CC - Narrative Revised 6-16 BAPON
P R O P E R T I E S
Matthew Riggs
1401 171h Street 700
Denver, CO 80202
June 13, 2023
City of Meridian
Planning Division
33 E. Broadway Avenue
Suite 102
Meridian, Idaho 83642
RE: Revised Narrative for Artisan Victory Market Annexation, Zoning, Preliminary
Plat & Conditional Use Permit, and Private Roads applications
Dear Mayor and Members of City Council, and Planning Staff:
Since our previous City Council hearing on April 6, 2023, Baron Properties, through BPS
Eagle Road LLC, has thoughtfully revised the site plan for the Artisan Victory Market to
incorporate the comments and suggestions proposed by the Council. We now propose an
exclusively residential community that will provide much needed, best in class multifamily
housing within the larger mixed-use community designation. The community is nestled just
north of Victory Road on Eagle Road("Artisan Victory Market"or the"Project"). The 13.60-
acre project site (the "Site") includes Ada County Parcel Nos. S1121336051, S1121336101,
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 will provide multi-family residences which are currently absent from the
Future Land Use Map ("FLUM") Mixed-Use Community Designation. One hundred thirty-eight
units of high quality multi-family residences will support and complement the planned and
existing commercial and residential communities in the vicinity.
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). The previous application included roughly 2 acres of commercial
ground, a relatively small amount of space in consideration of the larger Mixed-Use Community
FLUM Designation. Given the mid-block position, this infill site is access constrained with only
one private drive access onto an arterial road(Eagle Road), making it less desirable for
commercial use. Several members of City Council expressed their disapproval of the proposed
drive-through on the previous plan, citing safety and access concerns for the neighboring
residents. Without a drive-through, commercial interest in the site will be minimal and ultimately
render the commercial ground financially untenable. Baron agrees that a drive-through adjacent
to a multi-family community is not in the best interest of the residents as increased traffic by
customers and large commercial vehicles will translate to increased safety concerns and detract
from the peaceful and insulated living experience offered by the Artisan Victory Market
neighborhood design.
Multi-family residential provides a smooth transition between the single-family
residential homes to the east and north and the senior living facility to the south. Our site plan
includes deliberately designed pathways to provide easy and intuitive pedestrian access to the
existing and planned commercial to the south for both our residents and neighbors.
Mixed-Use Community FLUMDesignation
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 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 use is 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 residential densities between 6-15 units per gross acre.
Our revised site plan and unit mix for Artisan Victory Market proposes a gross residential
density in the middle of that range at 10.15 units per gross acre.
The larger MU-C
area has already been "RE STORAGE CENTER
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e Adiacent Zoning and Development
y Artisan Victory Market supports the
YI 4, transition from the busy Eagle Road corridor to the
_ lower-density single-family residences to the
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E EASY JET DR Project's east and north.
E GlRIDNER_41 The Site, outlined in orange, is surrounded by
R-8 (medium density residential district)to the
► r:` ~r north, R-4 (medium low-density residential 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.
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$E MOON DIPPER ST I Small-scale multi-family residential is the
E b*Ok - ideal use on this access-challenged site. With only
0"WER a F ,
CT W REAMER one access to Eagle Road, more intensive
N
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area would significantly increase vehicles traveling
' E SHERGII " through surrounding neighborhoods to access the
Site.
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.
The 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 intentionally
designed pathways and a heavily landscaped central thoroughfare with
boulevard character. Pedestrians and cyclists from within the Site or
accessing the Site from any direction can easily navigate the over 1.6 miles
of internal pathways and sidewalks on public streets The pedestrian
experience is amplified by evenly distributed green space, including the
community garden, dog park, and community building, which create
opportunities for social interaction.
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.
Section Comprehensive Plan Goal and Project Compliance
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
supports the vision of the Mixed-Use Community designation by providing a
well-designed residential neighborhood living experience where people can
live and raise their families in close proximity to work, shopping, and
schools in their immediate 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.
The 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. 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.
The single-story duplex and bungalow units provide an appropriate
transition from the single-family residences to the east and north, while
the two-story, higher density townhomes are appropriately placed along
Eagle Road and adjacent to the commercial development to the south.
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.
Residents can easily navigate and access high quality amenities including
a clubhouse,fitness room, swimming pool and community garden.
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, R-15 zoning is 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. Multi-
family development is a conditionally approved use within the R-15 district, 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.
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 desirable multi-family 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 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 138 residences over approximately 13.6 acres of
property. The Eagle Road buffer and public rights-of-way account for 3.3% and 7.8% of the
acreage respectfully.
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Site Plan
The higher density, two-story townhomes at Artisan Victory Market are thoughtfully
positioned along Eagle Road and adjacent to the commercial development to the southwest,
while the single-story duplex and bungalow units are situated next to the neighboring residential
subdivisions to the north and east which creates an organic transition. The gross density is 9.6
units per acre and a net density of 10.15 units per acre. The multifamily units are punctuated by
open space integrated throughout.
Unit Type Total Dwelling Units Percent
1 Bedroom/1 Bath 58 42%
2 Bedroom/2 Bath 44 32%
2 Bedroom/2.5 Bath 12 8.7%
(townhome)
3 Bedroom/2 Bath 18 13%
3 Bedroom/2.5 Bath
(townhome) 6 4.3%
The building mix includes townhomes-style, duplex-style and bungalow-style multi-
family residential units.
Building Type Number of Buildings Total Units
Townhomes 3 18 units
1 Bedroom/1 Bath Duplex 29 58 units
2 Bedroom/2 Bath Single 28 28 units
2 Bedroom/2 Bath w/Garage 16 16 units
3 Bedroom/2 Bath Single 18 18 units
Artisan Victory Market provides 314 parking spaces in attached garage, detached garage,
covered, and non-covered surface parking spaces. This is 53 more parking spaces than required
by the UDC and results in a parking ratio of 2.27 per unit. This number does not include parking
on the townhome driveways or the 50 additional street parking spaces on E. Publisher Street or
S. Titanium Drive.
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 10% open space requirement of the UDC. The gross
multifamily area of Artisan Victory Market is+/- 13.6 acres. Artisan Victory Market includes
approximately 1.43 acres of qualified open space which exceeds the City Code requirement of
1.36 acres. In addition to the 1.43 acres of qualified open space the project features .33 acres of
linear parkway landscape strip along S. Titanium Ave and E. Publisher St which serve to amplify
the pedestrian experience and contribute to the boulevard character of the thoroughfare.
The UDC requires additional community common space based on the number and size of
the residences. Artisan Victory Market provides an additional .85 acres of common open space in
compliance with the UDC.
Artisan Victory Market provides an average of 565 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 border, 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
pedestrian access to the commercial area to the southwest
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, single-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 18 townhome-style multi-family units within 3 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:
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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SINGLE SLOPE ROOF
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.
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 R-15 zone. 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 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 higher density, two story townhome units 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 use 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 system 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 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. At the request of City Council the private streets have been
placed into common lots.
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 revised applications for Artisan Victory
Market. The proposed development is consistent with the FLUM designation on the Property, the
Comprehensive Plan and the proposed R-15 zoning, and applicable criteria in the City Code.
Baron Properties is excited to bring this quality residential community to Meridian.
Sincerely,
Matthew Riggs
Principal, Baron Properties