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PZ - Narrative Revised 3-23 BAPON P R O P E R T I ES Matthew Riggs 1401 171h Street 700 Denver, CO 80202 March 21, 2023 City of Meridian Planning Division 33 E. Broadway Avenue Suite 102 Meridian, Idaho 83642 RE: Narrative for Artisan Victory Market Annexation, Zoning, Preliminary Plat & Conditional Use Permit, and Private Roads applications Dear Mayor and Members of City Council, Planning and Zoning Commissioners, and Planning Staff: Baron Properties, through BPS Eagle Road LLC, is pleased to present the Artisan Victory Market, a first-class and distinctly Meridian mixed-use (commercial and residential) community nestled just north of Victory Road on Eagle Road("Artisan Victory Market" or the "Project"). The 13.60-acre project site (the"Site") includes Parcel Nos. S 1121336051, S 1121336101, S 1121336176, S 1121336200, S 1121336230, S 1121336251, and S 1121336276 (the "Property"). INTRODUCTION Artisan Victory Market encompasses the last undeveloped parcel of a larger Mixed-Use Community area in south Meridian. Specific applications for Artisan Victory Market include those for annexation, zoning, a preliminary plat, and a conditional use permit. The Project provides both needed residences and commercial development to support and complement the planned and existing commercial and residential communities in the vicinity. In keeping with the Mixed-Use Community(MU-C) future land use map ("FLUM") designation on the property, Artisan Victory Market provides up to 18,100 square feet of commercial space fronting Eagle Road and 131-units of high-quality multi-family housing on approximately 13.60 acres. Baron Properties is committed to building quality communities in Meridian, as evidenced by their recent completion of two successful developments within the City. In addition to providing high-end amenities and exceptional developments, their unique model of owning and operating their developments after construction allows residents to enjoy living in their communities without worrying about maintenance or upkeep obligations. ANNEXATION AND ZONING Baron Properties requests annexation and zoning of the Site to R-15 (medium high- density residential district) and C-C (community business district). Multi-family residential provides a smooth transition between the single-family residential homes to the east and north and existing and planned commercial uses along Eagle Road. The Project's commercial pads will both increase opportunities for businesses to locate to this desirable area of Meridian, and increase access to nearby shopping and employment opportunities for residents of the community and surrounding areas. Mixed-Use Community FLUMDesiknation As described in the Meridian Mixed-Use Community(MU-C) cut-sheet, the purpose of the MU-C designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial-type buildings. Artisan Victory Market blends 2 commercial lots, 1-bedroom duplex-style multi-family units, 2- and 3-bedroom bungalow-style multi-family units, and 2- and 3-bedroom townhome-style multi-family units with thoughtfully planned open areas and pathways that residents can enjoy without any maintenance requirements. The Project has aligned internal driveways and pathways to provide connectivity to and integration with surrounding properties. The proposed multi-family residential and commercial uses are also consistent with the Comprehensive Plan, compatible with surrounding uses, and adequately served by existing utilities and services. The building arrangement and site design create an attractive,urban character landscape consistent with the concept plans in the MU-C cut sheets. The MU-C designation calls for a mix of employment, residential and retail uses, with residential densities between 6-15 units per gross acre. Artisan Victory Market proposes a gross residential density on the low end of that range at 9.6 units per gross acre. The proposed commercial pads support the MU-C designation, which calls for non- residential buildings larger than in the Mixed Use Neighborhood(MU-N) areas but not as large as in the Mixed Use Regional (MU-R) areas. At approximately 6,000 and 10,000 square feet as shown, the building pads are less than the 30,000 square foot maximum size called for in the MU-R cut sheet,but larger than those typically found in a neighborhood setting. The larger MU-C area has FIRE, STORAGE CENTER alreadybeen STAT N 94 THE EYE ASSOCIATES - developed P`aR ;.A _� E Uj extensively and in 0> ACCOUNTING harmony with the STONE CREEK DENTAL MU-C cut sheet INITIAL POINT FAMILY MEDICINE I Q, ALLSTATE with a large variety ; —_ F ST of uses ranging from SPINE AND PHYSICAL MEDICINE single-family j residential to commercial to AUGUST STUDIO�/ w � - RESIDENTIAL HOMES storage. Notably, the w larger area does not include any multi- family development. PROJECT SITE From north to south, APPROVED EMPTY LOT r this MU-C area IPPER SPA, \ I includes storage, an w office park, single- RITEAID family residential, +U this proposed RESIDENTIAL HOMES Artisan Victory Market, an empty APPROVED EMPTY LOT \'-ASSISTED LIVING lot with a planned E CULLf daycare, assisted g J ----APPROVED EMPTY LOT living, additional single-family residential, and a Rite Aid. I - ' - Adiacent Zoning and Development Artisan Victory Market supports the transition from the busy Eagle Road corridor to the lower-density single-family residences to the �, E YFsi Project's east and north. The Site, outlined in orange, is surrounded gy E EASY JET DR by R-8 (medium density residential district)to the north, R-4 (medium low-density residential E G I R G N F R c district) to the east, C-C (community business __ - district) and R-15 (medium high-density residential district)to the south, and R-4 and R-8 - to the west across Eagle Road. ` µ Small-scale commercial and multi-family _ residential is also an ideal use on this access- challenged site. With only one access to Eagle Road, more intensive commercial or multi- family development in this area would significantly increase vehicles traveling through n E MOON DIPPER 5T I i s surrounding neighborhoods to access the Site. 1 eE WQ d CT W � BEAlNER LM Ir t e rg ry r•. t • LH L6 .Z sIICRGA� � Compliance with Comprehensive Plan In addition to meeting the purpose and intent of the Mixed-Use Community cut-sheet, the requested zoning furthers many of the City's Comprehensive Plan goals and policies. Section Comprehensive Plan Goal and Project Compliance 2.01.01 Encourage diverse housing options suitable for various income levels, household sizes and lifestyle preferences. Artisan Victory Market will include a mix of 1-bedroom duplex, 2-, & 3- bedroom bungalow-style multi family units and 2- & 3-bedroom townhome-style multi family units,providing diversity within the Project and also diversity from nearby single-family detached residences. Artisan Victory Market will offer a variety of amenities to cater to the different recreational hobbies of residents and to foster a sense of community. 2.01.01E Encourage the development of high-quality, dense residential and mixed- use areas near, in, and around Downtown near employment, large shopping centers,public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map. This project provides medium high-density residential units that complement and provide a transition between the commercial and employment areas to the south on Victory and to the north closer to 1-84, and the single-family residences to the north and east. The area has been largely developed in compliance with the larger Mixed-Use Community area, and the mix of surrounding employment and retail uses will benefit from the addition of higher density residential homes. 2.02.01A With new subdivision plats, 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. Artisan Victory Market is a connected community with pathways that connect the residential development to the north and east with the more intensive commercial and retail uses to the south. The project includes over 1.6 miles of internal pathways and sidewalks on public streets, and quality amenities including a clubhouse,fitness room, swimming pool and community garden. 2.02.02C Support infill development that does not negatively impact the abutting, existing development. Artisan Victory Market has been designed to minimize impact on the surrounding neighborhoods with 1-story residences on the north and east boundaries. 3.03.00 Direct and prioritize development in strategic areas and in accordance with corridor and special area plans. As an infill site with all services readily available, Artisan Victory Market exemplifies the vision of the Mixed-Use Community designation by providing a well-designed, interconnected living and commercial space where people can live, work, shop, and raise a family all within the same community. 3.06.02B Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity, thereby reducing vehicle trips, and enhancing overall livability and sustainability This mixed-use project fosters the mixed-use environment of the larger area by complementing the surrounding commercial, retail, and single- family detached residential uses. Planned and developed commercial and employment centers are within walking distance of the Site. Artisan Victory Market residents can shop, dine,plan and work in close proximity and reduce vehicle trips in the area. This Project will increase the overall livability and sustainability of the surrounding area by providing much needed housing that will help nearby businesses thrive with a permanent customer base. 3.07.01A Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices. Smaller commercial and multi family residential provides an appropriate transition between the C-C retail and commercial uses to the south and Eagle Road to the west, and the single-family residences to the east and north. The Site integrates higher density buildings along Eagle Road and the commercial areas to the south and provides single-level duplex and bungalow-style multi family units along the north and east adjacent to the single-family homes. Fencing screens the project from surrounding developments. 6.01.01H Require pedestrian access connectors in all new development to link subdivisions together and promote neighborhood connectivity as part of a community pathway system. With approximately 1.6 miles of internal pathways and detached sidewalks, Artisan Victory Market provides necessary connectivity between current and future developments and uses on all sides of the property. Compliance with Zoning Criteria Artisan Victory Market complies with the City's zoning criteria in UDC Section 11-5B-3: 1. The map amendment complies with the applicable provisions of the Comprehensive Plan, as described above. The site is designated Mixed-Use Community on the FLUM. Within this designation, both C-C zoning and R-15 zoning are supported by the Comprehensive Plan. 2. Artisan Victory Market complies with the regulations outlined for the proposed districts, specifically the purpose statements. The UDC explains that the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Comprehensive Plan. UDC Section 11-2A-1. Multi-family development is a conditionally approved use within this zone, and Artisan Victory Market meets the dimensional standards and density for the R-15 district. Artisan Victory Market includes a mix of 2-story townhome-style buildings and 1-, 2-, and 3- bedroom duplex and detached residences, providing a range of housing opportunities. The purpose of the commercial district is to provide for the retail and service needs of the community in accordance with the Comprehensive Plan. UDC Section 11-2B-1. The two commercial parcels each exceed 3/4 acre,providing ample room for future small and mid-size businesses. 3. Artisan Victory Market is not materially detrimental to the public health, safety and welfare. Rather, as discussed above, the Project supports the public health, safety and welfare by providing commercial development on Eagle Road and much-needed housing within this area of Meridian. Artisan Victory Market provides a smooth transition between the single-family residences to the north and east and the more intensive commercial uses to the south and east along Victory Road. 4. Artisan Victory Market does not result in an adverse impact upon the delivery of services by a political subdivision providing public services with the city including, but not limited to, school districts. Sewer and water are available to the Site. The Site is served by Pepper Ridge Elementary School, Lewis & Clark Middle School, Mountain View High School, and several charter schools in the vicinity. PRELIMINARY PLAT Artisan Victory Market proposes 2 commercial pads and 131 residences on approximately 13.6 acres of property. The residential area includes 10.57 acres (or 77.7%) of the Property, while the commercial areas comprise approximately 1.44 acres (or 10.6%) of the Property. The remaining land includes the Eagle Road buffer and public rights-of-way. I I _.._.._.._ - ali -. s low t- _ - •i i i M �l � l� • w dy I iI j 1� Er w _! a.._,,. I , I I I i I Site Plan Artisan Victory Market is thoughtfully planned with 2 commercial pads adjacent to Eagle Road and the commercial development to the south. To the north and east of the commercial pads are 131 multi-family residences for a gross density of 9.6 units per acre and a net density of 12.4 units per acre. The Site includes a mix of 1-bedroom duplex-style multi-family units, 2- and 3-bedroom bungalow-style multi-family units, and 2 and 3-bedroom townhome-style multi- family units with open space integrated throughout. Unit Type Total Dwelling Units Percent 1 Bedroom/1 Bath 62 47.3% 2 Bedroom/2 Bath 37 28.2% 2 Bedroom/2.5 Bath 16 12.2% (townhome) 3 Bedroom/2 Bath 8 6.1% 3 Bedroom/2.5 Bath 8 6.1% (townhome) The building mix includes townhomes-style, duplex-style and bungalow-style multi- family residential units. Building Type Number of Buildings Total Units Townhomes 4 24 units 1 Bedroom/1 Bath Duplex 31 62 units 2 Bedroom/2 Bath Single 21 21 units 2 Bedroom/2 Bath w/ Garage 16 16 units 3 Bedroom/2 Bath Single 8 8 units The multi-family component of Artisan Victory Market provides 274 parking spaces in attached garage, detached garage, covered, and non-covered surface parking spaces. This is 25 more parking spaces than required by the UDC and results in a parking ratio of 2.09 per unit. This number also does not include parking on the townhome driveways or any street parking on E. Publisher Street or S. Titanium Drive. There are also an additional 55 spaces of commercial parking. In addition to ample parking, Artisan Victory Market offers locked interior storage space. The storage units are located within the detached garages and are designed to seamlessly integrate into the development. Open Space Artisan Victory Market exceeds the open space requirement of the UDC. Open space must exceed 10% of the multifamily gross land area. UDC Section 11-4-3-27-C.1. The gross multifamily area of Artisan Victory Market is approximately 10.89 acres (inclusive of the .32 acre buffer off Eagle Road). Artisan Victory Market includes approximately 1.13 acres of qualified open space which exceeds the City Code requirement of 1.09 acres. In addition, the site includes an extra 0.30 acres of parkway open space, for a total of 1.43 acres of open space. The UDC requires additional community common space based on the number and size of the residences. UDC Section 11-4-3-27.C.4. Artisan Victory Market provides an additional 0.90 acres of common open space in compliance with the UDC. Artisan Victory Market provides an average of 353 square feet of private open space per unit, far exceeding the 80 square feet required by the UDC. Each duplex and detached residential unit includes both a private patio and a private yard, with private open space ranging from 509 square feet to 681 square feet per unit. The townhome units each have 92 to 94 square feet of private patio space. Open space is integrated throughout Artisan Victory Market. Internal pathways and sidewalks are linked throughout the Site. Significant landscape buffers will provide attractive screening, with 35' landscape buffers along Eagle Road, 20' buffers along the east, and 15' buffers on the north and south sides. Amenities Artisan Victory Market includes generous amenities, representing each of the quality of life, open space, recreation and multi-modal categories. A dog park with attractive landscaping and a walking pathway are located along Eagle Road. The centrally-located clubhouse includes a coffee bar, indoor gathering and seating areas, a kitchen, a conference room, a Zoom-room, and a fitness center. Outside the clubhouse, residents will enjoy a resort-style community pool with a large pool deck, covered grill area, patio seating,umbrellas, and high-end lounge furniture. Artisan Victory Market also includes a children's playground adjacent to the pool for an additional gathering place. The Project includes electric vehicle charging stations centrally located near the clubhouse, and will provide infrastructure for additional electric vehicle chargers in the future. Artisan Victory Market will also include a property management office, a maintenance shop, a central mailbox location,parcel lockers, and a conveniently located directory and map. Services As an infill location, sewer and water are available at the Site. The Site is served by Pepper Ridge Elementary School, Lewis & Clark Middle School, Mountain View High School. There are also several charter schools, including Gem Prep: Meridian South Charter School, in the vicinity. The development will have an estimated 26 school-aged children. Baron will continue to work with the Meridian Police and Fire departments to ensure Artisan Victory Market provides appropriate emergency vehicle access. Transportation Access to the Site is planned via one access on Eagle Road, and via extensions of E. Publisher Street to the east, and South Titanium Avenue to the north and south. There will be an additional access to the commercial area through the approved commercial area to the south. A traffic impact study ("TIS")was completed on Artisan Victory Market and has been accepted by ACHD. The TIS concludes that Artisan Victory Market will not cause any road segment or intersection to fail level of service standards, and that off-site mitigation is not required(except for payment of ACHD's standard impact fees). Artisan Victory Market will be a positive addition to the roadway network by providing connectivity between the residential subdivisions to the north, east and south. CONDITIONAL USE PERMIT Residences Artisan Victory Market will include a mix of 1-, 2- and 3-bedroom units, ranging from 692 square feet to 1,352 square feet. The Project's least dense, 1-story duplex and bungalow-style multi-family residences have been thoughtfully placed on the east and north perimeters of the Site to minimize their impact on the surrounding residential subdivisions. Artisan Victory Market's denser, 2-story townhome-style multi-family units are adjacent to Eagle Road and the commercial development to the south. The Project provides 24 townhome-style multi-family units within 4 separate buildings. These 2- and 3-bedroom units include contemporary architectural design and private balconies or patios within this highly amenitized community. Each townhome unit includes 2 parking spaces in an attached garage. The location of these buildings is informed by the adjacency of commercial uses along Eagle Road and to the south. Townhome-style multifamily residence elevations: j Now- The balance of the residential project will consist of 1-bedroom duplex-style and 2- and 3-bedroom bungalow-style multi-family residences. These lower density structures offer more of a single-family home experience with direct access to private yards. They are situated throughout the Project and along the Project's northern and eastern boundaries, which border existing single- family residential subdivisions. Example of 1-bedroom duplex-style multifamily building elevation: 4 IP Fa6F .W_ 1.3 4j, � Y y tii_ .r w__w " Example of 3-bedroom bungalow-style multifamily building elevation: HIP FIDQF i Other residential buildings are similarly styled. The interior of the units include timeless and up-scale design featuring open, spacious floor plans. Informal living/dining areas include large island kitchens designed for entertaining. Other amenities include large bedrooms with walk-in closets, dual vanities in primary suites, large showers, and ample storage. Commercial Buildings Artisan Victory Market proposes two commercial pads, which are approximately .58 acres and 1.08 acres. As the ultimate tenants of these pads are unknown, the exact layout and configuration of the parcels may change. Though the final design of the commercial building(s) will likely differ from the current proposed elevations,buildings will be designed with architecture and materials consistent with those used in the residential component to provide a cohesive and uniform appearance throughout the development. Conceptual commercial building elevations: r. VO N; Compliance with CUP Criteria Artisan Victory Market complies with the CUP criteria in UDC Section 11-5B-6: 1. The Site is large enough to accommodate the proposed use. The Project design meets all dimensional standards and development regulations in the C-C and R-15 zones. The Project meets all setback, buffering, height and dimensional standards required by the UDC. The on-site parking, open space and number of amenities exceed the City's standards. 2. Artisan Victory Market is harmonious with the Comprehensive Plan and in accord with the requirements of the UDC. Specifically, and as discussed in detail above, the Project will further the Comprehensive Plan's goal of providing diverse housing and neighborhood types (2.01.00), with a neighborhood that has ample open space and generous amenities (2.02.00), all as depicted on the FLUM. The project meets the Comprehensive Plan's goals for promoting mixed-use living by adding commercial pads and much-needed multi-family residences into an area that has extensive non-residential and detached residential housing uses approved and/or developed. 3. The design, construction, operation and maintenance of Artisan Victory Market will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity. The project will not adversely change the essential character of the area, which is largely developed in general conformance with the Mixed-Use Community FLUM designation. The most intensive commercial uses abutting Eagle Road transition to less intensive multi-family residences, smoothing the transition to the single-family residences to the north and east and the higher intensity commercial areas to the south. 4. The multi-family and commercial uses will not adversely affect other property in the vicinity, and will instead enhance properties in the area by providing much-needed housing and a thoughtfully designed pathway systems connecting the surrounding residential properties to the commercial uses to the south. 5. Artisan Victory Market is adequately served by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage, refuse disposal, water and sewer. The Site has frontage on Eagle Road, and utilities are adjacent to the Site. 6. The Project will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Rather, Artisan Victory Market serves to stimulate the economic welfare of the community by providing commercial spaces as well as much needed housing. 7. Artisan Victory Market will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. 8. The Site does not have any natural, scenic or historic feature considered to be of major importance, and the Project will not result in the loss of any natural, scenic or historic features. PRIVATE STREETS Artisan Victory Market proposes three private interior streets. These private streets meet all of the design standards under UDC Section 11-3F-4. They are created pursuant to a perpetual ingress/egress easement to be maintained by Baron Properties and its assigns. The private streets connect only to E. Publisher Street, a public local street, and to S. Titanium Avenue upon its extension concurrent with the development of the Site. The private streets provide sufficient maneuvering area for emergency vehicles, and a plat note confirms that private streets shall provide sufficient maneuvering area for emergency vehicles. The private streets will not be gated, and do not contain cul-de-sacs. No common driveways take access off the private streets. Private streets will be built to comply with roadway and storm drainage standards, and will be 26 feet in width as indicated on the plat. No parking will be allowed on the private streets, as also denoted on the plat. With the extension of S. Titanium Avenue and E. Publisher Street, the overall street network will be improved,promoting smooth traffic flow within and without the Site. CONCLUSION Thank you for your consideration of these application for Artisan Victory Market. The proposed development is consistent with the FLUM designation on the Property, the Comprehensive Plan and the proposed C-C and R-15 zoning, and applicable criteria in City Code. Baron Properties is excited to bring this quality residential community to Meridian. Sincerely, Matthew Riggs Principal, Baron Properties