Loading...
CC - Staff ReportExhibit A Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 1 STAFF REPORT Hearing Date: February 27, 2018 TO: Mayor & City Council FROM: Josh Beach, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Harper Ridge Subdivision – CUP, PP (H-2017-0151) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, McMaster Limited Partnership, has submitted an application for a Conditional Use Permit (CUP) for a multi-family development consisting of 124 dwelling units in a C-G zoning district; and Preliminary Plat (PP) consisting of 16 building lots, 4 storage lots and 2 common lots on 10.68 acres of land. See Section IX of the staff report for more information. The Meridian Planning & Zoning Commission heard these items on December 21, 2017. At the public hearing, the Commission moved to recommend approval of the subject CUP and PP requests. a. Summary of Commission Public Hearing: i. In favor: Matt Schultz, Doug McMaster, ii. In opposition: Nancy Bodreaux, John Bodreaux, Eric Gabrielson, Paul Hosford, Gary Vaneckern, Ron Paschal, Glen Rackham, Gail Stocking, Carol Gabrielson, Ron Porter, Pamela Judy, Rulon Stocking iii. Commenting: Doug McMaster, Nancy Bodreaux, John Bodreaux, Eric Gabrielson, Paul Hosford, Gary Vaneckern, Ron Paschal, Glen Rackham, Gail Stocking, Carol Gabrielson, Ron Porter, Pamela Judy, Rulon Stocking iv. Written testimony: Eric and Carole Gabrielson, Ron and Kathryn Porter (2) v. Staff presenting application: Josh Beach vi. Other staff commenting on application: Andrea Pogue, Bill Parsons b. Key issue(s) of Public Testimony: i. Concerns about increased traffic through the surrounding residential neighborhoods. ii. Concerns about how the impact of increased traffic will impact the safety of the children in the neighborhood. iii. Concerns about adequate parking being provided. iv. Concerns about adequate vehicle access to the site. v. Concerns about the lack of access being required for the previously approved Movado Estates project. vi. Concerns over whether multi-family is appropriate in this area. c. Key Issues of Discussion by Commission: i. Discussion on the density being proposed ii. Traffic through the area. iii. Traffic impact on the area with commercial vs. residential. iv. Is residential appropriate for the C-G zoned parcel? v. Is the parking sufficient for the number of units? vi. Concerns about having multiple owners within the development and lack of uniformity in maintenance. d. Commission Change(s) to Staff Recommendation: i. Add condition Exhibit A Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 2 e. Outstanding Issue(s) for City Council: i. None II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP, and PP applications in accord with the conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit C. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-2017-0151, as presented in the staff report for the hearing date of December 21, 2017, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2017-0151, as presented during the hearing on December 21, 2017, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2017-0151 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 3885 E. Copper Point Drive, in the southwest ¼ of Section 21, Township 3 North, Range 1 East. (Parcel #s: S1121315100 and S1121233901) B. Applicant/Owner(s): McMaster Limited Partnership P.O. Box 2640 Eagle, ID 83616 Exhibit A Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 3 C. Representative: Schultz Development PO Box 1115 Meridian, ID 83680 D. Applicant’s Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit and preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on these applications, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: December 1, 2017 C. Radius notices mailed to properties within 300 feet on: November 27, 2017 D. Applicant posted notice on site(s) on: December 7, 2017 VI. LAND USE A. Existing Land Use(s) and Zoning: This site consists of vacant commercial property, zoned C-G. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Commercial business, zoned C-G and vacant commercial property also zoned C-G. 2. East: Recently approved single family homes in the Movado Estates Subdivision, zoned R-8. 3. South: Single-family homes in the Sutherland Farms Subdivision, zoned R-4 and R-8. 4. West: Church, zoned C-G. C. History of Previous Actions: This property was annexed in 2002 as part of Sutherland Farms (AZ-02-004, DA Inst. # 102143307). D. Utilities: 1. Public Works: a. Location of sewer: Sanitary sewer mains intended to provide service to the subject site currently exist in E. Copper Point Drive. b. Location of water: Water mains intended to provide service to the subject site currently exist in E. Copper Point Drive. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: The Ridenbaugh Canal runs along the southern boundary of this site. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This site is not located in the Meridian Floodplain Overlay District. VII. COMPREHENSIVE PLAN POLICIES AND GOALS The subject property is designated Mixed-Use Regional (MU-R) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. The purpose of this designation is to provide a mix of employment, retail, and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly Exhibit A Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 4 single use developments such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have support retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The standards for the MU-R designation provide an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the development. The developments are encouraged to be designed according to the conceptual MU-R plan depicted in Figure 3-5 (Below). The applicant proposes to develop the site with 124 dwelling at a gross density of 11.61 units/acre. This land use anticipates between 6 and 40 dwelling units per acre. GOALS, OBJECTIVES, & ACTION ITEMS: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in italics):  “Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E) The proposed multi-family residential development will contribute to the variety of residential uses that currently exist in this area (i.e. low and medium density). Staff is unaware of how “affordable” the units will be.  “Provide housing options close to employment and shopping centers.” (3.07.02D) Because of its location in close proximity to the Silverstone Business Park, nearby shopping centers), and major transportation corridors (I-84 and SH-55/Eagle Road), this property is ideal for providing higher density housing options.  “Locate high-density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares.” (3.07.02N) The proposed multi-family development is located in close proximity to major access thoroughfares (i.e. I-84 and SH-55/Eagle Road) within the City.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) The existing residential properties to the south are across a major irrigation canal and should not be impacted by the proposed multi-family development on the north side of the Ridenbaugh Canal.  “Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets.” (2.01.04B) Landscaping is proposed within planter islands in the parking areas on this site as shown on the landscape plan attached in Exhibit A.4.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F)  Urban services can be provided to this property upon development. “Adopt land use designations that will allow for housing opportunities for all income levels.” (3.07.01D) Few of the major employment areas within the City are adequately supported with enough housing options. Density near employment centers allow for workforce housing and promote community resiliency, potentially reducing commute times and expenses, and allowing for increased community and economic engagement. Exhibit A Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 5  “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B) The development of multi-family homes on this site will contribute to the variety of housing types available in this part of the City.  “Consistent with the Transportation and Land Use Integration Plan, require all new residential neighborhoods to provide sidewalks, curb and gutters, and complete streets.” (3.07.02B) Curb, gutter and sidewalks will be required to be constructed along the entire frontage of this property as part of the development. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zones: Per UDC 11-2B-1, the purpose of the commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian Comprehensive Plan. Six (6) districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. Properties within the C-G district are typically in close proximity and/or have access to interstate or arterial intersections. Allowed uses are the largest scale and broadest mix of retail, office, service, and light industrial uses. B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the permitted, accessory, conditional, and prohibited uses in the C-G zoning district. The proposed multi-family development is listed as a conditional use. The specific use standards listed in UDC 11-4-3-27 for multi-family developments apply to development of this property. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district apply to development of this site. D. Landscaping Standards (UDC 11-3B): The standards for landscaping contained in UDC 11-3B and 11-4-3-27F apply to development of this site. E. Common Open Space and Site Amenity Requirements: Common open space and site amenities are required to be provided on the site in accord with the requirements listed in11-4-3-27C and11- 4-3-27D. G. Structure and Site Design Standards: The proposed multi-family development must comply with the design standards in accord with UDC 11-3A-19 and the Architectural Standards Manual. IX. ANALYSIS Analysis of Facts Leading to Staff Recommendation: A. Conditional Use Permit (CUP): A CUP is requested for a multi-family development in the C-G zoning district as required by UDC Table 11-2B-3. The proposed multi-family development consists of a total of 124 dwelling units in (16) structures on 10.68 acres of land in the C-G zoning district. The units consist of a mix of 1, 2 and 3 bedroom units. Specific Use Standards: The specific use standards for multi-family developments listed in UDC 11-4-3-27 apply to development of this site as follows: (Staff’s comments in italics) Exhibit A Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 6  A minimum of 80 square feet (s.f.) of private useable open space is required to be provided for each unit. The applicant has not provided any floor plans to verify this requirement has been met. Prior to the Planning and Zoning Commission, the applicant will need to submit floor plans that conform to this requirement.  Developments with 20 units or more shall provide a property management office, a maintenance storage area, a central mailbox location with provisions for parcel mail that provides safe pedestrian and/or vehicular access and a directory map of the development at an entrance or convenient location for those entering the development. The site plan submitted with the Certificate of Zoning Compliance application should depict these items.  At a minimum, 250 s.f. of common open space is required for each unit containing more than 500 s.f. and up to 1,200 s.f. of living area. All of the proposed units are between 500 and 1,200 square feet; therefore, a minimum of 31,000 square feet or .711 of an acre of common open space is required for this development in addition to the 10 percent required by UDC 11-3G-3 and UDC 11-4-3-27..  For multi-family developments with 75 units or more, 4 site amenities are required to be provided with at least one from each category listed in UDC 11-4-3-27D. For developments with more than 100 units, the decision making body shall require additional amenities commensurate to the size of the proposed development. The applicant proposes a swimming pool, a clubhouse with an exercise room, a 50’ x 100’ open grassy area, and a tot lot as amenities in compliance with UDC standards. These amenities fall within the quality of life, open space and recreation categories as required.  Landscaping is required to comply with UDC 11-4-3-27-F. All street facing elevations shall have landscaping along their foundation as follows: the landscaped area shall be at least 3-feet wide and have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped with ground cover plans. The landscape plan submitted with the Certificate of Zoning Compliance should comply with this requirement for the sides of the structures that face E. Copper Point Way.  The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant should submit documentation of compliance with this requirement prior to issuance of Certificate of Occupancy. Parking: For multi-family developments, off-street parking is required in accord with the standards listed in UDC Table 11-3C-6, which requires 2 parking spaces per dwelling unit with at least one of those in a covered carport or garage. Based on (124) 1, 2- and 3-bedroom units, a minimum of 238 parking spaces are required, 124 of which should be covered. The site plan depicts a total of 248 spaces, 128 of which are covered, which complies with and exceeds UDC standards by a total of 14 spaces. For non-residential uses such as the clubhouse, a minimum of one space is required to be provided for every 500 square feet (s.f.) of gross floor area in accord with the standards listed in UDC 11-3C-6B. Prior to the Planning and Zoning Commission hearing, the applicant shall submit the floor plan for the clubhouse to ensure compliance with the UDC requirements for parking. A minimum of one bicycle parking space for every 25 proposed vehicle spaces or portion thereof is required to be provided on the site per UDC 11-3C-6G in accord with the standards listed in Exhibit A Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 7 UDC 11-3C-5C. Based on 248 vehicle spaces proposed, a minimum of 10 bicycle spaces in bicycle racks are required to be interspersed throughout the development. The plans submitted with the application show 12 bicycle parking stalls. Landscaping: Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-8C. A buffer to adjoining land uses is not required on the south, or east sides of the project because the adjacent uses are residential in nature. On the Northwest and west sides of the project, however, there are existing commercial uses that require a 25 foot landscape buffer to be installed per UDC Table 11-2B-3, and must be landscaped in accord with the standards listed in UDC 11-3B-9. Additionally, a 10 foot landscape buffer is required along any street frontage and shall be landscaped in accord with UDC 11-3B-7. Prior to the planning and zoning Commission, the applicant shall submit a revised plan that meets the above mentioned requirements. Mitigation: There are existing trees on this site. The applicant is required to comply with the mitigation standards listed in UDC 11-3B-10C.5 for any existing trees 4-inch caliper or greater that are removed from the site. Contact Elroy Huff, City Arborist (208-371-1755), prior to removal of any existing trees from the site. Building Elevations: Four building types are proposed for the future multi-family structures within the development as shown in Exhibit A.5. The architectural character of the structures shall comply with the standards listed in the City of Meridian Architectural Standards Manual. The elevations submitted with the Certificate of Zoning Compliance application should demonstrate compliance with those standards. Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application for establishment of the new use and to ensure all site improvements comply with the provisions of the UDC and the conditions in this report prior to construction, in accord with UDC 11-5B-1. Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and building design is required to be generally consistent with the elevations and site plan submit ted with this application and the standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual. B. Preliminary Plat (PP): The proposed plat consists of 16 residential building lots 4 common lots and 2 other lots on 10.68 acres of land in the C-G zoning district. The smallest lot is 11,514 square feet (s.f.) with an average lots size of 20,183 s.f. Dimensional Standards: Staff has reviewed the proposed plat for compliance with the dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district. All of the lots comply with the minimum standards. Construction of buildings on the site should comply with the setbacks for the C-G district. Access: Access to streets is required to comply with the standards listed in UDC 11-3A-3. The proposed plat depicts three accesses for the development – two via E. CopperPoint Way and one via E. Copper Pont Drive; E. Copper Point Drive is considered a collector. Stub Streets/Street Improvements: There are no stub streets proposed to adjacent properties. The Ridenbaugh canal runs along the entire length of the southern boundary. E. Copper Point Drive/Way abuts the property to the north and the property to the west was developed in 2003 Exhibit A Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 8 without a cross-access connection. S. Knapp Avenue provides a local street connection to the adjacent residential. Traffic Impact Study (TIS): A TIS was not a requirement for this project per ACHD. Landscaping: A 25-foot wide street buffer is required adjacent to the south and west boundaries of parcel #R7909850370 and the south boundary of parcel # R7909850380 per UDC Table 11-2A-8 in accord with the standards listed in UDC 11-3B-7C. Prior to the Planning and Zoning Commission hearing, the landscape plan shall be revised consistent UDC requirements. Open Space: A minimum of 10% (or 1.06 acres) of the area of the site is required to consist of qualified open space in accord with the standards listed in UDC 11-3G-3B. The applicant has proposed to provide 1.39 acres of qualified open space, or approximately 13%. A total of 1.39 acres (or 13%) of open space is proposed consisting of common areas where the clubhouse, swimming pool and tot lot are located and miscellaneous open grassy areas that are a minimum of 20’ x 20’ in area (see Exhibit A.2). The applicant proposes a swimming pool, a clubhouse with an exercise room, a 50’ x 100’ open grassy area, a tot lot and additional tenant storage as amenities. The applicant’s proposed amenities meet the requirements for amenities per the UDC. The applicant proposes a swimming pool, a clubhouse with an exercise room, a 50’ x 100’ open grassy area, and a tot lot as amenities. In order to be in compliance with the UDC, the applicant shall provide one additional amenity be provided for the project. Waterways: The Ridenbaugh Canal runs along the southern boundary of this site. Because the centerline of the ditch lies on the property line and is a very large drain, the applicant requests a waiver to UDC 11-3A-6A.3 which requires all irrigation ditches/laterals/canals/drains to be piped. City Council may waive the requirement for large capacity facilities. Fencing: A 6-foot tall open vision fence, having an 11-guage, 2-inch mesh or other construction, equivalent in ability to deter access to the waterway is required along the Ridenbaugh canal unless the drain is improved as a water amenity as set forth in UDC 11-1A-1. Sidewalks: Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. Attached sidewalks exist along a portion of E. Copper Point Drive. The applicant shall provide detached sidewalks along the entire E. Copper Point Way frontage of the property, and attached sidewalk along the S. Knapp Ave frontage. The plans shall be revised to show the missing section of sidewalk along E. Copper Point Drive. Utilities: Street lights are required to be installed along public streets adjacent to the development in accord with the City’s adopted standards, specifications and ordinances. All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. Adequate fire protection shall be required in accord with the appropriate fire district standards. Pressurized Irrigation: An underground pressurized irrigation system is required to be provided for the development in accord with UDC 11-3A-15 as proposed and will be served by the Nampa & Meridian and Settler’s Irrigation Districts. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18. Stormwater is proposed to be retained on-site in seepage beds. In summary, Staff recommends approval of the proposed CUP and PP applications with the conditions included in Exhibit B of this report in accord with the Findings contained in Exhibit C. Exhibit A Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 9 X. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Proposed Site Plan (dated: 11/13/2017) 3. Proposed Preliminary Plat (dated: 10/24/2017) 4. Proposed Landscape Plan (dated: 11/07/2017) 5. Proposed Building Elevations & Renderings (dated: 11/13/2017) B. Agency & Department Comments C. Legal Description & Exhibit Map for Annexation & Zoning Boundary D. Required Findings from Unified Development Code Exhibit A Exhibit A Page 1 A. Drawings/Other Exhibit A.1: Zoning Map Exhibit A - 2 - Exhibit A.2: Proposed Site Plan (dated: 11/13/2017) Exhibit A - 3 - Exhibit A.3: Proposed Preliminary Plat (dated: 10/24/2017) Exhibit A - 4 - Exhibit A.4: Proposed Landscape Plan (dated: 11/7/2017) Exhibit A - 5 - Exhibit A.5: Proposed Building Elevations & Renderings Exhibit A - 6 - B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS 1. PLANNING DIVISION 1.1 Site Specific Conditions of Approval – Preliminary Plat 1.1.1 Development of the site shall substantially comply with the preliminary plat, site plan and building elevations included in Exhibit A, the design standards listed in UDC 11-3A-19 and in the Architectural Standards Manual, and the conditions in this report. 1.1.2 The preliminary plat included in Exhibit A.3, dated October 24, 2017, shall be revised as follows: a. Depict a 6-foot tall open vision fence with an 11-guage, 2-inch mesh or other construction, equivalent in ability to deter access to the waterway (Ridenbaugh Canal); or, improve the drain as a water amenity as set forth in UDC 11-1A, per UDC 11-3A- 6B. b. The applicant shall provide detached sidewalks along the entire E. Copper Point Way frontage of the property, and attached sidewalk along the S. Knapp Ave frontage. The plans shall be revised to show the missing section of sidewalk along E. Copper Point Drive. 1.1.3 The applicant provide an additional ten (10) parking stalls to the site than were presented with the Site Plan labeled 1.2 Site Specific Conditions of Approval – Conditional Use Permit 1.2.1 The developer shall comply with the specific use standards for multi-family developments listed in UDC 11-4-3-27, including but not limited to the following: a. The applicant shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features, per UDC 11-4-3-27G. A recorded copy shall be submitted to the City prior to issuance of Certificate of Occupancy for the first structure within the development. b. Prior to the Planning and Zoning Commission, the applicant shall submit floor plans for the units that demonstrate compliance with UDC 11-4-3-27B.3 which requires a minimum of 80 square feet (s.f.) of private useable open space to be provided for each unit. 1.2.2 With the Certificate of Zoning Compliance, the applicant shall revise the site plan included in Exhibit A.2, dated 10/24/2017, shall be modified as follows: a. Depict a property management office, a maintenance storage area, a central mailbox location with provisions for parcel mail that provides safe pedestrian and/or vehicular access and a directory map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3-27B.7. 1.2.3 The landscape plan included in Exhibit A.4, dated June 20, 2016, shall be revised as follows: a. On the Northwest and west sides of the project, however, there are existing commercial uses that require a 25 foot landscape buffer to be installed per UDC Table 11-2B-3 and because the subject property is zoned C-G, a 25 foot landscape buffer is required along the south side of the project as well. The landscape buffer must be landscaped in accord with the standards listed in UDC 11-3B-9. Additionally, a 20 foot landscape buffer is required along E. Copper Point Drive and a 10-foot landscape buffer is required along S. Knapp Avenue in accord with Exhibit A - 7 - UDC 11-3B-7. Prior to the planning and zoning Commission, the applicant shall submit a revised plan that meets the above mentioned requirements. b. A minimum of 10% (or 1.06 acres) of the area of the site is required to consist of qualified open space in accord with the standards listed in UDC 11-3G-3B in addition to that required by UDC 11-4-3-27 for multi-family developments (.711 acres) for a total of 1.771 acres. In order to meet the requirements of the UDC the applicant shall revise the site plan to meet the requirements of UDC 11-4-3-27. 1.2.4 Prior to the Planning and Zoning Commission hearing, the applicant shall submit the floor plan for the clubhouse to ensure compliance with the UDC requirements for parking. 1.2.5 All fencing shall comply with the standards listed in UDC 11-3A-6 and 11-3A-7. 1.2.6 All storm drainage areas included in the qualified open space calcul ations shall comply with the standards listed in UDC 11-3B-11, Stormwater Integration. 1.2.7 Prior to the Planning and Zoning Commission hearing the applicant shall provide greater detail of the materials proposed for the structures in order to ensure compliance with the City’s Architectural Standards Manual. 1.2.8 All elevations that face E. Copper Point Way shall have landscaping along their foundations that comply with the minimum standards listed in UDC 11-4-3-27E.2. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC Chapter 2 District regulations. 1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. 1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I, 11-3B-8C, and Chapter 3 Article C. 1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C (streets). 1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design standards as set forth in UDC 11-3C-5C. 1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12. 1.2.13 Construct all required landscape areas used for storm water integration consistent with the standards as set forth in UDC 11-3B-11C. Exhibit A - 8 - 1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set forth in the City of Meridian Standards Manual. 1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.2.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.2.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7 and 11-3A-6B as applicable. 1.3 Ongoing Conditions of Approval 1.3.1 The conditional use may only be transferred or modified consistent with the provisions as set forth in UDC 11-5B-6G. The applicant shall contact Planning Division staff regarding any proposed modification and/or transfer of ownership. 1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.4.2 The conditional use approval shall be null and void if the applicant fails to 1) commence the use within two years as set forth in UDC 11-5B-6F1 or 2) gain approval of a time extension as set forth in UDC 11-5B-6F4. 1.4.3 The preliminary plat approval shall be null and void if the applicant fails to obtain City Engineer signature on a final plat within two (2) years of approval of the preliminary plat; or, obtain approval of a time extension as set forth in UDC 11-6B-7. 1.4.4 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design Review application from the Planning Division, prior to submittal of any building permit application. 1.5 Process Conditions of Approval 1.5.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.5.2 The conditional use approval shall be null and void if the applicant fails to 1) commence the use within two years as set forth in UDC 11-5B-6F1 or 2) gain approval of a time extension as set forth in UDC 11-5B-6F4. 1.5.3 The preliminary plat approval shall be null and void if the applicant fails to obtain City Engineer signature on a final plat within two (2) years of approval of the preliminary plat; or, obtain approval of a time extension as set forth in UDC 11-6B-7. 1.5.4 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design Review application from the Planning Division, prior to submittal of any building permit application. 2. PUBLIC WORKS DEPARTMENT Exhibit A - 9 - 2.1 Site Specific Conditions of Approval 2.1.1 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single -point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. Exhibit A - 10 - 2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the Exhibit A - 11 - owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. POLICE DEPARTMENT 3.1 The Police Department has no comments on this application. 4. FIRE DEPARTMENT 4.1 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and two family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle. b. Fire hydrants shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10’. f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets. g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4.3.1 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 4.4 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4. 4.5 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 4.6 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.7 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J. 4.8 Building setbacks shall be per the International Building Code for one and two story construction. 4.9 Provide a Fire Department Key box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. 4.10 All portions of the buildings located on this project must be within 150’ of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. 4.11 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in International Fire Code Section 903.2.8. Exhibit A - 12 - 4.12 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141, Section A5.2.18. 4.12.1 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall be required to provide an additional sixty inches (60”) wide access point to the building from the fire lane to allow for the movement of manual fire suppression equipment and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can be reached with a length of 150' fire hose as measured around the perimeter of the building from the fire lane. Code compliant handicap parking stalls may be included to assist meeting this requirement. Contact the Meridian Fire Department for details. 5. REPUBLIC SERVICES 5.1 Coordinate with Bob Olson, Republic Services (208-345-1265) on the location and design of trash enclosures prior to submittal of the Certificate of Zoning Compliance application. 6. PARKS DEPARTMENT 6.1 The Parks Department did not provide comments for this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Construct Copper Point Drive as ½ of a 40-foot street section with vertical curb, gutter, and 7- foot wide attached or 5-foot wide detached sidewalk abutting the site; tying into existing conditions to the east and west. 7.1.2 Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any public sidewalk placed outside of the dedicated right-of-way. 7.1.3 Repair or replace any deficient or damaged curb, gutter, or sidewalk along Knapp Avenue, abutting the site. 7.1.4 Construct the western driveway as a 25-foot wide driveway, located along the west property line approximately 375-feet west of Cobalt Point Way, and 155-feet east of an existing driveway, in alignment with an existing driveway to the north. 7.1.5 Construct the center driveway as a 46-foot wide driveway with 2, 20-foot wide travel lanes, and a 6-foot wide median, located approximately 325-feet east of Cobalt Point Way and 370-feet west of the eastern driveway. 7.1.6 Construct the eastern driveway as a maximum 36-foot wide driveway, located approximately 270-feet west of Knapp Avenue. 7.1.7 Construct the 3 driveways as curb return type driveways with minimum 30 -foot radii; and pave the driveways their entire width and at least 30-feet into the site beyond the edge of pavement of the roadway. 7.1.8 Payment of impacts fees are due prior to issuance of a building permit. 7.1.9 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval Exhibit A - 13 - 7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way (including all easements). 7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right -of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by t he ACHD Commission. Exhibit A - 14 - C. Required Findings from Unified Development Code 1. CONDITIONAL USE PERMIT: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following, and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Commission finds that the site is large enough to accommodate the proposed use and meet the dimensional and development regulations of the C-G zoning district and the specific use standards for multi-family developments. b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Commission finds that the proposed multi-family residential use will be harmonious with the Comprehensive Plan if Council determines a “step” down in density is appropriate for this site. The proposed use is in accord with UDC requirements. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Commission finds that the general design, construction, operation and maintenance of the multi-family use will be compatible with existing residential and commercial uses in the vicinity and with the existing and intended character of the area and will not adversely change the character of the area. The Commission recommends that the Council consider any public testimony that may be presented to determine whether or not the proposal will adversely affect the other properties in the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Commission finds that the proposed development should not adversely affect other property in the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this staff report and constructs all improvements and operates the use in accordance with the UDC standards. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Commission finds that sanitary sewer, domestic water and irrigation can be made available to the subject property. Please refer to comments prepared by the Public Works Department, Fire Department, Police Department and other agencies. f. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Commission finds that the applicant will pay to extend the sanitary sewer and water mains into the site. No additional capital facility costs are expected from the City. The applicant and/or future property owners will be required to pay impact fees. Exhibit A - 15 - g. That the proposed use 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. Commission finds that the proposed development should not involve activities that will create nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this development; however, whenever undeveloped property is developed, the amount of traffic generation does increase. h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Commission finds that the proposed development will not result in the destruction, loss or damage of any natural feature(s) of major importance. Commission recommends that the Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which Commission is unaware. 2. PRELIMINARY PLAT: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; Commission finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. b. Public services are available or can be made available and are adequate to accommodate the proposed development; Commission finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Because City water and sewer and any other utilities will be provided by the developer at their own cost, Commission finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Commission recommends the Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Commission is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Council’s attention. ACHD Exhibit A - 16 - considers road safety issues in their analysis. Commission recommends that the Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Commission is unaware. f. The development preserves significant natural, scenic or historic features. Commission finds there are no significant natural, scenic or historic features associated with this property that need to be preserved with development of this site.