HomeMy WebLinkAboutPZ - Staff Report for 9-19 STAFF REPORT C�I
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COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING September 19,2024 Legend
DATE: 0cc _n
TO: Planning&Zoning Commission
FROM: Sonya Allen,Associate Planner m
208-884-5533 m
SUBJECT: Baldcypress Multi-family CUP
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H-2024-0028 - -
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LOCATION: 3570 N. Eagle Rd.,in the SW 1/4 of E
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Section 33,TAN.,R.IE. (Parcel:
#R7991140012)
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I. PROJECT DESCRIPTION
Conditional Use Permit for a multi-family development consisting of 115 residential units on 3.76-acres of
land in the C-G zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 3.76-acres
Future Land Use Designation Mixed Use—Regional(MU-R)
Existing Land Use Vacant/undeveloped land
Proposed Land Use(s) Multi-family development
Current Zoning T_ General Retail and Service Commerical District(C-G)
Proposed Zoning NA
Phasing plan(#of phases) One(1)
Number of Residential Units(type 115 apartment units
of units)
Density(gross&net) 30.58 units/acre(gross)
Open Space(acres,total[%]/ 0.85-acre
buffer/qualified)
Amenities Quality of Life: A clubhouse with a swimming pool,fitness facilities,enclosed
bike storage&repair station,dog park with waste station,outdoor BBQ area,
enclosed storage.
Open Space:Picnic area including tables,benches,landscaping and a shade
structure.
Recreation: Swimming pool, spa
Multi-modal:Bicycle repair station
Physical Features(waterways, None
hazards,flood plain,hillside)
Pagel
Neighborhood meeting date 6/12/2024
History(previous approvals) AZ-04-009(Market Square—DA Inst.#104107404)
B. Community Metrics
Description Details
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action(yes/no)
Traffic Impact Study(yes/no) No
Access(Arterial/Collectors/State Access is proposed via three(3)entrances from the existing drive along the west
Hwy/Local)(Existing and boundary of the site,which connects to W.Baldcypress St.,a commercial
Proposed) collector street along the north boundary of the site.
Fire Service No comments were submitted.
Police Service No comments were submitted.
West Ada School District
• Capacity of Schools Enrollment Ca aci
Joplin Elementary School 247 375*
Lowell Scott Middle School 791 14[]0
Centennial High School 1730 19DO
*Program Capacity
• Predicted#of students 19
generated from proposed
development
Page 2
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C. Representative:
Same as Applicant
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 9/3/2024
Radius notification mailed to
properties within 500 feet 8/30/2024
Public hearing notice sign posted
9/4/2024
on site
Nextdoor posting 8/27/2024
V. COMPREHENSIVE PLAN(LITTPS://WWW.MERIDIANCITY.ORGICOMPPLAN):
LAND USE: The property is designated Mixed Use—Regional(MU-R)on the Future Land Use Map
(FLUM)contained in the Comprehensive Plan. The purpose of the MU-R designation is to provide a mix of
employment,retail,residential dwellings, and public uses near major arterial intersections.
The site is proposed to develop with 115 residential apartment units on 3.76-acres of land at a gross density
of 3 0.5 8 units per acre,which is consistent with the density desired in MU-R designated areas of 6 to 40
units per acre.
Transportation: Access is proposed via three(3) entrances from the existing drive along the west boundary
of the site,which connects to W. Baldcypress St., a commercial collector street along the northern boundary
of the site.
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):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents."(2.01.02D)
The proposed multi family housing will contribute to the variety of housing types in the City, that
should cater to different financial capabilities.
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services."(3.03.03F)
City water and sewer services are available and can be extended by the developer with development
in accord with UDC 11-3A-21. The West Ada School shows student enrollment at area schools
below capacity in this area.
• "Locate higher density housing near corridors with existing or planned transit,Downtown, and in
proximity to employment centers."(2.01.01H)
The site is located along the Eagle Road corridor in close proximity to employment centers along
Eagle Road. Transit services are not available in this area.
• "Encourage and support mixed-use areas that provide the benefits of being able to live, shop,dine,
play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability
and sustainability." (3.06.02B)
Page 4
The proposed multi family residential development will provide housing options in close proximity
to commercial uses (i.e. shopping, dining, entertainment) in the area, thus reducing vehicle trips and
enhancing livability and sustainability.
• "Slow the outward progression of the City's limits by discouraging fringe area development;encourage
development of vacant or underutilized parcels currently within City limits."(4.05.03B)
This property is located along the northern boundary ofArea of City Impact boundary and surrounded
by City annexed land to the west, east and south. The development of this property will maximize
public services.
• "Require collectors consistent with the ACHD Master Street Map(MSM),generally at/near the mid-
mile location within the area od City impact."(6.01.03B).
A collector street(W.. Baldcypress St) exists along the northern boundary of this site, consistent with
the MSM.
• Provide housing options close to employment and shopping centers". (3.07.02D)
The multi family housing proposed in this development will provide housing options in close
proximity to employment and shopping centers in the area.
Staff believes the proposed development plan is generally consistent with the vision of the
Comprehensive Plan as discussed above and is consistent with the approved Development Agreement.
VI. STAFF ANALYSIS
A. CONDITIONAL USE PERMIT FOR MULTI-FAMILY DEVELOPMENT
Conditional use permit(CUP) for a multi-family development containing a total of 115 residential
dwelling units [(22) studio units, (61) 1-bedroom units and(32)2-bedroom units] on 3.76-acres of land
in the C-G zoning district. One(1)4-story structure is proposed to house all of the units.
The existing development agreement states that residential uses are allowed with a CUP and that a
planned development(PUD)is required. The Director determined that a CUP is all that's required; an
amendment to the DDA isn't necessary to remove the requirement of a PUD. Therefore, Staff finds the
proposed development is in substantial compliance with the Development Agreement(Inst.
4104107404)as required.
Specific Use Standards (UDC 11-4-3):
The proposed use is subject to the following standards: (Staff's analysis/comments in italic text)
11-4-3-27: MULTI-FAMILY DEVELOPMENT:
A. Purpose.
1. To implement the goals and policies of the Comprehensive Plan:
a. Plan for safe, attractive, and well-maintained neighborhoods that have ample open space,
and generous amenities that provide varied lifestyle choices.
b. Require the design and construction of pathways connections, easy pedestrian and bicycle
access to parks, safe routes to schools, and the incorporation of usable open space with quality
amenities as part of new multi-family residential and mixed-use developments.
2. To create multi-family housing that is safe and convenient and that enhances the quality of life
of its residents.
a. To create quality buildings and designs for multi-family development that enhance the
Page 5
visual character of the community.
b. To create building and site design in multi-family development that is sensitive to and
well-integrated with the surrounding neighborhood.
c. To create open space areas that contribute to the aesthetics of the community,provide an attractive
setting for buildings, and provide safe,interesting outdoor spaces for residents.
B. Site design.
1. Residential buildings shall provide a minimum setback of ten(10) feet 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 residential building complies with the minimum setback requirement of 10 feet.
2. 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 screened
trash enclosures not visible from a public street; all proposed transformer/utility vaults and other
service areas shall comply with this requirement.
3. 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, entryway, and other accessways shall not count toward this requirement. In
circumstances where strict adherence to such standards would create an inconsistency with the
purpose statements of this section,the Director may consider an alternative design proposal
through the alternative compliance provisions as outlined in section 11-5B-5 of this title. The
amenity exhibit depicts 80 square foot patios or decks for each unit that complies with this
standard. Floor plans should be submitted with the Certificate of Zoning Compliance
application that demonstrate compliance.
4. For this section, vehicular circulation areas,parking areas, and private usable open space shall not
be considered common open space.None of these areas were used in the open space calculation.
5. 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
adhere to this standard.
6. The parking shall meet the requirements outlined in chapter 3, "regulations applying to all
districts", of this title.Based on the number of bedrooms per unit, a minimum of 189 off-street
parking spaces are required, which includes 12 guest parking spaces, with 93 of those in a covered
carport or garage; a minimum of eight(8) bicycle parking spaces are required.
Per the application narrative, a total of 190 spaces are proposed with 115 of those covered as
noted with "CP"on the site plan; the number of bicycle parking spaces are not specified. There
are 20 additional on-street parallel parking spaces available along the south side of Baldcypress
St. along the northern boundary of the site for overflow parking. The on-site parking meets and
exceeds UDC standards by one (1)space; the additional on-street spaces will provide overflow
parking if needed.
Vehicle parking should comply with the required stall and drive aisle dimensions in UDC Table
11-3C-5; bicycle parking should comply with the standards in UDC 11-3C-5C.A bicycle rack(s)
capable of holding at least eight(8) bicycles is required; a bike rack holding 8 bicycles is depicted
on the site plan near the resident entry on the east end of the building.A detail of the bicycle rack
should be submitted that demonstrates compliance with the aforementioned standards.
7. Developments with twenty(20)units or more shall provide the following:
Page 6
a. A property management office.Located on the first floor of the building.
b. A maintenance storage area. This shall be provided.
c. A central mailbox location,including provisions for parcel mail,that provides safe pedestrian
and/or vehicular access.Located on the first floor of the building.
d. A directory and map of the development at an entrance or convenient location for those entering
the development.Located at the entry to the development.
The site plan submitted with the Certificate of Zoning Compliance application should depict the
location of these items in accord with this standard.
C. Common open space design requirements.
1. The total baseline land area of all qualified common open spaces shall equal or exceed ten (10)
percent of the gross land area for multi-family developments of five (5) acres or more. This site is
below 5-acres in size; therefore, this is not required.
2. All common open spaces shall meet the following standards:
a. The development plan shall demonstrate that the open space has been integrated into the
development as a priority and not for land use after all other development elements have been
designed. Open space areas that have been given priority in the development design have:
(1) Direct pedestrian access;
(2) High visibility;
(3) Comply with Crime Prevention through Environmental Design(CTED) standards; and
(4) Support a range of leisure and play activities and uses.
b. Open space shall be accessible and well-connected throughout the development. This quality
can be shown with open spaces that are centrally located within the development,accessible by
pathway and visually accessible along collector streets or as a terminal view from a street.
c. The open space promotes the health and well-being of its residents. Open space shall support
active and passive uses for recreation,social gathering,and relaxation to serve the development.
Staff finds the proposed open space comply with these standards.
3. Alternative compliance is available for the standards listed in subsections(C)1 and(C)2 above,if a
project has a unique targeted demographic; utilizes other place-making design elements in Old-
Town or mixed-use future land use designations with collectively integrated and shared open space
areas.
4. All multi-family projects over twenty(20)units shall provide at least one (1) common grassy area
integrated into the site design allowing for general activities by all ages. This area may be included
in the minimum required open space total.Projects that provide safe access to adjacent public parks
or parks under a common HOA,without crossing an arterial roadway,are exempt from this standard.
a. Minimum size of the common grassy area shall be at least five thousand(5,000) square feet in
area. This area shall increase proportionately as the number of units increase and shall be
commensurate to the size of the multi-family development as determined by the decision-
making body. Where this area cannot be increased due to site constraints, it may be included
elsewhere in the development.
Page 7
b. Alternative compliance is available for these standards if a project has a unique targeted
demographic; utilizes other place-making design elements in Old-Town or mixed-use future
land-use designations with collectively integrated and shared open space areas.
The submitted plans depict one (1) 5,010 sf common grassy area on the south side of the building
and a linear open space area on the east side of the building for a dog run. The Commission should
determine if this is commensurate with the size of the proposed development or if additional area
should be required.
5. In addition to the baseline open space requirement, a minimum area of outdoor common open space
shall be provided as follows:
a. One hundred fifty(150)square feet for each unit containing five hundred(500)or fewer square
feet of living area.None of the units are below 500 square feet(sf.) of living area.
b. Two hundred fifty (250) square feet for each unit containing more than five hundred (500)
square feet and up to one thousand two hundred (1,200) square feet of living area. All 115
units are between 500 and 1,200 s.f.; therefore, a total of 0.66-acre (28,750 square feet) of
common open space is required.
c. Three hundred fifty (350) square feet for each unit containing more than one thousand two
hundred(1,200) square feet of living area.None of the units are above 1,200 sf. of living area.
A total of 37,311 square feet(or 0.86-acre) is proposed, which exceeds the minimum standards.
Open space areas consist of the street buffer along Baldcypress St., a collector street, linear open
space where the dog run is proposed along the east side of the building, two (2) landscaped areas
along the southern boundary of the site at the east and west ends, and the open grassy area and
outdoor amenity area. In order to count the buffer along the collector street, it has to meet the
enhanced buffer requirements in UDC 11-4-3-27C.9 and 11-3B-7C.3f,•the landscape plan
submitted with the Certificate of Zoning Compliance application should be revised to reflect
compliance with these standards.
6. Common open space shall be not less than four hundred (400) square feet in area, and shall have a
minimum length and width dimension of twenty(20) feet. The common open space areas depicted
for the development meet this requirement.
7. In phased developments, common open space shall be provided in each phase of the development
consistent with the requirements for the size and number of dwelling units.Not applicable
8. Unless otherwise approved through the conditional use process, common open space areas shall not
be adjacent to a collector or arterial streets unless separated from the street by a berm or constructed
barrier at least four(4)feet in height,with breaks in the berm or barrier to allow for pedestrian access.
9. Buffer(s): One hundred(100) percent of the landscape buffer along collector streets and fifty(50)
percent of the landscape buffer along arterial streets that meet the enhanced buffer requirements
below may count towards the required baseline open space.
a. Enhanced landscaping asset forth in Article 11-3B,Landscaping Requirements;
b. Multi-use pathways;
c. Enhanced amenities with social interaction characteristics;
d. Enhanced context with the surroundings.
The common open space exhibit depicts the street buffer along W. Baldcypress St., a collector
street, as part of the required open space. Therefore, the buffer shall comply with the enhanced
Page 8
buffer requirements as noted,exceptfor a multi-use pathway,which is not required because there
is an existing sidewalk along Baldcypress.
D. Site development amenities.
1. All multifamily developments shall provide for quality of life,open space,and recreation amenities
to meet the particular needs of the residents as follows:
a. Quality of life.
(1) Clubhouse.
(2) Fitness facilities.
(3) Enclosed bike storage.
(4) Public art such as a statue.
(5) Dog park with a waste station.
(6) Commercial outdoor kitchen.
(7) Fitness course.
(8) Enclosed storage
b. Open space.
(1) Community garden.
(2) Ponds or water features.
(3) Plaza.
(4) Picnic area including tables,benches, landscaping, and a structure for shade.
c. Recreation.
(1) Pool.
(2) Walking trails.
(3) Children's play structures.
(4) Sports courts.
d. Multi-modal amenity standards.
(1) Bicycle repair station.
(2) Park and ride lot.
(3) Sheltered transit stop.
(4) Charging stations for electric vehicles.
2. The number of amenities shall depend on the size of the multifamily development as follows:
a. For multifamily developments with less than twenty (20) units, two (2) amenities shall be
provided from two (2) separate categories.
b. For multifamily development between twenty (20) and seventy-five (75) units, three (3)
amenities shall be provided,with one(1)from each category.
c. For multifamily development with seventy-five (75)units or more, four(4) amenities shall be
provided,with at least one(1) from each category.
Page 9
d. For multifamily developments with more than one hundred (100) units, the decision-making
body shall require additional amenities commensurate to the size of the proposed development.
3. The decision-making body shall be authorized to consider other improvements in addition to those
provided under this subsection (D), provided that these improvements provide a similar level of
amenity.
The Applicant proposes the following amenities from each category:
Quality of Life: A clubhouse with a swimming pool, fitness facilities, enclosed bike storage &
repair station, dog park with waste station, outdoor BBQ area,enclosed storage.
Open Space: Picnic area including tables,benches, landscaping and a shade structure.
Recreation: Swimming pool, spa
Multi-modal: Bicycle repair station
Staff is of the opinion the proposed amenities are commensurate with the number of units proposed.
E. Landscaping requirements.
1. Development shall meet the minimum landscaping requirements by chapter 3,"regulations applying
to all districts", of this title.
2. All street-facing elevations shall have landscaping along their foundation. The foundation
landscaping shall meet the following minimum standards:
a. The landscaped area shall be at least three(3)feet wide.
b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum mature
height of twenty-four(24)inches shall be planted.
c. Ground cover plants shall be planted in the remainder of the landscaped area.
The landscape plan depicts landscape areas at least 3'wide and evergreen shrubs every three (3)
linear feet and ground cover plants in the remainder of the landscaped area; the species, mature
size of the plantings and tree class should be included in the Landscape Legend on the plan
submitted with the Certificate of Zoning Compliance application that demonstrates compliance
with this standard and those in UDC 11-3B.
F. Maintenance and ownership responsibilities. All multifamily developments 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. The applicant shall comply with this requirement and provide said document prior to
issuance of the Certificate of Occupancy for the development.
G. Police access under exigent circumstances. 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. The
keyless entry system or alternative shall be subject to review and approval by the Meridian Police
Department.
Access: Access is proposed via three(3) entrances from the existing drive along the west boundary of
the site,which connects to W. Baldcypress St., a commercial collector street along the north boundary of
the site. The Smitchger Subdivision North plat includes information on cross-access easements/ingress to
Page 10
and egress from/easements for access roads for all lots within the subdivision(see note#8 for more
information).
ITD has submitted comments on this application requesting a traffic memo from an engineering firm to
show potential impacts to SH-55 through the developer's traffic distribution and daily trip generation
numbers. The Applicant is working with ITD to fulfill this requirement.
Landscaping(UDC 11-3B):
A minimum 20-foot wide street buffer is required along W. Baldcypress St., a collector street,
landscaped per the standards listed in UDC 11-3B-7C. There is an existing 15'+1-wide street buffer
along Baldcypress with grass and trees,which are being retained. The proposed landscaping meets and
exceeds the minimum standards for such.
Parking lot landscaping is required in accord with the standards listed in UDC 11-3B-8C. Due to an
existing water easement along the western portion of the southern boundary of the site,no trees
can be placed in that location; an alternative compliance application should be submitted to UDC
11-3B-8C.1b.
Because this site is surrounded by commercial uses,Staff recommends dense landscaping is
provided in perimeter buffers along the west,south and east boundaries of the parking area in
accord with the standards in UDC 11-3B-9C (trees aren't allowed within the water easement but
shrubs should be allowed).
Sidewalks/Pathways: There is an existing 5-foot wide attached sidewalk along W.Baldcypress St., a
collector street. The UDC (11-3A-17C)requires detached sidewalk to be provided along all collector
streets. At the time the sidewalk was constructed,Baldcypress was classified as a local street so an
attached sidewalk was allowed. For this reason and because this sidewalk is still in good condition, Staff
doesn't recommend it's required to be reconstructed as a detached sidewalk.
A sidewalk connection is provided from the perimeter sidewalk along Baldcypress to each of the ground
floor units and to the south side of the building to the resident entries and common areas. A pedestrian
walkway is also provided from the sidewalk along the south side of the building to the southern
boundary of the site in alignment with the sidewalk in front of the commercial building to the south for
pedestrian interconnectivity.
Parking: Off-street parking is required in accord with the standards listed in UDC Table 11-3C-6 as
discussed above in#B.6. Per Fire code requirements,structures over 2-stories in height are
required to have 26-foot wide drive aisles closest to the building; the plans should be revised
accordingly.
When a bumper overhangs onto a sidewalk or landscape area,the parking stall dimensions may be
reduced 2' in length if 2' is added to the width of the sidewalk or landscaped area planted in
groundcover,per UDC 11-3C-5B.4. Alternatively,wheel restraints may be provided to prevent vehicle
overhang per UDC 11-3C-5B.3. There is parking along the west and south sides of the building and
along the southern and eastern perimeter boundaries of the site that don't what wheel restraints to
prevent vehicle overhang—Staff recommends wheel restraints are provided or an additional 2' is
added to the abutting sidewalk or perimeter buffer to accommodate vehicle overhang in accord
with UDC standards.
Existing Easements: There are existing easements that run along the northern,western and a portion of
the southern boundary of the site as shown below; no structures should encroach and no trees should be
planted within these easements.
The proposed structure encroaches in the easement along the north boundary; the Applicant plans
to vacate this easement(ESMT-2007-0133 Smitchger Subdivision North). The vacation application
Page 11
should be submitted and approved prior to submittal of the Certificate of Zoning Compliance
a lication for this site.
d
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. A 6' tall steel
panel open vision fence is proposed around the dog run on the east side of the building. The storage
buildings on the abutting property to the east back up to the property line providing a wall along the east
boundary of the site.
Building Elevations(UDC 11-3A-19;Architectural Standards Manual; TMISAP)
Conceptual building elevations were submitted for the proposed 4-story multi-family structure as shown
in Section VIII.E. Building materials consist of plaster or EIFS and brick cladding in a mix of neutral
colors and vinyl or composite windows with metal railing and canopies. Final design is required to
comply with the design standards in the Architectural Standards Manual.
A Certificate of Zoning Compliance and administrative Design Review application should be
submitted for approval of the use and design of the proposed structure prior to submittal of the
building permit application for the structure.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed Conditional Use Permit per the provisions included in
Section IX in accord with the Findings in Section X.
Page 12
VIII. EXHIBITS
A. Site Plan(dated: 7/24/24)
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Page 13
B. Landscape Plan(date: 6/24/2024)
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C. Qualified Open Space Exhibit(dated: 7/15/2024)
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D. Site Amenity Plan(dated: 7/17/24)
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Page 18
PROJECT INFORMATION:
SITE AREA 367 AC
HEIGHTLIMIT: 65 +/-50•PROPOS
ZONING: E'O
SET0ACK5 REQf PROPOSED_
FRONT 2d/20'6-(LSOAPE COLLECTOR)
SIDE INTERIOR 01/5'
REAR_ D'l5'
UNIT MIX:
PROJECT 22 STUDIM SSC SF AVERAGE
611-6EDROOMS 6955F AVERAGE
UEDROOMS 10695F AVERAGE
715TOTALUNITS J59 SFAVERAGE
J PARSING REQUIRED.
22 STUDIOS 1.0/DU
- _ - 921-6EDROOMS 1.5/DU
_ 692-6EDROOMIS 2.0/DU
12GUEST 1/10DU
190 TOTAL REQUIRED IS ES RATIO)
_ - PARKING PRCMDFD-
I - TOTAL PROVIDED:
11 15 STALLSUNCOVERED
1 STALLSCO ERED
190+TCTTAL PROVIDED
OPEN SPACE_
COMMON O5.-NE. 28,J50 SF
-� 1250 SF PER UNIT)
PROJECT
/ COMMON OS.PROPOSED: 28,750 SF MIN.
PRIVATE OS,REQUIRED: 9,2005F
I80 SF PER UNIT)
----------- ---- ---------------_-_- PRIVATE O S_PROPOSED_ 9,200SF
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Page 21
IX. City/Agency Comments& Conditions
PLANNING DIVISION
1. Future development shall comply with the provisions in the existing Development Agreement(Inst.
#104107404,AZ-04-009)and the conditions in this report.
2. The multi-family development shall have an ongoing obligation to comply with the specific use
standards listed in UDC 11-4-3-27.
3. 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 for the development.
4. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised
as follows:
a. Depict the location of the maintenance storage area in accord with UDC 11-4-3-27B.7.
c. 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.
d. The species,mature size of the plantings and tree class should be included in the Landscape
Legend on the landscape plan demonstrating compliance with the minimum UDC standards for
such in UDC 11-3B and 11-4-3-27.
e. Include a detail of the bicycle rack that demonstrates compliance with the required standards in
UDC 11-3C-5C.
f. Internal drive aisles shall be widened to 26-feet around the building in accord with Fire code
requirements.
g. Wheel restraints shall be depicted in parking spaces that abut sidewalks or perimeter buffers; or,
an additional 2-feet shall be added to the abutting sidewalks and perimeter buffers to
accommodate vehicle overhang in accord with UDC 11-3C-5B.3-4.
h. The street buffer along W.Baldcypress St. shall comply with the enhanced buffer requirements
listed in UDC 11-4-3-27C.9 and 11-3B-7C.3f, except for a multi-use pathway,which is not
required.
i. Depict dense landscaping in perimeter buffers along the west, south and east boundaries of the
parking area in accord with the standards in UDC 11-3B-9C(trees aren't allowed within the
water easement but shrubs should be allowed).
5. An alternative compliance application shall be submitted to UDC 11-3B-8C.1b,which requires trees
to be planted in perimeter buffers in parking lots, for the area encumbered by the water main
easement(ESMT-2017-0058 Model Home Furnishings) along the western portion of the southern
boundary of the site.
6. A vacation application shall be submitted to vacate the existing easement(ESMT-2007-0133
Smitchger Subdivision North)along the northern boundary of the site.
7. 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
Page 22
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.
8. Floor plans shall be submitted for the residential units that depict a minimum 80 square feet of
private,usable open space for each unit in accord with UDC 11-4-3-27B.3.
9. A Certificate of Zoning Compliance and Design Review application(s) shall be submitted for the
multi-family development and approved prior to submittal of application(s) for building permits. The
plans submitted shall substantially comply with those approved with this application and with any
required modifications noted herein. The design of structures shall comply with the design standards
in the Architectural Standards Manual.
Comments from other agencies can be found in the proiect file in the public record.
IX. FINDINGS
A. Conditional Use Permit(UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit requests upon the following:
1. 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.
Stafffinds that the subject property is large enough to accommodate the proposed use and
dimensional and development regulations of the C-G zoning districts (see Analysis, Section V for
more information).
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with
the requirements of this Title.
Stafffinds that the proposed use is consistent with the future land use map designation of MU-R and
is allowed as a conditional use in UDC Table 11-2B-2 in the C-G zoning district.
3. 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.
Stafffinds the proposed design of the development, construction, operation and maintenance should
be compatible with the mix of other existing uses in this area and with the intended character of the
area and that such use will not adversely change the character of the area.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely
affect other property in the vicinity.
Stafffinds that if the applicant complies with the conditions outlined in this report, the proposed use
will not adversely affect other properties in the area. The Commission should weigh any public
testimony provided to determine if the development will adversely affect other properties in the
vicinity.
5. 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.
Stafffinds that essential public services are available to this property and that the use should be
adequately served by these facilities. Comments received from the West Ada School District reflect
that student enrollment at area schools are under capacity and can accommodate this development.
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