DURING DESIGN AND CONCURRENT WITH SIGNAGE SATISFIED. THE TOTAL PROVIDED OPEN SPACE IS APPROX 197,000 SF. THIS EQUATES TO 27% QUALIFIED OPEN SPACE SATISFIED SATISFIED SATISFIED WILL COMPLY SATISFIED AGREED SATISFIED 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 beat 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 MET. DESIGN SHOWS A allowing for general activities by all ages. This area may be number of units increase and shall be commensurate to the size of the LARGE COMMON GRASSY AREA IN THE MIDDLE OF THE included in the minimum required open space total. Projects that multi -family development as determined by the decision -making body. PROJECT THAT MEETS THIS REQUIREMENT. provide safe access to adjacent public parks or parks under a Where this area cannot be increased due to site constraints, it may be 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 unique targeted demographic; utilizes other place -making design elements N/A. WE BELIEVE ALTERNATIVE COMPLIANCE WILL in Old -Town or mixed -use future land use designations with collectively NOT BE NECESSARY. integrated and shared open space areas. APA DEVELOPMENTGROUP Code Section Requirement Additional Requirements Addressed 4. In addition to the baseline open space requirement, a a. One hundred fifty (150) square feet for each unit containing five minimum area of outdoor common open space shall be provided N/A hundred (500) or less square feet of living area. as follows: 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. 7. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to SATISFIED. THE OPEN SPACE FOR THIS PROJECT IS collector or arterial streets unless separated from the street by a LOCATED CENTERALLY ON THE SITE AND DOES NOT SIT berm or constructed barrier at least four (4) feet in height, with ADJACENT TO ANY COLLECTOR OR ARTERIAL STREETS. 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 A Commercial outdoor kitchen. PROVIDED vii. Fitness course. viii. Enclosed storage b. Open space. i. Community garden. ii. Ponds or water features. iii. Plaza. PROVIDED iv. Picnic area including tables, benches, landscaping and a structure for shade. PROVIDED c. Recreation i. Pool. PROVIDED ii. Walking trails. PROVIDED iii. Children's play structures. PROVIDED iv. Sports courts. ALPHA DEVELOPMENT GROUP Code Section Requirement Additional Requirements Addressed 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. WE BELIEVE THE REQUIREMENT IS commensurate to the size of the proposed development. SATISFIED. 3. The decision -making body shall be authorized to consider other improvements in addition to those provided under this subsection D, provided that these improvements provide a UNDERSTOOD similar level of amenity. E. Landscaping 1. Development shall meet the minimum landscaping requirements in accord with Chapter 3, "Regulations Applying To SATISFIED requirements. 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 area. SATISFIED F. Maintenance 1. All multi -family developments shall record legally binding UNDERSTOOD. DOES THE CITY HAVE ADRAFT / documents that state the maintenance and ownership and ownership TEMPLATE DOCUMENT THEY CAN PROVIDE US? OR AN responsibilities. responsibilities for the management of the development, ACCEPTABLE FORM? including, but not limited to, structures, parking, common areas, and other development features.