Summertown Apartments- CZC, DES (A-2019-0118)Conditions Document
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Summertown Apartments - DES, CZC - A-2019-0118
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
May 10, 2019
TO:
Gary Sorensen, Pivot North Architecture
FROM:
Kevin Holmes, Associate City Planner
SUBJECT:
Summertown Apartments - DES, CZC (A-2019-0118)
745 W Ustick LLC
OWNER:
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Gary Sorensen of Pivot North Architecture, requests Certificate of Zoning
Compliance (CZC) and Design Review (DES) approval to construct a total of 191 multi-family
units; forty seven (47) attached two-story units and eight (8) three-story buildings containing
144 residential units on 14.59 acres of land in the TN-R zoning District.
Site amenities reviewed with this report include open grassy area of at least fifty by one
hundred feet (50’ x 100’) in size, a water feature, a plaza, children’s play structures, clubhouse
(containing property management office and maintenance storage), and pool facilities. The
applicant plans to build the clubhouse and pool facilities with this phase of development
but the design and layout of the facilities will be reviewed through a separate CZC/DES
application.
This is the first phase of development for this property, a local street and a row of single family
homes along the southern boundary are proposed as the second phase of development.
The site is located at 745 W. Ustick Road.
NOTE: Ada County Highway District’s (ACHD) Staff Report, dated May 1, 2019,
requires a permanent easement to ensure sight lines between the Stanhope Street/Venable
Lane intersection and the future Ridgebury Avenue/Wrangler Street intersection. The
applicant’s current site design shows at least one home located in this easement. Prior to
submission for building permits for these impacted units, the applicant shall provide the
City of Meridian Planning Division with revised plans that meet the ACHD requirement
and a copy of the recorded easement.
DECISION
The applicant's request for Certificate of Zoning Compliance and Design Review is approved
with the conditions listed in this report.
Note: This is not a building permit. Please contact Building Services at (208) 887-2211 to
verify if you need a building permit and/or inspection. If you do need a building permit, you
must complete that process before you commence the use or construction. Please contact
Building Services for additional details about building permits and inspections.
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Summertown Apartments - DES, CZC - A-2019-0118
General Conditions of Approval
1. 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.
Site Conditions of Approval
1. The applicant shall construct all proposed fencing and/or any fencing required by the
UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
A. Per UDC 11-3A-7C.2, fences in front yards in the TN-R district shall be open
vision and no greater than three feet (3’) in height.
2. Prior to issuance of Certificate of Occupancy, the applicant shall remove or relocate any
existing structures that do not conform to setbacks and/or use in the zone.
3. The applicant shall be required to comply with all conditions of approval outlined in the
ACHD Staff Report dated May 1, 2019 (MER17-0076).
4. Direct access to W. Ustick Rd. is prohibited per DA instrument # 2019-015427.
5. Per UDC 11-4-3-27B.7(c), the applicant shall provide a central mailbox location,
including provisions for parcel mail, in a location with safe pedestrian and/or vehicular
access.
6. The Master Utility Plan prepared by CK Engineering on 03/08/2019 shall be
revised per City of Meridian Public Works comments shown in Exhibit F.
Process Conditions of Approval
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.
2. 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.
3. Upon installation of the landscaping and prior to inspection by Planning Division staff,
the applicant shall provide a written certificate of completion as set forth in UDC 11-
3B-14A.
4. The site plan prepared by Pivot North Architecture on 04/22/2019, labeled is approved
by the City of Meridian Planning Division as shown in Exhibit B.
5. The landscape plan prepared by South, Beck & Baird on 04/26/2019 is approved by the
City of Meridian Planning Division as shown in Exhibit C.
6. The elevations and carport design prepared by Pivot North Architecture on 03/02/2019
are approved by the City of Meridian Planning Division as shown in Exhibit D.
7. The conceptual site amenities and are approved as shown in Exhibit F.
8. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
9. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
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Summertown Apartments - DES, CZC - A-2019-0118
10. If any changes must be made to the site plan to accommodate ACHD requirements,
the applicant shall submit a new site plan to the City of Meridian Planning Division
for approval prior to issuance of the building permit.
A. Ada County Highway District’s (ACHD) Staff Report, dated May 1, 2019,
requires a permanent easement to ensure sight lines between the Stanhope
Street/Venable Lane intersection and the future Ridgebury Avenue/Wrangler
Street intersection. The applicant’s current site design shows at least one home
located in this easement. Prior to submission for building permits for these
impacted units, the applicant shall provide the City of Meridian Planning
Division with revised plans that meet the ACHD requirement and a copy of the
recorded easement.
11. The applicant shall complete all required improvements prior to issuance of a Certificate
of Occupancy. It is unlawful to use or occupy any building or structure until the
Building Official has issued a Certificate of Occupancy.
12. Per DA instrument # 2019-015427, the applicant shall record a final plat in order
to create the proposed single family lots along the southern boundary. The final
plat shall be recorded prior to the issuance of the first multi-family occupancy
permit. Future subdivision shall comply with the subdivision standards set forth in
UDC 11-6C-3.
13. The applicant shall record a cross-access/ingress-egress easement to the adjoining
property, parcel # S1201120641, and submit copy of said easement to the Planning
Division in accord with the provisions of UDC 11-3A-3A2. The cross access shall not
be required if this property annexes into the City as a residential district.
14. Per UDC 11-4-3-27F, prior to occupancy of the first building, all multi-family
developments shall record legally binding documents that state the maintenance and
ownership responsibilities for the management of the development, including, but not
limited to, structures, parking, common areas, and other development features.
15. The City of Meridian requires that the owner enter into a Warranty Surety Agreement
and post a Warranty Surety in the amount of 20% of the total construction cost for all
completed public sewer and water infrastructure for a duration of two years. This surety
amount will be verified by a line item final cost invoicing 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, and must be in place prior to Certificate of Occupancy. Applicant must file an
application for surety, which can be found on the Community Development Department
website. Please contact Land Development Services for more information at 208-887-
2211.
Ongoing Conditions of Approval
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation
that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all
landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
2. The applicant shall comply with the outdoor storage as an accessory use standards as set
forth in UDC 11-3A-14.
3. The project is subject to all current City of Meridian ordinances and previous conditions
of approval associated with this site (AZ H-2017-0142; DA instrument # 2019-015427).
4. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
5. 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.
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Summertown Apartments - DES, CZC - A-2019-0118
6. The applicant has a continuing obligation to comply with the outdoor lighting provisions
as set forth in UDC 11-3A-11.
7. The applicant and/or property owner shall have an ongoing obligation to maintain all
landscaping and constructed features within the clear vision triangle consistent with the
standards in UDC 11-3A-3.
8. The applicant and/or assigns shall have the continuing obligation to meet the specific
use standards for multi-family developments as set forth in UDC 11-4-3-27.
CITY COUNCIL REVIEW
The applicant or a party of record may request City Council review of a decision of the
Director. All requests for review shall be filed in writing with the Planning Division on or
before May 25, 2019, within fifteen (15) days after the written decision is issued, and contain
the information listed in UDC 11-5A-6B.
If City Council review of the decision is not requested, the action of the Director represents a
final decision on a land use application. You have the right to request a regulatory taking
analysis under Idaho Code 67-8003.
EXPIRATION
The Certificate of Zoning Compliance shall expire if the construction, alteration or the use has
not commenced within one year of the date of issuance of the Certificate of Zoning
Compliance.
In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until
May 10, 2020.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: 04/22/2019)
C: Landscape Plan (dated: 04/26/2019)
D: Elevations and Carport Design (dated: 03/02/2019)
E: Conceptual Amenities
F: City of Meridian Public Works Comments
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Exhibit A: Vicinity Map
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Exhibit B: Site Plan (dated: 04/22/2019)
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Exhibit C: Landscape Plan (dated: 04/26/2019)
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Exhibit D: Elevations and Carport Design (dated: 03/02/2019)
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Carport Design
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Exhibit E: Conceptual Amenities
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Exhibit F: City of Meridian Public Works Comments