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HomeMy WebLinkAboutGramercy Apartments CUP-09-008 DES-09-017RECETVED SEP 2 3 2009 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CITY OF C~l~-- CITYCLERKS OFFICE E IDIAN ~-- In the Matter of Conditional Use Permit and Design Review fora 48 Unit Multi-family Development in an R-15 Zoning District, by Sagecrest Development Case No(s). CUP-09-008 and DES-09-017 For the Planning and Zoning Commission Hearing Date of: September 17, 2009 (Findings on October 1, 2009 agenda) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of September 17, 2009, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of September 17, 2009, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of September 17, 2009 incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of September 17, 2009, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-6503). 2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CUP-09-008 & DES-09-017 Page 1 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Commission Chair and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval in the attached Staff Report for the hearing date of September 17, 2009, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zonhegabo e and~foregoungoFind ngsrof Facdt whiichrare herein Code § 11-SA and based upon t adopted, it is hereby ordered that: 1. The applicant's Conditional Use Permit as evidenced by having submitted a Site Plan Landscape Plan and Elevations, attached in the Staff Report as Exhibit A, is hereby conditionally approved; and, 2. The site specific and standard conditions of approval are as shown in the attached Staff Report for the hearing date of September 17, 2009, incorporated by reference. D. Notice of Applicable Time Limits Notice of Eighteen (18) Month Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of eighteen (18) months unless otherwise approved by the City. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting, the final plat must be recorded within this eighteen (18) month period. For projects with multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the event that the development is made in successive contiguous setnnents or multiple phases, such phases shall be constructed within successive intervals of one (1) year from the original date of approval. If the successive phases are not submitted within the one (1) year interval, the conditional approval of the future phases shall be null and void. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-SB-6.G.1, the Director may authorize a single extension of the time to commence the use not to exceed one (1) eighteen (18) month period. Additional time extensions up to eighteen (18) months as determined and approved by the Commission may be granted. With all extensions, the Director or Commission may CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CUP-09-008 & DES-09-017 Page 2 require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real property which inay be adversely affected by the issuance or denial of the conditional use permit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of September 17, 2009. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CUP-09-008 & DES-09-017 Page 3 ~- By action of the Planning & Zoning Commission at its regular meeting held on the day of {' ~~ °~"p; ~';~,~,~'' , 2009. VOTED i~V~~-~`~~ COMMISSIONER DAVID MOE (Chair) COMMISSIONER MICHAEL ROHM VOTED_~ COMMISSIONER WENDY NEWTON-HUCKABAY VOTED ' COMMISSIONER TOM O'BRIEN VOTED ri VOTED__ COMMISSIONER JOE MARSHALL ~_ ~ ~ ~' - fR Attest: ~, ~o~p~T~o y %./ a cee Iman, City CI~rk 9~ ©`~ ' ~~~i~i ~c~artment, Public Works Department and City Copy served upon Applicant,''F~~ ,: ~~,, Attorney. .~ ~ ~ Dated: By: ra ~~ ~~ ~~ City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CUP-09-008 & DES-09-017 Page 4 STAFF REPORT Hearing Date: September 17, 2009 (Continued from September 3, 2009) ~ ~~~~~ ~ TO: Planning & Zoning Commission FROM: Bill Parsons, Associate City Planner (208) 884-5533 SUBJECT: CUP-09-008 & DES-09-017 -Gramercy Apartments 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST 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. The Meridian Planning and Zoning Commission heard this item on September 17 2009. At the public hearing, the Commission voted to a rove CUP-09-008 and DES-09-017. a. Summary of Commission Public Hearing: i. In favor: ii. In opposition: None iii. Commenting: Becky McKay iv. Written testimony: None v. Staff presenting application: Bill Parsons vi. Other staff commenting on application: None b. Key Issues of Discussion by Commission: i. Timing for the construction of the proiect. c. Ke Commission Chan es to Staff Recommendation: i. None 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 . ) PAGE 1 Gramercy Apartments CUP & DES 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 '/a mile west of S. Eagle Road and south of E. Overland Road NE '/ of Section 20, T.3N., R.1 E. 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. 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. PAGE 2 Gramercy Apartments CUP & DES 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. 3. Flood Plain: NA 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 Ciry ire 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. PAGE 3 Gramercy Apartments CUP & DES 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. 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 N, 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 PAGE 4 Gramercy Apartments CUP & DES features are meant to o~the no ah and the s~gle fam~ly hontesplan~ncc~ f r~thde va~~nt lots to Brownstones plann~.d t the west and south. Staff recornmends 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. S. 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 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) ll-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-2 lists 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 PAGE 5 Gramercy Apartments CUP & DES setback of 12 feet in the rear.) The building envelopes shown on the site plan meet the minimum setback requirements stated. dis osal b. Service areas: On-site service areas, outdoor storage areas, waste storage, p 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 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 345 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. Gramercy Apartments CUP & DES PAGE 6 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 garalifying 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. 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 rnix 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 I1-3A-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 Gramercy Aparhnents CUP & DES PAGE 7 visibility to/from the site. Staff is recommending each planter island in this area be planted with the required trees in accordance with UDC ll-3B-8C.2d. 3) 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. 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. 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 ACHD 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 Gramercy Apartments CUP & DES PAGE 8 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) B. Conditions of Approval Planning Department Public Works Department Fire Department Police Department Parks Department Sanitary Service Company Ada County Highway District Central District Health Department C. Required Findings from Unified Development Code Gramercy Aparhnents CUP & DES PAGE 9 A. Drawings 1. 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Site Plans ~~~ ~ +4tk Iwq •'•~k iwJ `+•h is Ssl M wC+4 ~,-, ;'1 w~ r rt'~•~~. r a~~c:• ~a~ ~~arm• } r wi'wa ~•s~N~. s~~A sy~ iali ww~iM~ ash K,u¢~ ~. sM~ ~ ~ ~ L ~Y/ J ~~ T3l ~~ Lam" El3d4YN o7rfNiR~~ +I~Vd9 3,a11~q'~ y ~ r ~ (~ ~. c` tl N ~~~~ gn zx ~~ •"'~A: ~° F~Se,~ ~ ~~~ ~~ ~ ~aaa _~~` _ J ~~~® ~~ n ~ s3s ~: aS,: i_ ~~ ~ -~ff ~~~,3t~ 95a~qq :, ~~3 ~5 ~°s7.d Y'FH .' 3W1-. w ~ ~ ~• ~' ~a q ,I .,., isi ~ ~, y ..~ u ~~~ _ • ~ • ~~~ ~. ~ ~ ~ ~ ~~~ ~ ~ ~~~ ~I m + iii , f ~ w •# ~ is i I P ~ b ~~ ~~ ~ 3 s;~~~~~ ~~~~~~~~ ~ ~I ~ I~ . '~'f R +.'~E. ie ~~ •!.. ,~~,~ i~. ~ +~ Exhibit A - 2 - E ~ g y., ~ rc r ~ s`.: ti Q _ > S 8 +~+ ". u ~ h ~ tl ~ e ± az .e ~ ~~ m .. .:~ n~ ' ~ ~ .. ~ bra ~ 0 is ~e ~~ ~~~~ ,~g~oW ~~° ~.o~d s --~~_ ti` {{ .,~--- r, 3 ' ' ~ t a ~a r t?~ e c ~ ~ i ~~ i ~- I: :r_'. i----' _, ~y ~~ .j~ ~~-- ~' ii ~' N Exhibit A - 3 - 3. Landscape Plan i~ z > -ti M ~ ~ _ f V _ `... z ~ ~ ® ~ W t _ _ °n - '=ea - A'' ~ `~ ~ p lL ~Ca '.6 P : l1J ~~~ ~ d I a -, TALI 4 r Exhibit A - 4 - 4. Elevations KEYNOTES Ci? e.a y~,N "mo"o"u ,~ ~~i' ..~. Exhibit A -5- SEOE ELEVATION FRONTELEYATN)N CGOLAM-<ret~M~~~1-~ BEAN ELEVATION L.,~1opc 5r4{epj~ t{i 2-.- 3 LEFT SIDE ELEVATION 4RIGHT SIDE ELEVATION FROEtT ELEYATIOH Exhibit A - 6 - 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 only groundcover in required planting areas is prohibited. With the exception of the four planter islands (containing no 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 Certificate 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-15 and MCC 9-1-28. 1.11 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-1 1. 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 design and proposed buildings is approved as modified by the conditions of approval herein. Any modifications to the site design or building alternations s11a11 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 may be 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 - 3 - 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 - 4 - 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 SSC did not provide comments on the subject application. 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 permit Contact ACRD Planning and Development Services at 387-6170 for information regarding impact fees. Exhibit B - 5 - C. Required Findings from Unified Development Code 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. The Commission 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. The Commission 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. The Commission 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. The Commission 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. The Commission 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. The Commission 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 general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Exhibit C The Commission 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. The Commission recognizes the fact that traffic and noise will increase with the approval of this development; however, the Commission 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. The Commission 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 maybe 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 - 2 -