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Summertown Apartments- CZC, DES (A-2019-0118)Conditions Document 1 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. Conditions Document 2 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. Conditions Document 3 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. Conditions Document 4 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 Conditions Document 5 Summertown Apartments - DES, CZC - A-2019-0118 Exhibit A: Vicinity Map Conditions Document 6 Summertown Apartments - DES, CZC - A-2019-0118 Exhibit B: Site Plan (dated: 04/22/2019) Conditions Document 7 Summertown Apartments - DES, CZC - A-2019-0118 Conditions Document 8 Summertown Apartments - DES, CZC - A-2019-0118 Exhibit C: Landscape Plan (dated: 04/26/2019) Conditions Document 9 Summertown Apartments - DES, CZC - A-2019-0118 Conditions Document 10 Summertown Apartments - DES, CZC - A-2019-0118 Exhibit D: Elevations and Carport Design (dated: 03/02/2019) Conditions Document 11 Summertown Apartments - DES, CZC - A-2019-0118 Conditions Document 12 Summertown Apartments - DES, CZC - A-2019-0118 Carport Design Conditions Document 13 Summertown Apartments - DES, CZC - A-2019-0118 Exhibit E: Conceptual Amenities Conditions Document 14 Summertown Apartments - DES, CZC - A-2019-0118 Exhibit F: City of Meridian Public Works Comments