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HomeMy WebLinkAboutFoothills Apartments CUP 02-001RECEIVED BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT FOR A 54-UNIT APARTMENT COMPLEX SITZLAR REAL ESTATE DEVELOPMENT, Applicant ) Case No. CUP -02-001 ) MAR 2 ? 2002 CiTY OF MERIDIAN CITY CLERK OFFICtr ) ) ) ) ) ) ) RECOMMENDATION TO CITY COUNCIL The property is located at the northeast comer of N. Nolar Road and E. Franklin Road and will be known as The Foothills Apartments (formerly Sparrowhawk Subdivision). The owner of record of the subject property is Dee R. Lynn of Meridian. Applicant is Sitzlar Real Estate Development, LLC. The subject property is currently zoned C-G. The zoning district of C-G is defined within the City of Meridian Zoning and Development Ordinance, Section 11-7-2. The applicant requests the conditional use permit a Planned Unit Development for a 54 unit apartment complex for The Foothills Apartments. The C-G zoning designation within the City of Meridian Zoning and Development Ordinance requires a conditional use permit be obtained for most uses including those requested by the Applicant. (Meridian City Zoning and Development Ordinance, Section 11-8-1). The Meridian Planning and Zoning Commission recognizes that the proposed application is in compliance with the Meridian Comprehensive Plan. The use proposed which is the subject of this will, in fact, constitute a conditional use as determined by City policy. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR THE PROPOSED FOOTHILLS APARTMENTS - SITZLAR REAL ESTATE DEVELOPMENT - Page 1 RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the requested conditional use permit as requested by the applicant for the property described in the application, subject to the following: Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: 1. Applicant shall record the Final Plat of Sparrowhawk Subdivision and construct all perimeter fencing prior to applying for any building permits. 2. Pursuant to 12-6-7B of the MCC, the development of Lots 2 and 3 of Sparrowhawk Subdivision shall require a detailed conditional use permit approval prior to future development. Because detailed plans for the 54-urdt apartment project were submitted with this application, a new conditional use permit shall not be required prior to construction of this lot. 3. Perimeter landscaping for the entire subdivision shall be installed prior to occupancy of any building within the subdivision, as well as all perimeter landscaping associated with this conditional use permit. The remaining landscaping and irrigation within the apartment project shall be completed or bonded for prior to issuing any occupancy permits. 4. A detailed landscape plan for the apartment complex shall be provided prior to the issuance of the Certificate of Zoning Compliance. The subdivision perimeter landscaping shall be installed as approved as part of the final plat. 5. Perimeter fencing shall be completed prior to occupancy in accordance with the approved Final Plat fencing and plan (Order of Conditional Approval, 1.13 FP-01- 023), which requires a six-foot cedar fence along the north and east property lines. 6. The basketball court within the subdivision shall be rotated 90°, to keep basketball players from shooting baskets towards Franklin Road. 7. The parking/site plan for the apartment complex must be revised to include the following changes: a. In accordance with the Landscape Ordinance, a landscape island (5' min) shall be added along the northern parking lot area to divide the 23 parking stalls into two groups of stalls with no more than 12 parking stalls linearly arranged without landscaping. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR THE PROPOSED FOOTHILLS APARTMENTS - SITZLAR REAL ESTATE DEVELOPMENT - Page 2 b. A landscape island shall be added along the eastern parking lot area for reasons noted above. c. A van accessible ADA parking stall shall be included among the 6 ADA parking stalls provided. d. The submitted site plan for the parking lot indicates a total of 108 parking stalls for 54 apartments, a ratio of 2 parking spaces to each apartment, as required by code. However, there are no parking spaces provided for guests or the clubhouse/pool area. MCC 11-13-5B requires parking for clubhouses at one space for each 300 square feet of floor area. Therefore, the 2,448 sq ft club house will require at least 8 additional parking spaces. e. All sidewalks/pedestrian walkways within the apartment complex are required to be at least 5' wide as required by the MCC, not 4' wide as depicted. Ten (10) copies of a new site plan for the apartment complex, incorporating the required changes as noted above, shall be submitted to the City Clerk's office for review at least ten days prior to the next public hearing for the project. The commercial parking lot exceeds 201 parking stalls (441 provided). MCC 12-13- 11-3 requires parking lots with more that 201 parking stalls to provide 8% of the total area of the interior of the parking lot with landscaping. The applicant shall provide either a new site plan that is in compliance with this section of code or provide the calculations based on the existing site plan to the Planning and Zoning staff at least ten days prior to the next public hearing for this development. 10. Additional landscape islands and trees shall be required within the commercial parking lot per MCC12-13-11D, E. A new parking lot site plan will not be required at this time due to the conceptual nature of this PD; however, modifications shall be made prior to applying for detailed conditional use permits. 11. Excepting the apartment complex, all future buildings within the Sparrowhawk Planned Development, whether constructed under the subject,: single-ownership PD or on individually owned lots under a future re-subdivision, shall be designed under an established set of architectural criteria (as submitted on sheets MS-3 and MS-4). Staff recommends such standards be included in the Sparrowhawk Subdivision CC&R's and/or included in the lease agreements of all future tenants and lot owners. Staff recommends the following as minimum design standards to be applicable throughout the entire development: High River Rock Wainscoat be incorporated into the elevations of all buildings visible from a public right-of-way; · The color of the stucco/drivit finish and roofing material be uniform throughout the development; · A pitched roof (minimum pitch 6/12) for all office buildings and a pre-finished metal roofing material be yisible on all buildings. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR THE PROPOSED FOOTHILLS APARTMENTS - SITZLAR REAL ESTATE DEVELOPMENT - Page 3 (Note: The "Front" and '~Rear" building elevation labels on Sheet MS-4 need to be corrected as they are both labeled "North Elevation." The river rock wainscoat must be provided on the south elevation). 1. Due to the size and intensity of use of the planned development, at least one bike rack shall be provided within the apartment complex, and at least two additional bike racks shall be provided within the commercial development. 2. All development/construction shall be in accordance with ADA guidelines. 3. Applicant shall be responsible for the design and construction of a new 12-inch diameter water main to and through this project from the higher pressure zone east of the project site. Additional Considerations 1. Reduced Landscaping Buffers When applying for Planned Developments, applicants are allows to ask for reduced development standards if they provide additional amenities, utilize the natural topography and provide more open-space than would be found in traditional development. In this particular Planned Development, the Applicant has provided several landscaped plazas within the commercial development that will be connected by a five-foot-wide pathway.. The Applicant has proposed to utilize the natural topography of the land by installing retaining walls and placing buildings at different elevations and they have provided a large recreation area for the apartment complex. The applicant requested phasing of the perimeter landscaping for the subdivision before the City Council, but the request was denied. a. Apartments: In return for providing the above noted amenities and open space, the Applicant has asked the City of Meridian for a 20% land use exception for the development of a 54-unit apartment complex in a C-G Zone. The Applicant's application does not specifically request any other reduced development standards. Notwithstanding, the submitted site plan shows reduced landscape buffers adjacent to the industrial zoned (I-L) land to the north and a reduced buffer adjacent to the Wooden Nickel Restaurant on the south. The Landscape Ordinance requires a 30'landscape buffer between multiple family dwellings (Class II) and industrial uses (Class V) and a 20' buffer between a restaurant use (Class IV) and multiple family dwellings. The Applicant's site plan shows a 15' landscape buffer adjacent to the industrial use on the north and a 10-foot landscape buffer adjacent to the restaurant to the south. The Landscape Ordinance (MCC 12-13-12-2) states that if a lower intensity use is proposed adjacent to an existing higher intensity use with no buffer, the lower intensity use must provide the entire landscape buffer. Therefore, the Apphcant is RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR THE PROPOSED FOOTHILLS APARTMENTS - SITZLAR REAL ESTATE DEVELOPMENT - Page 4 proposing a 50% reduction in the required landscape buffer in the noted areas. Staff recommends additional buffering, either additional conifers or increasing the width of the buffer. b. Commercial: The Sparrowhawk Final Plat (see Order of Conditional Approval, FP-01-023) landscape plan requires a minimum 25-foot wide buffer along the west and north sides of Lot 3, Block 1, adjacent to the single-family residence. The subject Site Development Plan proposes a five-foot wide pathway within this 25-foot buffer. The pathway is provided as a project amenity and is not required by City Ordinance. The P&Z Commission should determine whether the buffer inclusive of the pathway is adequate and meets the intention to provide separation between the commercial and residential uses. 2. Pathways The applicant does not provide any pathways connecting the primary use (commercial) with the secondary/excepted use (apartments). The Planned Development Ordinance encourages pathway connectivity between mixed uses. Staff recommends continuing the pathway/sidewalk that terminates within the commercial development at the eastern property line of lots 1 and 2, into the Apartment Complex until it connects with the apanment's internal sidewalk system. Such a change would provide additional pedestrian access to and from the commercial property. The Planning and Zoning Commission further recommend that this project is approved as a conceptional approval of the entire design project; and further that the use of conifers in lieu of any additional landscaping around the buffers is approved with a 25' buffer around the private property located on the northeast corner of the overall projec~ Adopt the Recommendations of Sanitary Service as follows: 4. Waste Enclosure is well located, however, applicant shall allow for a 12' gate opening for serviceability. Adopt the ACHD Recommendations as follows: To reduce the number of access points on Franklin Road, staff strongly encourages the applicant to provide a recorded cross access easement among the parcels within the subdivision, and to the parcels to the west. In order to reduce trips to and f~om this development it is recommended that Tenants occupying the proposed building be required to provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Pat Nelson at 387-6160. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERIvlIT FOR THE PROPOSED FOOTHILLS APARTMENTS - SITZLAR REAL ESTATE DEVELOPMENT - Page 5 In order to reduce trips to and from this development, it is recommended that the tenants occupying the proposed building(s) be mqnired to participate in any Transportation Management Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. 8. A Transportation Management Association (TMA) or Transportation Management Organization (TMO) is formed with a coordinator that works as a liaison between businesses and private and public transportation providers to increase the use of alternative transportation and other trip reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking enhancements). An annual survey will be required of the TMA/TMO to monitor participation in alternative transportation programs and forwarded to the ACI-ff) Commutefide Office. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Site Specific Requirements: Dedicate 60-feet of right-of-way from the centerline of Franklin Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first 10. Dedicate 29-feet of right-of-way from the centerline of Nola Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. The owner will not be compensated for this additional right-of-way because is a local street and is to be brought to adopted standards by the developers of abutting properties. 11. Locate any proposed gated entry a minimum of 50-feet fi.om a public road. Coordinate the location of any proposed gated entry with District staff. 12. Provide a $37,000 deposit to the Public Rights-of-Way Trust Fund for the cost of constructing a 5-foot wide concrete sidewalk on Franklin Road abutting the parcel (approximately 1,850-feet) prior to District approval of a final plat. OR Construct a 5-foot wide concrete sidewalk on Franklin Road abutting the parcel. Coordinate the location and design of the sidewalk with District staff. 13. A maximum of three driveways shall be approved on Franklin Road for the subdivision. This shall be noted on the final plat. 14. Driveways on Franklin Road shall align or offset a minimum of 185-feet fi.om any existing or proposed driveways or streets on both the north and south side of Franklin Road. Driveways on Franklin Road shall also be located a minimum of 440-feet from RECOMMENDATiON TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR THE PROPOSED FOOTHILLS APARTMENTS - SITZLAR REAL ESTATE DEVELOPMENT - Page 6 Nola Road for full access, and 220-feet for right-in/right-out access. The main driveway to Lot 3 shall align with Weatherby Street on the south side of Franklin Road. 15. ACHD shall review the proposed site plans for driveway locations upon development of the individual lots. 16. Construct curb, gutter, 5-foot wide concrete sidewalk and match paving on Nola Road abutting the parcel. Improvements shall be constructed to one-half of a 40-foot street section. 17. One driveway on Nola Road shall be approved at a location a minimum of 175-feet north of Franklin Road. 18. Pave the driveways their full width of 24 to 30-feet and at least 30-feet into the site beyond the edge of pavement of Nola Road and Franklin Road and install pavement tapers with 15-foot radii abutting the existing roadway edge. 19. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. 20. Other than the access points specifically approved with this application, direct lot or parcel access to Franklin Road and Nola Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Adopt the Recommendations of Nampa-Meridian Irrigation District as follows: 21. All laterals and waterways must be protected and all surface drainage must be retained on site. Although this is not a Nampa & Meridian Irrigation District facility, it is the end of the Barker Lateral and must be sized to carry a minim of 250 miner inches of water. All irrigation work must be completed no later than March 15, 2002. Adopt the Recommendations of Meridian Fire Department as follows: 22. A fire-flow consistent with Appendix III-A of the Uniform Fire Code shall be provided to service the entire project. Please show all proximity hydrants within 500' of the project on the resubmitted plat. 23. All turning radii shall be a minimum of 28' inside and 48' outside. 24. The proposed buildings and uses shall comply with the 1997 Uniform Fire Code. 25. The roadways shall be built to Ada County Highway standards. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR THE PROPOSED FOOTHiLLS APARTMENTS - SITZLAR REAL ESTATE DEVELOPMENT - Page 7 26. Acceptance of water supply for fire protection is contingent upon acceptance of the water system by the City of Meridian. 27. Final approval for fire hydrant location shall be by the Meridian Fire Department. 28. Provide an approved turnaround for any street, which exceeds 150' in length as a result of the phasing of the project. 29. The proposed project lies outside the five-minute response zone goal. 30. All fuel dispensing and fuel storage shall comply with the requirements of the Uniform Fire Code. 31.All building uses and occupancies shall comply with the separation requirements of the Uniform Building Code. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR THE PROPOSED FOOTHILLS APARTMENTS - SITZLAR REAL ESTATE DEVELOPMENT - Page 8