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HomeMy WebLinkAboutRecords Apartments CZC, DES, ALT A-2024-0140Planning Division Community Development Department 33 E. Broadway Avenue, Suite 102 Meridian, Idaho 83642 1 | Page CERTIFICATE OF ZONING COMPLIANCE REPORT Project Number A-2024-0140 Project Name Records Apartments CZC, DES, ALT Project Address 1730 N. Records Way Project Description Approval to constrict a 405-unit multi-family apartment project on 9.949 acres of land in the C-G zoning district. Applicant Jeremy Wright, Brighton Development, Inc. Assigned Planner Stacy Hersh, Associate Planner Expiration Date December 20, 2024 Note: This is not a building permit. Please contact Building Services at (208) 887-2211 to verify if you need a building permit and/or inspection. If you do need a building permit, you must complete that process before you commence the use or construction. Please contact Building Services for additional details about building permits and inspections. I. DECISION The applicant's request for Certificate of Zoning Compliance, Design Review, and Alternative Compliance are approved with the conditions listed below. The director determined that the proposed structural and/or site designs conform to the standards and meet or exceed the intent of the "City of Meridian Architectural Standards Manual". NOTE: Please note that the Applicant is replacing the approved Conditional Use Permit for the multi-family development project (H-2022-0008) and Certificate of Zoning Compliance/ Design Review (A-2024-0013) with this Vertically Integrated Project. Additionally, the Alternative Compliance for the minimum 20-foot-wide street buffer along collector streets (i.e. N. Records Way) has been approved with application A-2024-0009. This approval includes a 16-foot-wide street buffer, spanning approximately 145-feet, adjacent to the right-turn lane, with enhanced landscaping in that area. ALTERNATIVE COMPLIANCE The Applicant requests Alternative Compliance to the following standards: • 11-3B-8C.2a: Landscape planters shall contain a minimum of 50 square feet, and the planting area shall not be less than five (5) feet in any dimension, measured inside curbs. Some of the proposed planters are 6-foot x 6-foot, totaling 25 square feet measured inside curbs, which is 25 square feet short of the 50 square foot requirement. The planting area is not less than 5-feet in any dimension, measured inside curbs, which meets the minimum requirement (see site plan.) • 11-3B-8C.2b: No linear grouping of parking spaces shall exceed 12 in a row without an internal planter island. The planter island shall run the length of the parking space and may be reduced by two (2) feet to allow for improved vehicular maneuvering. 2 | Page No linear grouping of parking spaces exceeds 12 in a row without an internal planter island. However, some of the proposed planters are 6-foot x 6-foot and do not run the length of the parking spaces (see site plan). Additionally, the buildings are orientated toward the street, with parking situated behind them, keeping it screened from the public right-of-way. • 11-4-3-41.G.: A minimum of fifty (50) square feet of private, usable open space shall be provided for each residential dwelling 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. 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 proposed site amenities and the integrated internal open space and onsite facilities are intended to compensate for the absence of balconies or decks as private open spaces for the Studio units. The 1-, 2-, and 3-bedroom units exceed the percentage requirements for private open space (65 – 85 s.f.). Although Vertically Integrated projects are not required to provide amenities, the Applicant has included the following amenities to offset the lack of private usable space in the Studio units. Staff finds the Applicant’s Alternative Compliance provides an equal means of meeting the intent and purpose of the requirement as analyzed below in the required findings for Alternative Compliance: 1. Strict adherence or application of the requirements are not feasible; or The Director finds that strict adherence or application of the requirements listed in UDC 11-3B-8C.2a, 11-3B-8C.2b, and 11-4-3-41.G is not feasible without significant changes to the site design, particularly to provide additional parking beyond the minimum standard. Reducing the size and adjusting the configuration of the planters is necessary to achieve increased parking, which is screened by the buildings fronting the public right-of-way. Additionally, the proposed amenities, private spaces, and public retail and patio space are designed to enhance residents' and patrons' quality of life. 3 | Page 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the proposed alternative compliance provides an equal means for meeting the requirements and provides an innovative design feature while providing increased parking for the development as required, along with numerous amenities for the residents. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds the proposed alternative means of compliance to the standards listed above will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. Site Specific Conditions of Approval 1. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. 2. No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 3. All mechanical equipment on the back of the building and outdoor service and equipment areas should be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. 4. The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C. 5. Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 6. The approved site plan, landscape plan and/or elevations may not be altered without prior written approval of the City of Meridian Planning Division. 7. The applicant shall pay any applicable impact fees prior to the issuance of a building permit. 8. If any changes must be made to the site plan to accommodate ACHD requirements, the applicant shall submit a new site plan to the City of Meridian Planning Division for approval prior to issuance of the building permit. 9. The applicant shall complete all required improvements prior to issuance of a Certificate of Occupancy. It is unlawful to use or occupy any building or structure until the Building Official has issued a Certificate of Occupancy. 10. Prior to Certificate of Occupancy, the applicant shall submit a public access easement for the multi-use pathway(s) to the Park's Department for approval by City Council and subsequent recordation. 11. Prior to Certificate of Occupancy, the applicant shall record a cross-access/ingress-egress easement to adjoining property to the east (CarMax – Parcel #S1104438755) and submit copy of said easement to the Planning Division in accord with the provisions of UDC 11-3A-3A2. 12. The City of Meridian requires that the owner enter into a Warranty Surety Agreement and post a Warranty Surety in the amount of 20% of the total construction cost for all completed public sewer and water infrastructure for a duration of two years. This surety amount will be 4 | Page verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond, and must be in place prior to Certificate of Occupancy. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Services for more information at 208-887-2211. General Conditions of Approval 1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 2. The applicant shall comply with the outdoor storage as an accessory use standards as set forth in UDC 11-3A-14. 3. The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (CUP, ALT H-2022-0008; CR-2022-0004; PFP H-2023-0059; ALT A-2024-0009). 4. The issuance of this CZC does not release the applicant from any previous requirements of the other permits issued for the site. 5. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 6. The applicant shall have an ongoing obligation to maintain all pathways. 7. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 8. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11-3A-3. 9. The applicant and/or assigns shall have the continuing obligation to meet the specific use standards for the proposed use as set forth in UDC 11-4-3-41, Vertically Integrated Residential Project. II. CITY COUNCIL REVIEW The applicant or a party of record may request City Council review of a decision of the Director. All requests for review shall be filed in writing with the Planning Division on or before January 4, 2024, within fifteen (15) days after the written decision is issued, and contain the information listed in UDC 11-5A-6B. If City Council review of the decision is not requested, the action of the Director represents a final decision on a land use application. You have the right to request a regulatory taking analysis under Idaho Code 67-8003.