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PZ - Staff Report for 3-19 Page 1 STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT DATE: March 19, 2020 Continued from: 2/20/2020 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Lost Rapids Apartments H-2019-0146 PROPERTY LOCATION: North side of W. Lost Rapids Dr., west of N. Ten Mile Rd. in the NE ¼ of Section 27, Township 4N., Range 1W.; Parcel #S0427110350; I. PROJECT DESCRIPTION Conditional use permit (CUP) for a multi-family development consisting of 102 residential dwelling units on 5.71 acres of land in the R-40 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 5.71 Future Land Use Designation Commercial Existing Land Use Vacant/undeveloped agricultural land Proposed Land Use(s) Multi-family residential (MFR) development Phasing Plan (# of phases) One phase Number of Residential Units (type of units) 102 (MFR – apartments) Density (gross & net) 17.8 (gross) Current Zoning R-40 Proposed Zoning NA Open Space (acres, %) 0.80 acre/14% per UDC 11-3G-3B; 0.69 acre/12% per UDC 11-4-3-27C Amenities Clubhouse, swimming pool, fitness center, enclosed bike storage, community garden or a plaza Page 2 Description Details Page Physical Features (waterways, hazards, flood plain, hillside) The Harrell Lateral runs along the southern boundary on the eastern portion of the site. Neighborhood meeting date; # of attendees: 11/13/2019; 9 attendees History (previous approvals) H-2018-0004 (AZ, DA #2018-079970); A-2018-0165 (PBA, ROS #9195); H-2019-0056 (FP) B. Community Metrics Description Details Page Ada County Highway District  Staff report (yes/no) No (no report will be issued; previous conditions of approval for the Lost Rapids development will apply)  Requires ACHD Commission Action (yes/no) No Access (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) One (1) driveway access via W. Lost Rapids Dr., a collector street Water Distance to Water Services 0 feet Pressure Zone 1 Estimated Project Water ERU’s See application Fire Service  Distance to Fire Station 1.5 miles (Fire Station #5)  Fire Response Time 5 minutes (under ideal conditions)  Resource Reliability 81% (meets target goal of 80% or greater)  Risk Identification 2 (current resources would not be adequate to supply service)  Accessibility Does not meet all required access, road widths & turnarounds.  Special/resource needs Aerial device required (cannot meet this requirement in the required timeframe if a truck company is required – the closest truck company is 7.6 miles away and 16 minutes travel time under ideal conditions)  Water Supply 1,500 gal./minute for 2 hours, may be less if building is fully sprinklered Police Service No comments received West Ada School District  Distance (elem, ms, hs) 3.1 miles (Ponderosa Elementary); 5.9 miles (Star Middle); 4.2 miles (Meridian High)  Capacity of Schools 650 (Ponderosa Elementary); 1,000 (Star Middle); 2,400 (Meridian High)  # of Students Enrolled 761 (Ponderosa Elementary); 696 (Star Middle); 1,995 (Meridian High) Wastewater  Distance to Sewer Services 0 feet  Sewer Shed North Black Cat Trunkshed  Estimated Project Sewer ERU’s See application  WRRF Declining Balance 13.83  Project Consistent with WW Master Plan/Facility Plan Yes Page 3 Water Quality No concerns Project Consistent with Water Master Plan Yes Impacts/Concerns C. Project Area Maps Future Land Use Map Aerial Map Zoning Map Planned Development Map III. APPLICANT INFORMATION A. Applicant GFI Meridian Investments II, LLC – 74 East 500 South, Ste. #200 – Bountiful, UT 84010 Page 4 B. Owner: Same as Applicant C. Representative: Stephanie Leonard, KM Engineering, LLP – 9233 W. State St., Boise, ID 83714 IV. NOTICING Planning & Zoning Posting Date Notification published in newspaper 1/31/2020 Notification mailed to property owners within 300 feet 1/28/2020 Applicant posted public hearing notice on site 2/11/2020 Nextdoor posting 1/28/2020 V. COMPREHENSIVE PLAN ANALYSIS (COMPREHENSIVE PLAN) (Note: This project was submitted prior to the new Comprehensive Plan being adopted; therefore, this project will be reviewed under the previous Plan.) The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates this property as Commercial. The purpose of the Commercial designation is to provide a full range of commercial and retail to serve area resident and visitors. Uses may include retail, wholesale, service and office uses, multi - family residential, as well as appropriate public uses such as government offices. The Applicant proposes a high density multi-family development with 102 apartments at a gross density of 17.8 units per acre consistent with the Commercial FLUM designation. The following Comprehensive Plan Policies are applicable to this development:  “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) The proposed apartments will contribute to the variety of residential categories in the City; Staff is unaware how “affordable” the units will be.  “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 services are available and will be extended by the developer with development of the site in accord with UDC 11-3A-21.  “Require open space areas within all residential development.” (6.01.01A) A minimum of 10% qualified open space is required to be provided per UDC 11-3G-3 in addition to that in UDC 11-4-3-27C required for multi-family developments based on the Page 5 square footage of the units. See Section VI below for details on open space and site amenities and the project’s compliance with UDC standards.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) Because the proposed development consists of residential uses, it should be compatible with adjacent existing and future residential uses.  “Provide for a wide diversity of housing types (single-family 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 units will contribute to the diversity of housing types available for rent in the City and specifically in the northern portion of the City.  “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.” (3.07.02L) The proposed high density residential development is in close proximity (300’+/-) to Keith Bird Legacy Park, a 7.5 acre City Park on the south side of W. Lost Rapids Dr., which includes a walking path, picnic shelter, restroom, playground, outdoor gym, public art and open play area. This site is near a major access corridor (Ten Mile Rd. & Chinden Blvd/SH- 20-26) and multi-use pathway along Chinden Blvd./SH-20-26.  “Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices.” (3.07.01A) Although not on this site, a 25’ wide dense landscape buffer containing a 5’ tall 4:1 sloped berm with a 6’ tall wood fence at the property line is proposed along the north boundary on the abutting commercial property (i.e. Costco) to the north. The proposed development plan is consistent with the vision of the Comprehensive Plan in regard to land use, density and transportation. VI. STAFF ANALYSIS A. Conditional Use Permit (CUP): A CUP is proposed for a multi-family development on 5.71 acres of land in the R-40 zoning district per requirement of UDC Table 11-2A-2 and per provision #5.1.8 in the Development Agreement (Inst. #2018-079970). A final plat (H-2019-0056) was approved by City Council on May 28, 2019 that includes the subject property; recordation of the plat is currently in process. Development Agreement (DA): The DA requires certain improvements for the overall Lost Rapids development to be completed with the first phase of development including the following: construction of a detached 10’ wide multi-use pathway within the street buffer along SH 20- 26/Chinden Blvd. and dedication of a 14’ wide public pedestrian easement for the pathway; and installation of the street buffer landscaping and 10’ multi-use pathway/sidewalk along the entire frontage of SH 20-26/Chinden Blvd. and street buffer landscaping and 5’ wide detached sidewalk Page 6 along N. Ten Mile Rd. These improvements are required to be completed prior to issuance of the first Certificate of Occupancy within this development. Existing Structures/Site Improvements: There are no existing structures on the site; a detached sidewalk and parkway landscaping exists along W. Lost Rapids Dr. Proposed Use Multi-family development consisting of 102 residential (apartment) units in 9 structures consisting of a mix of 1-bedroom (30), 2-bedroom (51), and 3-bedroom (21) units at a gross density of 17.8 units per acre. Square footages (s.f.) of the unit types per the submitted floor plans are as follows: 1-bedroom units are 775 & 816 s.f.; 2-bedroom units are 1,054 & 1,174 s.f.; and 3-bedroom units are 1,251 & 1,340 s.f. The proposed number and type of structures and number of units in each is as follows: (2) 3-story garden-style 24-plexes – Type 1 (Buildings G & H); (1) 3-story garden-style 12-plex – Type 2 (Building I); and (6) 2-story townhome-style 7-plexes – Type 3 (Buildings A-F). Two (2) 5-bay (depicted as Storage 1 & 2) and (1) 6-bay (depicted as Storage 3) storage structures are proposed for residents’ needs; the 6-bay structure houses (2) bays for maintenance equipment. Dimensional Standards: 11-2A-8 All development must comply with the dimensional standards of the R-40 zoning district listed in UDC Table 11-2A-8 and 11-4-3-27B.1. When the property is subdivided, the proposed structures should comply with the setback standards and the Building Code separation requirements. Site Plan: A site plan was submitted showing how the site is proposed to develop with (9) multi-family structures, (3) storage structures to accommodate residents’ needs and a 2,494 s.f. clubhouse with associated parking and access driveways (see Section VII.A). UDC 11-3A-19B.2 requires pedestrian connections provided from adjacent properties to be extended; a pedestrian connection to this property was required to be provided with development of the property to the north (i.e. Costco). The site plan should be revised to depict a pathway connection in alignment with that provided to the subject properties’ north boundary; said pathway should connect to an internal walkway. Walkways should also be provided adjacent to the curb/driveway on the east side of Building C, the west side of Building B, and along the entire east boundary of the site. Open Space & Site Amenity (UDC 11-3G-3): Residential developments over 5 acres in size are required to provide a minimum 10% qualified open space and site amenities per the standards listed in UDC 11-3G-3; this is in addition to that required for multi-family developments in UDC 11-4-3-27 (see analysis below under Specific Use Standards). Based on 5.71 acres, a minimum of 0.57 of an acre of qualified open space and (1) site amenity is required. The proposed plan complies with the minimum open space standards by providing 0.80 of an acre (or 14%) of qualified open space consisting of the collector street buffer along W. Lost Rapids Dr. and linear open space areas at least 20’ wide with an access at each end landscaped per the standards in UDC 11-3G-3E, as depicted on the exhibit in Section VIII.C. The proposed amenities consisting of a clubhouse, swimming pool, fitness center and enclosed bike storage meet the minimum standards in UDC 11-3G-3C; however, the on-site storage does not qualify as Page 7 an amenity because it’s not available to all residents, only those who pay extra for a storage bay, and the dog park does not qualify because it doesn’t comply with the standards listed in UDC 11- 3G-3C.1h. Additional qualified amenities are required per the standards in UDC 11-4-3-27C as detailed below. Landscape Plan: A landscape plan was submitted showing how the site is proposed to be landscaped (see Section VII.B). A 20’ foot wide street buffer is required along W. Lost Rapids Dr. landscaped per the standards listed in UDC 11-3B-7C; trees are proposed but no shrubs are depicted – shrubs should be provided along with trees within the buffer per UDC 11-3B-7C.3a. Parking lot landscaping is required in accord with the standards listed in UDC 11-3B-8C; a tree and planter area should be added at the end of the row of parking on the southeast side of the clubhouse. Street buffers are required to be constructed with the subdivision improvements; however, if this site develops prior to the plat recording and the subdivision improvements being completed, the buffer should be installed with development of this site. Access (UDC 11-3A-3): Access is proposed to be provided from one (1) access via W. Lost Rapids Dr., a collector street, which runs along the southern boundary of the site in alignment with N. Calcutta Ave. on the south side of the street. Staff recommends the northern east/west driveway between Buildings H and I connect to the abutting north/south driveway so that residents can access the commercial portion of the development without having to access the collector street and for secondary emergency access as required by the Fire Department. Parking (UDC 11-3C-6): Per UDC Table 11-3C-6 for multi-family developments, the minimum number of off-street parking spaces are required to be provided: 1-bedroom units require 1.5 spaces per dwelling unit with at least one of those in a covered carport or garage; and 2- and 3- bedroom units require 2 spaces per unit with at least one in a covered carport or garage. For non- residential uses (i.e. the clubhouse), a minimum of one (1) space for every 500 square feet (s.f.) of gross floor area is required. A minimum of one (1) bicycle parking space is required per every 25 proposed vehicle spaces per UDC 11-3C-6G in accord with the standards listed in UDC 11-3C- 5C. Based on (30) 1-bedroom units and (72) 2- and 3-bedroom units, a minimum of 102 covered carport or garage spaces and 87 uncovered parking spaces should be provided; and based on 2,494 s.f. for the clubhouse, a minimum of 4 spaces should be provided for an overall total of 193 spaces. A total of 107 carport spaces and 93 open/surface spaces are proposed for a total of 200 spaces, which exceeds the minimum standard by 7 spaces. Although extra spaces are proposed, the Fire Department is concerned that overflow parking will block fire lanes and recommends additional parking is provided for visitors and families with multiple cars. Based on 200 proposed vehicle spaces, a minimum of 8 bicycle parking spaces are required; a total of 8 spaces are proposed in 4 locations on the site in accord with UDC standards. For convenience and better proximity to each building, Staff recommends (3) additional bicycle racks are added as follows: (1) between Buildings C & D, (1) between Buildings D & E, and (1) for Building I. Sidewalk/Pathways (UDC 11-3A-17): A minimum 5-foot wide detached sidewalk is required along W. Lost Rapids Dr., a collector street, as proposed, in accord with UDC 11-3A-17. Because of the close proximity of these units to services to the north, Staff recommends a minimum 5-foot wide pathway/sidewalk is provided along the east boundary of the site Page 8 adjacent to the north/south driveway and along either side of the entry driveway from W. Lost Rapids Dr. between Buildings B and C as noted on the site plan in Section VIII.A. Waterways: The Harrell Lateral runs along the southern boundary of the eastern portion of the site and is depicted on the Landscape plan in a 25’ wide easement and is proposed to be piped; the Irrigation District does not allow trees within the easement. Fencing: A 6-foot tall wood fence is proposed along the north, west, east and western portion of the south boundary of the site as depicted on the landscape plan. Staff recommends the fence along the east boundary adjacent to the north/south driveway is relocated a minimum of 5 feet to the west from the back of the recommended sidewalk with a landscaped parkway in between the fence and sidewalk. Building Elevations: Conceptual building elevations were submitted for the proposed 2- and 3-story garden-style and 2-story townhome-style multi-family structures, storage structures and clubhouse (see Section VIII.D). Building materials consist primarily of horizontal and board & batten siding with stucco and brick accents. Final design is required to comply with the design standards listed in the Architectural Standards Manual. The building elevations submitted with the Certificate of Zoning Compliance and Design Review applications should be consistent with those standards and with the elevations submitted with the subject application. Certificate of Zoning Compliance & Design Review: Prior to submittal for building permits, a Certificate of Zoning Compliance and Design Review application is required to be submitted and approved by the Planning Division. Plans submitted with those applications should comply with the conditions of approval in Section VIII of this report. Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC 11-4-3-27, Multi-Family Development. Staff’s analysis of the project’s consistency with those standards is included below. 11-4-3-27: MULTI-FAMILY DEVELOPMENT: Site Design: 1. Buildings shall provide a minimum setback of ten feet (10') unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances, porches and patios, and how they impact adjacent properties. The proposed project complies with this standard. 2. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan depicts screened trash enclosures that are not visible from a public street; all proposed transformer/utility vaults shall comply with this requirement. 3. A minimum of eighty (80) square feet of private, usable open space shall be provided for each unit. This requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section, the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title. The sizes of private areas vary by unit but all are a minimum of 80 s.f. in accord with this standard as depicted on the floor plans. Page 9 4. For the purposes of this section, vehicular circulation areas, parking areas, and private usable open space shall not be considered common open space. These areas were not included in the common open space calculations for the site. 5. No recreational vehicles, snowmobiles, boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. Proposed parking exceeds UDC standards by 6 spaces. 7. Developments with twenty (20) units or more shall provide the following: a. A property management office. Proposed within the clubhouse b. A maintenance storage area. c. A central mailbox location, including provisions for parcel mail, that provide safe pedestrian and/or vehicular access. Proposed within the clubhouse d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773, 4-24-2018) A maintenance storage area and directory & map of the development should be depicted on the site plan submitted with the Certificate of Zoning Compliance application. C. Common Open Space Design Requirements: 1. A minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty (150) square feet for each unit containing five hundred (500) or less square feet of living area. b. Two hundred fifty (250) square feet for each unit containing more than five hundred (500) square feet and up to one thousand two hundred (1,200) square feet of living area. Based on 81 units, a total of 20,250 s.f. of common open space is required. c. Three hundred fifty (350) square feet for each unit containing more than one thousand two hundred (1,200) square feet of living area. Based on 21 units, a total of 7,350 s.f. of common open space is required. At a minimum, a total of 27,600 s.f. (or 0.63 of acre) of outdoor common open space is required to be provided in the proposed development in accord with the standards in UDC 11-4-3-27C. A total of 0.69 of an acre (or 12% of the site) is proposed to be provided consisting of areas at least 20’ x 20’ in size as shown on the exhibit in Section VIII.C in excess of the minimum standards; 2. Common open space shall be not less than four hundred (400) square feet in area, and shall have a minimum length and width dimension of twenty feet (20'). The common open space proposed toward this standard complies with these dimensions. 3. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. This project is proposed to be developed in one (1) phase. 4. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a berm or constructed barrier at least four feet (4') in height, with breaks in the berm or barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, eff. retroactive to 2-4- Page 10 2009) The buffer along W. Lost Rapids Dr., a collector street, qualifies toward the open space standards in UDC 11-3G-3 and is not counted toward the open space standard in UDC 11-4-3-27. There is a berm with a fence on top that separates Buildings C-F from the collector street; Staff recommends a break in the berm/fence and a pathway is provided between Buildings D & E to allow for pedestrian connectivity from the internal sidewalk to the sidewalk along W. Lost Rapids Dr. D. Site Development Amenities: 1. All multi-family developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life: (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. b. Open space: (1) Open grassy area of at least fifty by one hundred feet (50 x 100') in size. (2) Community garden. (3) Ponds or water features. (4) Plaza. c. Recreation: (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. 2. The number of amenities shall depend on the size of multi-family development as follows: a. For multi-family developments with less than twenty (20) units, two (2) amenities shall be provided from two (2) separate categories. b. For multi-family development between twenty (20) and seventy five (75) units, three (3) amenities shall be provided, with one from each category. c. For multi-family development with seventy five (75) units or more, four (4) amenities shall be provided, with at least one from each category. d. For multi-family developments with more than one hundred (100) units, the decision making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision making body shall be authorized to consider other improvements in addition to those provided under this subsection D, provided that these improvements provide a similar level of amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Page 11 Based on 102 proposed units in accord with UDC 11-4-3-27D.2d, Staff recommends a minimum of 5 amenities be provided with at least one from each of the above-listed categories in addition to the (1) amenity required by UDC 11-3G-3C noted above totaling 6 amenities for the development. Proposed amenities consist of a clubhouse, swimming pool, fitness center, enclosed bike storage, a dog park and on-site storage. The on-site storage doesn’t qualify as an amenity as it’s not available to all residents, only those who pay extra for a storage bay, and the dog park doesn’t qualify either as it doesn’t comply with the standards in UDC 11-3G-3C.1h as it isn’t at least 50’ x 100’ in size. The clubhouse, fitness facility and enclosed bike storage qualify as Quality of Life amenities and the swimming pool qualifies as a Recreation amenity. At least two (2) additional qualified site amenities are needed to comply with the minimum standards. Staff recommends children’s play equipment is provided which qualifies as a Recreation amenity; and an amenity from the Open Space category such as a picnic area with a shelter, picnic tables and BBQ or a community garden, ponds or water features, or a plaza (or other comparable amenity) per the standards in UDC 11-4-3- 27D. The decision making body is authorized to consider other improvements in addition to those provided under UDC 11-4-3-27D provided that the improvement(s) provide a similar level of amenity. E. Landscaping Requirements: 1. Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three feet (3') wide. b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty four inches (24") shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plan should be revised to include landscaping as required. Maintenance and Ownership Responsibilities: 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. (Ord. 16-1672, 2- 16-2016) The Applicant shall comply with this requirement. VII. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions in Section IX of this report. Page 12 VIII. EXHIBITS A. Site Plan (dated: 10/15/2019) & Pedestrian Plan Staff recommended sidewalks Page 13 Page 14 B. Landscape Plan (dated: 2/13/2020) & Rendering Page 15 C. Qualified Open Space Exhibit (dated: 3/13/2020) Page 16 D. Building Elevations (dated: 9/13/2019), Typical Floor Plans & Renderings Type 1 Page 17 Type 2 Page 18 Type 3 Page 19 Floor Plans Page 20 Clubhouse Page 21 Page 22 Page 23 IX. CITY/AGENCY COMMENTS A. Planning Division 1. Future development of this site shall comply with the provisions in the Development Agreement (H-2018-0004 Inst. #2018-079970) and the conditions contained herein. 2. The Developer/Owner shall comply with the specific use standards listed in UDC 11-4-3- 27, Multi-Family Development. 3. The site/landscape plan submitted with the Certificate of Zoning Compliance application shall be revised as follows: a. All street facing elevations shall have landscaping along their foundation in accord with the standards listed in UDC 11-4-3-27E as follows: 1) the landscaped area shall be at least three feet (3') wide; 2) for every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty four inches (24") shall be planted; and 3) ground cover plants shall be planted in the remainder of the landscaped area. b. Depict a maintenance storage area and a directory & map of the development at an entrance or convenient location for those entering the development as set forth in UDC 11-4-3-27B.7. c. Shrubs shall be provided along with trees within the street buffer along W. Lost Rapids Dr. per UDC 11-3B-7C.3a. d. A pedestrian pathway shall be provided to the north in alignment with that planned to the subject property for pedestrian interconnectivity in accord with UDC 11-3A- 19B.2a and shall connect to an internal walkway as depicted on the pedestrian plan in Section VIII.A. e. Include a minimum 5-foot wide sidewalk along the east boundary of the site adjacent to the north/south driveway. f. Depict a break in the berm/fence and a pathway between Buildings D & E to allow for pedestrian connectivity from the internal walkway to the sidewalk along W. Lost Rapids Drive. g. Depict a minimum 5-foot wide sidewalk on either side of the driveway from W. Lost Rapids Dr. and along the entire east boundary of the site adjacent to the curb/driveway. h. Depict a tree and planter area at the end of the row of parking on the southeast side of the clubhouse. i. Extend the access driveway between Buildings H and I to the east boundary of the site for access to the north/south driveway planned to abut the site for secondary emergency access for the Fire Department and access and interconnectivity with the commercial portion of the development. j. Provide additional bicycle racks between Buildings C & D and D & E and for Building I. k. Depict all site amenities on the plan. At least two (2) qualified site amenities are required in addition to the proposed clubhouse, swimming pool, fitness facility and enclosed bike storage per the standards listed in UDC 11-4-3-27D, as follows: children’s play equipment; and an amenity from the Open Space category such as a Page 24 picnic area with a shelter, picnic tables and BBQ or a community garden, or ponds or water features, or a plaza (or other comparable amenity) per the standards in UDC 11-4-3-27D. Details of such amenities shall be included. The Applicant should address at or before the public hearing which amenities they propose to provide to satisfy this requirement. l. Relocate the fence along the east boundary of the site a minimum of 5 feet from the back side of the sidewalk required above and landscape the area. m. Shift Building G to the east consistent with the qualified open space exhibit. 4. Qualified open space shall be provided within the development in accord with the standards listed in UDC 11-3G-3C and 11-4-3-27D as shown in the qualified open space exhibit in Section VIII.C. 5. 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 as set forth in UDC 11-4-3-27F. A recorded copy of said documents shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. 6. Prior to issuance of any building permits on this site, a property boundary adjustment application shall be approved and a Record of Survey recorded for the reconfiguration of existing parcels to coincide with the boundary of the preliminary plat per requirement of the Development Agreement (Inst. #2018-079970); or, the final plat shall be recorded that depicts the proposed configuration of the site. 7. The proposed structures shall comply with the setback standards listed in UDC Table 11- 2A-8 for the R-40 zoning district and the Building Code separation requirements; to ensure compliance with setback standards, the plat should be recorded prior to submittal of these applications. 8. Prior to issuance of the first Certificate of Occupancy within this development, the street buffer landscaping and detached 10-foot wide multi-use pathway/sidewalk within a 14- foot wide public pedestrian easement shall be completed along the entire frontage of SH 20-26/Chinden Blvd.; and the street buffer landscaping and 5-foot wide detached sidewalk along N. Ten Mile Road shall be completed for the overall Lost Rapids development per requirement of the Development Agreement (Inst. #2018-079970). 8. Street buffers are required to be constructed with the subdivision improvements; however, if this site develops prior to the plat recording and the subdivision improvements being completed, the buffer shall be installed with development of this site. 9. All structures on the site shall be designed to comply with the design standards listed in the Architectural Standards Manual. A Certificate of Zoning Compliance and Design Review application(s) is required to be submitted to the Planning Division and approved prior to submittal of building permit applications. B. Public Works Department 1. Given the private drive nature of this development a public street light plan is not required. Streetlights have been installed on public roads. Page 25 2. 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. 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 8 ½” 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. 3. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being developed 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. 4. Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 5. 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. 6. Street signs are to be in place, water system shall be approved and activated, and at a minimum, a compacted gravel road base shall be in place prior to applying for building permits. 7. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 8. 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. 9. 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. 10. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 11. Developer shall coordinate mailbox locations with the Meridian Post Office. 12. All grading of the site shall be performed in conformance with MCC 11-12-3H. Page 26 13. 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. 14. 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. 15. 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. 16. 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 887-2211. C. Meridian Fire Department https://weblink.meridiancity.org/WebLink/DocView.aspx?id=181346&dbid=0&repo=Meridi anCity D. West Ada School District https://weblink.meridiancity.org/WebLink/DocView.aspx?id=183063&dbid=0&repo=Meridi anCity E. Department of Environmental Quality (DEQ): https://weblink.meridiancity.org/WebLink/DocView.aspx?id=181373&dbid=0&repo=Meridi anCity F. Nampa & Meridian Irrigation District (NMID) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=182195&dbid=0&repo=Meridi anCity G. Central District Health Department https://weblink.meridiancity.org/WebLink/DocView.aspx?id=181357&dbid=0&repo=Meridi anCity H. Ada County Highway District (ACHD): No comments have been received on this application; previous comments on H-2018-0004 apply. Page 27 X. FINDINGS A. Conditional Use Permit (UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the R-40 district (see Analysis, Section V for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed multi-family development is consistent with the Commercial FLUM in the Comprehensive Plan and is allowed as a conditional use in the R-40 zoning district per UDC Table 11-2A-2. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other uses planned for this area and with the intended character of the area and that such uses will not adversely change the character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. The Commission should weigh any public testimony provided to determine if the development will adversely affect other properties in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that essential public services are available to this property and that the use will be adequately served by these facilities.