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HomeMy WebLinkAboutREV Staff Report 1/16/13Item #4D: Heron Village (CUP-12-021) Application(s): - Conditional Use Permit Size of property, existing zoning, and location: This site consists of 5.5 acres, is currently zoned R-40 & C-G, and is located at 2250 & 2310 N. Meridian Road on the SEC of N. Meridian Rd. & W. Blue Heron Ln. Adjacent Land Use 8 Zoning: North: E. Blue Heron Lane and townhomes, zoned R-40 South: Single-family &multi-family residential, zoned C-C and R-40 East: Single-family rural residential, zoned R1; and Industrial/retail (Meridian Meat Packers), zoned M2 in Ada County West: Meridian Road, Church and single-family residential, zoned L-0 and R-4 History: The commercial portion of this site, zoned C-G, was annexed in 1982. Summary of Request: The applicant requests conditional use permit approval of amulti-family development consisting of 108 dwelling units in the R-40 & C-G zoning districts. The proposed structures are 3 stories in height and consist of (4) 24-plex structures and (1)12- plexstructures consisting of 1, 2, & 3 bedroom units. Private as well as common open space and site amenities are required to be provided on the site in accord with UDC standards. Proposed amenities consist of a 1,600 s.f. clubhouse, a swimming pool, playground, horseshoe pits, BBQ pits, benches, a community garden & a water feature along Meridian Road. Access to the site will be provided via W. Blue Heron Lane; access via Meridian Rd. is prohibited. The proposed site plan does include the provision of additional ROW for the future widening of Meridian Road. Building elevations have been submitted for the apartment & garage structures that depict hardiplank lap siding, hardiboard board & batten siding, hardi-shake siding, &harditrim fascia & trim in various complimentary neutral colors with an asphalt shingle roofing. Conceptual elevations have also been submitted for the carport structures that depict metal posts & beams with harditrim fascia & trim and asphalt shingle roofing; paint colors will be a variety of complimentary neutral colors to match the proposed apartments & garages. All structures are required to comply with UDC design standards as well as the guidelines contained in the Meridian Design Manual. Comprehensive Plan DesignationlCompliance wlComp Plan? Mixed Use Neighborhood -yes Written Testimony: Bob Unger, Applicant's representative (in agreement w/staff report) Staff Recommendation: Approval w/conditions Notes: STAFF REPORT HEARING DATE: January 17, 2013 TO: Planning & Zoning Commission FROM: Sonya Wafters, Associate City Planner 208-884-5533 SUBJECT: CUP-12-021 -Heron Village E IDIAN~-- IDAHO I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Alliance Management Consultants, has applied for a conditional use permit (CUP) for a multi-family development consisting of 4~A 108 dwelling units in the R-40 and C-G zoning districts for Heron Village. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number CUP-12- 021, as presented in the staff report for the hearing date of January 17, 2013, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number CUP-12-021, as presented during the hearing on January 17, 2013, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number CUP-12-021 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 2250 & 2310 N. Meridian Road on the southeast corner of N. Meridian Road and W. Blue Heron Lane, in the SW'/4 of Section 6, Township 3 North, Range 1 East. (Parcel No.'s 87039000051; 87039000515; 87039000525; 87039000515) B. Applicant: Alliance Management Consultants 290 Bobwhite Court, Ste. 220 Boise, ID 83706 C. Owners: Bankruptcy Estate of Dean and Gail Borup Jeremy Gugino, Trustee for Case 10-02943-JDP 410 S. Orchard Street, Ste. 144 Boise, ID 83705 Heron Village CUP-12-021 PAGE 1 Bankruptcy Estate of Keith and Judith Borup Richard Crawforth, Trustee 410 S. Orchard Street, Ste. 172 Boise, ID 83705 D. Representative: Bob Unger, ULC Management, LLC 6104 N. Gary Lane Boise, ID 83714 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. 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 Code Title 11, Chapter 5. B. Newspaper notifications published on: December 31, 2012 and January 14, 2013 C. Radius notices mailed to properties within 300 feet on: December 20, 2012 D. Applicant posted notice on site by: January 4, 2013 VI. LAND USE A. Existing Land Use(s): There are two existing homes on this site. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: E. Blue Heron Lane and townhomes, zoned R-40 South: Single-family &multi-family residential, zoned C-C and R-40 East: Single-family rural residential, zoned R1; and IndustriaUretail (Meridian Meat Packers), zoned M2 in Ada County West: Meridian Road, Church and single-family residential, zoned L-O and R-4 C. History of Previous Actions: • This site consists of portions of Lots 1-3 of J. E. Pfost's Subdivision, platted in 1908. The boundary of the site was adjusted through Record of Survey No. 612. • The commercial portion of the site, zoned C-G, was annexed in 1982 (Ordinance No. 414). D. Utilities: a. Location of sewer: Sanitary sewer is available in N. Meridian Road and W. Blue Heron Lane to serve the subject site. b. Location of water: Domestic water is available in N. Meridian Road and W. Blue Heron Lane to serve the subject site. c. Issues or concerns: Design and routing of sanitary sewer and water utilities shall be coordinated with the Community Development Department. E. Physical Features: 1. Canals/Ditches Irrigation: There are some existing ditches on this site. 2. Hazards: Staff is not aware of any hazards that exist on this site. Heron Village CUP-12-021 PAGE 2 3. Flood Plain: A portion of this site along the southern boundary lies within the 500 year flood plain or shaded X zone; and a very small portion at the southwest corner of the site lies within the 100 year flood plain or AE zone. VII. COMPREHENSIVE PLAN/ANALYSIS The Comprehensive Plan Future Land Use Map designates the subject property as Mixed Use - Neighborhood (MU-N). Per the Comprehensive Plan, the purpose of the MU-N designation is to assign areas where neighborhood-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominantly single-use developments by incorporating a variety of uses. Land uses in these areas should be primarily residential with supporting non-residential services. Non-residential uses in these areas tend to be smaller scale and provide a good or service that people typically do not travel far for and need regularly. Employment opportunities for those living in the neighborhood are encouraged. Connectivity and access between the non-residential and residential land uses is critical in MU-N areas. Tree-lined, narrow streets are encouraged. Developments are also encouraged to be designed according to the conceptual MU-N plan depicted in Figure 3-1 of the Comprehensive Plan (see pgs. 24-27). The applicant plans to develop the site with an apartment complex consisting of ~9 108 dwelling units. The proposed gross density is ~8 19.63 dwelling units per acre. A mix of uses is not proposed. The existing C-G and R-40 zoning of the property requires a conditional use permit for multi-family developments. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • "Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development." (3.07.03B, pg. 56) The proposed multi family residential development will contributed to the variety of housing types available within the City. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (3.01.O1F, pg. 45) The proposed development is already in the City and the two existing homes are serviced by sanitary sewer and domestic water. The developer will be responsible for the extension of sanitary sewer and domestic water mains to serve the proposed development. • "Require appropriate landscaping and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.) (3.06.02F, pg. 54) A 25 foot wide landscape buffer is required along N. Meridian Road in accord with the standards listed in UDC Tables 11-2A-8 and 1 i-2B-3, and 11-3B-7. • "Protect existing residential properties from incompatible land use development on adjacent parcels." (3.06.O1F, pg. 53) The proposed residential use of the property should be compatible with existing surrounding residential and retail uses. Heron Village CUP-12-021 PAGE 3 "Provide a walkable community through good design." (2.O1.OlA, pg. 13) Internal sidewalks are depicted on the plans for internal access and circulation. Staff recommends some additional walkways be provided (see analysis below). Sidewalks along N. Meridian Road and W. Blue Heron Lane already exist. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." (3.03.03B, pg. 48) There is fencing along the southern boundary of the site which prohibits a pedestrian connection; however, staff recommends a pedestrian connection be provided to the north at the east boundary of the site for future pedestrian connectivity. • "Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D, pg53) Per UDC 11-3A-3, access to N. Meridian Road is prohibited (unless waived by City Council and ACHD) as access is available from a local street, E. Blue Heron Lane (see analysis below). • "Provide housing options close to employment and shopping centers." (3.07.02D, pg. 55) The proposed development will provide multi family housing as an option in this area of the City within close proximity to employment and shopping areas. • "Encourage infill development in vacant/undeveloped areas within the City over fringe area development to halt the outward progression of urban development.:" (5.01.02B, pg. 69) The proposed development is an infill project consistent with this objective. • "Elevate quality of design for houses and apartments; evaluate the need for design review guidelines for single-family homes." (3.07.020, pg. 56) The structures within the proposed development will be subject to the design standards in UDC 11-3A-19 and the guidelines in the Meridian Design Manual. Based on the above analysis and the findings in Exhibit C, staff is supportive of the proposed development as it is generally consistent with the comprehensive plan. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zones: Approximately half of the subject property (north half) is zoned R-40, High Density Residential. Per UDC 11-2A-1, 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. Approximately half of the subject property (south half) is zoned C-G, General Retail & Service Commercial. Per UDC 11-2B-1, the purpose of the commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian Comprehensive Plan. Six (6) districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. The C-G district allows for the largest scale and Heron Village CUP-12-021 PAGE 4 broadest mix of retail, office, service, and light industrial uses. These areas should be in close proximity and/or have access to interstate or arterial intersections. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 and 11-2B-2 lists the permitted, accessory, conditional, and prohibited uses in the R-40 and C-G zoning districts respectively. The proposed multi-family development is listed as a conditional use in both the R- 40 and C-G zoning districts. The specific use standards listed in UDC 11-4-3-27 for multi-family developments apply to development of this site. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-8 for the R-40 zoning district and UDC Table 11-2B-3 for the C-G zoning district apply to development of this site. D. Landscaping Standards: The standards for landscaping contained in UDC 11-3B apply to development of this site. E. Common Open Space & Site Amenity Requirements: Common open space and site amenities are required to be provided on the site in accord with the requirements listed in UDC 11-3G-3; 11-4- 3-27C; andl 1-4-3-27D. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: CONDITIONAL USE PERMIT (CUP): A conditional use permit is requested for amulti-family development in the R-40 and C-G zoning districts, in accord with UDC Table 11-2A-2 & 11-2B- 2. The proposed structures are 3=stories in height and consist of four (4) 24-plea structures and one (1) 4.412-plea structure for a total of ~A 108 dwelling units. Specific Use Standards: The specific use standards for multi-family developments listed in UDC 11-4-3-27 apply to development of this site as follows: A minimum of 80 square feet (s.f.) of private useable open space is required to be provided for each unit. The building floor plans do not appear to comply with the minimum requirements. The plans submitted with the Certi zcate o Zoning Compliance application shall be revised accordingly Development with 20 units or more are required to provide a property management office, maintenance storage area, central mailbox location (including provisions for parcel mail) that provides safe pedestrian and/or vehicular access, and a directory and map of the development at an entrance or convenient location for those entering the development. The site plan ~t depicts an-gall of these items exce~,for the directorX & map of the development. The site plan submitted with the Certificate of Zoning Compliance application shall be revised accordingly. At a minimum, 250 s.f. of outdoor common open space is required for each unit containing more than 500 s.f. and up to 1,200 s.f. of living area. The 1-bedroom units consist of 783 square feet (sf.); svgs/ the 2-bedroom units consist of 950-957 sf.; and the 3-bedroom units consist of 1, 000 s~ Therefore, a minimum of 27,3000 sf. (or 0.632 of an acre) of common open space is required for the development. The site plan depicts 4~; 4~6 41.870 sf. (or 4:-A~ 0.96 o an acre) of useable open space, which consists of the two large common areas where the clubhouse and community garden are located, in compliance with this requirement. • For multi-family developments with 75 units or more, four (4) amenities shall be provided with at least one from each category listed in UDC 11-4-3-27D.1. For multi- Heron Village CUP-12-021 PAGE 5 family developments with more than 100 units, the decision making body shall require additional amenities commensurate to the size of the proposed development. The site amenities depicted on the site plan (and listed below) comply with this requirement. In addition to the amenities being proposed, staff recommends some additional bicycle parking be provided, and that some additional sidewalk/pedestrian connections be made near the community garden area, around the building in Area C, and to the underdeveloped parcel to the north. • The architectural character of the structures shall comply with UDC 11-4-3-27E. The proposed elevations & building materials of the residential structures comply with this requirement. The design of all structures on the site is subject to the design standards listed in UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual and will be reviewed with the Design Review application(s). • Landscaping is required to comply with UDC 11-4-3-27-F. All street facing elevations shall have landscaping along their foundation as follows: the landscaped area shall be at least 3-feet wide and have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped with ground cover plans. The front elevations of the proposed structures face internal driveways; they do not face a public street. The landscape plan does show some landscaping along the foundations of the structures. Verification that the foundation landscaping complies with this standard will be verified with the Certificate of Zoning Compliance and Design Review application(s). • The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant shall submit documentation of compliance with this requirement with submittal of the Certificate of Zoning Compliance. Access: One full-access to this site is proposed via N. Meridian Road, an arterial street, and one full-access is proposed via W. Heron Brook Lane, a local street. The UDC (11-3A-3A) limits access points to arterial streets; where access to a local street is available, access is required to be taken from such local street. This site has 310 feet of frontage on Blue Heron Lane, a local public street. Therefore, staff recommends that access for this project be from Blue Heron Lane. Staff further recommends all existing accesses to Meridian Road be removed. (NOTE: The applicant may request a waiver from City Council for an access to N. Meridian Road in accord with UDC 11-3A-3.) This portion of N. Meridian Road is in ACHD's Capital Improvement Plan (CIP) to be widened from 3 to 5 lanes between the years 2017-2021. Eight (80) feet of right-of--way (ROW) currently exists for Meridian Road; a total of 96-feet of ROW will be needed for the road widening. ACRD estimates an additional 14-foot of ROW will need to be dedicated on this site to accommodate the widening. Although the City has not yet received comments from ACRD on this application, ACHD Staff has stated they will recommend denial of the proposed access via Meridian Road because access via Blue Heron is available and an additional 14.5 +/- feet of ROW will be required to be dedicated. The site plan depicts 25-foot wide drive aisles within the development. The Fire Department requires 26-foot wide drive aisles for aerial access to the structure ; ss~~. Because the units will be sprinklered, the Fire Department only requires one point of access for the development. Therefore, the Blue Heron access is sufficient. Heron Village CUP-12-021 PAGE 6 Based on the UDC, and ACI3D's comments regarding access and right-of--way, staff recommends the site and landscape plans submitted with the Certificate of Zoning Compliance application be revised accordingly. The applicant has revised the site plan to include the anticipated amount of ROW needed for widening Meridian Road Parking: The UDC (Table 11-3C-6) requires off-street vehicle parking to be provided on the site. For one bedroom units, 1.5 vehicle parking spaces are required per dwelling unit (d.u.); at least one in a covered carport or garage. For tie 22=3 bedroom units, 2 parking spaces are required per d.u. in a covered carport or garage. There are twenty four (~24) 1-bedroom units; seventy two (5372) 2- bedroom units; and twelve (12) 3-bedroom units proposed on the site. Therefore, a minimum of X24 carport/garage spaces and X412 uncovered (or carport/garage) spaces are required to be provided for the 1-bedroom units; and a minimum of ~HH168 carport/garage spaces are required to be provided for the 2 and 3-bedroom units for a total of X93192 carport/garage spaces and X412 uncovered (or carport/garage) spaces. The site plan depicts X128 carport spaces and 68 garage spaces for a total of X9196 covered spaces, and 8 uncovered spaces which complies with av~~sts UDC requirements. A total of X418 guest parking spaces are also provided adjacent to the common area. , One bicycle parking space is required to be provided for every 25 proposed vehicle spaces per UDC 11-3C-6G. There are ne ave bicycle parking facilities depicted on the site plan adjacent to each of the structures. Based on the total number of vehicle parking spaces proposed 059222, including the ~~••°*~-' ~z~u ~~' -• ~* uu~parkin~?), a bicycle parking facility capable of holding a minimum of q-99 bicycles is required to be provided that complies with the standards listed in UDC 11-3C-SC. , Landscaping: Per UDC Tables 11-2A-8 and 11-2B-3, a 25-foot wide street buffer is required to be provided along N. Meridian Road, an arterial street; W. Blue Heron Lane is classified as a local street and as such does not require a street buffer in the R-40 zoning district. A 2-~5 foot wide buffer is depicted on the plans along N. Meridian Road and a 17 foot wide buffer is depicted along W. Blue Heron Lane in accord with this requirement. Landscaping is required to be provided within the buffers in accord with the standards listed in UDC 11-3B-7C. Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11- 3B-8C. Each planter island that serves a single row of parking spaces is required to be landscaped with at least one tree and shall be covered with low shrubs, lawn, or other vegetative groundcover. The landscape plan submitted with the Certificate of Zoning Compliance application shall comply with this requirement. Note: The landscape plan submitted with the Certificate of Zoning Compliance applications(s) is required to be prepared by a landscape architect, landscape designer, or qualified nurseryman, per UDC 11-3B-3C. Common Open Space: The UDC (11-3G-3A) requires a minimum of 10% open space to be provided for all multi-family developments of 5 acres or more in accord with the standards listed in UDC 11-3G-3B. Based on the area of the site (5.5 acres), a minimum of 0.55 of an acre of Heron Village CUP-12-021 PAGE 7 common open space is required to be provided. The site plan depicts a total of q:-8~ 0.96 o an acres of usable open space that meets the aforementioned standards. Site Amenities: Site amenities are required to be provided on the site in accord with the requirements listed in UDC 11-3G-3; 11-4-3-27C; andl 1-4-3-27D. Amenities for the development are proposed as follows: 1) 1,600 square foot (s.f.) clubhouse; 2) swimming pool; 3) playground; 4) horseshoe pit; 5) barbeque pits; 6) benches; 7) community garden; a~ 8) a water feature at the entry; and 9 five bic~parking facilities. The proposed amenities meet the aforementioned requirements. However, as stated above, staff is recommending additional b~arl~ing-anal sidewalks/pedestrian connections be provided. Fencing: No fencing is shown on the plans. If fencing is constructed on the site, it shall be consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. Elevations: The applicant has submitted building elevations for the proposed 3-story apartment structures and conceptual elevations of the carports and garages. The design standards listed in UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual apply to these structures. The building materials for the apartments depicted on the elevations consist of "hardiplank" lap siding, "hardiboard" board and batt siding, "harditrim" fascia and trim and "hardi-shake" siding in various complimentary neutral colors with an asphalt composite shingle roof. The elevations comply with the standards listed in UDC 11-3A-19. Design Review will be required for the structures with the Certificate of Zoning Compliance application in accord with the Meridian Design Manual. Multi family structures are encouraged to use internal. circulation and stairwells to access individual residential units. Ne-~Buildin~ materials are depicted for the garages and carports consisting of metal osn is & beams with harditrim fascia & trim and an asphalt composite shingle roof; paint colors will be a varie of complimentary neutral colors to match proposed apartments & garages (see Exhibit A.4). Per the Meridian Design Guidelines, the carports and garages should be constructed to be compatible with the associated residential buildings (i.e. similar building and roof forms, architectural elements and details, and materials and colors to maintain the quality of the architectural character). , Sidewalks: There is an existing 5-foot wide attached sidewalk on this site along N. Meridian Road and W. Blue Heron Lane. The UDC (11-3A-17) requires 5-foot wide detached sidewalks to be provided along all arterial streets with development of new land uses. However, because the sidewalk already exists, the Director has waived this requirement. When Meridian Road is widened in the future, staff recommends ACHD construct a S foot wide detached sidewalk in accord with this requirement and the Comprehensive Plan. (NOTE: The applicant is proposing a landscape berm along Meridian Road Consideration for the future detached sidewalk location should be given when designing the berm.) Internal sidewalks are depicted on the site plan for internal circulation within the site. There are several areas where there is no sidewalk where residents would need to walk in the drive aisles to navigate the site. Also, where walkways are shown across drive-aisles that lead to the perimeter sidewalk along Meridian Road, the walkways lead to parking spaces. The site plan should be revised to provide better pedestrian interconnectivity within the site. Additionally, a pathway should be provided from the sidewalk to the community garden area. Pedestrian access should also be provided to the northeast, to parcel No.R7039000300 for future pedestrian interconnectivity. Heron Village CUP-12-021 PAGE 8 Certificate of Zoning Compliance: The applicant is required to submit an application for Certificate of Zoning Compliance for the proposed use and structures prior to issuance of building permits in accord with UDC 11-SB-1. Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-SB-8. The proposed site design and structures shall be consistent with the standards listed in UDC 11-3A-19 and the guidelines listed in the Meridian Design Manual. Site Boundary: There is an 8+/- foot wide strip of property (parcel #87039000005) along the east boundary that appears to be included in this site that should not be a part. The applicant should revise the site/landscape plans accordingly. There are some fairly significant changes being requested to the submitted site and landscape plans. However, Staff believes the applicant can comply with the requirements without substantially changing the project. Therefore, Staff recommends approval of the subject application with the conditions listed in Exhibit B per the Findings in Exhibit C. X. EXHIBITS A. Drawings 1. Vicinity Map 2. Proposed Site Plan (dated: i'i~REVISED 1/15/13) 3. Proposed Landscape Plan (dated: 12/21/12) 4. Proposed Building Elevations & Floor Plans (dated: 11/26/12) B. Agency Comments/Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Sanitary Service Company 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code Heron Village CUP-12-021 PAGE 9 Exhibit A.1: Vicinity Map heron VillageCUP-12-02] PAGE ]0 Exhibit A.2: Proposed Site Plan (dated: ~~REVISED 1/15/13) Heron Village CUP-12-021 PAGE ] 1 Exhibit A.3: Proposed Landscape Plan (dated: 12/21/12) -; --1 i _--- ~ /~~ ~~ ~ )+I~ A ~~i ~_~ ~ ~ '~)~ ; ' i t ,~ ~ ~1 rl~~ t ~~ f 1 f2L i / ~E ~ 1 tt 1 1~ .~ ~~ 1a ! i~t ~ °F ~ ~ !~ ~ ~~ ~ i i~~ '~ 4 +•-p ~ fl e~p! ~: ~i a ~; ~ 1 } ~~i~ylS! ~f t ~ t4Eis ~; 1= '~ ~ ~ =s ( ` 1 ~ i~ t ~t. i 1 t~ ~~ ER~~ ~~~ ~ ~ ~ t di ~ ~ y ~t1~ 1 1 ~ ~ ~r ;~~. ~~ ~ ;f; If { ~ ~ y ! s P 66+ ~° r!!9 ~, ~ ~` !, ~ ~ i~'~1 ~s ~~ , a Y ,.~7~ } a :: ~W>-~. _i ~ - r . \ c. -a;w sg ~~an ~~' ~F ' ~ i7 / ~3'~g~ Ita L - _ z .- s -z J ., /' '~, e S I ~ 4~ ~• e 'ir J ~Rb I O ~ ^ ' / ~I c-~;~-~-~-. n rr id•. i. % ~ _.. ~ ,, , ~..~1L.~_.~ -a ~ /; I.~ ~ ~ ~~; ~ ~ i E i /~ , ~ ,`t c • i - %' I . r.-~ ~~:.. .. . ~ -- i ~~ ~ , - . ~ __ '~~ ~ ~ _ ~. ~ _ - ~~ ~s~ ~~ ~ ~ M F ~r a ,,, ~ ~~~ ~_ ~ ~ %t ~: ~ ~ ~ ~ ~- = G. -~ ~ • 'n _ -- i ~_ _ t. t ~~ ~- ~ ~ ~~~ - ~1 ~, ~~~ .. „~ -Q'~Ou Rldl~l21J~^J ~v' ?~ r J W W J l: <~ ~-- z w n W J 4 J z W .~ C W tLL s C, is .{ Heron Village CUP-12-021 PAGE 12 r f ~ ~ ~` ,.. ._ _: s <, ~ ~ _ .. , ~ r ,~ f ;T `.^.HCDJL.E `::NECT ,., r n ; n - -_ -- ~- ~~ I.E I >YU C~.JLI:.4 N4UE 511E AT 0`Y '}k' FLAnnnc a ~ - '~ BTS fiL:JE TCTE4 SF!1c,CE p-!0' A .. ~E~ Eau cA~~uP A:.EI+ 4u'LE 15 GAL a ,~ - T LLiy ~ ~ \ ~ s _ ~ ~ a~_ ~ ~;; WNS WEEPING NURW T SPPUCE p-1•")' 4 ! 11 rl ~ ... 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I A4i4'EN TS - La_i..~a~E ~LAy P~ J Heron Village CUP-12-021 PAGE 13 PLANT SCHEDULE SHEET 2 t, lM +n SYY CCAIMCN NAME SIiE AT PLAVTItiG C~Tf ^~' ~/~ C+iS L~l'JE TCTEU SnRUrE 9-1,^' ] y;'yt C0.M CLUkR ACEi MAPIE 15 G+L J AN, WEEPING tiCAWAY SPRU:E B-t;' P LA' t'4PTJL PEAR 3~ CALI~EN ] AM 4RMSTRCNG MAPLE 2' Cw~Eft 6 R•3 ELUE Sc>RUCE B-iG• A Ae RivE+ RIRCN ~' cw~ER ~ uE srzLU GAr IJWE I GAL I: Q GE Gt1CEU EUONVII~S i GLL t:~ Q GP Rp CARPET ROSE 5 GAL C RF HL.:E Fl::CUE t {AL ~] FltG FE4hIEA REFG GRASS I CAl ] ~ CTI. CTT:' L[~>t:EN La JREt. 5 GAL 17 C ~ ' sV~ ~.B .. <_;:ALE ~,6.t_ / \ ~/ - ~^~w -~ ~_ - ~ -~ - - / ~. u ~.i K U Y LL ~ Ll!4 E 1 L1< :e, HEN,2ty b`ILLfiCE AI'A~i INENT - --- - -- Heron Village CUP-12-021 PAGE 14 Exhibit A.4: Proposed Building Elevations & Floor Plans (dated: 11/26/12) i GEtdERAL NOTES KEY NOTES ^ ~ R.._ .. o -, ^ _, .~„ _ . o ..~..~_. ._~ ^ .~ . o _..~.~ ^ -,.-, ^ - 0 o - 0 - O ~u x ~MRT ~- Qtt ~ Tn E ^ -.~ EVANS „,: Heron Village CUP-12-021 PAGE 15 Heron Village Apartments SOUTH ELEV:.TION :cuc ~ m- • ~ ~- Exhibit A.1: Vicinity Map Fteron Village CUP-12-021 PAGE ]0 Exhibit A.2: Proposed Site Plan (dated: ""%~REVISED 1/15/13) is ~t~ ~ ~ 3 E' t ~~ ~ a, ~p a ~:ft t~ ~~ ~ ~ ~ ]GEjYYjEI. ~ ~ ~. ~ ~ I 8 it ~ ~ ~ M~Y /` ~ ~~ t~R+ ~ Fi ~ S t 44 E YE5 ~ + ~ i ~ ~ g6 Ca uu ~ ~' ~ wiu cm -, ~ L . i~~"'~~w.~ ~~ r 4 ~ p ~s ~ 7i~ I ~ ~ 4 6 ~ 'f ; ¢ ~E~ L _ ~ ~ -C ~` ~tW . }} k ~~~~iiF ~E~~~~~~"'~ ~~ ~` ' s i 1 e ~ ~ .L e , 1 yy yr. -.-~rrm* 3~~ ^^S ~Af23~~i I ~ Q ..,]0. v..y ~ r 4 ~ -_~ ~ _. __ ' ~ ,~ 4 ~ .~ ~ i ~e~.~ _ ~. r t , v. ~~ rte' ~ - -- .... 1` ~ ` e. ~i ~ ?t f '!~ 4' ~ ~ e E i ~ a i i ~~ r -~ r :r. TCI~ K = 7 °.~t i- w ;-- •x r~ KL lil S I', i~ a ~ ~ Heron Village CUP-12-021 PAGE 11 Exhibit A.3: Proposed Landscape Plan (dated: 12/21/12) ' ~ I --i i'°--i --- 1 .~ _ ,~ ry'~t ~ I ~ ~ d P:~? ~' ~ I ~~ ~ ~~~ ~ „ ~~ ~~ ~ I ~I~ ~ ~4 ail' y~~ 1j~~ ~1151!~~IM ~I 7 ~I~~~il1~ ~~ t- !. ~ ______ ....-- _ j ,, r! g3 1~ ~ u ~' ~ ; t ,fir ~P: ~; !' ~ 1 ,f ~ ,, '~ S~ ~ {~ ~ ~~~~ ~:~~Oo~l E~ eta if~ % ' (Hurl sn7 1 I ~ ~. r { s ~ '~ _ 4~ i p ~ 1 1 % ~_~~ ~4 f IK y~ ft ~{ i~ ~; !C~ ~ I 1 r 1 1. t_{. i~ _ } ~ ~ ~ ELI I • ~ «y c . wr_ ~e' $4g 3 yyx r~ -- - -- -r _ I L ' l- ° ~1 J 4 I 11 1-I CS _ ~ ~~~ ~-~ _ 1 I 1 ~ i ' 11 ti 9~ -1 II 1 --; Y~~~~ , - ---- _ _ -,. _ . s _ - _ . `, ° ~., ~ ~r~ - I r -- P .. /// L (~ _.. k _ a I ~ml Y ? I --_ ~- l --- ' '' 1 ~ ~ w ®~ I . ,~. ~ ~ ~ ~ ! ~ tiJ ~ ~ ~l - 1 .~11t 1~:, ~ ~, :: .: I , ¢ - - {1 i • v • .. __ ~*•~ ~ \~/ f~:' ~~~•, na?n ` w#l0 Wino ~/~ ~{ ° • na70 • ~' na3R ' _ _ a~yc~~ Nbi~l~~w~ p: ~9 ~ ~ ~' Y, F°I ~~~ - z ~' c+~ c py i- r ((((~ W J ISY L: R w ~ ~n i- 7 W 7 4 u W J <t J I 7 W °~ ~ ~ LL . ~. Heron Village CUP-12-021 PAGE 12 ~fr'~ /~ s°~ o ~ ~.:~, W 4~' RI ~X ru. >} I ~ PLANT SCHEDULE SHEET 2 SYN C~M61.",N h44E `J tE AT vLANTI~G p'Y - >^ Y1 BTS Bl1£ TOTEM SPRUCE 8-10' 4 F,~~TT11 nY' LAN cLLVP n,,^.Ex Nu'LE 5 GAL 4 wnl MEEPInG N(JRwAY SPRUCE 8-IU' 4 Ca Ce?ITCI FEAR a' CALPER 4 ~'..I ~s AN ARU`Ti DNO MAPLE 1' CALIPER 1 Rb R. VEi NIP~N 2' CALIPEa 5 DL STELLA CAY l1WE t GAl 14 Q GE GCLDET E:CNWUS 5 GAL 13 Q CR RED C,ANPET R~tSE 5 GAL i5 flf fl4:E fiSCUE ~ G+l t2 ERG EE+THF.i k(ED GQ /:iS .GAL 18 • a ?C' S^AlE __ t.Lln^ E k t' .E 'T ON<_!lTnhT ,~ .. ..,. ~ -,1~-,~L~, ~T,,.- (rIE:_;r :I_L.;E i r.~Er,T __ ~-: - - ~ .-u_ ~ 3:.aL.~.,di f~ ... , , ...•::, L.u~,,,...rE PLAN w z 1 w A~E,~ 6' PLANT SCHEDULE SHEET 2 __-__~ 1 ~, . ~ 1 n~'"" y I ~ _ j - ~~~ -- ; ~ l -,~^-- T-__~__\~r_ SYN f,{iUll~\' NAME SItE AT FLAFTIhG Q'Y I> -'~ 91S BLUE TOIEW SPRUCE b-Iti ~j `` ~~.•''JJ '' CAV Cluur ACED unnLE Is G+L -. :. w~ MS WEFl'IV.^. N~wAY S~':iJCE 8-IO' B - C- CA~ITCI PE+R 2' CALA'ER T ~!~~-^i AN. AHNSTFDNC NAI'LE )' CALR'EF 4 i'/~t BS BL::G SaO;;CE b-iJ' 1 RF? RVER Eprryy 1' CALIPER DL STELL4 CAI' luis GAL 14 0 LE GOL~?E' E~Cti WVS 5 GAl 1' o ca RED LA21'Ef NO'E s Gnl t9 gs r:F a.::E rurlrc I cu u (j fr'". YE+IHEF FEED 4RA55 1 GAl 16 ~ :. R. DTTG W•NE4 lA~RfL B GAL 11 5^ALE~ E ',F. k 1 lAti E v I A ;EUEvT :~. . K. HEKOPJ VILLAGE :+I'i.. ~!iYENTS - LA 1.. arE rL ~ s Heron Village CUP-12-021 PACE 13 PLA<vT ~CHEOULE SHEET 2 ~~ `~^- !b "~ l •- ~. - .. '~ s lU' S::ALE ~ ~ ~ ,. "E~\ .: bS -.-.. ~~~s%~ x ~,~t~ ~~ L ~c t t ALLIAI E M r„a GEE1LVT C -LTet T - HE12 d;!\ 4'IL L.A~;E ~I'A2"NEFa T:; ;~. „~ ~~'~tx ~lil "~ ~ 1 ui~ __ ____ L<v .C A"E FL v • ~ 9~. __ SW CCM1.19rv NAME SIiE AT Ruamr. C11 ~;~. 11 T; [L::E 1riEU SPRUCE 8-1G' ~ }{}{ ' ~J `` (Ci CAM CLUMa ACER MAPLE ti Ge.L i - . ~ ' 'ANS NEEPIM1G HxWAY SPRUCE 8-1;,' -~- !:P L:APITJL f'E4R Z CeL1oEU (~~'„ AM 4RMSTRCNL MAPLE Z' CNJaEH ~~ dS ELLI£ S('RtM:E d-1~ a Rd Flv£R diRCH 7' GALI~'EH .. ~ OL Ei£LI.A DAY LIWE 1 GAL ~. 0 cE 4tYllEV EWN W'~S G LAL Q CF R£J CAAPET ROSE 5 GAL f ~..' dC HW~E Fl54liE 1 Y,AL .rt,} FRG FEATHER REED GRASS 1 GAL 7 ~ OTL CRU WYrcEN LeuREI 5 LAL 17 Heron Village CUP-] 2-021 PAGE 14 Exhibit A.4: Proposed Building Elevations & Floor Plans (dated: 11/26/12) ,'T' ~- 'ElT1~ ~T''C~~ -^ Heron Village Apartments GENERAL MUTES KEY NOTES ~ Q.._ c_ o r~[_ . ^ Q~ . ^ _.... _. ^ -.... ^ ^ - ^ - ^ ' t [MRT [- Q~[ ^ t• ~[ == EVANS ] Icron Village CUP-12-021 PAGE 15 SOUTH ELEVATION :LAi[ I ~E' ~ I {' Heron Village CUP-12-021 PAGE 16 ~--}FIRST FLOOR PLAN - 24-PLEX ,~'15ECOND /THIRD FLOOR PLAN • 24-PLEX 4...' ~~: ur . ~.-0. ,FIRST FL04R PU1N • 12-FLEX •~ SECOND !THIRD FLGOR PLAN _ 12•PLEX Heron Village CUP-12-021 PAGE 17 ~~ ~ ~. ~~_~~.. ~'' ~.~~,o., ~,~~'. ~, ~ .r ~~A; ~~ ~~,, t ~,. t ,;;~~ t ~~~~ ~'~ Heron Village CUP-12-021 PAGE 18 Building Materials. (( /r',, ` / Hardiplank lap siding, hardiboard board 8 Van siding, I~\ E /''~ f \ V I E y~ ~~ All paint colors will be a variety of complimentary hardi-shake aiding, and hardhrim fascia & trim. neutral colors to match proposed apartment atrudures. Asphah composite shingle roofing. N. MEr~l[~IAN F~OAJ \~IEti~~~' RE: Heron Village Apartnxnts-Olin Space & Parking Calculations Units Sq Ft Rcd. Olxn Space Red. Parking I Bedroom Unit: 2-t 783 6.OtN- sf 2-1 Covered + 12 Additional 2 Bedroom Units "A" 36 9S0 9.00t- sf 72 Co~~ered 2 Bedroom Units "B" 36 957 9,OCN- sf 72 Covered 3 Bedrount Quits ] 2 1.(100 3.OtN- sl 24 Covered Totals 108 ~/A 27.IN10 sf 19? Covered + 12 Additional - 20=1 Proposed usable open space 41.870 Propctsecl parking 128 carports 68 ~~arages 8 dedicated Sincerely. i/~ Robert C'. LJn«er Total - '?04 Heron Village CUP-12-021 PAVE 19 B. Agency Comments/Conditions of Approval 1. PLANNING DEPARTMENT CONDITIONAL USE PERMIT 1.1 Site Specific Conditions of Approval 1.1.1 Development of the site shall substantially comply with the site plan and building elevations included in Exhibit A, the conditions of approval listed herein, the design standards listed in UDC 11-3A-19 and the guidelines contained in the City of Meridian Design Manual. 1.1.2 The developer shall comply with the specific use standards for multi-family developments listed in UDC 11-4-3-27. 1.1.3 Any fencing constructed on the site shall be consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. 1.1.4 The applicant shall provide amenities as shown on the site/landscape plan in accord with UDC 11-3G-3, including: a 1,600 square-foot clubhouse, a swimming pool, a playground, a horseshoe pit, barbeque pits, benches, a community garden, and a water feature (the water feature may be traded for another amenity as the proposed "main" entrance should not be approved.) In addition, the applicant shall provide at least tie five bicycle parking facilities, with the ability to accommodate 30 bicycles total. Bicycle parking facilities shall be provided in accord with the standards listed in UDC 11-3C-SC and 11-3C-6G. 1.1,.5 ,Low, pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.1.6 The applicant shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. Documentation of compliance with this requirement shall be with submitted with the first Certificate of Zoning Compliance application. 1.1.7 Off-street vehicle parking shall be provided on the site in accord with UDC Table 11-3C-6 for multi-family dwellings. 1.1.8 Any compact vehicle parking stalls shall meet the dimensional requirements of UDC 11-3-C- 5. 1.1.9 Wheel restraints are required to be provided in carport parking stalls that abut a sidewalk and in parking stalls that abut a 5-foot wide perimeter landscape buffer to prevent vehicles from overhanging beyond the designated parking stall dimensions, per UDC 11-3C-SB; or, parking stalls may be decreased 2 feet in length if 2 feet is added to the width of the sidewalk or landscaped area. In the area where a sidewalk lies between two carport structures (east of the northern 22-plex), the sidewalk shall be widened to 9 feet to allow for overhang from both sides. 1.1.10 The carports shall be constructed to be compatible with the associated residential buildings (i.e. similar building and roof forms, architectural elements and details, and materials and colors to maintain the quality of the architectural character) in accord with the Meridian Design Manual (pg. 135) and UDC 11-3A-19. 1.1.11 Multi-family structures are encouraged to use internal circulation and stairwells to access individual residential units in accord with the Meridian Design Manual (pg. 137). Heron Village CUP-12-021 PAGE 20 1.1.12 Access to/from the site shall be provided via W. Blue Heron Lane. Access via Meridian Road is prohibited and all existing accesses shall be removed per UDC 11-3A-3A, unless waived by the Meridian City Council and the Ada County Highway District. 1.1.13 In accord with UDC 11-4-3-27B.7, the site plan submitted with the first Certificate of Zoning Compliance for the site shall include the following: 1) a property management office; 2) maintenance storage area; 3) central mailbox location (including provisions for parcel mail) that provides safe pedestrian and/or vehicular access; and 4) a directory and map of the development at an entrance or convenient location for those entering the development. 1.1.14 All existing structures shall be removed prior to development of the site. 1.1.15 The site plan and landscape plan shall be revised to reflect the additional right-of--way required by ACHD for widening N. Meridian Road; and the 26-foot wide drive aisles required by the Fire Department, per condition #3.15 below. ~~ds Iiste~r~'n'olo°-'n'-3C 1.1.17 With Certificate of Zoning Compliance application, provide a minimum of 80 square feet (s.f.) of private useable open space for each unit per UDC 11-4-3-27B.3. 1.1.18 The site plan shall be revised to provide better pedestrian circulation and connectivity within the site as well as to adjacent properties. Provide sidewalk along the west side of the ~412- plex building, connecting the sidewalks to the south of the building and north. Provide a 5- foot wide concrete or asphalt pedestrian walkway to parcel No. 87039000300 for future connectivity between developments. Provide sidewalk/pathway to/around the community garden area. 1.1.19 Provide approximately 1 acre of common open space as proposed. 1.1.20 Landscaping along the foundation of the buildings shall comply with UDC 11-4-3-27-F. 1.1.21 There is an 8+/- foot wide strip of property (parcel #87039000005) along the east boundary that appears to be included in this site that is not a part. The applicant should revise the site/landscape plans accordingly. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC Chapter 2 District regulations. 1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. 1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11- 3A-15, UDC 11-3B-6 and MCC 9-1-28. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ. 1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B- SI, 11-3B-8C, and Chapter 3 Article C. 1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11- 3B-7C (streets). Heron Village CUP-12-021 PAGE 21 1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11- 3B-11 C. 1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design standards as set forth in UDC 11-3C-SC. 1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A- 12. 1.2.13 Construct all required landscape areas used for storm water integration consistent with the standards as set forth in UDC 11-3B-11 C. 1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set forth in the City of Meridian Design Manual. 1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3 Ongoing Conditions of Approval 1.3.1 The conditional use may only be transferred or modified consistent with the provisions as set forth in UDC 11-SB-6G. The applicant shall contact Planning Department staff regarding any proposed modification and/or transfer of ownership. 1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune. all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.4.2 The conditional use approval shall be null and void if the applicant fails to 1) commence the use within two years as set forth in UDC 11-SB-6F1 or 2) gain approval of a time extension as set forth in UDC 11-SB-6F4. 1.4.3 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance application and Design Review from the Planning Department, prior to submittal of building permit application. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is available via existing mains in N. Meridian Road and W. Blue Heron Lane. Applicant is currently proposing routing that is inconsistent with City of Meridian standards by routing mains through inaccessible areas instead of locating them in drive locations. The applicant shall be responsible to install sanitary sewer mains to and through this development, coordinate design and routing with the Community Development Department. 2.2 Water service to this site is being proposed via connections to the existing mains in N. Meridian Road and W. Blue Heron Lane. Applicant is currently proposing routing that is inconsistent with City of Meridian standards by routing mains through inaccessible areas instead of locating them in drive locations. The applicant shall be responsible to install water mains to and through this development, including an additional connection to the existing 10- Heron Village CUP-12-021 PAGE 22 inch diameter main adjacent to the projects southern boundary. Applicant shall coordinate design and routing with the Community Development Department.. 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), or 30-foot easement if sanitary sewer and water parallel one another. The easements shall be dedicated using the City of Meridian's standard forms. Submit an executed easement (on the form available from Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). 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, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas. 2.5 A letter of credit, cash surety or bond in the amount of 110% will be required for all uncompleted non-life safety improvements (eg. fencing, landscaping, amenities, etc.). 2.6 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.7 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.8 Applicant shall be required to install street lighting per the City of Meridian Department of Public Works Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted to the Public Works Department for approved. The street light contractor shall obtain the approved design on file and an electrical permit from the Public Works Department prior to commencing installations. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 2.9 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sanitary sewer, domestic water infrastructure for the duration of two years. This surety will be verified by a line item cost statement provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact the Community Development Department for more information at 887-2211. 3. FIRE DEPARTMENT 3.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 '/s" outlet face the main street or parking lot drive aisle. b. Fire hydrants 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'. Heron Village CUP-12-021 PAGE 23 f. Fire hydrants shall be placed 18" above fmished grade to the center of the 4 '/z" outlets. g. Fire hydrants shall be provided to meet the requirements of 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. 3.2 In accordance with International Fire Code Section 503.2.5 and Appendix D, 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. 3.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. 3.4 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 3.5 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 3.6 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1. 3.7 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J. 3.8 Maintain a separation of 5' from the building to the dumpster enclosure as set forth in International Fire Code Section 304.3.3. 3.9 The first digit of the Apartmenb0ffice Suite shall correspond to the floor level as set forth in International Fire Code Section 505.1. 3.10 The applicant shall work with Public Works and Planning Department staffto provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1. 3.11 There shall be a fire hydrant within 100' of all fire department connections as set forth in local amendment to the International Fire Code 10-4-2L. 3.12 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets. IFC 102.9 3.13 Buildings over 30' in height are required to have access roads in accordance with the International Fire Code Appendix D Section D105. 3.14 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in International Fire Code Section 903.2.8. 3.15 All drive aisles are required to be a minimum of 26 feet in width for aerial access; the site plan depicts 25 feet. The applicant shall revise the site plan accordingly. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site design submitted with the application. Heron Village CUP-12-021 PAGE 24 5. REPUBLIC SERVICES 5.1 The proposed dumpsters do not meet the accessibility requirements of Republic Services; work with Bob Olson (208-345-1265) to remedy the issue. 6. PARKS DEPARTMENT 7.1 The applicant shall contact Elroy Huff, the City Arborist (208-489-0552), prior to removal of any trees on the site to determine if mitigation is required in accord with UDC 11-3B-10. 7. ADA COUNTY HIGHWAY DISTRICT The City has not yet received a report from ACHD on this application. Heron Village CUP-12-021 PAGE 25 C. Required Findings from Unified Development Code 1. CONDITIONAL USE PERMIT: 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 in accord with the site plan in Exhibit A and 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-40 and C- Gzoning districts 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 R-40 and C-G zones meets the objectives of the Comprehensive Plan and UDC. 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 general design, construction, operation and maintenance of the multi- family use will be compatible with other residential and commercial uses in the general neighborhood and with the existing and intended character of the vicinity and will not adversely change the character of the area. Staff recommends that the Commission and Council consider any public testimony that may be presented to determine whether or not the proposal will adversely affect the other properties in 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, Police 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 impact fees. Heron Village CUP-12-021 PAGE 26 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. 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, whenever undeveloped property is developed the amount of traffic generation does increase. 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.