Lost Rapids Apartments - CZC, DES A-2020-0160CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
October 21, 2020
TO:
Stephanie Leonard, KM Engineering
FROM:
Sonya Allen, Current Associate Planner
SUBJECT:
Lost Rapids Apartments - DES, CZC (A-2020-0160)
OWNER:
GFI Meridian Investments II, LLC
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Stephanie Leonard, requests Certificate of Zoning Compliance (CZC) and
Design Review (DES) approval of a multi -family development consisting of 102 residential
units on 5.71 acres of land in the R-40 zoning district.
The site is located on the north side of W. Lost Rapids Dr., west of N. Ten Mile Rd.
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.
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.
2. Legally binding documents shall be recorded 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.
3. Prior to Certificate of Occupancy or signature on the final plat, whichever occurs
first, the applicant shall submit a public access easement for the off -site multi -use
pathway(s) within the street buffer along US 20-26/W. Chinden Blvd. to the
Planning Division for approval by City Council and subsequent recordation per
requirement of the Development Agreement.
4. The off -site street buffer landscaping and 10-foot wide multi -use pathway/sidewalk
along the entire frontage of US 20-26/Chinden Blvd. and street buffer landscaping
and 5-foot wide sidewalk along N. Ten Mile Rd. shall be constructed with the first
phase of development per requirement of the Development Agreement.
Conditions Document 1 Lost Rapids Apartments - DES, CZC - A-2020-0160
5. 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.
6. 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.
7. 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.
8. Prior to Certificate of Occupancy, the applicant shall record a cross-access/ingress-
egress easement to the adjoining property to the east and submit copy of said
easement to the Planning Division; or, depict the easement on the final plat, in
accord with the provisions of UDC 11-3A-3A2.
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-313. 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 1I-
3B-14A.
4. The site plan prepared by KM Engineering on October 14, 2020, labeled Sheets 1-3, is
approved by the City of Meridian Planning Division as shown in Exhibit B.
5. The landscape plan prepared by KM Engineering on October 14, 2020, is approved by
the City of Meridian Planning Division as shown in Exhibit C.
6. The elevations prepared by The Architect's Office (TAO) on September 13, 2019, are
approved by the City of Meridian Planning Division as shown in Exhibit D.
7. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
8. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
9. 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.
Conditions Document 2 Lost Rapids Apartments - DES, CZC - A-2020-0160
10. 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.
11. If the subject property is part of a final plat that has not yet recorded, the applicant shall
be responsible for all plat improvements prior to release of Certificate of Occupancy for
the first structure within such plat.
12. 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.
General Conditions of Approval
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.
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 11-313-5, UDC 11-313-13 and UDC 11-313-14.
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 [H-2018-0004 (Development Agreement #2018-
079970); A-2018-0165 (PBA — ROS #9195); H-2019-0146).
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.
6. The applicant shall have an ongoing obligation to maintain all pathways.
7. The applicant has a continuing obligation to comply with the outdoor lighting provisions
asset forth in UDC 11-3A-11.
8. 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.
9. The applicant and/or assigns shall have the continuing obligation to meet the specific
use standards for the proposed use as set forth in UDC 11-4-3-27: Multi -Family
Development.
Conditions Document 3 Lost Rapids Apartments - DES, CZC - A-2020-0160
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 November 5, 2020, 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
October 21, 2021.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: October 14, 2020)
C: Landscape Plan (dated: October 14, 2020)
D: Elevations (dated: September 13, 2019)
Conditions Document 4 Lost Rapids Apartments - DES, CZC - A-2020-0160
Exhibit A: Vicinity Map
Conditions Document 5 Lost Rapids Apartments - DES, CZC - A-2020-0160
Exhibit B: Site Plan (dated: October 14, 2020)
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Exhibit C: Landscape Plan (dated: October 14, 2020) & Open Space Exhibit
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