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PZ - FindingsCITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0001 Page 1 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for a Conditional Use Permit for a Multi-Family Development Consisting of 480 Residential Units on 27.48 Acres of Land in the R-40 Zoning District for Pine 43 Apartments (Area B), Located East of N. Locust Grove Rd., North of E. Pine Ave. and South of E. Fairview Ave., by Pine Development Partners, LLC. Case No(s). H-2018-0001 For the Planning & Zoning Commission Hearing Date of: February 15, 2018 (Findings on March 1, 2018) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of February 15, 2018, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of February 15, 2018, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of February 15, 2018, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of February 15, 2018, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision, which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0001 Page 2 upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of February 15, 2018, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission’s authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant’s request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of February 15, 2018, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two (2) Year Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of two (2) years unless otherwise approved by the City in accord with UDC 11-5B-6F.1. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting, the final plat must be signed by the City Engineer within this two (2) year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1, the Director may authorize a single extension of the time to commence the use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as determined and approved by the Commission may be granted. With all extensions, the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff report for the hearing date of February 15, 2018 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0001 Page 3 By action of the Planning & Zoning Commission at its regular meeting held on the ___________ day of ________________, 2018. COMMISSIONER RHONDA MCCARVEL, CHAIRMAN VOTED_______ COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN VOTED_______ COMMISSIONER STEVEN YEARSLEY VOTED_______ COMMISSIONER GREGORY WILSON VOTED_______ COMMISSIONER LISA HOLLAND VOTED_______ COMMISSIONER WILLIAM CASSINELLI VOTED_______ COMMISSIONER JESSICA PERREAULT VOTED_______ _____________________________ Rhonda McCarvel, Chairman Attest: __________________________________ C.Jay Coles, City Clerk Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development Department, the Public Works Department and the City Attorney. By:__________________________________ Dated:________________________ City Clerk’s Office EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 1 STAFF REPORT HEARING DATE: February 15, 2018 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Pine 43 Apartments (Area B) – CUP (H-2018-0001) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Pine Development Partners, LLC, has submitted an application for a conditional use permit (CUP) for a multi-family development consisting of 480 residential dwelling units on 27.48 acres of land in an R-40 zoning district. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP application based on the Findings of Fact and Conclusions of Law in Exhibit C of this report. The Meridian Planning and Zoning Commission heard this item on February 15, 2018. At the public hearing, the Commission moved to approve the subject CUP request. a. Summary of Commission Public Hearing: i. In favor: Ron Witherspoon, Dekker Perich Sabatini Architects, and Lori Reynoldson, Applicant’s Representatives ii. In opposition: None iii. Commenting: Mike Ruffner (President of Food Services of America) iv. Written testimony: Ronald Witherspoon v. Staff presenting application: Sonya Allen vi. Other staff commenting on application: None b. Key issue(s) of Public Testimony: i. Concern from Food Services of America regarding the planned future expansion of their site at the subject property’s east boundary; noise (diesel trucks and trailers that run 24/6, receiving products during the day and shipping products at night, and shipping doors on the back of the facility abutting the residential uses); and odor (ammonia from future refrigeration system) impacts on future residential uses. ii. In favor of the proposed housing opportunities in close proximity to the ICOM school. c. Key Issues of Discussion by Commission: i. The provision of a connection across the Jackson Drain as shown on the concept plan included in the development agreement; ii. The location of all of the amenities on the south end of the site; and, iii. The location(s) of the directory and map of the development. d. Key Commission Changes to Staff Recommendation: i. Modify condition #1.1.3a to require a directory and map of the development at all entrances to the development; and, ii. Delete condition #1.1.3d which requires a connection over the Jackson Drain. e. Outstanding Issue(s) for City Council: i. None EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 2 III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0001, as presented in the staff report for the hearing date of February 15, 2018, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0001, as presented during the hearing on February 15, 2018, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2018-0001 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 generally located east of N. Locust Grove Road, north of E. Pine Avenue and south of E. Fairview Avenue, in the SW ¼ of Section 8, Township 3 North, Range 1 East. B. Applicant: Pine Development Partners, LLC 231 Washington Avenue, Suite C Santa Fe, NM 87501 C. Owner: C + O Development, Inc./Idaho Bank Corporation 250 S. Beechwood Ave., Ste. 120 Boise, ID 83709 D. Representative: JUB Engineers 250 S. Beechwood Ave., Ste. 120 Boise, ID 83709 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, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: January 26, 2018 C. Radius notices mailed to properties within 300 feet on: January 22, 2018 D. Applicant posted notice on site(s) on: February 4, 2018 VI. LAND USE A. Existing Land Use(s): The site consists of a portion of an 18 acre vacant/undeveloped parcel of land, zoned C-G. EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 3 B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Vacant land, zoned C-G South: Vacant/undeveloped land, zoned C-G East: Industrial uses (Food Services of America) and vacant/undeveloped land, zoned I-L West: Vacant/undeveloped property, zoned C-G C. History of Previous Actions:  In 2007, this property was included in the annexation (AZ-07-006, Ordinance #08-1348), rezone (RZ-07-010), preliminary plat (PP-07-008) and variance (VAR-07-007) for Pinebridge Subdivision. A development agreement was required as a provision of annexation, recorded as Instrument No. 108022893. Several time extensions were approved for the preliminary plat (TE-09-015, TEC-11- 002, TEC-13-004, and TEC-15-002), which expired on May 7, 2017.  In 2011, a modification to the development agreement (Inst. No. 108022893) for Pinebridge was approved which removed the Scentsy property from the agreement and required a new development agreement for the Scentsy property (MDA-10-010, Inst. No. 111052691).  In 2017, a development agreement modification (Inst. #2018-000751) to amend the conceptual development plan; and a preliminary plat was approved (H-2017-0058).  A property boundary adjustment application was submitted for this site, and is currently in process, that reconfigures the existing property boundaries to accommodate the proposed development (A- 2018-0054). C. Utilities: 1. Location of sewer: Sanitary sewer mains intended to provide service to the project area, are currently existing adjacent to, or are planned for extension as part of the associated preliminary plat for Pine 43. 2. Location of water: Domestic water mains intended to provide service to the project area, are currently existing adjacent to, or are planned for extension as part of the associated preliminary plat for Pine 43. 3. Issues or concerns: Applicant shall be responsible for the extension of sanitary sewer and domestic water mains to and through the project area. D. Physical Features: 1. Canals/Ditches Irrigation: The Settler’s Canal and Jackson Drain cross this site as well as some smaller irrigation ditches. 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District. VII. COMPREHENSIVE PLAN The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates the subject property as Mixed Use - Community (MU-C). The purpose of the MU-C designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. Non-residential buildings in these areas have a tendency to be larger than in Mixed Use – Neighborhood areas, but not as large as in Mixed Use – Regional areas. Goods and services in these areas tend to be of the variety that people will mainly travel by EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 4 car to, but also walk or bike to (up to 3 or 4 miles). Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted below (Figure 3-3 in the Comprehensive Plan, pg. 27). THE CORE: This property is located within the northern area of “The Core” designated in The Comprehensive Plan. This area focuses on fostering an environment for health sciences, technology and business centers. The Core is a community of partners and programs creating sustainable jobs, development products, training, and research. The Core is a business diversity of the future; jobs in research, development and manufacturing that cannot be outsourced. The corridor of complementary businesses and services provides a one-stop destination for visitors and workforce with all necessary amenities. The commercial areas proposed with this development should provide for businesses that incorporate this vision. The diversity of residential housing choices proposed should provide nearby housing options for employees in these areas. TRANSPORTATION: The Master Street Map (MSM) designates north/south and east/west industrial collector streets through this site from E. Pine Avenue to E. Fairview Avenue (N. Webb Way) and from N. Locust Grove Road to the east property boundary (E. State Ave.), respectively. East Fairview Ave., N. Locust Grove Rd., and E. Pine Ave. are all existing arterial streets that will serve this development. PROPOSED USE: The applicant proposes to develop this property with multi-family residential uses (i.e. apartments). A total of 480 units are proposed in 20 separate buildings at a gross density of 17.5 dwelling units per acre which is slightly higher than the density desired in MU-C designated areas of 6 to 15 units/acre. 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) The proposed multi-family residential development will contribute to the variety of housing types available within this part of the City and will offer rental options for 1-, 2- and 3-bedroom units.  “Support a variety of residential categories (low-, medium-, medium-high and high-density single- family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E) EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 5 The proposed high density multi-family development will contribute to the variety of residential housing options within the western central portion of the City; staff is unaware how “affordable” the units will be.  “Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets.” (2.01.04B) Landscaping is proposed within planter islands in the parking areas on this site as shown on the landscape plan attached in Exhibit A.3.  “Provide housing options close to employment and shopping centers.” (3.07.02D) The multi-family housing options proposed with this development will be in close proximity to nearby employment and shopping centers at Eagle/Fairview, Eagle/Ustick and Eagle/Franklin; the medical school (Burrell College of Osteopathic Medicine) proposed southwest of the site at Locust Grove/Central Drive; and, St. Luke’s hospital and medical center south of Franklin and east of Eagle Road.  “Require open space areas within all development.” (6.01.01A) The proposed development is required to comply with the minimum common open space design standards listed in UDC 11-4-3-27C for multi-family developments as well as the qualified open space standards listed in 11-3G-3 for residential developments.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) City sewer and water services are available to be extended to the subject property with development of the site.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) The proposed site plan depicts one (1) access via State Ave. and three (3) accesses via Webb Ave., both future collector streets to be constructed with this development along the south and west boundaries of the site. No local street access is available to this site.  “Locate high-density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares.” (3.07.02, pg. 55) The proposed development is located near major access thoroughfares – E. Pine Ave., E. Fairview Ave., N. Locust Grove Rd., Eagle Rd., and the I-84 interchange approximately 1 ½ miles to the southeast. An open space corridor along the Jackson Drain is proposed through this site which will contain a segment of the City’s multi-use pathway system.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) There are no existing residential properties that abut this site.  “Improve and protect creeks (Fivemile, Eightmile, Ninemile, Tenmile, South Slough, and Jackson and Evans drainage) throughout commercial, industrial and residential areas.” The Jackson Drain runs east/west through this site and should remain open and be improved and protected with development. EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 6  “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) The regional pathway proposed along the north side of the Jackson Drain stubs to the east and west; and north/south between Pine and Fairview will link developments together and promote neighborhood interconnectivity. A 25’+/- bridge for interconnectivity between the units on the north and south sides of the Jackson Drain is shown on the concept plan included in the development agreement but is not reflected on the proposed plan; staff recommends the plans be revised to include this connection for interconnectivity within the mixed use area.  “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets). (3.03.020) With this development, E. State Street will be extended as a collector street from the east to the west boundary of the site. A collector street (Webb Ave.) is proposed to provide a connection between E. Fairview and E. Pine Avenue. In accord with the above policies and for the above-stated reasons, staff believes the proposed use is appropriate in this location. VIII. UNIFIED DEVELOPMENT CODE A. The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian comprehensive plan. Residential districts are distinguished by the dimensional standards of the corresponding zone and housing types that can be accommodated (UDC 11-2A-1). B. Schedule of Use: UDC Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-40 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. Multi-family residential uses are listed as a conditional use in the R-40 zoning district. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-8 for the R-40 zoning district apply to development of this site. D. Landscaping: Street buffers, parking lots, pathways, and street facing elevations are required to be landscaped in accord with the standards listed in 11-3B-7C (per Table 11-2B-3 for the R-40 district), 11- 3B-8C, 11-3B-12C, 11-3G-3 and 11-4-3-27E. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for multi-family dwellings. F. Structure and Site Design Standards: Development of this site must comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 7 IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: CONDITIONAL USE PERMIT (CUP): A CUP is proposed for a multi-family development containing a total of 480 dwelling units on 27.48 acres of land in an R-40 zoning district. Twenty (20) 3-story structures are proposed to house the units. The development is intended to provide nearby housing options for students and students with families attending the Burrell College of Osteopathic Medicine as well as increase the available housing stock within the City. The project is proposed to be developed in two phases of construction. The first phase will include half of the dwellings along with the clubhouse and management office on the southern portion of the site and the west portion north of the Jackson Drain; and the 2nd phase will include the remaining half of the dwellings on the east and north sides of the site, north of the Jackson Drain (see Exhibit A.2). Conceptual Development Plan: A conceptual development plan was approved for this site that is included in the development agreement (DA). The DA requires future development to substantially comply with this plan. The proposed development plan depicts buildings adjacent to the streets and open space areas along the Jackson Drain with parking internal to the development as required in the DA. Garages were not shown on the concept plan and are now proposed along the east boundary of the site which will aid in providing a buffer to the industrial uses. The concept plan proposed a total of 504 dwelling units whereas the proposed plan depicts 480. Staff approves of the proposed changes to the plan and feels they are in substantial compliance with the approved plan and DA provisions as required. Property Boundary Adjustment (PBA): A PBA application was recently submitted and is currently in process for this property that reconfigures the existing parcel boundaries to coincide with the boundaries of this development. Prior to issuance of the first Certificate of Occupancy, the applicant should obtain final approval of the PBA from the Planning Division. 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: (Staff’s comments in italics)  A minimum of 80 square feet (s.f.) of private useable open space is required to be provided for each unit. Floor plans were submitted that depict 80 s.f. patios and balconies in accord with this requirement.  Developments with 20 units or more shall provide a property management office, a maintenance storage area, a central mailbox location with provisions for parcel mail that provides safe pedestrian and/or vehicular access and a directory map of the development at an entrance or convenient location for those entering the development. The site plan depicts clustered mailboxes in two locations by the site amenities, and leasing and maintenance offices in the clubhouse. A directory and map of the development should be depicted on the plans submitted with the Certificate of Zoning Compliance in accord with this requirement.  A minimum of 250 square feet (s.f.) of outdoor common open space is required to be provided for each unit containing more than 500 and up to 1,200 s.f. of living area; and a minimum of 350 s.f. of common open space area is required to be provided for each unit containing more than 1,200 s.f. All of the proposed 1 and 2-bedroom units are between 500 and 1,200 square feet; and all of the 3-bedroom units contain more than 1,200 square feet. Therefore, a minimum of 133,600 square feet (or 3.07 acres) of common open space is required for this development. The open space plan in Exhibit A.3 depicts a total of 181,066 s.f. (or 4.16 acres) is provided in accord with this requirement. EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 8  For multi-family developments with 75 units or more, 4 site amenities are required to be provided with at least one from each category listed in UDC 11 -4-3-27D. For developments with more than 100 units, the decision making body shall require additional amenities commensurate to the size of the proposed development. The applicant proposes a clubhouse with a fitness facility as Quality of Life amenities, a plaza with a community grill area as Open Space amenities, and a swimming pool with a multi-use pathway as Recreation amenities in Phase 1; and a fitness building and/or sports court/play equipment as a Quality of Life amenities and an open grassy area of at least 50’ x 100’ in area with a plaza and community grill area as Open Space amenities in Phase 2. Staff feels the proposed amenities are commensurate with the proposed development in accord with this requirement.  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 plants. The landscape plan submitted with the Certificate of Zoning Compliance should comply with this requirement for the sides of the structures that face the east/west collector street (State Ave.) and the north/south collector street (Webb Ave.).  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 is required to comply with this standard.  A minimum building setback of 10 feet is required unless a greater setback is otherwise required per UDC 11-4-3-27B.1. All buildings depicted on the site plan comply with this requirement.  All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in areas not visible from a public street, or shall be fully screened from view from a public street. The applicant should comply with this requirement; if any of these are proposed, they should be depicted on the landscape plan submitted with the Certificate of Zoning Compliance application. Access: Access to streets should comply with the standards listed in UDC 11-3A-3. One access is proposed to the site via the east/west collector street (E. State Ave.) and three (3) accesses are proposed to the site via the north/south collector street (Webb Ave.); local street access is not available for this site. The applicant states that the extension of N. Webb Avenue between Pine Ave. & Fairview Ave.; and the extension of State Ave. between the east boundary of the site and Locust Grove Rd. will take place prior to issuance of the first Certificate of Occupancy for this development . The infrastructure plans are currently under review. Right-of-way for the extension of these streets will be dedicated by deed to ACHD. Parking: For multi-family developments, off-street parking is required in accord with the standards listed in UDC Table 11-3C-6. One-bedroom units are required to have a minimum of 1.5 parking spaces per unit with at least one of those in a covered carport or garage; two and three-bedroom units are required to have a minimum of 2 parking spaces per unit with at least one of those in a covered carport or garage. There are a total of (120) 1-bedroom units, (240) 2-bedroom units and (120) 3-bedroom units proposed. Based on these amounts, a minimum of 480 covered spaces and 420 uncovered spaces are required for a total of 900 spaces. The site plan depicts a total of 492 covered spaces in garages and carports; and 432 uncovered parking spaces for a total of 924 spaces, which exceeds the minimum standards by 24 spaces. EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 9 A minimum of one bicycle parking space for every 25 propos ed vehicle spaces or portion thereof is required to be provided on the site per UDC 11-3C-6G in accord with the standards listed in UDC 11- 3C-5C. Based on 924 vehicle spaces proposed, a minimum of 37 bicycle spaces are required to be provided. A total of 40 bicycle parking spaces are proposed in accord with this requirement ; however, there are only two areas near the site amenity areas where bicycle racks are provided. In order to provide for bicycle parking throughout the development, staff recommends additional bicycle racks are provided – one rack to service two buildings. Open Space & Site Amenities: In residential districts, a minimum of 10% qualified open space and one qualified site amenity is required per every 20 acres of land as set forth in UDC 11-3G-3. This requirement is in addition to the open space and site amenity requirements listed in UDC 11-4-3-27C & D. Based on 27.48 acres of land, a minimum of 2.75 acres of qualified open space and one site amenity is required to comply with this requirement. A total of 4.16 acres of overall open space is proposed, which does not include the street buffers along both of the proposed collector streets (i.e. Webb & State). With the open space requirements in 11-4-3-27, a minimum of 5.82 acres of qualified overall open space is required that meets the qualifications specific to each section of code. A detailed qualified open space exhibit should be submitted with the Certificate of Zoning Compliance application that demonstrates compliance with UDC 11-3G-3B and 11-4-3-27C. Landscaping: Landscaping is required to be provided within the development in accord with the standards listed in UDC 11-3B as follows: within parking lots (11-3B-8C); within street buffers (per Table 11-2B-3 in accord with 11-3B-7C); along pathways (11-3B-12C); and along street facing elevations (11-4-3-27E). The landscape plan submitted with the Certificate of Zoning Compliance application should be revised to reflect compliance with these standards. Although not required, a 12-foot wide buffer to industrial uses to the east is proposed along the east perimeter boundary of the site; staff is in favor of the proposed buffer. Mitigation: Mitigation is required for existing healthy trees 4-inch caliper and greater that are removed from the site as set forth in UDC 11-3B-10C. The landscape plan notes that 17 trees with a total of 317 caliper inches are proposed to be removed; 106 trees at 3” average caliper are proposed for a total replacement of 318 caliper inches in accord with this requirement. Parkways: Parkways are proposed adjacent to the collector streets that abut this site in accord with the standards listed in UDC 11-3A-17E. Sidewalks/Pathways: Sidewalks are required to be constructed on the site in accord with the standards listed in UDC 11-3A-17. Detached sidewalks are required as proposed along E. State Ave. and N. Webb Ave. in accord with UDC standards. Internal pathways are proposed for interconnectivity within the development and to common areas and site amenities. The DA requires pedestrian connections to be constructed between buildings in the form of pathways distinguished from vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks. Pedestrian connections meeting this requirement shall also be provided to the west across N. Webb Ave. where the swimming pool and sports courts are located as well as where the multi-use pathway crosses the collector street. A hawk signal is required to be provided where the multi-use pathway crosses N. Webb Ave. if allowed by ACHD. In accord with this requirement, Staff recommends pathways are provided between the two northernmost buildings to the sidewalk along the south side of the future driveway; between the southernmost buildings to the sidewalk along State Ave.; between the buildings on the north side of the Jackson Drain to the multi-use pathway; and from the buildings on the south side of the Jackson Drain to the crossing over the drain. EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 10 Segments of the City’s multi-use pathway system are proposed along the north side of the Jackson Drain from the east to the west boundary and along the east side of N. Webb Ave. between the north and south boundary of the site in accord with the Pathways Master Plan. The pathway along Webb will satisfy the sidewalk requirement. Public use easements are required to be submitted to the Planning Division for the multi-use pathways prior to issuance of the first Certificate of Occupancy on the site. Fencing: All new fencing is required to comply with the standards listed in UDC 11-3A-7. Six-foot tall solid fencing is proposed along the entire east boundary to assist in screening the residential uses from the existing industrial uses to the east. Six-foot tall metal picket fencing is proposed along both sides of the Jackson Drain to preserve public safety. A detail for the proposed fencing should be submitted with the Certificate of Zoning Compliance application. Waterways: The Jackson Drain runs east/west through this site and is required to be left open as a natural amenity and protected during construction in accord with UDC 11-3A-6. The Settler’s Canal runs east/west through the northern portion of the site and is proposed to be piped. All piping and fencing of waterways shall comply with the standards listed in UDC 11-3A-6. Trash Enclosure: The design and locations of the trash enclosures are required to be approved by Bob Olson or Richard Scott at Republic Services (phone: 208-345-1265; or, email: Olson, Robert rolson@republicservices.com , or Richard Scott rscott3@republicservices.com . A stamped approved plan is required to be submitted with the Certificate of Zoning Compliance application for the proposed trash enclosures. Building Elevations: The proposed multi-family structures are 3–stories in height and consist of a mix of fiber cement siding board & batten, plank fiber cement siding, fiber cement siding or stucco with control joints in earth tone colors with an accent color. A 2-story clubhouse building is proposed with the same materials and color schemes (see elevations in Exhibit A.4). Seven (7) garages and carports are also proposed; elevations were not submitted for these structures. The building materials and colors of these structures should coincide with the primary structures within the development. The architectural character of the structures is required to comply with the standards listed in UDC 11- 3A-19 and the Architectural Standards Manual. The elevations submitted with the Certificate of Zoning Compliance application should demonstrate compliance with those standards and should be substantially consistent with the concept elevations submitted with this application and those in the DA. Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application for establishment of the new use and to ensure all site improvements and structures comply with the provisions of the UDC and the conditions in this report, in accord with UDC 11-5B-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 11-5B-8. The site and building design is required to be generally consistent with the elevations, site plan and landscape plan submitted with this application, the standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual and conditions of approval in Exhibit B. Staff recommends approval of the subject applications with the conditions listed in Exhibit B per the Findings in Exhibit C. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 11 2. Proposed Site Plan (dated: 1/5/2018) 3. Proposed Landscape Plan & Open Space Plan (date: 1/5/2018) 4. Proposed Building Elevations (dated: 1/5/2018) & Floor Plans (dated: 2/8/2018) B. Agency Comments/Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department 5. Republic Services 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 12 Exhibit A.1: Vicinity/Zoning Map EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 13 Exhibit A.2: Proposed Site Plan (dated: 1/5/2018) EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 14 EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 15 Exhibit A.3: Proposed Landscape Plan & Open Space Plan (dated: 1/5/2018) EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 16 EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 17 EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 18 Exhibit A.4: Proposed Building Elevations (dated: 1/5/2018) & Floor Plans (dated: 2/8/2018) EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 19 EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 20 B. Agency Comments/Conditions 1. PLANNING DIVISION 1.1 Site Specific Conditions of Approval – Conditional Use Permit 1.1.1 The applicant shall comply with the provisions of the development agreement, recorded as Instrument No. 2018-000751, and all previous conditions of approval associated with this site including those associated with H-2017-0058. 1.1.2 The extension of N. Webb Avenue between Pine Ave. & Fairview Ave.; and the extension of State Ave. between the east boundary of the site and Locust Grove Rd. shall be complete prior to issuance of the first Certificate of Occupancy for this development. 1.1.3 The site plan included in Exhibit A.3, dated 1/5/2018, shall be revised as follows: a. Depict the property management office, maintenance storage area, central mailbox locations (including provisions for parcel mail) that provide safe pedestrian and/or vehicle access, and a directory and map of the development at an all entrances or convenient location for those entering to the development in accord with UDC 11-4-3-27B.7. b. Depict additional bicycle racks – one rack to serve two buildings located central to both buildings. c. Depict a directory and map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3-27B.7. d. Depict a connection over the Jackson Drain for interconnectivity within the mixed use area per the approved conceptual development plan included in the Development Agreement. e. In accord with the development agreement, provide pedestrian connections in the form of pathways distinguished from vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks as follows: 1) to the west across N. Webb Ave. where the swimming pool and sports courts are located as well as where the multi-use pathway crosses the collector street; 2) between the two northernmost buildings to the sidewalk along the south side of the future driveway; between the southernmost buildings to the sidewalk along State Ave.; between the buildings on the north side of the Jackson Drain to the multi-use pathway; and from the buildings on the south side of the Jackson Drain to the crossing over the drain. 1.1.4 The landscape plan included in Exhibit A.3, dated 1/5/2018, shall be revised as follows: a. Include details of the proposed fencing that comply with the standards listed in UDC 11-3A-7. b. Depict landscaping along all street facing elevations along their foundations in accord with UDC 11- 4-3-27-F 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 plants. c. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be depicted on the plan and be located in areas not visible from a public street, or shall be fully screened from view from a public street. d. Landscaping is required along the multi-use pathway in accord with the standards listed in UDC 11- 3B-12C. e. Width of Street Buffers are measured from back of curb, not edge of right-of-way; revise text and calculations accordingly. f. Revise plan to coincide with the revisions required to the plan noted above. EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 21 1.1.5 Provide site amenities in accord with UDC 11-4-3-27D as proposed (i.e. a clubhouse with a fitness facility, swimming pool, study rooms, TV lounge, and leasing and maintenance offices in Phase 1 and a fitness building and/or sports court/play equipment amenity in Phase 2 with outdoor grill areas with park style charcoal grills with an optional shade structure or cover dispersed throughout the development). 1.1.6 Submit a detailed qualified open space exhibit with the Certificate of Zoning Compliance application that demonstrates compliance with the minimum standards listed in UDC 11-3G-3B and 11-4-3-27C. 1.1.7 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; submit a copy of this document to the Planning Division with the first Certificate of Zoning Compliance application. 1.1.8 The design and locations of the trash enclosures are required to be approved by Bob Olson or Richard Scott at Republic Services (phone: 208-345-1265; or, email: Olson, Robert rolson@republicservices.com or Richard Scott rscott3@republicservices.com ). A stamped approved plan is required to be submitted with the Certificate of Zoning Compliance application for the proposed trash enclosures. 1.1.9 The Jackson Drain shall be left open and not be piped and shall be improved and protected with development in accord with UDC 11-3A-6 and the development agreement. 1.1.10 The Settler’s Canal shall be piped in accord with UDC 11 -3A-6B unless left open as a water amenity or linear open space. 1.1.11 Submit building footprints that demonstrate compliance with the 80 square foot private usable open space requirement for each unit in accord with UDC 11-4-3-27B.3. 1.1.12 Submit public use easements in accord with Park’s Department requirements to the Planning Division for the multi-use pathways on the site prior to issuance of the first Certificate of Occupancy for the site. 1.1.13 Obtain final approval of the property boundary adjustment application (A-2018-0054) submitted for this property prior to issuance of the first Certificate of Occupancy for the site. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-40 zoning 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-5J. 1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I, 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). 1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C. 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. EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 22 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-5C. 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-11C. 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 Architectural Standards Manual. The garage structures should be consistent with the primary structures in color and materials. 1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.2.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.2.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7 and 11- 3A-6B as applicable. 1.2.18 100 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. Applicant shall also include the location of any existing street lights in the development plan set. 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. 1.3 Ongoing Conditions of Approval 1.3.1 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. 1.3.2 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. 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 applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design Review application for all future structures proposed on the site from the Planning Division, prior to submittal of any building permit applications. 1.4.3 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11- 5C-3C. 1.4.4 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 of the approval of this combined preliminary/final plat; or 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.4.5 The applicant shall obtain the City Engineer's signature on a final plat within two years of the approval of this combined preliminary/final plat as set forth in UDC 11-6B-7A. 1.4.6 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 23 1.4.7 The property owner shall sign the amended development agreement and return such to the City within 6 months of the Council granting this development agreement modification request as set forth in UDC 11- 5B-3D2. 1.4.8 The applicant shall pay any applicable impact fees prior to the issuance of a building permit. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 Fire flows are adequate for the project with the proposed water main extensions, including the off-site connections to the north and south. Applicant shall be required to provide for future connection to east with main or easement(s) per the preliminary plat comments for Pine 43. 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer 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. 2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 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. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.4 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 prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.2.7 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 EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 24 landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 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. 2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, 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. 2.2.10 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. 2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.2.12 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. 2.2.13 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. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 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. 2.2.18 The design 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. 2.2.19 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. 2.2.20 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. 2.2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the 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. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 25 2.2.23 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. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. FIRE DEPARTMENT 3.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking Fire Department plugs. 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 a Storz LDH connection in place of the the 4 ½” outlet. The Storz connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept. Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 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. 3.4 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. 3.5 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 3.6 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.3 & D103.6. 3.7 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 3.8 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. 3.9 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project which serves more than 30 homes, as set forth in International Fire Code Section D107.1. The two entrances should be separated by no less than ½ the diagonal measurement of the full development as EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 26 set forth in International Fire Code Section D104.3. 3.10 Commercial and office occupancies will require a fire-flow consistent with International Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C. 3.11 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. The cost of this installation is to be borne by the developer. (National Fire Protection Association 1141 Section 5.2.9-2017 Edition) 3.12 Provide a Fire Department Key box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. 3.13 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in International Fire Code Section 505.1 and Meridian Amendment 10-4-1. 3.14 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 and Meridian Amendment 104-4-1. 3.15 All portions of the buildings located on this project must be within 150’ of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. 3.16 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. 3.17 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local amendment to the International Fire Code 10-4-1. 3.18 The Fire Department will require Fire Department locking Connection caps on all FDC inlets. IFC 102.9 3.19 Buildings over 30’ in height are required to have access roads in accordance with the International Fire Code Appendix D Section D105. 3.20 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 IFC 503.4.1. 3.21 COMMERCIAL AND INDUSTRIAL - Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least two means of fire apparatus access for each structure. The access roads shall be placed a distance apart equal to not less than one half of the length of the overall diagonal dimension of the property or area to be served, measured in a straight line as set forth in International Fire Code Appendix D104.1. 3.22 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall be required to provide an additional sixty inch (60”) wide access point to the building from the fire lane to allow for the movement of manual fire suppression equipment and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can be reached with a length of 150' fire hose as measured around the perimeter of the building from the fire lane. Code compliant handicap parking stalls may be included to assist meeting EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 27 this requirement. Contact the Meridian Fire Department for details. 3.23 Over 100 apartment units without an approved sprinkler system or over 200 apartment units with an approved sprinkler system will require a secondary access per D104.3. 4. POLICE DEPARTMENT 4.1 The Police Department has no comment on this application. 5. PARKS DEPARTMENT 5.1 A 10-foot wide concrete pedestrian pathway is required for a north/south connection between E. Pine Ave. and E. Fairview Ave. per the Pathways Master Plan. 5.2 A 14-foot wide pedestrian pathway easement is required to be dedicated for all multi-use pathways. 6. ADA COUNTY HIGHWAY DISTRICT EXHIBIT A Pine 43 Apartments (Area B) – CUP (H-2018-0001) PAGE 28 C. Required Findings from Unified Development Code 1. CONDITIONAL USE PERMIT (UDC 11-5B-6E) The Commission and Council shall base its determination on the Conditional Use Permit request upon the following: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Commission finds that the subject property is large enough to accommodate the proposed use and the dimensional & development regulations of the R-40 zoning district if the applicant can demonstrate compliance with the required qualified open space standards (see Analysis Section IX for more information). b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The Commission finds that the proposed use is consistent and harmonious with the UDC and Comprehensive Plan Future Land Use Map designation of Mixed Use Community for this site. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. The Commission finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to the subject property. The Commission finds that the proposed use will be served adequately by all of the public facilities and services listed above. 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. If approved, the applicant will be financing any improvements required for development. The Commission finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community’s economic welfare. EXHIBIT A 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. The Commission finds the proposed use will not be detrimental to any persons, property or the general welfare of the area. h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The Commission finds that there should not be any health, safety or environmental problems associated with the proposed use. Further, the Commission finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance.