HomeMy WebLinkAboutStaff Report PZItem # 7: Timbergrove (PP -14-007 and CUP -14-006)
Application(s): Preliminary plat and conditional use permit
Size of property, existing zoning, and location: This site consists of 4.28 acres of land, is currently zoned C -G, and is located on
the west side of N. Centrepoint Way and north of E. Ustick Road
Adjacent Land Use & Zoning:
1. North: Vacant commercial property, zoned C -G
2. South: Vacant commercial property, zoned C -G
3. East: Commercial Shopping Center, zoned C -G
4. West: Champion Park Subdivision, zoned R-8
History: In 2003, the property received annexation approval (AZ -03-025) with commercial zoning. At the time of annexation approval,
the City required the execution of a development agreement which recorded as Instrument #105048793. In 2006, the property received
preliminary plat, final plat and development agreement modification (PP -06-020, FP -06-035 and MI -06-008) approval to develop a
commercial subdivision. In 2012, the owner amended the recorded DA (MDA -12-007) to allow the multi -family use within the
Centrepoint development. The first addendum recorded as Instrument #114002255.
Comprehensive Plan FLUM Designation: MU -R
Summary of Request: The applicant has applied for a preliminary plat consisting of twenty (20) buildable lots and three (3) common
lots on approximately 4.28 acres in the C -G zoning district; a conditional use permit (CUP) for a multi -family development consisting of
twenty (20) four-plex structures, totaling eighty (80) dwelling units. Gross density for the proposed project is 18.7 dwelling units to the
acre consistent with the Comprehensive Plan.
Access to the proposed development is provided from three (3) driveway connections to N. Centrepoint Way. Two of the driveways will
be relocated to re -align with the driveways constructed with the commercial development located to the east. The southern driveway
will remain in its current location and facilitate cross access to the adjacent commercial lot to the south. The parking area and the
internal drive aisles are proposed as a common lot (Lot 24, Block 1) to provide street access in accord with UDC 11-3A-3.
The open space for the entire development is approximately 76,666 s.f. The applicant is proposing the following qualifying amenities: 1)
three (3) covered picnic area, 2) central open grassy area, 3) clubhouse and 4) plaza. Staff is supportive of the proposed amenities for
the development.
All of the structures are proposed to incorporate a mix of building materials to include the following: three (3) wood siding material
(board and batten, horizontal lap and shake), architectural shingles and belly band. While staff is supportive of the proposed material
changes, staff is concerned that the development will have a monotonous design concept and the applicant has not proposed any color
schemes. At a minimum, staff recommends the applicant provide 1) three (3) distinct color palettes of earth tone colors to provide color
variation; 2) three (3) building designs that use the same form and building materials but orient the materials differently on the facade of
the structures to provide variations; 3) the same building materials on the clubhouse and 4) all of the proposed carports should be
painted or powder coated to complement the overall color scheme for the development. Compliance with the aforementioned design
changes will be required with the submittal of a certificate of zoning compliance and administrative design review application.
Written Testimony: Steve Arnold in agreement with the conditions in the staff report.
Jonathan Seel has submitted written testimony on the application.
The applicant is aware of the written testimony and has agreed to Mr. Seel's recommendations. Therefore staff is recommending the
following modifications:
1) Condition 1.2.2, bullet #1 reference the 30 -foot buffer on west side of N. Centerpointe Way;
2) Condition 1.2.1, bullet #2 add "The applicant shall construct a 25 -foot wide driveway to the south boundary (commercial lot) of
the development prior to occupancy of the first structure."
3) The reduced landscape buffer will be handled at the City Council with the DA modification.
The applicant is in agreement with the proposed changes.
Staff Recommendation: Approval
Notes:
STAFF REPORT
HEARING DATE: June 19, 2014 E IDIAN*--
TO: Planning and Zoning Commission I D A H O
FROM: Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
(208) 887-2211
SUBJECT: Timbergrove — PP -14-007, CUP -14-006, MDA -14-007 and ALT -14-005
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant has applied for a preliminary plat consisting of twenty (20) buildable lots and three (3)
common lots on approximately 4.28 acres in the C -G zoning district; a conditional use permit (CUP)
for a multi -family development consisting of twenty (20) four-plex structures, totaling eighty (80)
dwelling units; a development agreement modification to exclude the property from the original
development agreements for the sole purpose of entering into a new one; and alternative compliance
to deviate from the 20 -foot wide street buffer along the west side of N. Centrepoint Way. (See Section
9 for further analysis)
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PP, CUP, MDA and ALT 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 recommend approval to City
Council of File Numbers PP -14-007 and CUP -14-006, as presented in the staff report for the hearing
date of June 19, 2014, with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to City
Council of File Numbers File Numbers PP -14-007 and CUP -14-006, as presented during the hearing
on June 19, 2014, for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Numbers PP -14-007 and CUP -14-006, 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 on the west side of N. Centrepoint Way and north of E. Ustick Road in the SE
'/4 of Section 32, Township 4N., Range IE. (Parcel No's. R1343770020; R1343770030;
R1343770040; R1343770050; R1343770060; R1343770070 & R1343770080)
B. Owner:
Blue Marlin Investments, LLC
P.O. Box 8204
Boise, ID 83707
Timbergrove PP -14-007, CUP -14-006, MDA -14-007 & ALT -14-005 PAGE 1
C. Applicant/Representative:
Steve Arnold, A Team Land Consultants
1785 S. Whisper Cove Avenue
Boise, ID 83709
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject applications are for a preliminary plat, conditional use permit and development
agreement modification. A public hearing is required before the Planning and Zoning
Commission and City Council on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: June 2, and 16, 2014 (Commission);
C. Radius notices mailed to properties within 300 feet on: May 22, 2014 (Commission);
D. Applicant posted notice on site by: June 9, 2014 (Commission);
VI. LAND USE
A. Existing Land Use(s): The site is vacant commercial property.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Vacant commercial property, zoned C -G
South: Vacant commercial property, zoned C -G
East: Commercial Shopping Center, zoned C -G
West: Champion Park Subdivision, zoned R-8
C. History of Previous Actions: In 2003, the property received annexation approval (AZ -03-025)
with commercial zoning. At the time of annexation approval, the City required the execution of a
development agreement which recorded as Instrument # 105048793. In 2005, a 1.5 acre parcel
was annexed (AZ -05-065) and a development agreement modification (MI -05-017) was approved
which incorporated the remnant acreage into the original DA (Instrument #106060856).
In 2006, the property received preliminary plat, final plat and development agreement
modification (PP -06-020, FP -06-035 and MI -06-008) approval from the City to develop a
commercial subdivision. The new development agreement recorded as Instrument #106191305.
In 2012, the owner amended the recorded DA (MDA -12-007) to allow the multi -family use
within the Centrepoint development. The first addendum recorded as Instrument #114002255.
D. Utilities:
a. Location of sewer: A sewer main intended to provide service to the project currently
exists in N. Centrepoint Way.
b. Location of water: A water main intended to provide service to the project currently
exists in N. Centrepoint Way.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: NA
2. Hazards: Staff is unaware of any hazards associated with the development of the property.
Timbergrove PP -14-007, CUP -14-006, MDA -14-007 & ALT -14-005 PAGE 2
3. Flood Plain: NA
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed-use Regional" on the Comprehensive Plan Future Land Use Map.
The mixed-use area anticipates densities between six (6) and forty (40) dwellings per acre. The
proposed site plan depicts 80 dwelling units on 4.28 acres for a total gross density of 18.7 dwelling
units/acre which falls within the density parameters stated in the Comprehensive Plan.
Staff also 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)
Stafffinds that this location is favorable for a multi family development because of its
proximity to services along the Eagle Road Corridor.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.0 IF, pg. 45)
City services will be extended with the development of this site.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.01F, pg. 53)
Stafffinds that this project provides a transition between the commercial shopping center to
the east and single family attached homes to the west. The scale and bulk of these buildings
are larger than the adjacent residential units to the west however the applicant has oriented
the four plexes at an angle to create greater separation between the rear yards and locate the
entrances away for the adjacent residences. A30 foot wide landscape buffer is also proposed
along a segment of N. Centrepoint Way to buffer the multi family development from the
Kohl's loading area. Stafffinds the proposed development should be compatible with the
adjacent single family attached homes and the commercial development.
• "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)
A micropath connection is stubbed at the west boundary of the proposed development. The
applicant has oriented the central open space adjacent to the existing micropath and is
proposing to continue the connectivity to provide pedestrian access to the commercial center
to the east. Further, the connection will also provide a pedestrian connection for future
residents to access the neighborhood park developed in the Champion Park Subdivision to
the west.
• "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 property has remained vacant for several years and is located between properties that
are developed with residential and commercial uses. City utilities are available to serve the
proposed development. For these reasons, Stafffinds 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
Timbergrove PP -14-007, CUP -14-006, MDA -14-007 & ALT -14-005 PAGE 3
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 I1 -3A-19 and the guidelines in the Meridian Design Manual.
"Reduce the number of existing access points onto arterial streets by using methods such as
cross access agreements, access management and frontage/backage roads." (3.03.02N, pg.
48).
The submitted plat depicts three (3) accesses to N. Centrepoint Way. Two (2) of the proposed
accesses will be aligned with the existing driveways constructed with the commercial
development to the east. The southern driveway will remain in its current location and
facilitate cross access with the adjacent commercial lot south of the proposed development.
ACHD and staffsupport the access to the proposed development.
Based on the above analysis, staff is supportive of the proposed development as it is generally
consistent with the comprehensive plan.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone:
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.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the permitted,
accessory, conditional, and prohibited uses in the C -G zoning district. The proposed multi -family
development is listed as a conditional use in the C -G zoning district. 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 11-2B-3 for the C -G
zoning district apply to development of this site.
D. Landscaping Standards:
1. Parking Lot Landscaping: All parking lot landscaping must comply with the standards set
forth in UDC 11 -3B -8C.
2. A 20 -foot wide landscape buffer is required adjacent to N. Centrepoint Way in accord with
UDC Table 11-2B-3. The landscape buffers must comply with the standards set forth in UDC
11 -3B -7C. The applicant has submitted a concurrent alternative compliance application to
deviate from this requirement. (See analysis below)
E. Parking Standards: UDC 11 -3C -6A 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; at least one in a
covered carport or garage. For 2-3 bedroom units, 2 parking spaces; at least one in a covered
carport or garage. The clubhouse will require one space per 500 square feet of gross floor area in
accord UDC 11 -3C -6B.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
DEVELOPMENT AGREEMENT MODIFICATION (MDA): The subject property is governed by two
(2) development agreements (DA) recorded as instrument #106191305 and #114002255
Timbergrove PP -14-007, CUP -14-006, MDA -14-007 & ALT -14-005 PAGE 4
respectively. Currently, the first addendum to the DA does not restrict multi -family residential
from developing on the property however; there are specific provisions that govern the
development of these parcels. These provisions are germane to the development of a
commercial/office development and not a multi- family development. Now that commercial
development is no longer proposed for the subject properties, staff believes it would be easier to
administer development of this property if it were removed from the multiple recorded DA's and
subject to a new one. See Exhibit B for the recommended changes to the development
agreement.
PRELIMINARY PLAT (PP): The applicant is proposing to re -subdivide Lots 2-8, Block lof
Centrepoint Subdivision. The proposed preliminary plat consists of twenty (20) buildable lots and
three (3) common lots on approximately 4.28 acres. The twenty (20) buildable lots are proposed
to develop with twenty (20) two story four-plex structures containing eighty (80) two and three
bedroom units. Gross density for the proposed project is 18.7 dwelling units to the acre. The C -G
zoning district does not have a minimum lot size or a maximum density requirement however, the
density falls within the density parameters of the Comprehensive Plan as noted above.
Access: Access to the proposed development is provided from three (3) driveway connections to
N. Centrepoint Way. Two of the driveways will be relocated to re -align with the driveways
constructed with the commercial development located to the east. The southern driveway will
remain in its current location and facilitate cross access to the adjacent commercial lot to the
south. On the submitted plat it indicates three (3) existing driveway approaches will be removed
to facilitate the relocation of two others. Prior to signature on a final plat, the applicant shall
remove the three (3) existing curb cuts and replace them with curb, gutter and 5 -foot attached
sidewalk in accord with ACHD standards.
The parking area and the internal drive aisles are proposed as a common lot (Lot 24, Block 1)
within the development. Since this common lot provides the three (3) public street connections
and cross access to the southern commercial lot, staff recommends the applicant add a note on the
face of the plat or record a separate document and reference the recorded document number on
the face of the plat that identifies a blanket cross access agreement and shared parking agreement
for the entire complex. The shared driveway to the commercial lot on the south boundary should
be constructed prior to the issuance of certificate of occupancy for the first structure.
Landscaping/Alternative Compliance (ALT): UDC Table 11-2B-3 requires a 20 -foot wide
landscape buffer adjacent to N. Centrepoint Way. The applicant has submitted a concurrent
alternative compliance application to deviate from constructing a portion of the 20 -foot wide
landscape buffer. Currently, a 10 -foot wide landscape buffer exists along the west side of the
roadway. At the time of the Centrepoint Subdivision approval, the City only required a 10 -foot
buffer to be constructed. To maintain a consistent buffer width along the street, the applicant is
requested to incorporate the 10 -foot buffer into the proposed landscaping that will be installed
with the multi -family development. The reduced buffer also allows the applicant plat a deeper lot
along the west boundary that allows the buildings to be placed at an angle to incorporate more
common open space between the single family attached homes on the west boundary and the
proposed development.
To offset the required landscape buffer the applicant is proposing a 30 -foot wide landscape buffer
along the southern portion of the development to allow for increased trees and to provide
additional buffering from the commercial development to the east. The Director finds the larger
buffer along N. Centrepoint Way and the increased common open space along the west boundary
meets the intent of the landscape ordinance. Therefore the Director's approves the applicant's
request for alternative compliance with a condition that the buffer is bermed and planted with
dense landscaping (trees, shrubs and other vegetative groundcover) to shield the multi -family
Timbergrove PP -14-007, CUP -14-006, MDA -14-007 & ALT -14-005 PAGE 5
development from the Kohl's loading area.
Fencing: The applicant is not proposing to construct any fencing with the proposed development.
There is existing fencing along the west boundary of the development installed with the
Champion Park Subdivision. Any fencing constructed with this development must comply with
UDC 11-3A-7.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize 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
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.
CONDITIONAL USE PERMIT (CUP): A conditional use permit is requested for a multi -family
development in the C -G zoning district in accord with UDC Table 11-2B-2. The proposed multi-
family development consists of twenty (20) two-story four-plex structures containing a total of
eighty (80) dwelling units. Unit mix includes 2 and 3 bedroom dwelling units.
The specific use standards for multi -family developments are contained in UDC 11-4-3-27. These
standards apply to site design, common open space, site amenities, architectural character,
landscaping, and maintenance. The proposed project generally complies with the following
standards.
a. Setbacks: Buildings shall provide a minimum setback of 10 feet, unless a greater
setback is otherwise required by the UDC. (UDC Table 11-2B-3 does not have a
requirement for a rear setback in the C -G zone.) The setback depicted on the plan shows
a minimum setback of 10 feet which complies with this requirement however; the
buildings are placed at an angle to provide variation in the setback along the west
boundary of the development.
b. Service areas: On-site service areas, outdoor storage areas, waste storage, disposal
facilities, and transformer or utility vaults shall be fully screened from view from any
public street. The proposed trash enclosures are internal to the proposed development
and will have limited visibility from the site in accord with this requirement.
c. Private, usable open space: A minimum of 80 square feet of private, usable open space
is required 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. All of the units must have 80 square feet of patio space and/or
private open space.
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 property management office, maintenance storage area and the directory
map are not depicted on the submitted plans and will need to be included to the plans
submitted with the certificate ofzoning compliance application. The central mailbox is
located near the open space west of the clubhouse.
e. Parking: UDC 11 -3C -6A requires off-street vehicle parking to be provided on the site.
For 2-3 bedroom units, 2 parking spaces; at least one in a covered carport or garage is
required. Based on the unit mix (80 — 2 and 3 bedroom units), a combined total of 160
Timbergrove PP -14-007, CUP -14-006, MDA -14-007 & ALT -14-005 PAGE 6
covered and uncovered parking stalls are required. The clubhouse will require one space
per 500 square feet of gross floor area. The applicant is proposing a 78 covered parking
stalls and 85 uncovered parking stalls. The submitted site plan is two stalls under the
required number of covered parking stalls. Except for the deficient two cover parking
stalls, the submitted site plan complies with the parking requirements of the ordinance.
The submitted site plan depicts a total of six (6) bikes racks throughout the development.
Staff is supportive of the proposed number of bike racks for the site but a detail was not
provided with the submitted application. With the submittal of certificate ofzoning
compliance application, the applicant must provide details of bike racks and cover two
(2) of the proposed parking stalls.
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. (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.) Because all of the proposed units contain between 500 and 1,200
square feet of living area, a minimum of 20, 000 s f of common open space is required to
be provided. A total of 76,666 sf of common open space is proposed in compliance with
this requirement.
g. Amenities: All multi -family developments shall provide for quality of life, open space
and recreation amenities to meet the particular needs of the residents. UDC 11-4-3-27
requires multi -family developments between 75 and 100 units provide a minimum of four
(4) amenities; one from each of the aforementioned categories. The applicant is
proposing the following qualifying amenities: 1) three (3) covered picnic area, 2) central
open grassy area, 3) clubhouse and 4) plaza. Stafffinds the applicant is providing a
greater number of amenities than required by ordinance. Staff is supportive of the
proposed amenities for the development.
h. Elevations: Elevations are required to meet the architectural standards set forth in UDC
11-4-3-27E. As mentioned earlier, the applicant is proposing to construct twenty (20)
four plexes with the same architectural design. The proposed buildings provide
variations in the roofplanes and modulation in the fagades. All of the structures are
proposed to incorporate a mix of building materials to include thefollowing: three (3)
wood siding materials (board and batten, horizontal lap and shake), architectural
shingles and belly band (see Exhibit A. 4).
While staff is supportive of the proposed material changes, staff is concerned that the
development will have a monotonous design concept and the applicant has not proposed
any color schemes. At a minimum, staff recommends three (3) distinct color palettes of
earth tone colors to provide color variation. Additionally, staff recommends the applicant
provide three (3) building designs that use the same form and building materials but
orient the materials differently on the facade of the structures to provide variations in the
proposed development. The proposed clubhouse should also contain the same building
materials as the four plexes to complement the proposed development.
The site will also house twenty-eight (28) carport structures. The submitted carport is a
flat roofed single post design. The Meridian Design Manual (E-2.3.2.4) encourages
carport designs that complement the design of residential structures. Staff recommends
the proposed carports should be painted or powder coated to complement the overall
color scheme for the development.
Timbergrove PP -14-007, CUP -14-006, MDA -14-007 & ALT -14-005 PAGE 7
Compliance with the aforementioned design changes will be required with the submittal
of a certificate ofzoning compliance and administrative design review application.
i. Landscaping: Staff has reviewed the submitted landscape for compliance with the UDC.
The landscape plan is approved with the following modifications/notes:
• 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 landscape
plan submitted with the Certificate of Zoning Compliance for the structures should
comply with this requirement.
• Parking lot landscaping is required to be provided in accord with the standards listed
in UDC 11-313-8C. 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.
• A written certificate of completion shall be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan and submitted
prior to City Engineer's signature on the Final Plat. All standards of installation shall
apply as listed in UDC 11-3B-14.
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. The applicant must comply with this
requirement and a single entity must manage the entire development.
Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC application is
required to be submitted prior to issuance of building permits for any of the lots. The applicant is
required to obtain approval of a design review application for the proposed structures and site
design for the multi -family development. This application may be submitted concurrently with
the CZC application. The applicant must comply with the design standards listed in UDC 11-3A-
19 and the guidelines contained in the Meridian Design Manual.
In summary staff finds the proposed project complies with the future land use map, applicable
policies of the Comprehensive plan and is conditioned to comply with the applicable
development standards in the UDC. Based on the aforementioned analysis, staff recommends
approval of the subject application.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Proposed Preliminary Plat/Site Plan (dated: 05/07/14)
3. Proposed Landscape Plan (dated: 05/01/14)
4. Proposed Building Elevations
B. Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
Timbergrove PP -14-007, CUP -14-006, MDA -14-007 & ALT -14-005 PAGE 8
5. Republic Services
6. Parks Department
7. Ada County Highway District
C. Required Findings from Unified Development Code
Timbergrove PP -14-007, CUP -14-006, MDA -14-007 & ALT -14-005 PAGE 9
Exhibit A.1: Vicinity Map
Print Date: 6/9/2014
Timbergrove PP -14-007, CUP -14-006, MDA -14-007 & ALT -14-005 PAGE 10
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Print Date: 6/9/2014
Timbergrove PP -14-007, CUP -14-006, MDA -14-007 & ALT -14-005 PAGE 10
Exhibit A.2: Proposed Preliminary Plat/ Site Plan (dated: 05/07/14)
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Exhibit A.3: Proposed Landscape Plan (dated 5/01/14)
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Timbergrove PP -14-007, CUP -14-006, MDA -14-007 & ALT -14-005 PAGE 16
B. Conditions of Approval
1. PLANNING DIVISION
1.1 DEVELOPMENT AGREEMENT MODIFICATION
1.1.1 A new development agreement (DA) is required as part of the project approval. Prior to the
ordinance approval, a new DA shall be entered into between the City of Meridian, the
property owner(s) and the developer. A final plat application will not be accepted until the
DA is recorded. The applicant shall contact the City Attorney's office to initiate this process.
The DA shall be signed by the property owner and developer and returned to the city within
two (2) years of the City Council granting approval of the project. The DA shall, at minimum,
incorporate the following provisions:
a. Future development of the site shall generally comply with the preliminary plat,
landscape plan and elevations included in Exhibit A. A maximum of 80 multi -family
units shall be constructed on the site.
b. Future development of the site shall comply with the ordinances in effect at the time of
development.
c. Future development of the site shall be consistent with the design standards in UDC 1I -
3A -19 and the guidelines in the Meridian Design Manual.
d. This development is no longer subject to recorded DA's instrument #'s 106191305 and
#114002255.
1.2 PRELIMINARY PLAT - SITE SPECIFIC CONDITIONS OF APPROVAL
1.2.1 The preliminary plat, prepared by Kestrel Land Surveying, dated 05/07/13, shall be revised as
follows:
• The applicant shall add a note on the face of the plat or record a separate document and
reference the recorded document number on the face of the plat that identifies a blanket
cross access agreement and shared parking agreement for the entire multi -family complex
(Lot 24, Block 1) and the cross access with the commercial lot to the south.
• Maintenance of all the multi -family common areas shall be the responsibility of the
Timbergrove Subdivision Owners' Association.
• Other than the driveways approved by ACHD and the City, direct lot access to N.
Centrepoint Way are prohibited.
• Prior to signature on a final plat, the applicant shall remove the three (3) existing curb
cuts on N. Centrepoint Way and replace them with curb, gutter and a 5 -foot attached
sidewalk in accord with ACHD standards.
1.2.2 The landscape plan, prepared by Power Enterprises Inc., dated 05/01/14, shall be revised as
follows:
The applicant shall maintain the 10 -foot landscape buffer on the west side of N.
Centrepoint Way between the northern access and the central access and construct a 30 -
foot wide landscape buffer for the southern portion of the development between the
central access and the southern access as proposed. This buffer must be bermed and
densely landscaped with trees, shrubs and other vegetative groundcover to shield the
multi -family development from the Kohl's loading area.
Parking lot landscaping shall comply with the standards set forth in UDC 11-313-8C.
The applicant shall construct any proposed fencing and/or any fencing required by the
UDC, consistent with the standards as set forth in UDC 11-3A-7.
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• Construct storm water integration facilities that meet the standards as set forth in UDC
11-313-11C.
1.2.3 Per UDC 11-513-5132, the Director (at the applicant's request) approved the alternative
compliance to deviate from constructing a portion of the 20 -foot wide street buffer along the
west side of N. Centrepoint Way as set forth in UDC Table 11-213-3.
1.2.4 Comply with all ACHD conditions of approval.
1.3 General Conditions of Approval
1.3.1 Comply with all bulk, use, and development standards of the C -G zoning district listed in
UDC Chapter 2 District regulations.
1.3.2 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-
3A-15, UDC 11-313-6 and MCC 9-1-28.
1.3.3 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.3.4 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-313-5J.
1.4 Process Conditions of Approval
1.4.2 The final plat, and any phase thereof, shall substantially comply with the approved
preliminary plat as set forth in UDC 11-613-3C2.
1.4.3 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain
the City Engineer signature on a final plat within two years, or 2) gain approval of a time
extension as set forth in UDC 11-613-7.
1.4.4 Staff failure to cite any specific ordinance provisions does not relieve the applicant from
responsibility of compliance.
1.5 CONDITIONAL USE PERMIT - Site Specific Conditions of Approval
1.5.1 The site plan, dated 05/07/14, is approved with the following changes:
• Provide a detail of the six (6) bike racks proposed for the development.
• The applicant shall construct the shared driveway to the commercial lot on the south
boundary of the development prior to the issuance of certificate of occupancy for the first
structure.
• The applicant shall revise the site plan to include a property management office;
maintenance storage area and the directory map. The property management office
and storage area may be incorporated as part of the clubhouse.
• The minimum setback to the adjacent residences (west boundary) is approved as
proposed.
1.5.2 The landscape plan prepared by Power Enterprises Inc., dated 05/01/14, is approved with the
following changes:
• Landscaping along the foundation of the buildings shall comply with UDC 11-4-3-27-F.
• Provide a minimum of 1.76 acres of common open space as proposed. The applicant shall
provide the following qualifying amenities: 1) three (3) covered picnic areas, 2) extend
the micropath from Champion Park Subdivision, 3) a central open grassy area, 4) a plaza
and 5) a clubhouse as proposed. A detail of the plaza area shall be submitted with the first
certificate of zoning compliance application.
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1.5.3 The building elevations attached in Exhibit AA, are approved with the following changes:
• The applicant shall provide three (3) building designs that use the same form and
building materials but orient the materials differently on the fagades of the
structures to provide variations in the proposed development. The clubhouse shall
incorporate the same mix of building materials as the four-plexes;
• At a minimum, the apartment buildings shall have three (3) color schemes to include
two field colors and one trim color; and
• The carports shall be painted or powder coated to complement the overall color
scheme of the development.
1.5.4 The developer shall comply with the specific use standards for multi -family developments
listed in UDC 11-4-3-27.
1.5.5 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.
1.5.6 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.5.7 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). The
responsible party for the maintenance of the development shall be a single entity
overseeing the entire multi -family development.
1.5.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-313-
5I, 11-313-8C, and Chapter 3 Article C. At a minimum, 80 of the 163 stalls must be
covered.
1.5.9 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 11-4-3-2713-3.
1.6 General Conditions of Approval
1.6.1 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. The outdoor
lighting shall have downward shielding on the building and the perimeter lighting shall
not impact the surrounding single family residences.
1.6.2 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.6.3 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-
12. All HVAC equipment shall be screened.
1.6.4 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.
1.6.5 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 11-513-6F1 or 2) gain approval of a time extension
as set forth in UDC 11-513-6174.
1.6.6 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance
application and Design Review from the Planning Division, prior to submittal of building
permit application. NOTE: A CZC application may include one or more multi -family units on
a lot/parcel.
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2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service for this development shall be from extension off of the existing main
in N. Centrepoint Way. Per Meridian City Code, the applicant shall install mains to and
through this subdivision. Applicant shall coordinate main size and routing with the Public
Works Department, and execute standard forms of easements for any mains that are required
to provide service outside of a public right-of-way. 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 Domestic water service to this development will be from a looped extension off of the
existing main in N. Centrepoint Way. Per Meridian City Code, the applicant shall install
mains to and through this subdivision. Applicant shall coordinate main size and routing with
the Public Works Department, and execute standard forms of easements for any mains that
are required to provide service outside of a public right-of-way.
2.3 Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to
and through this development.
2.4 The applicant shall provide easement(s) for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easement widths shall be 20 -feet
wide for a single utility, or 30 -feet wide for two. The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian's standard
forms. The easement shall be graphically depicted on the plat for reference purposes. Submit
an executed easement (on the form available from Public Works), a legal description
prepared by an Idaho Licensed Professional Land Surveyor, 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. Add a note to the plat referencing this
document.
2.5 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 prior to prior to receiving development plan approval.
2.6 All existing structures that are required to be removed shall be prior to signature on the final
plat by the City Engineer.
2.7 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-
6. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non -approval submitted to the Public
Works Department. If lateral users association approval can't be obtained, alternate plans
shall be reviewed and approved by the Meridian City Engineer prior to final plat signature.
2.8 Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering
Department at (208)898-5500 for inspections of disconnection of services. Wells may be used
for non-domestic purposes such as landscape irrigation if approved by Idaho Department of
Water Resources Contact Robert B. Whitney at (208)334-2190.
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2.9 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
2.10 Street signs are to be in place, sanitary sewer and water system shall be approved and
activated, fencing installed, drainage lots constructed, road base approved by the Ada County
Highway District and the Final Plat for this subdivision shall be recorded, prior to applying
for building permits.
2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.12 All development improvements, including but not limited to sewer and water, fencing, micro -
paths, pressurized irrigation and landscaping shall be installed and approved prior to
obtaining certificates of occupancy.
2.13 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.
2.14 It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
2.15 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.16 Developer shall coordinate mailbox locations with the Meridian Post Office, and provide
evidence of their approval prior to signature on the final plat.
2.17 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.18 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.
2.19 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.
2.20 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have been
installed in accordance with the approved design plans. This certification will be required
before a certificate of occupancy is issued for any structures within the project.
2.21 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.
2.22 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street
lights shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street
lights. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that
does not exceed that outlined in the Standards. The contractor's work and materials shall
conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.23 The City of Meridian requires that the owner post to the City a performance surety in the
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amount of 125% of the total construction cost for all incomplete sewer, water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate 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 Land Development Service
for more information at 887-2211.
2.24 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 sewer, water and reuse infrastructure
for duration of two years. This surety will be verified by a line item cost estimate 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 Land Development Service for more information at 887-
2211.
2.25 Applicant shall submit compaction testing results to the Community Development
Department for all areas that have, or will receive fill materials, prior to applying for building
permits.
3. FIRE DEPARTMENT
3.1 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside
and48' outside, per International Fire Code Section 503.2.4.
3.2 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 ''/z" 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'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 '/2" 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.
3.3 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set
forth in International Fire Code Section 304.1.2.
3.4 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside
and have a clear driving surface of 20' in width capable of supporting an imposed weight of
75,000 GVW, per International Fire Code Section 503.2.
3.5 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
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.For Group R-3 and Group U occupancies, the distance requirement
shall be 600 feet (183 m).
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 Apartment/Office Suite shall correspond to the floor level as set forth in
Timbergrove PP -14-007, CUP -14-006, MDA -14-007 & ALT -14-005 PAGE 22
International Fire Code Section 505.1.
3.10 The applicant shall work with Public Works and Planning Department staff to 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 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.
3.12 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard
1141, Section A5.2.18.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns with the submitted site plan.
5. REPUBLIC SERVICES
5.1 The applicant shall submit a scaled site plan stamped approved by Republic Services verifying
compliance with Republic Service's requirements with the CZC application.
6. PARKS DEPARTMENT
6.1 The Parks Department supports the applicant's micropath connection to Champion Park
Subdivision.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 The applicant shall relocate two (2) driveways to align with adjacent drive isles located
approximately 720 and 1,360 feet north of Ustick Road (measured centerline to centerline).
The southern driveway shall remain in its existing location.
7.2 The applicant shall pay all applicable platting and review fees prior to final approval.
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C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan and is consistent with this
Unified Development Code;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available and will continue to be provided to the
subject property. See Exhibit B of the Staff Report for more details from public service
providers.
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because water and sewer and any other utilities will be provided by the developer at their
own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Some services are already being provided to the subject development. Staff finds there is
public financial capability of supporting and continuing services for/to this development.
e. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Council or Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council consider any public testimony that may be presented to when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Staff does not find there are any significant natural, scenic or historic features that will be
lost with development of the site.
2. Conditional Use Permit Findings:
The Commission and Council shall review the particular facts and circumstances of
each proposed conditional use in terms of the following, and may approve a conditional
use permit if they shall find evidence presented at the hearing(s) is adequate to
establish:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Staff finds that if the site is designed in accord with the site plan in Exhibit A and the
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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 C -G zoning
district and the multi -family specific use standards.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
Staff finds that the proposed multi -family residential use in the C -G zone 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 City utilities 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.
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,
Timbergrove PP -14-007, CUP -14-006, MDA -14-007 & ALT -14-005 PAGE 25
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.
3. Alternative Compliance Findings:
In order to grant approval for alternative compliance, the director shall determine the
following findings:
1. Strict adherence or application of the requirements is not feasible; OR
The Director finds that strict adherence to the landscape standards is not feasible given
the irregular shape of the property to accommodate the proposed development.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the alternative compliance provides an equal means for meeting the
City's landscape standards as follows:
1) It maintains a consistent buffer width along N. Centrepoint Way and allows the buffer
to be integrated into the landscaping proposed with the multi -family development;
2) A 30 -foot wide landscape buffer is proposed along the southern portion of the
development to allow for increased trees and to provide additional buffering from the
commercial development to the east and;
3) The reduced buffer allows a deeper lot on the west boundary to angle the buildings to
incorporate more common open space between the single-family attached homes on the
west boundary and the proposed development.
3. The alternative means will not be materially detrimental to the public welfare or
impair the intended uses and character of the surrounding properties.
The Director finds that the proposed alternative will not be detrimental to the public
welfare or impair the use/character of the surrounding properties as noted in Findings #2
above.
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