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Home My WebLink AboutPZ - Staff Report for 9-19 COMMUNITY DEVELOPMENT C��fEPIDIAN*,, DEPARTMENT REPORT HEARING 9/19/2024 Legend DATE: Project Location m _ TO: Planning&Zoning Commission Area of Impact = City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 nnapoli@meridiancity.org APPLICANT: Danielle Stehman SUBJECT: MCU-2024-0002 - --r Meridian Oz F LOCATION: 1475 E. Franklin Rd., in the NE 1/4 of Section 18,T.3N., R.I E. (Parcel #S1118110051) I. PROJECT OVERVIEW A. Summary Modification to the existing Conditional Use Permit(MCU)to amend bedroom counts,building elevations, and site design for a multi-family development consisting of 36 dwelling units on 2.39 acres of land in the R-40 zoning district. B. Recommendation Staff. Approval with conditions C. Decision Select: Pending. City of Meridian I Department Report 1. Project Overview IL COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped land - Proposed Land Use(s) Multi-family development - Existing/Proposed Zoning R-40 0 VII.A.2 Future Land Use Designation Mixed Use—Community(MU-C) VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date Tuesday,May 7,2024 Neighborhood Meeting 5/30/2024 Site posting date 9/6/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.0 • Comments Received Yes - • Commission Action Required No - • Access Access is proposed via S.Locust Grove Rd.,an arterial - street,at the eastern boundary of the site;no access is proposed via E.Franklin Rd.,an arterial street,at the northern boundary of the site. • Traffic Level of Service Franklin Rd.&Locust Grove Rd.—Better than"E" - (acceptable level of service is"E") ITD Comments Received No Meridian Fire Response Time: Less than 5 minutes Meridian Police Distance to Station: 0.6 mile;Response Time: 2:58 minutes - Meridian Public Works Wastewater Distance to Mainline: Available at site;Impacts or IV.B Concerns:No Meridian Public Works Water Distance to Mainline: Available at site;Impacts or IV.B Concerns:No See City/Agency Comments and Conditions Section for all department/agency comments received or see public record. (https://weblink.meridiancity.org/WebLink/DocView.aspx?id=311186&dbid=0&repo=MeridianCity&cr= 1) City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The applicant is requesting a modification to an approved conditional use permit to redesign the site, elevations, and modify the bedroom count. The original CUP was approved with 36 units and all of them being 2-bedrooms. The applicant has decided to change the bedroom count to 18 1-bedroom and 18 2-bedroom units.Additionally,the site was redesigned to reduce the building count from 8 to 3 buildings. The original plan shows 8 garden style apartment buildings while the new plan is 3 climate-controlled apartment buildings. The proposed use and density of the development is consistent with the Mixed-Use Community (MU-C)FLUM designation. Table 4: Proiect Overview Description Details History AZ-99-005 (Development Agreement(Inst.499121334;Ord. 848— Cobblestone Village);CUP-99-005 Cobblestone Village(expired);ROS #13695(not approved by the City);H-2022-0073(Meridian OZ Apartments MDA&CUP—denied);H-2023-0048(Meridian OZ Apartments CUP—Approved) Phasing Plan 1 Phase Residential Units 36 multi-family units Open Space 0.34 acre(or 14,837 s.£) Amenities Covered picnic area,children's play structure,pedestrian walkway,dog park with waste station,enclosed bicycle storage,community garden and exercise facilities. Physical Features The Cook Lateral runs along S.Locust Grove Rd. on this site. Acreage 2.39 acres Lots N/A Density 15 unites/acre(gross) B. History and Process The first MDA&CUP application(H-2022-0073 Meridian OZ Apartments) for a 60-unit multi- family development,with a density of 25 units per acre,was denied by City Council. The denial was based on the density not aligning with the existing DA and the proposed sole access via Locust Grove presenting significant traffic safety concerns with the number of units proposed only using the one access. The Council stated actions to gain approval could include reducing the number of units to be more consistent with that contemplated in the existing DA and better ingress/egress for the site. The previous CUP was approved for a 36-unit multi-family development at a density of 15 units/acre. C. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The previous CUP was approved for a multi-family development consisting of 36 dwelling units in eight(8)3-story structures on 2.39 acres of land in the R-40 zoning district. All of the units were proposed to have 2 bedrooms each. The gross density for the development is 15 units/acre consistent with that approved in the existing development agreement and with the guidelines in the Comprehensive Plan for MU-C designated areas. The proposed use is consistent with the previous approval;however,they have shifted to have 3 climate-controlled apartment buildings consisting of 12 units each. Staff has some concerns City of Meridian I Department Report III. Staff Analysis about the orientation of the building entrances as they are not visible from the drive aisle. This can cause safety issues and make it difficult for emergency services to monitor the area. Staff recommends Buildings 1 and 2 are reoriented to provide better visibility of the entrances or pedestrian lighting is provided to add additional visibility. Staff has reviewed these provisions and included comments below and conditions of approval in Section IX. 2. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-40 zoning district. The proposed development appears to comply with the dimensional standards of the district. 3. Specific Use Standards (UDC 11-4-3): i. Residential buildings shall provide a minimum setback of ten feet(10)unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches, and patios, and how they impact adjacent properties. The proposed buildings shown on the site plan shall comply with this standard. However, in discussion with our building department, 10 feet of separation is required between carports and the building. Building#3 appears to be 5 feet from the carport on the south side of the building which requires this building to be shifted to the north five additional feet to meet building code requirements. The changes should be reflected on the site plan submitted with the certificate of zoning compliance application. ii. All on-site service areas, outdoor storage areas,waste storage, disposal facilities,and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan depicts a trash enclosure within the perimeter buffer at the Southeast corner of the site and another trash enclosure at the Northeast portion of the site. Neither of which are visible from the public street due to landscaping screening the enclosures. iii. A minimum of eighty(80)square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping, entryways and other access ways shall not count toward this requirement. In circumstances where strict adherence to such standards would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title. The Applicant states each patio will be roughly 80 square feet. Floor plans should be submitted with the Certificate of Zoning Compliance application that demonstrate compliance with this standard. iv. For the purposes of this section,vehicular circulation areas,parking areas, and private usable open space shall not be considered common open space. These areas were not included in the common open space calculations for the site. v. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate,designated and screened area. The Applicant shall comply with this requirement. vi. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. The proposed parking meets and exceeds UDC standards per the analysis below. City of Meridian I Department Report III. Staff Analysis D. Design Standards Analysis 1. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): Goals 2.02.00 and 2.02.01B of the Comprehensive Plan focus on creating safe, attractive, and well-maintained neighborhoods with ample open space, diverse amenities, and alignment with community needs and values. For multi-family developments,there are specific open space and amenity requirements to support these goals. Open Space Requirements: 1. Baseline Requirement: For multi-family developments of five acres or more,the total baseline common open space must equal or exceed 10%of the gross land area. Since the proposed site is 2.39 acres,this baseline requirement does not apply. 2. Additional Open Space Standards (UDC 11-4-3-27C.5): o Units<500 sq. ft.: 150 sq. ft.per unit(not applicable here). o Units>500 sq. ft. and< 1,200 sq. ft.: 250 sq. ft.per unit. All 36 units fall within this range. o Units> 1,200 sq. ft.: 350 sq. ft.per unit(not applicable here). Given that all units are between 832 sq. ft. and 1,073 sq. ft.,the total required open space is 36 units X 250 sq. ft. =9,000 sq. ft. (or 0.21 acres). 3. Common Grassy Area: Multi-family projects with over 20 units must provide at least one common grassy area of 5,000 sq. ft. to accommodate general activities for all ages. This requirement scales with the number of units. For 36 units, a proportionate area is 9,000 sq. ft. (based on 250 sq. ft.per unit). The proposed site includes a total of 16,664 sq. ft. (or 0.383 acres)of common open space. However, a portion of the open space is adjacent to Franklin Road which requires Commissions approval in order to count towards open space. Staff is recommending a berm or barrier of at least 4 feet in height proposed along E. Franklin Road to help with this. While some areas do not meet the qualified open space standards,the central open space exceeds 5,000 sq. ft., and the total proposed open space meets the minimum requirements. Amenity Requirements(UDC 11-4-3-27D): For multi-family developments with 20 to 75 units,three amenities must be provided,with at least one from each of the following categories: 1. Quality of Life: Outdoor clubhouse and enclosed bike storage. 2. Open Space: Picnic area. 3. Recreation: Pathway. 4. Multi-modal: Bike repair station. The proposed amenities meet the minimum standards,ensuring that the development supports the quality of life, open space, and recreational needs of its residents. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 25-foot wide street buffer is required along E. Franklin and S. Locust Grove Roads, both arterial streets, landscaped per the standards in UDC 11-3B-7C. The DA requires a City of Meridian I Department Report III. Staff Analysis landscape setback of 35-feet to be provided beyond the required right-of-way of Franklin Rd.;the proposed plan depicts a 50'+1-landscape setback in accord with this provision. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-313-8. The proposed landscape plan does not meet the minimum requirements. The landscape plan should be revised to include a tree in every planter island, if this is not feasible due to utility easements, alternative compliance shall be applied for with the certificate of zoning compliance submittal. iii. Landscape buffers to adjoining uses The perimeter buffers along the west and south boundaries are required to be landscaped per the standards listed in UDC 11-313-8C.1 for parking lots. A minimum of one(1) Class II or III tree is required every 35 linear feet along with shrubs and vegetative groundcover. The landscape plan should be revised to include trees and calculations that demonstrate compliance with the standard on the Southern property boundary. iv. Tree preservation Mitigation is required for all existing trees 4-inch caliper or greater that are removed from the site as set forth in UDC 11-3B-1OC.5.Include mitigation information on the landscape plan that demonstrates compliance with these standards. v. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape setbacks along Franklin and Locust Grove Roads as set forth in the development agreement. vi. Pathway landscaping Landscaping is required to be provided along all pathways per the standards listed in UDC 11-313-12C; The proposed landscape plan does not meet all of these requirements. A tree is required on either side of the pathway every 100 linear feet. This is not being met for a portion of the pathway on the east portion of the site.A revised landscape plan shall be submitted with the certificate ofzoning compliance. 3. Parking (UDC 11-3Q: i. Residential parking analysis The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. The proposed parking meets and exceeds UDC standards per the analysis below. Based on(18)2-bedroom units and(18) 1-bedroom units,a minimum of 67 off-street parking spaces are required, including four(4) spaces for guest parking,with 36 of those in a covered carport or garage.Accessible parking is required in accord with ADA standards. A total of 73 spaces are proposed,including 36 covered spaces,meeting the minimum requirement. Any parking abutting a sidewalk or landscaped area shall either be widened to 7-feet where 5-feet is currently depicted and the length of the stalls reduced to 17-feet if wheel stops are not desired in parking spaces; otherwise wheel stops shall be provided to prevent vehicle overhang.Wheel stops should be added in all of the carport parking spaces to prevent vehicle overhang onto the adjacent walkway. ii. Bicycle parking analysis City of Meridian I Department Report III. Staff Analysis Based on 73 vehicle parking spaces, a minimum of three(3)bicycle parking spaces should be provided in accord with the standards listed in UDC 11-3C-5C. Bicycle storage is proposed at the pavilion as depicted on the site plan. A bicycle rack capable of holding a minimum of three(3)bicycles, is provided in the central common area for guests in accord with the standards listed in UDC 11-3C-5C. 4. Building Elevations (Comp Plan, Architectural Standards Manual): Goals 5.01.02D and 5.01.02A of the Comprehensive Plan emphasize the importance of building design and landscaping in buffering, screening,beautifying, and integrating commercial,multifamily, and parking areas with existing neighborhoods. The schematic renderings for the proposed 3-story structures, detailed in Section V.G,reveal a design utilizing a mix of EIFS siding and metal accents in a neutral color scheme. To ensure the buildings meet these goals, Staff recommends incorporating modulation and pedestrian-scale elements to enhance the visual interest and integration of the structures. The final design of all buildings must comply with the standards outlined in the Architectural Standards Manual. The applicant has revised the elevations to better align with the surrounding buildings and the city's architectural standards,reflecting a commitment to meeting the design and aesthetic requirements. 5. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. A chain-link fence with wire strands along the top exists around the ACHD storm drainage pond to the northeast of this site. The applicant shall work with ACHD to modify this fencing and potentially move it closer to the drainage on the neighboring property. The landscape plan correctly depicts this on the eastern boundary of the site. A 6-foot tall closed vision vinyl fence is shall be included along the southern boundary of the site adjacent to the existing residence in accord with the development agreement. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goals 6.01.01H and 6.01.02B of the Comprehensive Plan emphasize reducing the number of access points onto arterial streets through methods such as cross-access agreements,access management, and frontage or backage roads. These goals also stress the importance of enhancing local and collector street connectivity and incorporating pedestrian access connectors to link subdivisions and promote neighborhood connectivity within the community pathway system. For the proposed development, access is planned via S. Locust Grove Rd.,with no access allowed from E. Franklin Rd. The existing curb cut on Franklin Rd. must be removed, and curbing extended across the former driveway as part of the development. The Police Department has recommended that access via Locust Grove be restricted to right- in/right-out only for safety reasons. Although the ACHD report does not currently include such a restriction, if the Commission concurs with the Police Department's recommendation, a provision should be incorporated to enforce this restriction.Additionally,the Police Department has suggested implementing traffic calming measures within the north/south drive aisle to enhance tenant and pedestrian safety. Staff has included a condition of approval to address this recommendation. Given that both the subject property and the adjacent property to the south are designated MU-C (Mixed Use-Commercial)on the Future Land Use Map (FLUM) and there is no existing local street access,the applicant has proposed a cross-access/ingress-egress easement City of Meridian I Department Report III. Staff Analysis and driveway, including a pedestrian walkway,to facilitate future interconnectivity with the property to the south, in accordance with UDC 11-3A-3A.2. Staff recommends this cross- access is moved to align with the parking curb cuts closest to Locust Grove. Additionally,the applicant proposes a cross-access/ingress-egress easement and driveway to the property at 50 S. Adkins Way for future connectivity. The site and landscape plans should be revised to reflect this provision. It is important to note that there is a strip of land between this property and 50 S.Adkins Way owned by the Stonebridge Business Owner's Association, so future access will require obtaining consent from that owner. 2. Multiuse Pathways (UDC 11-3A-5): There are no multi-use pathways designated on the Pathways Master Plan for this site. 3. Pathways (Comp Plan, UDC 11-3A-8): There are no multi-use pathways designated on the Pathways Master Plan for this site.An internal 6-foot wide pedestrian walkway is proposed along the east perimeter boundary of the development adjacent to the existing ACHD storm drainage pond at the corner of Franklin and Locust Grove Roads which could be reduced to 5-feet in width. Landscaping should be provided along the internal pathway in accord with the standards listed in UDC 11-3B-12C; the landscape plan should be revised accordingly. 4. Sidewalks (UDC 11-3A-17): There are existing attached sidewalks along E. Franklin Rd. and S. Locust Grove Rd. Typically,detached sidewalks are required along arterial streets;however,because these sidewalks are still in good condition, Staff does not recommend they are removed and reconstructed as detached sidewalks at this time. F. Services Analysis 1. Pressurized Irrigation (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided as set forth in UDC 11- 3A-15. 2. Storm Drainage (UDC 11-3A-18): Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape setbacks along Franklin and Locust Grove Roads as set forth in the development agreement. 3. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G& 3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided with development of the subdivision. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development of this site shall generally comply with the provisions in the existing development agreement(AZ-99-005,H-2022-0073,H-2023-0048, and DA Inst. #99121334)and the site plan,landscape plan,open space, site amenities, and elevations submitted with this application and with the conditions listed below. 2. The multi-family development shall have an ongoing obligation to comply with the specific use standards for multi-family developments listed in UDC 11-4-3-27. City of Meridian I Department Report IV. City/Agency Comments & Conditions 3. Floor plans shall be submitted with the Certificate of Zoning Compliance application that demonstrates compliance with the private open space standard of 80 square feet for each unit as set forth in UDC 11-4-3-27B.3. 4. The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures,parking, common areas,and other development features as set forth in UDC 11-4-3-27F.A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. 5. Provide a recycling receptacle in the trash enclosure. 6. All structures shall comply with the design standards listed in the Architectural Standards Manual. 7. The existing curb cut via Franklin Rd. shall be removed and curbing extended across the driveway. 8. Outdoor lighting shall comply with the standards listed in UDC 11-3A-I IC. The height of a free-standing light fixture on private property shall not exceed 6 feet; streetlamps are exempt from this height restriction. A photometric report shall be submitted with the Certificate of Zoning Compliance application that demonstrates compliance with these standards in accord with the development agreement to ensure the adjacent residential property and the traveling public aren't impacted by glare. 9. Signage is limited to one(1)low-profile monument type sign near the entry of the development on Locust Grove Road as set forth in the development agreement. 10. Drainage swales should not be within the landscape setbacks along Franklin and Locust Grove Roads as set forth in the development agreement. 11. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system, or suitable alternative,to provide police access to the common corridors under exigent circumstances as set forth in UDC 11-4-3-27G. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. 12. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised,as follows: a.All transformer and utility vaults and other service areas shall be located in an area not visible from a public street,or shall be fully screened from view from a public street in accord with UDC 11-4-3-27B.2. b. Depict a berm or constructed barrier at least four(4)feet in height along E. Franklin Rd.with a break in the berm or barrier to allow for pedestrian access as set forth in UDC 11-4-3-27C.8. c. Internal common open space areas shall be landscaped in accord with the standards listed in UDC 11-3G-513 and include a variety of trees, shrubs, lawn or other vegetative ground cover. d. Depict landscaping within the 5-feet on both sides of the internal pathway in accord with the standards listed in UDC 11-313-12C. Include calculations to demonstrate compliance in the Landscape Requirements table. e.Verify if fencing exists along the west boundary of this site or along the west boundary of the adjacent 20-foot wide property to the west—correctly depict the location on the plan. f. Depict trees and shrubs along with vegetative groundcover within the perimeter buffers adjacent to parking or other vehicular use areas along the west and south boundaries of City of Meridian I Department Report IV. City/Agency Comments & Conditions the site in accordance with the standards listed in UDC 11-3B-8C.1. Include calculations to demonstrate compliance in the Landscape Requirements table. g. Mitigation is required for all existing trees 4-inch caliper or greater that are removed from the site as set forth in UDC 11-313-10C.5. Include mitigation information on the landscape plan that demonstrates compliance with these standards. h. Move the proposed cross access on the south portion of the site closer to Locust Grove to align with the parking area to the east of Building 1. Record a cross-access/ingress- egress easement with a pedestrian walkway to the property to the south for future interconnectivity in accordance with UDC 11-3A-3A.2. A copy of the recorded easement shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. i. Record a cross-access/ingress-egress easement to the property to the west at 50 S. Adkins Way for interconnectivity.A copy of the recorded easement shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. j. Depict new wrought iron fencing to replace the existing chain link fencing around the ACHD storm drainage facility if determined acceptable by ACHD; move fencing in closer to the actual drainage area if agreed upon by ACHD. k. Depict a bus stop along Locust Grove Rd. as required by Valley Regional Transit. 1. Depict modulation in the placement of the structures for a variety in profile. in. Depict traffic calming within the site in the north/south drive aisle to slow traffic for tenant/pedestrian safety as recommended by the Police Dept. n. Depict wheel stops in all of the parking spaces abutting a sidewalk or widen sidewalks to 7 feet to prevent vehicle overhang onto the adjacent walkway. o. Depict a tree in every planter island, if this is not feasible due to utility easements, alternative compliance shall be applied for with the certificate of zoning compliance submittal. p. Widen the parking drive aisles to be a minimum of 25 feet. q. Depict a 6-foot closed vision fence on the south boundary. r. Reorient buildings 1 and 2 to provide better visibility of the entrances for safety purposes or provide pedestrian lighting along the pathway to the entrances. 13. A conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the city. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground.Upon written request and filing by the applicant prior to the termination of the period in accord with subsection(17)(1)of this section,the director may authorize a single extension of time to commence the use not to exceed one(1)two-year period. Additional time extensions up to two (2)years as determined and approved by the commission may be granted.With all extensions,the director or commission may require the conditional use comply with the current provisions of this chapter. City of Meridian I Department Report IV. City/Agency Comments & Conditions B. Meridian Public Works Click or tap here to enter text. Wastewater • UistanoetoSewer SeWeF Available at Sipe Services + Sewer shed r Fshrnated Project See application Sewer tRU's • wMRF Uedining Balance + ProjlectConsistent Yes with W4Y Masher PlanfFacift Plan + Irnpacts/concerns + + See Public YwaFks Site Specific Conditions watier t Uistance to water Water Available at Site Se rwices s Pressure LOrke • tshrnated Project See application watier t:RU's + water Quality torte ProlectConsistent Yes with Water Master Plan • lrnpaots/03ncern5 I Norte ftmi 'VVcAtK;;MipAwFm 3N1' .m Spuific Conditions of Approval l_ ,A Strcctlight Flan iv required for(his L7evcl 4MUML 2. huswrc no wwcr scrvires croorq in filtration buncltcs. 3_ I`Wnvidc 20'fiascmcnbs for maim Iaa,hydnmt Jatc",.and water scrvice, zmcnLs should extend up to the end of muinl}tydrtuitlwaUwmeter and 1(Y bcynnd it. 5_ No p=anent stiitnums(tFeca,hushes,buildings,cmTwrts,trash roocptacle walls,fcnecs, inli ltration trenches light poles*dc_)to be burl(within the utility caument. d_ Walcr arrd Sewer running Parallel roquirc a 30ft PmemenL Gcomal CandIGom of Apperaval I_ Appl iumil Nhall C.0"dinatS water and sewrr rnain km aad routing with the PuMe WdrLB Dcpwby"L 2 Per Meridian City Cadc(MM,the Wl iomt shall be responntbfc to install�.w+cr sand watca mains to arrd through this dcvel%i.pincnL Applicant may be eligi-blc few a rtjn7bursacment a mmvrtt for infrastructure cnhanwrnent per MCC 9-6-5. City of Meridian Department Report IV. City/Agency Comments &Conditions 3_ The applicanl shall Lu I side L�.%l I for all public ualeriseu u mains rmLside ref public right of way(includcall walu xrritc,;wd hydrauts). SawcrMater easement varies depending ern sewer depth.Scorer 0-20 ft dccp m-yui i t a 30 ft taaamcnt,20-25 ft a 40 ft easernacnt,and 25-30 ft a 45$ ca9emcnL f:nyure nc perrn;LHLuL,tna wcs(Uv bushes,buLldings,cagKM trash receptacle walls,fcnaes,Lnfiltratioa Immehex,light Ferias,etc.)arc Mill withi n the utility emsemmnl_ Submit an executed cascmcnl(on the fann available frown Public Works),a Icga1 description prepared.by an Tdaho Licensed Professirmal.Iand Surveyor,which nrust include the area of the eascmeru (marked EXHIBIT A)and an SlJr'x L L"nnap with bearingsand disLances(marked I XJ-JIBFT B) fiur review_Bath exNbiLa must be scaled,migncd and dw)cd by a FwLssional IAnd Surveyor.f]f} NOT RRMRU. 4_ The CityofW&xidian requircathaL pressavtacd irrigation systemerbc st"Aied by a year-round source of water(UDC I l-3 B }_The appl ic=shauld be required to use any existing surface Of wcLL water for the primary source_ If a wrfacc c well scarce is not avai lable,a single-paint connoction 0 the culinary water syslciv xhall be naquirad If a singlcjx�int eonncetion is utilimd, the dcvelnper will.he respa�ible fee the payment ofassessmcnLs for the eonunowa auras prior to prior to receiving developrncni pLan approval. 5_ Any 41metures that arc allowed to reinain.4AL be euhjoct to evaluation and posslble rcaqqigntnerat of street addressing to be irL coinpl iance with MCC- (L All irrigation ditches,canals,laterals,or drainer,excltwive of natural.waterways,Intersecting, cursing or laying adjacent and"liguaua to the area being subdivided shall.be addressed par kW. I 1-3A-6. Tn perferming much work,the applicant shall coinply with Idaho Codc42-1207 WA any other appLieablc Iaw or regdSJUD& 7_ Any w--Llx that will not conti nut to he used nunt be proparLy abandoned according to Trisha Well Construction Standards RuLiN adnunistcred by the Idaho Dapaartmmrft of Wamcr Resatuecs. The Dcvclswper's Engineer shall pmvidc a siatemcm addressing whether therc arc any existing wells in the dowdijtment,and if ma,how they wi II eontinuc to be usod<or provide record of their abandorwhmt- !� Any existing scptio ayetcros within this project shall'be mnwved from servioc per City Ordinance Soction 9-L-4 and 94 S. ContaaCcrrtral District Health fur abandenmcnt per codures and inspcelions(2(M}373-521 L. 9_ All Lmpruvcmcno relakd to public life,safety and hcalth shall be eornp]cted prior to occupancy of the qulb=res. 10. Applicant shall be required air pay Public Works deveLopnwrnL pLan review,and rnnstructian iwpeclion fcu-L as deternuned during the pLan review proOML prior la the issuance efa p1m appmval.letter_ 1 1. It shall be the rexponsrblLlty of the applJc=to ensure that al.L development fradtues comply with the A inerican;with Disabilities Aet and the Fair Housing Act- 12. Appl icant shall be rcmponsibLe far applbmUon and oompliancc with any Section 401 Pamiting that inay be required by the Army Corps of Fnginecrs. 13. Developer shall eaerdinatc rnallbox looadmLs wilt the Meridian PrrstOjfice. 14. Coinpactian text resulu shall Ix subiniurd tatheMeridian Building Departrncni frsrall buLLding padx foDriving c%incered backfill,whore footing would sit amp fill material_ I5. The design enginax shall be required to oati fy that the aFe t ocnterLi ne elcvatiew are set a mLnLmurn of 3-faMahovc the highcstestablishod peak groundwater cLeva2ion. Thin Lc Loauurc that the bmam cLevation of the crawl spaaccaofhamcs IN at Icasi I-fact above_ 16. The applicanlx design engineer shaL1 be respcmMhlc for i nspeetioa of al I Irrigation andfor drainW faciLay within this project that do not fall under the jurisdiction ref an irrigation district ar ACHD.The design engineer shall providccortiFcation dwthe facilities have boas Installed in accordance with the arpproved design pLam This=Uficatim will he req ui red befarc a cenfifiew of a=gmmcy is issued fix any stnrchmnwithin the project. City of Meridian Department Report IV. City/Agency Comments & Conditions 17. At the cornMetion of the project,the applicant shall be respui isible to suhmit rccard drawings per the City of Meridian AutoCAD standardk 'These record draw i n!�x must be received and apprxmed prior to the issuance of a cfrtifiration cf oecupancy for any%h Ut Lul r,within the project 19. A strxt light plan will oend to be ine]udcd in the Civil cOa,L uclitiri lAana.Strad I ight plan "kJircMOntaare Listed in 9xi6en 65 ofthe Improvenmrit Stu,(Ljfda for Stroct Lighting.Acopy of the standards can be found at htifF:ffwww.roeridiancity.or uuMie works_aspx7.id-272_ 19. The City of Meridian requi rm that the owner pant W the City a perfonrance surety in the amount of 125%ofthc total eonstnrction cast for alL incomplete sewer,wsta arsd rcusc if frastructuro prierto final plat signawc-This yurcty will be verified by a line item eostaWnuute provided by the owns to the City_The surety can be p:rr"in the farm of an irrcr+oeable Lola of credit,cash depersit ar bond.Applicantmuit file an application forsurcty,which can be frnmd on the Community]3cvcLopnxcru Dcpartmcntweinitc. Picxw contact Land DeveLopmcnt Service for more information at 897-221 1_ 20. The City of MeridianrequircathattheownerposttotheCityawarrantysuretyintheaRIGn+of 20%of the total oormtruffum cost for all.Dompletad sewer,water and rru,t i ofeastrtOMM for duration oftwo}tars_Thiasurety will be verified by Line item cost U%LiI,IuLL Imwvided by the owns in the City_The surety can be pasted in the form of an irmyocabLe Lc¢c,of orcdLt,casb deposit m bond.Aplrlickninmst file an application forsurcty,which can he fiuutd on the Community IhwcLopnvent Nparumntmm Fhit¢. Plcaseeontact Iand Fkvelepnratt Service for mare information at 9R7-221 1_ City of Meridian Department Report IV. City/Agency Comments & Conditions C. Ada County Highway District(ACHD) ACHD ir4xlF PitCNirlf�9,Pn4iIG9n# Mlran4aCoId,�G*-Pr* erYt �IfiS FiErSilY�C6M1YihddldrYer KM Wk*H Drol,CdrYWiWi r Guw McKinney,C nvnimio r July 15, 2024 To-. Danielle Stehman Pivot North Design 116 S 6i1,Streel Boise, ID 83706 Subject: MER24-00681MCU-2024-D002 1475 E Franklin Road Meridian Oz On November 16,2022.the Ada County Highway district approved MER22-01261H-2024-OOT3,Meridian Oz Apartments,far a conditional use permit and modification to an existing development agreement to oonsibrucl five 12-p1ex multi-family bindings.The Site-speoifir,Conditions of approval also apply to MER2d- 006&MCU-2024-0002, If you have any questions, please feel free to oantaot me at(208)387-6384, Sincerely, Sam Standal Assistant Traffic Engineer Development Servioes cc: Nlek Nopotl and BIII Parsons,Cily of Meridian con necting. ou to more See the public record for additional agency comments. City of Meridian I Department Report IV. City/Agency Comments & Conditions V. FINDINGS A. Conditional Use(UDC 11-5B-6E) VI. ACTION A. Staff: Staff recommends approval of the proposed Conditional Use Permit with the conditions in Section IV. B. Commission: Pending C. City Council: Action Pending. City of Meridian I Department Report V. Findings IIJ Ilium PINE M �r M!ou a r IN •_�..:. z.��',.�t� i�an � - - - FRANKLIN ; i_` s � low 111 or C Y ! • r � �•.�'� 84 v • NI f ��_ .. • 007 • • "0 Ora a +F i: � 11■■ o 0 LU OFF son / FRANKLIN i ■ ■■ W ■■ ■■■ i r�/ � '1/ Y #' or o 84 1 - • 11:1111 Iilli�:.■IIr � Illrl■Ir1 1111� ■ � ' � - r Old 400, Town �f "i Z G. 'f00, W Ili°• ! J I %ori uu000 10"Op FRA�NKLIN' T - /�,��1./��ofl' ;! iiii ; / i ��Z47 0,/ 0-010 'OF jo z10 //.. IF ► y gq AP IF r 1111 1_��•rrp 4n i ��nn..�/ � -•- 11111 11_w.� �1r.�� W ��iiii + IAF� .Nl1„flllll ■- •II` 0 .. . .. • PION E � � O ■ ""`'' � it 111� NI■ _II.:��1 _��.■ �wow►w� �. „ � ■�■. INN ,FRANKL-IN— i�� ■■i iiii■■■I/�y�l�e � ��Z �� ■■■ ■1f®ill '.__.-` B. Subject Site Photos AA X III I I wo .�y_t. - t _ x -.,x��: :ram.` ..^�.x � ,,��.,-••:.-- -.. .. - -F�- - -��` :'�:•r'�:��:�'��:.� -. -- - �,,,: �ifi�:�: �. ..Z.�d•:.r.: :!!�•.� .t: .�_-av �...,,��tiH.^I� "'-+pp�-..:..hj�"y�.::_' �'t � - City of Meridian Department Report VII. Exhibits C. Service Accessibility Report Description ■ ■ Lciation In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing (# of lanes) School Walking PrcAmity Within 1/2 mile walking GREEN Either a High Schaal or College within 2 miles OR a School arivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Park alkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits D. Site Plan (date: 6/28/2024) -o f ML III � mOR VIFIE[ • I I I I I J I _ I II —� J�s FNI f➢1•YW IICUY r mSITEPLAN _a -r_-- LJ TREKARCH City of Meridian I Department Report VII. Exhibits E. Landscape Plan (date: 7/2/2024) I rim - I I I 0 I .._�, (il�m I �nr+o®rwe wrEnws�cexo: x i ------------------------------------------- ��.._ Zvi t `----------------------------------------------------------w-- — — ' ,L O ___�__�_ _ _. I _ s 0 0 w .----- LIN City of Meridian Department Report VII. Exhibits F. Qualified Open Space Exhibit(date: 6/28/2024) _EiR�l�u1B w — ® SI Y • 41� a _ 1lDRSOfIl6 +"��-e I E II I e F I City of Meridian Department Report VII. Exhibits G. Building Elevations(date: 6/28/2024) ....... --- .......... FF Lj IL El M in V M [P F FP ED -1 01 CU P-03 7NOV SCHEMATIC RENDERING LLLVAk I DN F I5OV F/MKINGAHLA TREKARCH . City of Meridian I Department Report V11. Exhibits