HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Hearing Date: September 17, 2009
(Continued from September 3, 2009) '
TO: Planning & Zoning Corrunission E ILIA
FROM: N'~"'-'
Bill Parsons, Associate City Planner
(208) 884-5533 R E ~~'
SUBJECT: CUP-09-008 & DES-09-017 -Gramercy Apartments 1` SEP 1 1 ~
CITY OFG~f~~~
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST CITY CLERKS OFFICE
The Applicant, Sagecrest Development, LLC, has applied for Conditional Use Permit (CUP) approval
for 48 multi-family dwelling units on approximately 3.17 acres in an R-15 zoning district.
Concurrently, the applicant is requesting design review approval in accordance with Unified
Development Code (UDC) 11-SB-8C and the Meridian Design Manual.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed development with the conditions listed in Exhibit B,
based on the Findings of Fact and Conclusions of Law in Exhibit C.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers CUP-09-
008 and DES-09-017 as presented in staff report for the hearing date of September 17, 2009 with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers CUP-09-008
and DES-09-017 during the hearing date of September 17, 2009 for the following reasons: (You
should state specific reasons for denial of the CUP and you must state specific reason(s) for the denial
of the plat.)
Continuance
I move to continue File Numbers CUP-09-008 and DES-09-017 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s) for
continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The site is located at 2549 E. Blue Tick Street (Lot 1, Block 5 of Gramercy Subdivision);
approximately % mile west of S. Eagle Road and south of E. Overland Road
NE % of Section 20, T.3N., R.IE.
b. Owner/Applicant:
Sagecrest Development, LLC
1735 S. Millennium Way
Meridian, ID 83642
c. Representative: Becky McKay, Engineering Solutions (938-0980)
d. Applicant's Request: Please see applicant's narrative for this information.
Gramercy Apartments CUP & DES
PAGE 1
5. PROCESS FACTS
a. The subject application is for a conditional use permit; a public hearing is required before the
Planning & Zoning Commission on this matter, consistent with Meridian City Unified
Development Code Title 11, Chapter 5.
b. Newspaper notifications published on: August 17, 2009 and October 31, 2009
c. Radius notices mailed to properties within 300 feet on: August 13, 2009
d. Applicant posted notice on site by: August 24, 2009
6. LAND USE
a. Existing Land Use(s): The subject site is vacant land; zoned R-15.
b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning: The
surrounding area has transitioned into a mixed use area. A wide variety of commercial uses,
public quasi/public uses and residential neighborhoods are located in close proximity the subject
site. Surrounding property characteristics are:
1. North: Vacant Residential and Commercial Land; zoned TN-R and C-G.
2. East: Vacant Land and El Dorado Business Park; zoned R-15 and C-G.
3. South: Vacant Platted Land and Single Family Residential (Thousand Springs
Subdivision); zoned R-15 and R-4.
4. West: Vacant Platted Land and Mountain View High School; zoned R-15 and R-4.
c. History of Previous Actions:
• In 2006, the Gramercy development was annexed and zoned (AZ-06-021) C-G and R-15 and
preliminarily platted (PP-06-019) for 64 single family detached residential lots, 24 alley
loaded/attached single family residential lots, 9multi-family residential lots, 25 common lots,
and 32 commercial lots on 77.66 acres. As part of that approval, a development agreement was
required and approved; recorded as instrument #106141056.
• A final plat (FP-06-048) was approved for 50 residential lots, 32 commercial lots, one city
park lot and 21 common lots on 62.01 acres in 2006. The subject 3.17 acre site was approved
and recorded as part of the final plat.
• The lot north of this property was rezoned from R-15 to TN-R and final platted as Gramercy
No. 3 in 2007. A development agreement was required as part of that approval and has been
recorded as instrument # 108022888.
d. Utilities:
1. Public Works:
Location of sewer: E Blue Tick St and E Griffon St.
Location of water: E Blue Tick St and E Griffon St.
Issues or concerns: Secondary Water Connection or looped water system may be needed
for fire flow requirements.
e. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh Canal transverses along the southern plat
boundary and does not impact the development of the subject site as it is internal to the
residential portion of the Gramercy Development.
2. Hazards: Staff is not aware of any hazards that exist on the property.
Gramercy Apartments CUP & DES
PAGE 2
3. Flood Plain: NA
4. Topography: NA
7. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use-Regional" on the Comprehensive Plan Future Land Use
Map. The subject property is part of a larger development known as Gramercy which is designed for
a mix of commercial and residential uses. The approved Gramercy concept plan designates the
subject property for multi-family development.
The Mixed Use-Regional (MU-R) land use designation is anticipated to contain 6 to 40 dwelling
units per acre (see Page 103 of the Comprehensive Plan). The proposed site plan depicts 48 multi-
family dwelling units on 3.17 acres for a gross density of 15.14 dwelling units/acre. The proposed
density complies with the anticipated density for this area.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed development (staff analysis in italics below policy):
• Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the subject
property in the following manner.•
- Sanitary sewer and water service will be extended to the project at the developer's
expense.
- The subject lands currently lie within the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
- The subject lands currently lie within the jurisdiction of the Meridian Police Department
(MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
- The subject lands are currently serviced by the Meridian School District No. 2. This
service will not change.
- The subject lands are currently serviced by the Meridian Library District. This service
will not change.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
• Chapter V, Goal I, Objective A, Action 4 -Develop and maintain greenbelts along
waterways.
A 10 foot multi-use pathway is constructed along the southern boundary adjacent to the
Ridenbaugh Canal and provides recreational opportunities for residents who may chose to
live within the proposed multi family development. This amenity was constructed with
Gramercy Subdivision No. 1.
Gramercy Apartments CUP & DES
PAGE 3
~ Chapter VII, Goal IV, Objective C, Action 1: Protect existing residential properties from
incompatible land use development on adjacent parcels.
The residential development on the south side of the canal is single family residential and
zoned R-4. Although the subject project is denser than the adjacent projects, it does provide a
transition between the commercial project to the north and the single family homes to the
south. The subject site is internal to the residential portion of the Gramercy project and
bordered on the west and south with single family platted lots that also provide a transition
from the single family residential on the south side of the canal and the proposed project. For
these reasons, Staff believes that multi family development is consistent with previous
approvals and the MU-R land use designation.
Chapter VI, Goal II, Objective A, Action 6: Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
Future connectivity for the proposed development was approved with previous applications.
The only ingress/egress is from S. Wells Avenue into the residential portion of the
development. which provides access to the local streets surrounding the property.
Chapter VI, Goal II, Objective A, Action 5: Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
As part of a previous approval, amulti-use pathway has been constructed along the
Ridenbaugh Canal and extends along the western boundary of the subdivision providing
pedestrian connectivity with the school site, Gordon Harris Park, and continues through the
Gramercy development providing internal connectivity. In addition, the proposed
development offers sitting areas and plaza areas which also provide project specific
amenities for the future residences of the proposed development.
Chapter VII, Goal IV, Objective C, Action 6: Require pedestrian access in all new
development to link subdivisions together and promote neighborhood connectivity.
See analysis above.
~ Chapter VII, Goal V, Objective A, Action 7: Continue promoting quality mixed-use
developments in accordance with the Future Land Use Map.
The approved concept plan depicts the subject site for multi family use. The applicant is
proposing garden style apartments instead of a more urban style apartment however,• Staff
has provided guidance to the applicant to ensure similar design features approved with the
Gramercy project were incorporated into the proposed development. Some of the design
features include buildings that create a street presence, outdoor patios facing the street,
parking areas internal to the development and the alignment of open space. These design
features are meant to maintain a consistent design between the commercial development and
Brownstones planned to the north and the single family homes planned for the vacant lots to
the west and south.
Staff recommends that the Commission take into account applicable verbal or written testimony
that may be provided at the public hearing when determining if the applicant's development
request is appropriate for this property.
8. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of the Residential Districts: The subject site is located in a Medium high-
density residential zoning district (R-15). The purpose of the residential districts is to provide for
a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection
Gramercy Apartments CUP & DES
PAGE 4
to the City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
B. Schedule of Use Control: Unified Development Code (UDC) 11-2A-21ists multi-family
developments as a conditional use in the R-15 zoning district. Specific Use Standards (UDC 11-
4-3-27) apply to multi-family developments; please see Section 9, Analysis below for more
information.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2A-7 for the R-15 zoning district.
D. Landscaping:
1. Parking lot landscaping: All parking lot landscaping shall comply with the standards listed in
UDC 11-3B-8C.
E. Off-Street Parking: UDC 11-3C-6A requires multi-family dwellings with one bedroom to provide
two spaces, one covered and one uncovered and 2 or more bedrooms to have atwo-car parks in a
covered carport. Based on the unit mix (twelve 1-bedroom units, thirty 2-bedroom units and six 3-
bedroom units), 84covered parking stalls and 6 uncovered parking stalls are required. The
applicant has proposed 84 covered parking stalls ad 30 uncovered parking stalls which complies
with this requirement.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
CONDITIONAL USE PERMIT ANALYSIS: The applicant is requesting Conditional Use
Permit and Design Review approval to construct a 48-unit multi-family development within the
Gramercy Development. The subject site will consist of three (3) 15,852 square foot buildings,
one (1) 345 square foot office/storage building, 114 total parking spaces and nine (9) hip roof
carport structures. The proposed project will include (12) one-bedroom units, (30) two-bedroom
units and (6) three-bedroom units.
UDC 11-2A-21ists Multi-family Developments as a Conditional Use in the R-15 zoning district
subject to Specific Use Standards listed in UDC 11-4-3-27. These standards apply to Site Design,
Common Open Space, Site Amenities, Architectural Character, Landscaping, and Maintenance.
Below are the multi-family and general design standards that the applicant is required to comply
with in addition to the Urban/Suburban guidelines in the Meridian Design Manual. The proposed
project generally complies with the following standards, thus Staff finds the proposal consistent
with the applicable UDC standards.
a. Setbacks: Buildings shall provide a minimum setback of 10 feet, unless a greater
setback is otherwise required by the UDC. (UDC Table 11-2A-7 requires a greater
setback of 12 feet in the rear.) The building envelopes shown on the site plan meet the
minimum setback requirements stated.
b. Service areas: On-site service areas, outdoor storage areas, waste storage, disposal
facilities, and transformer or utility vaults shall be fully screened from view from any
public street. The submitted site plan depicts a three foot wood fence to screen the HVAC
units from the public street. The trash enclosure is internal to the proposed development
and will be screened from public view by the adjacent buildings.
Since the trash enclosure detail is not depicted on the proposed site plan the applicant
shall include the trash enclosure detail on a revised site plan. Said enclosure shall
Gramercy Apartments CUP & DES
PAGE 5
contain solid metal doors and be constructed of similar building materials as the
proposed buildings.
c. Private, usable open space: A minimum of 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 access ways shall not
count toward this requirement. Private open space shall not be considered common open
space. Private usable open space is proposed for each unit however several of the
porches do not meet the 80 square foot requirement. Prior to submitting for a
Certificate of Zoning Compliance, each unit shall comply with this requirement The
revised site plan submitted with the CZC shall comply with this requirement+
d. Developments with 20 units or more shall provide the following: A property
management office, a maintenance storage area, a central mailbox location (including
provisions for parcel mail), and a directory and map of the development at a convenient
location. The applicant is proposing to construct a 34S square foot multi purpose
building to house the property management office and maintenance storage. The central
mailbox is located in front of the southern most building. In addition the directory map is
located at the northern entrance into the proposed development. Staff finds the applicant
complies with this requirement.
e. Parking: UDC 11-3C-6A requires multi-family dwellings with one bedroom to provide
two spaces, one covered and one uncovered and two or more bedrooms to have covered
parking for two-cars. Based on the unit mix (twelve (12)1-bedroom units and thirty (30)
2-bedroom units and six (6) 3- bedroom units), 84covered parking stalls and 6 uncovered
parking stalls are required. The applicant has proposed 84 covered parking stalls and 30
uncovered parking stalls which exceeds this requirement. Further, all of the parking stalls
adjacent to the 6-foot sidewalks shall have wheel stops or increase the sidewalk from 6-
feet in width to 7 feet in width and dimension the stalls to measure 9' X 17" in
accordance with UDC 11-3C-SB.3 and UDC 11-3C-SB.4.
In addition UDC 11-3C-6G requires one bicycle parking space per every 25 parking
spaces. Therefore staff is recommending the applicant provide a bike rack capable of
accommodating 5 bicycles.
f. Common Open Space Design Requirements: UDC 11-4-3.27C requires a minimum of
250 square feet of outdoor common open space for each unit containing more than 500
square feet and up to 1,200 square feet of living area, and 350 square feet for each unit
containing more than 1,200 square feet of living area. (The common open space shall be
not less than 400 square feet in area, and shall have a minimum length and width
dimension of 20 feet.) Square footages for the proposed units range in size from 788
square feet to 1,188 square feet . Thus, a total of 12, 000 square feet of common open
space is require. The proposed project includes 27, 356 square feet of open space on
submitted the site plan, which exceeds this requirement.
g. Amenities: UDC 11-4-3.27 requires that multi-family developments between (20) and
(75) units provide 3 amenities with at least one from each category (i.e. quality of life,
open space, or recreation). Further, for multi-family developments with more than 100
units, the decision making body shall require additional amenities commensurate to the
size of the proposed development. Because 48 units are proposed with this development
at least 3 amenities are required. Staff believes that the applicant complies with this
requirement by providing the following qual~ing amenities: 1) public art, 2) several
plazas and sitting areas through out, 3) a play structure and 4) a S, 000 square foot open
grassy area.
Gramercy Apartments CUP & DES
PAGE 6
h. Elevations: Elevations are required to meet the architectural standards set forth in UDC
11-4-3-27E and the Meridian Design Manual. The applicant is proposing three (3) two-
story multi family structures with similar architectural design; but different color
schemes. The three structures are all proposed to incorporate a mix of building materials
to include the following: stone veneer, asphalt shingles, stucco, hip and gable roof
design, and a mix of hardboard siding (board and batten, and lap). The single-story multi-
purpose building structure is also proposed with the same construction materials minus
the mix of hardboard siding.
No colors are listed for the structures on the elevations but the colored elevations the
applicant submitted contained in Exhibit A.4 depict 3 different colors and two different
color schemes. All of the structures within the development should have a mix of colors
and materials as depicted on the colored elevations contained in Exhibit A. The proposed
elevations appear to comply with the architectural standards. If approved, full
compliance with the elevation requirements cited in UDC 11-4-3-27E, and the elevations
submitted with the subject CUP, will be required with the future issuance of Certificate of
Zoning Compliances on this site.
i. Landscaping: Per UDC 11-4-3-27F, development shall meet the minimum landscaping
requirements in accord with Chapter 3, "Regulations Applying To All Districts," of this
title and shall be in accord with the Meridian Design Manual. The landscape plan
prepared by Ivy Design Landscape Architecture, dated 7-22-09, labeled Sheets L-1 and
L2.0 generally comply with the requirements of the UDC. Staff recommends that the
following modifications be made to the plan:
1) Per UDC 11-3B-SH the use of rock as the only groundcover in required planting
areas is prohibited. With the exception of four planter islands (containing no trees)
adjacent to the northern south driveway; all other planter islands contain one tree
and gravel mulch. Staff recommends that the landscape plan be amended to include
low shrubs, lawn or other vegetative groundcover in accordance with UDC 11-3B-
8C.2d touching 70 percent at maturity. In addition, the planter islands serving the
double row of parking shall be planted with another 2" deciduous tree in each of the
stated planter islands.
2) There are six planter islands adjacent to the parking stalls that parallel the
north south drive aisle; four do not depict the required trees. Two of the planter
islands are located within the clear vision triangle. UDC 11-3A-3B.lb illustrates the
measurement for clear vision triangle where driveways bisect the roadway. The
submitted landscape plan depicts the clear vision triangle where two public streets
intersect, which is not the case. Because the wrong measurement was used; the
required trees are not included on the submitted landscape plan. Staff believes the
required trees can be accommodated within the planters and not impede site
visibility to/from the site. Staff is recommending each planter island in this area be
planted with the required trees in accordance with UDC 11-3B-8C.2d.
3) On the eastside of the property boundary is an existing ACRD seepage
bed/drainage easement that prevents a portion of this buffer to be planted with the
required trees. On the submitted landscape plan, the applicant has provided a 7-foot
landscape buffer planted with shrubs only. The total length of the buffer scales at
approximately 340 feet and requires at a minimum 10 trees. ACHD will not allow
trees over their drainage easement however there is approximately 75 feet along the
eastern boundary (NEC) that is outside of the easement that would accommodate
several trees. Staff is recommending a minimum of two trees be planted in this area.
Gramercy Apartments CUP & DES
PAGE 7
In addition, the applicant shall submit an Alternative Compliance application
concurrent with the Certificate of Zoning Compliance to mitigate for the eight
additional trees. Further, the applicant should coordinate with ACRD because
landscape improvements within their easement may require a license agreement
between the property owner and ACHD. If a license agreement is required a
recorded copy of said agreement shall be provided with the submittal of the CZC
application.
In addition, all street facing elevations shall have landscaping along their foundation. The
foundation landscaping shall meet the following standards:
- The landscaped area shall be at least 3-feet wide;
- For every 3 linear feet of foundation, an evergreen shrub having a minimum mature
height of 24 inches shall be planted; and
- Ground cover plants shall be planted in the remainder of the landscaped area.
The applicant is proposing uniformed plantings along the entire foundation of the
proposed buildings including the multi purpose building. In addition, extended patios
and walkways are proposed along the street facing facade that connect with the public
sidewalks. These areas are enhanced with 3 foot wrought iron fencing with decorative
stone pilasters and organized plantings of trees, shrubs and vegetative groundcover. Staff
believes the applicant's proposal enhances the street presence of the property and
complies with this UDC standard.
j. Maintenance and Ownership Responsibilities: Per UDC 11-4-3-27G, a legally binding
document shall be recorded 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.
Fencing: Perimeter fencing is not being proposed with this application. Temporary fencing
should be constructed to contain debris on the site. As mentioned earlier a decorative 3-foot
wrought iron fence is proposed around the extended patio areas that front the public streets. The
fencing detail is provided on the site plan, labeled as sheet A1.0. Staff is recommending the future
fencing be constructed as shown on the site plan in Exhibit A of the staff report.
Proposed Streets and/or Access: All access points and streets were approved with the
Preliminary and Final Plats of the Gramercy Subdivision No. 1.
Design Review: The proposed development is subject to Administrative Design Review in
accordance with UDC 11-SB-8. Further, the buildings and site design are subject to the standards
and guidelines in accordance with UDC 11-4-3-27 and the Meridian Design Manual. As
mentioned above, staff has reviewed the site design and elevations for compliance with both the
UDC standards and Design Manual guidelines. Staff finds that proposed project complies with
the Design Manual and recommends approval of the design review application including and the
elevations and site design attached in Exhibit A. Written approval is required for any
modification or alteration.
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site Plans (dated: July 23 and 24, 2009)
3. Landscape Plan (dated: July 22, 2009)
4. Elevations (dated: June 22, 2009)
Gramercy Apartments CUP & DES
PAGE 8
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
C. Required Findings from Unified Development Code
Gramercy Apartments CUP & DES
PAGE 9
A. Drawings
1. Vicinity Map
Exhibit A
2. Site Plans
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B. Conditions of Approval
On August 13, 2009 a joint agency and departments meeting was held with service providers in this area.
These agencies submitted comments on this application which are included below.
1. PLANNING DEPARTMENT
1.1 The site plans, prepared by Engineering Solutions and The Architects Office, dated July 23 and
24, 2009, are approved, with the conditions listed herein:
A) The parking stalls adjacent to the 6-foot sidewalks shall have wheel stops or increase
the sidewalk from 6-feet in width to 7 feet in width and dimension the stalls to measure
9' X 17" in accordance with UDC 11-3C-SB.3 and UDC 11-3C-SB.4.
B) The applicant shall provide a bike rack capable of accommodating 5 bicycles.
C) Provide the site amenities as proposed on the site plans attached in Exhibit A.
D) The 3-foot decorative fence proposed for the extended patio areas adjacent to the
public streets shall be constructed as detailed on the site plan attached in Exhibit A,
labeled as A1.0.
E) The applicant shall include the trash enclosure detail on the revised site plan. Said
enclosure shall contain solid metal doors and be constructed of similar building materials
as the proposed buildings.
1.2 The landscape plan prepared by Ivy Design Landscape Architecture, dated July 22, 2009, is
approved with the following modifications:
A) Per UDC 11-3B-SH the use of rock as the onl
areas is prohibited. With the exception of the four planter islands (containz'ng nol trees)
adjacent to the north south driveway; all other planter islands contain one tree and gravel
mulch. The applicant shall amend the landscape to include low shrubs, lawn or other
vegetative groundcover in accordance with UDC 11-3B-8C.2d touching 70 percent at
maturity. In addition, the planter islands serving the double row of parking shall be
planted with two 2" deciduous trees in each of the stated planter islands.
B) There are six planter islands adjacent to the parking stalls that parallel the north south
drive aisle; four do not depict the required trees. Two of the planter islands are located
within the clear vision triangle. UDC 11-3A-3B.lb illustrates the measurement for clear
vision triangle where driveways bisect the roadway. Each planter island in this area shall
be planted with the required trees in accordance with UDC 11-3B-8C.2d.
C) On the eastside of the property boundary is an existing ACHD seepage bed drainage
easement that prevents a portion of this buffer to be planted with the required trees. A
minimum of two trees shall be planted in this area outside of ACHD easement. In
addition, the applicant shall submit an Alternative Compliance application concurrent
with the CertiEcate of Zoning Compliance to mitigate for the eight additional trees.
Further, the applicant shall coordinate with ACHD for any landscape improvements
within their easement. If a license agreement is required a recorded copy of said
agreement shall be provided with the submittal of the CZC application.
D) Per UDC 11-4-3-27, all street facing elevations shall have landscaping along the
foundation for the multi-family units as follows:
- The landscaped area shall be at least 3-feet wide;
- For every 3 linear feet of foundation, an evergreen shrub having a minimum
mature height of 24 inches shall be planted; and
Exhibit B
- Ground cover plants shall be planted in the remainder of the landscaped area.
E) A written certificate of completion shall be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan and submitted to the
Planning Department prior to issuance of any Certificate of Occupancies for this site. All
standards of installation should apply as listed in UDC 11-3B-14.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the Certificate of Zoning Compliance application(s).
1.3 All parking stalls shall meet the dimensional requirements in accordance with UDC 11-3C-5.
1.4 Provide at least 80 square feet of private, useable open space, such as a patio or balcony/deck, for
each multi-family dwelling unit in accordance with UDC 11-4-3-27B-3. The applicant shall
submit a revised site plan demonstrating compliance with this standard.
1.5 Maintenance of all common areas shall be the responsibility of the developer or assigns. 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,
private streets, and other development features. A copy of the recorded document shall be
submitted with the first Certificate of Zoning Compliance (CZC).
1.6 A CZC is required prior to issuance of a building permit for any and all of the multi-family units
within this development. All structures including the multi-purpose building and the carport
structures must substantially comply with the elevations submitted with the CUP and the
architectural standards listed in UDC 11-4-3-27E for multi-family developments. NOTE: A CZC
application may include one or more multi-family units on a lot/parcel.
1.7 As determined by the Planning Director, the multi-family buildings constructed on this site shall
substantially comply with the renderings submitted to the City with the CUP application, and as
modified by the conditions of approval herein. All roof and wall-mounted mechanical, electrical,
communications, and service equipment shall be screened from public streets and properties by
the use of parapets, walls, fences, enclosures, or by other suitable means.
1.8 All signage for the site requires approval of a sign permit. All signage must comply with UDC
11-3D-8I and 11-3D-10, Table 2, for subdivision identification signs.
1.9 Provide temporary fencing around the perimeter of the building sites to contain debris during
construction and shall be installed around the site prior to release of building permits.
1.10 Underground year-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water. The applicant shall be required to use any existing surface or well
water for the primary source. If a surface or well source is not available, asingle-point connection
to the culinary water system shall be required. If a single-point connection is used, the developer
will be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer. An underground, pressurized irrigation system should be installed
to all landscape areas per the approved specifications and in accordance with UDC 11-
3A-15and MCC 9-1-28.
1.11 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.12 The applicant shall comply with the dimensional standards of the R-15 zoning district.
1.13 The applicant shall comply with the specific use standards listed in UDC 11-4.3.27.
Exhibit B 2 -
1.14 The request for Administrative Design Review approval of the site desi
is approved as modified by the conditions of approval herein. Any modifc tionsrto thesibe desngn
or building alternations shall not occur without written approval from the Planning Department.
1.15 Staff's failure to cite specific ordinance provisions or terms of approval of the Kenai/Gramercy
development does not relieve the applicant of responsibility for compliance. The applicant shall
comply with all prior conditions of approval for this site.
1.16 Applicant shall have a maximum of 18 months to commence the use as permitted in accord with
the conditions of approval listed above (UDC 11-SB-6F). If the approved use has not begun
within 18 months of approval, a new conditional use permit must be obtained prior to operation.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in E Blue
Tick St and E Griffon St. Minimum cover over sewer mains is three feet, if cover from top of
pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of
City of Meridian Public Works Departments Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in E Blue Tick St and E
Griffon St. If approved fire flows can not be achieved the applicant shall be responsible to install
water mains to and through this development, coordinate main size and routing with Public
Works.
2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required.
2.5 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.6 Any meter tiles located in common driveways shall be upgraded to traffic rated materials per City
of Meridian Standard Specifications.
2.7 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, and the road base approved, prior to applying for building permits.
2.8 All development improvements, including but not limited to sewer, water, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.9 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to issuance of building
permits.
2.10 Applicant shall be responsible for application and compliance with and NPDES Permitting that
maybe required by the Environmental Protection Agency.
2.11 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.12 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
Exhibit B
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2.13 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.14 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.15 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
3. FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 ''/z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.6 Building setbacks shall be per the International Building Code for one and two story construction.
3.7 Maintain a separation of 5' from the building to the dumpster enclosure.
3.8 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.9 Fire lanes, streets and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6".
3.10 The roadways shall be built to Ada County Highway District standards cross section requirements
and shall have a clear driving surface. Streets with less than 29' street width shall have no
parking. Streets with less than 33' shall have parking only on one side. These measurements shall
be based on the back of curb dimension. The roadway shall be able to accommodate an imposed
load of 75,OOOGVW.
3.11 There shall be a fire hydrant within 100' of all fire department connections.
Exhibit B
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3.12 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.13 Provide exterior egress lighting as required by the International Building and Fire Codes.
4. POLICE DEPARTMENT
4.1 The proposed development shall limit landscaping (i.e. shrubs, bushes, etc.) along streets,
pathways, and up against structures, to species that do not exceed two feet in height. Additionally,
trees shall be pruned to a minimum height of 6 feet above the ground or sidewalk surface.
4.2 All designated pathways shall be illuminated with a 4-foot tall bollard style or similar lighting
source. This lighting source should illuminate pathways but be shielded from residential
properties.
4.3 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
5. PARKS DEPARTMENT
5.1 The Parks Department did not submit comments on this application.
6. SANITARY SERVICE COMPANY
6.1 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
6.2 SSC will not provide trash pick-up services utilizing the common driveway. The developer shall
install a concrete pad at the end of the common drive no more than five (5) feet behind the
sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences
that take access from the common driveway.
6.3 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC COMMENTS
7.1.1 Prior to final approval you will need to submit construction plans to ACHD Development Review
Department to insure compliance with the conditions identified with file #'s MPP-06-019 and
MAZ-06-021 or for traffic impact fee assessment. This is a separate review process that requires
direct plans submittal to the development review staff at the highway district.
7.1.2 A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a building
pelmit. Contact ACHD Planning and Development service at 387-6170 for information regarding
impact fees.
Exhibit B
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C. Required Findings from Unified Development Code
1. Conditional Use Permit Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Staff finds that if the site is designed according to the conditions of approval in Exhibit
B, the site will be large enough to accommodate the proposed use and meet the
dimensional and development regulations of the R-15 district and the multi-family
Specific Use Standards.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
Staff finds that the proposed multi-family residential use in the existing R-15 zone meets
the objectives of the Comprehensive Plan.
c. That the design, construction, operation and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area.
Staff finds that the proposed multi-family development is compatible with other uses in
the general area and will not adversely change the character of the area.
d. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity.
Staff finds that the proposed development should not adversely affect other property in
the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of
this staff report and constructs all improvements and operates the use in accordance with
the UDC standards.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection,
drainage structures, refuse disposal, water, and sewer.
Staff finds that sanitary sewer, domestic water and irrigation can be made available to the
subject property. Please refer to comments prepared by the Public Works Department,
Fire Department and other agencies.
f. That the proposed use will not create excessive additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
Staff finds that the applicant will pay to extend the sanitary sewer and water mains into
the site. No additional capital facility costs are expected from the City. The applicant
and/or future property owners will be required to pay highway impact fees.
g. That the proposed use will not involve activities or processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
Exhibit C
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general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors.
Staff finds that the proposed development will not involve uses that will create nuisances
that would be detrimental to the general welfare of the surrounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of this
development; however, Staff does not believe that the amount generated will be
detrimental to the general welfare of the public.
h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage. a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit C
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