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
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INITIAL POINT FAMILY MEDICINE I Q, ALLSTATE
with a large variety ; —_ F ST
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single-family j
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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.
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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.
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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:
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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:
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Example of 3-bedroom bungalow-style multifamily building elevation:
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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:
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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