Narrative Revised _PC V1T le M
Land Development & Real Estate
Services
April 20, 2022
Mr. Bill Parsons, Planning Manager
City of Meridian
33 E. Broadway Avenue
Meridian, Idaho 83642
Dear Bill:
Subject: Updated Promenade Cottages Subdivision Narrative
On behalf of Lesley's Mobile Estates LLC., A Team Land Consultants presents to the
City of Meridian a CUP, preliminary plat, private road, and a rezone application for the
proposed Promenade Cottages Subdivision. The subject property is located at the
southeast corner of Fairview Avenue and 3rd Street. The property contains 7.64 acres
and is identified as Ada County Assessor's Tax Parcel Number S1107212707.
Project Summary
The applicant is proposing a mix of 30 residential townhouse and single family lots, 90
multifamily units, with a mix of 2 bedroom and 1 bedroom units, and two commercial lots
for the existing commercial uses. The site is proposed to be built in three phases due to
financing issues and will be further explained. The site is currently zoned R-8 which
does not allow for the existing mobile homes and commercial uses. The applicant is
requesting R-40 for the residential element and C-G for the commercial portion. The
proposed gross density of the residential area is calculated at 11 units per acre for the
cottage units and 28 units per acre for the multifamily units. Under the existing FLUM,
the site is allowed up to 40 units per acre for the residential portions. The applicant is
proposing to subdivide each of the single family and townhouse buildings, so they have
their own lot, and this is being done because the Townhomes/Cottages may be a for
sell product. The multifamily and commercial units will also be placed on their own lots.
Access and Roads
The site is adjacent to both 3rd Street, Badley Avenue and Fairview Avenue. This
project proposes to improve all the streets adjacent to the site. Badley Avenue
will be improved to complete a 36-foot street section, 3rd Street will be improved
and connected as a 47-foot collector section and Fairview Avenue will be
improved with landscaping and we will be closing several driveways on Fairview
Avenue. The submitted site plan and plat conforms with ACHD's design for both
roadways.
The residential cottage units and multifamily units will utilize drive isles to connect
to Badley Avenue and 3rd Street. There are two driveways one on 3rd Street and
Land Use Planning & Design/ Project Management/ Real Estate
1785 Whisper Cove Avenue, Boise Idaho 83709. Ph. (208) 871-7020 Fx. (208) 401-0977
E-mail: steve@ateamboise.com
Page 2
one on Fairview Avenue that are very close to the intersection that will be closed
to make the site more conforming with ACHD standards. The two driveways on
Fairview Avenue, directly in front of Idaho Pizza are proposed to remain until
such time that building is redeveloped. This is being requested because if those
driveways were closed is would greatly diminish the use of that building. Drive
isles are proposed off Badley Avenue to serve the residential cottage units and
two drive isles off 3rd Street will serve the multifamily units. All isles will be built to
City and Fire standards. The Homeowners Association will maintain the roads
and there will be financial and maintenance provisions spelled out in the CC&R's.
Proposed Buildings
The cottage residential buildings will be a mix of townhomes and detached single
family units. They are designed to operate as an alley loaded type unit with the
front of the building fronting on a mew with a walking path. All of the buildings
will have a two car garage plus additional guest parking is provided. As part of
the application we are submitting color photographs of the proposed buildings.
The color combination for the buildings will be a mixture of earth tones as shown
on the submitted pictures. The buildings are proposed with craftsman style
finishes with extensive outdoor decking, and each unit will be provided with a
minimum of 80 square feet of private open space. The fascia and trim will be
designed in such a way as to better accent the earth tones. Variations in wall
panels and rooflines are provided to make the buildings more architecturally
attractive. Mechanical units will be screened from view when positioned in
prominent view corridors.
The multifamily buildings will use similar accents that the cottage units will have.
There are a mix of unit types, some are proposed to be two bedroom and two
baths and others will be one bedroom and one bath. There are 45 of each type.
A mix is provided to offer a variety of housing types.
Phasing Plan
The cottage area accounts for approximately 2.7 acres and is proposed to be the
first phase of the development. The multifamily accounts for approximately 3.1
acres and is proposed as the second phase. The final phase will be to clean up
the commercial lots and they comprise of approximately 1.7 acres. The reason
behind the phasing is due to the type of loan the client has on the property. The
property is income producing and the loan will not allow the owners to disrupt the
income that is being made off the existing commercial buildings and the mobile
homes. Once the property is not encumbered by this loan condition, the owner
will move forward with phase two, providing market conditions warrant it. Phase
three will follow shortly thereafter. Due to the financing and timing, we are asking
for additional time to file phase two final plat, we anticipate the additional time
might be approximately 4 to 5 years instead the standard 2 years with a
preliminary and final platting. This will also give us ample time to notice the
existing residents in the mobile homes.
Landscaping and Amenities
A landscape plan has been prepared in accordance with the City standards.
There is a proposed 20-foot buffer along 3rd Street and we have a 20-foot along a
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portion of Fairview Avenue where we eliminated the driveways. The rest of the
frontage along Fairview Avenue the buffer varies. When those buildings along
Fairview Avenue redevelop, we will have the landscape buffers comply with City
Code.
There is a 16,946 square foot central pocket park within the cottage area that is
proposed with a plaza and sitting area, a community garden, and a dog park. In
the multifamily section there is a proposed 8,907 square foot area for a pool and
clubhouse. For the commercial we are proposing two gazebos and plazas which
will most like be utilized mainly by the multifamily residents. All the amenities will
be open for all the residents to use. All the parks will be extensively landscaped
and maintained by the HOA.
Pathways are provided through out the subdivision and will connect to all
common areas.
Utilities, Irrigation, Storm Drainage
There are existing wet and dry utilities adjacent to this site's west and south
boundary. The developer is proposing to extend both sewer and water from 3rd
Street and Badley Avenue. Dry utilities will also be extended into this site to all
the lots. Portions of the common areas will be utilized for storm drain;
subsurface seepage beds will dispose of the storm water. Pressurized irrigation
is proposed to all common areas and lot landscaped areas. All storm drain will be
designed to accommodate the 100-year event. During the construction of the
site, a storm water pollution prevention plan will be provided, and best
management practices will be implemented.
Applications: CUP, Rezone, Preliminary Plat, and Private Road, Alternative
Compliance
We are requesting 3 conditional uses. One CUP is for allowing residential
dwelling within the R-40 zone, another for allowing the nonconforming use to
remain until such time it redevelops, and lastly for the multifamily portion. The
rezone is submitted to place the commercial in the correct zone along with
allowing the multifamily and the cottage units. The preliminary plat is being
submitted to allow for buildings to be sold off. The private road application is for
the private drive isles and we are utilizing a mew so that we meet City Code.
The mew is shown in the cottage units and the multifamily will utilize parking lots
and drive isles within those area. The Commercial and Multifamily driveways on
3rd Street and Fairview Avenue will be modified to better meet code when those
areas fully redevelop.
The last application will be our Alternative Compliance to allow for the parking in
front of the three -bedroom units to be provided not located immediately in front of
the garages. There are 15 of the three -bedroom units which would require 30
total stalls in front of the garage. Because these are alley loaded units on private
drive isles it is not possible to provide those stalls in front of the garage.
Therefore, we are requesting alternative compliance. We are providing a total of
54 parking stall, of which we will have 30 stalls that will be dedicated to the
corresponding units, see parking exhibit. The parking plan will have the parking
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for the three -bedroom units located as close as possible to the corresponding
unit. We believe this meets the intent of the code and will provide the needed
parking plus additional for guests.
Neighborhood Meetings
There were two neighborhood meeting held for this site. The first one nobody
showed. For the second meeting we had a couple of people show up that did not
have any concerns; they were just more curious about what was going in. The
project was taken very well. The site was presented as a higher end townhouse
project, which is the objective of the developer.
Vision Statement
Our vision is to promote a residential development to increase a variety of
housing choices within the City. This site is centrally located in an area of the
City that has been developed with a significant amount of residential and
commercial uses around it. The proposed townhomes will provide a mix of
housing types that the City promotes and is needed. The multifamily will offer a
variety of unit types. There are entertainment and employment centers in close
proximity to the proposed development. This development will help meet the
demand for a mix of housing within Meridian.
With a lot of pathways and the pocket parks provided, this compact development
will offer similar amenities provided in larger developments. The building types
provided are superior to most townhouse developments of this nature. Since this
site is along 3rd Street, with an eventual connecting pathway to downtown, it will
make this a very walkable development with housing fronting on 3rd St. and
mews creating a true sense of space and engaging the residents into the
community. This development will enhance the community and the project will
be an asset to the City.
It is anticipated that the applications are in compliance with all applicable plans and
codes adopted by the City. Please notify us as early as possible if you should need
additional clarification or information regarding this application. The proposed
development will be a great addition to the City. I look forward to working with the City
as this development moves forward in the process.
Sincerely,
A Team Land Consultants
Steve Arnold
Project & Real Estate Manager
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