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PZ - Staff Recommendation to Commission 4-15 E IDIAN -- STAFF REPORT .►a H o COMMUNITY DEVELOPMENT DEPARTMENT HEARING 4/15/2021 Legend HYq 00 DATE: t 0 ILIProject Lflcfllar ME TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner -- 208-884-5533 SUBJECT: MCU-2021-0002 Pine 43 Apartments—MCU LOCATION: 2255 E. Fairview Ave., in the NW'/4 of Section 8, T.3N.,RJE. I. PROJECT DESCRIPTION Modification to the previously approved Conditional Use Permit(H-2018-0001)to revise the site layout for the northeast 11.22-acre portion of the development to include a consolidation of common open space into more usable areas,the addition of a clubhouse and other amenities, and a change to the mix of unit types within the development. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 11.22(site);26.17 acres(overall) Future Land Use Designation Mixed Use—Community(MU-C) Existing Land Use Multi-family development in the development process (apartments) Proposed Land Use(s) Multi-family residential Current Zoning R-40 High-Density Residential Physical Features(waterways, The Jackson Drain runs along the southern boundary and hazards,flood plain,hillside) the Settler's Canal bisects this site Neighborhood meeting date;#of 2/8/21; 1 attendee attendees: History(previous approvals) H-2017-0058(Pine 43 DA Inst. #2018-000751);H-2018- 0001 (Pine 43 Apartments—CUP);A-2018-0054(Property Boundary Adjustment);A-2020-0143 (CZC,DES for 11' phase);FP-2021-0006 Page 1 1 1 1 - Fr 1 u . - 1 - Ilullll R � ■11 ''1 :i' w -FAI 1lIE4V y l 1AI IF4V1_ = W..' 1.1 y r �'�•�'M -- Ili— •� ' i Il�ari 11111 �,II11 G./JJ-4►YiT +�� *'.II � .1 • �fl-� PINE 41 ++ ji uul NONE 2-• —•■ Iliiiii 1=�� �""■ i:u 4 • ul'f� 'j Iw 1114u■111WIN ■1 ,_ .� 1.11■ 111.1.+ � IIIIIIIII III II ■.f�.� µq tl ulll IEll uinu �uuuuu uulil NMIso '•4iF}{A.Ify.+} I� 'III : ' 9 .�iiiiu' •" i S � S 9IOU III 1 - 1111� - -- ■� Was 1 1 / . • C. Representative: Patrick Boel,Roundhouse— 1109 W. Main St., Ste. 390,Boise,ID 83702 IV. NOTICING Planning&Zoning Posting Date Newspaper Notification 3/26/2021 Radius notification mailed to 3/24/2021 properties within 300 feet Site Posting Date 4/1/2021 Next Door posting 3/24/2021 V. STAFF ANALYSIS The existing Conditional Use Permit(H-2018-0001) approved for the overall site is for a 480-unit multi-family development on 27.48-acres of land in the R-40 zoning district. This application proposes to update the site layout on the northeast 11.22-acres to include a consolidation of common open space into more usable areas,the addition of a 1-story 7,047 square foot(s.f.) clubhouse and other amenities, and a change to the mix of unit types within the development.No changes are proposed to the number of residential units or structures. Unit Types: The approved plan was for 240-units in ten(10) structures consisting of(60) 1-bedroom units, (120)2-bedroom units and(60) 3-bedroom units. The proposed plan is also for 240-units consisting of(80) 1-bedroom units, (110)2-bedroom units and(50) 3-bedroom units,which provides a better mix of unit types available for rent. Common Open Space: The approved plan required 66,800 square feet(s.f.) of common open space and proposed 87,224 s.f. The proposed plan requires 65,000 s.f. based on 190-units containing between 500-1,200 s.f. of living area and 50-units in excess of 1,200 s.f. and proposes 118,363 s.f., in excess of UDC standards. The proposed change results in an increase in common open space of 31,139 s.f. (or 0.71-acre)and consolidated common areas for better use. Amenities: Site amenities approved for this phase consisted of a fitness building and/or sports court/play equipment and plaza, and community grill areas with park style charcoal grills with an optional shade structure or cover dispersed throughout the development. Proposed amenities consist of a clubhouse, swimming pool with recreation deck and two(2) spas, BBQ deck, covered outdoor seating and beach volleyball court in the common area along Webb Way; and a dog run&dog wash, playground structure and community garden on the eastern portion of the development. Details of the proposed amenities should be submitted with the Certificate of Zoning Compliance application. The proposed changes result in more and a higher quality of amenities for the development. Off-Street Vehicle&Bicycle Parking: The approved plan required 450 vehicle spaces (210 covered) and provided 462 spaces (245 in covered carports and garages)for the residential units. The proposed plan requires 440 vehicle spaces(200 covered)for the residential units and 14 spaces for the clubhouse for a total of 454 spaces; and provides 462 spaces (248 in covered carports)in excess of UDC standards. Garages were originally proposed along the east boundary of the site which provided a buffer between the residential structures and the adjacent industrial uses to the east but have now Page 3 been changed to carports.This change should ultimately provide more needed parking for the development since some garages are typically used for storage and not parking; however,it will not provide a needed buffer between the different uses.The interface between the proposed residential uses and existing industrial uses was a topic of discussion and concern at the public hearing for the original conditional use permit. Therefore, Staff recommends a 6-foot tall closed vision/solid fence is installed along the east boundary with a fairly dense landscape buffer,as proposed. The approved plan required and proposed 20 bicycle parking spaces. The proposed plan requires 19 and provides 20 spaces in excess of UDC standards. Bicycle parking is required to comply with the standards listed in UDC 11-3C-5C. Specific Use Standards: The proposed multi-family development is subject to the specific use standards listed in UDC 11-4-3-27,Multi-Family Development. Plans submitted with the Certificate of Zoning Compliance application should demonstrate compliance with these standards and those in the development agreement [L-2017-0058(Pine 43 DA Inst. #2018-000751)]. Landscaping: Landscaping proposed for the site is depicted on the landscape plan in Section VII.D. Street buffers and parkways are required to be landscaped in accord with the standards listed in UDC 11-3B-7C. Internal common open space areas are required to be landscaped in accord with the standards listed in UDC 11-3G-3E. Parking lot and perimeter landscaping is required per the standards listed in UDC 11-3B-8C. Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B-12C. Fairly dense landscaping(approximately 1 tree per 25-linear feet)is proposed in the perimeter buffer along the eastern boundary of the site adjacent to parking and industrial uses to the east. Staff recommends a mix of evergreen and deciduous trees, shrubs,lawn or other vegetative groundcover is provided in the buffer accord with the standards listed in UDC 11-3B-9C.1. Mitigation is required for any existing trees removed from the site per the standards listed in UDC H- 3B-10C.5;the landscape plan in Section VII.D depicts the existing trees proposed for removal. Prior to removal of any trees from the site,coordinate with Matt Perkins, City Arborist,to determine mitigation requirements(208-371-1755). Calculations should be included on the plan demonstrating compliance with UDC mitigation standards. Pathways: A 10-foot wide multi-use pathway is proposed within the street buffer along N.Webb Way ang along the north side of the Jackson Drain, in accord with the Pathways Master Plan. 5. A public pedestrian easement is required to be submitted for the multi-use pathway along N. Webb Way prior to issuance of the first Certificate of Occupancy for the site. If the pathway is in the right-of- way, it should be covered under a pedestrian easement with ACHD. Pedestrian connections should be provided between buildings in the form of pathways distinguished from vehicular driving surfaces through the use of pavers,colored or scored concrete,or bricks in accord with the Development Agreement(provision#5.1.4b). Pathway/sidewalk connections should also be provided to the main building entrances along N. Webb Way from the multi-use pathway along N.Webb Way. Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. The Applicant states there is existing fencing along the project's east boundary that consists of a combination of chain-link and barbed wire; no fencing is proposed. Because the garages have been removed from the plan that were previously proposed along the project's eastern boundary, Staff recommends a 6-foot tall closed vision/solid fence is provided along the eastern boundary,with landscaping as depicted on the landscape plan (approximately one tree per 25-linear feet and a mix of evergreen & deciduous trees), as a buffer. Page 4 Stormwater: An adequate storm drainage system shall be required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow Best Management Practice as adopted by the City. There are some above-ground retention areas proposed along the eastern and southern boundaries of the site for stormwater management as depicted on the landscape plan in Section VII.D. Waterways/Ditches: There is an existing irrigation ditch(Settler's Canal)that runs east/west across this site that is proposed to be relocated and piped in alignment with the new entry driveway via N. Webb Way in accord with UDC 11-3A-6. Buildings and trees should not be located within the easement/piped area. Ownership &Maintenance: The first phase(i.e. Jasper Apartments)and proposed second phase of development will have shared ownership and amenities for the overall development. The clubhouse proposed in this phase is sized to accommodate users from both phases.A pedestrian bridge will link the projects internally. Staff recommends both phases are under the same management company for consistent maintenance of the overall development. Building Elevations: Conceptual building elevations and perspective drawings were submitted for the proposed 3-story multi-family structures and the single-story clubhouse as shown in Section VII.F.Building materials for the residential structures consist of a mix of horizontal&vertical fiber cement board/batten siding with gable roofs and asphalt shingles; three primary color schemes are proposed for variety. Building materials for the clubhouse consist of vertical metal siding with vertical wood cladding, glazing, dimensional wood slat accents, a gable roof and metal roofing. Prefabricated steel siding is only allowed to be used as an accent material per the development agreement(see definition on pg.E-5 of the Architectural Standards Manual and#R5.1E)— revisions should be made to comply.Additionally,per the DA, exterior building walls should demonstrate the appearance of high-quality materials of stone,brick,wood, or other native materials (acceptable materials include tinted or textured masonry block,textured masonry block,textured architectural coated concrete panels, or stucco or stucco-like synthetic materials—smooth faced concrete block,tilt-up concrete panels, or prefabricated steel panels are prohibited except as accent materials. The building design shall incorporate at least two (2)changes in one or a combination of the following: color,texture and materials. Rooflines shall demonstrate two (2)or more of the following: overhanging eaves, sloped roofs with two or more roof planes, flat roofs with varying parapet heights,or cornices. Administrative Design Review of the proposed structures is required.All structures shall comply with the design standards listed in the Architectural Standards Manual. The elevations submitted with this application are not approved and will likely require further modifications to comply with design standards.Per the Architectural Standards Manual(ASM), architectural elements should be provided to clearly distinguish between the ground level and upper stories (ASM Goal#R3.1E);visually heavier and more massive elements or materials should be provided at the base of buildings with lighter elements and materials above(#R3.1F); horizontal and vertical elements should be integrated into facades to break up monotonous wall planes (#R3.20); 25%or more of the non-roof surface area of the clubhouse(i.e. accessory structure)must utilize a like material of the primary structures(#R3.3B); locate focal points as key elements within the building design to enhance architectural character(#R4.20); incorporate a trim color and an accent color or unique material into the color scheme as integrated details of the building design(#R.5.2A); modulate and articulate roof form of the clubhouse to create building profile interest and to reduce the appearance of building mass and scale(#R3.4). The elevations in the first phase of the multi-family development lying directly to the southwest of this site(i.e. Jasper Apartments) are a different architectural style (flat roofs with parapets and more of a modern style—see Section VILE)and color palette but the proposed structures incorporate Page 5 several orientations of fiber cement board siding which assist in unifying the structures. The Applicant anticipates the existing structures will be re-painted in the future to coincide with the proposed color scheme. While different architecturally, Staff feels the similar use of materials and colors will offer variety within the development. Wayfinding signage and clear addressing should be provided on buildings for emergency responders; coordinate with Joe Bongiorno,Fire Dept. and Terri Ricks,Land Development. The Applicant should coordinate with the Police Dept.on emergency access for the secured buildings. Certificate of Zoning Compliance/Design Review: A Certificate of Zoning Compliance and Design Review application(s) is required to be submitted for the proposed use prior to submittal of building permit applications to ensure consistency with the provisions in the development agreement, conditions in Section VIII,UDC standards and design standards in the Architectural Standards Manual. VI. DECISION A. Staff: Staff finds the proposed changes result in more diversity in rental options, larger and more consolidated/usable common open space areas and a higher quality and more site amenities. Therefore, Staff recommends approval of the proposed conditional use permit modification with the conditions included in Section VIII per the Findings in Section IX. Page 6 VII. EXHIBITS A. Approved Site Plan(dated: 1/5/2018) f--------- — --7 »W rEKNFP PERICH 54WE DATA 9RiINJ �I �W i' € BUILDMAiER .,... .,_1 •�� OPEN SPACE Jq- all PAWING OM.MLATft$ 91 oil SITE OEVEWPINE4T AMENffEE os�EFTicmYEornr_s f.% LEGEW wrew.ra-n,uex " rr� 1 CUP1.2 Page 7 B. Proposed Site Plan(dated: 2/23/2021) I L3L3 i 1,3SCHd-ELM3WLWVdV EV3NId { ++ :ra Farr w yNOLL3f17LLSNO1 LQi LOM}NOIL%OU1O0W LJWN3d 3sn i NW1JONO7 I, II I' #%'' '""' �• �J� IRS .. ............. L1J_WJJ '1Ij ............................................�.............. .......... ........�+.. ............... .............................................W...............I- I � � I I � I ' Page 8 C. Approved Landscape Plan&Open Space Plan(dated: 1/5/2018) GENERAL SHEET NOTES A9 rERKER A=v❑ EERICR LE OT�w� GENERAL SHEET NOTES J �LiF5 "Slfff KEYED N407EB I LEGEM -1*M� 629M a d J --_ �+ PLANTING PLAN — .la TREE PROTECTION uP22 Page 9 STE DATA1-1 EKHER i euiDM AREA PER ICH SANATI �' �•.Fw aT A.Afl� i - - -_-KEYED wrESloop— I II C i - psTD LEGEHD � I A mIIIIII1fQI�ID'IIIII[DIA•,�jn`� rl�'I G I i'- I adawQ A, OPEN 2PACE SrrF- .4Y I CLIP1.3 Page 10 ■ ' ... -. . . . .- ' . ■ .- .. - ' . .. -. • ■ : � - ■- . ■ ® ■ �� � Aga■% @��9�a ,�•� | �� � � .��� • I ��' • ��_' � _ �` ] � psi 2: :,I- top - - � � • � 2 :[� [z�w } � Art� | . | | E . of / . r � ] . � e } /� {�� \ : 2T hT . . all l E | � \. -_���� - . ��• ------------------------------------------------------------------------------------------------------------------------------------------- eof j o �"k �C:�� g� e s i } u 9SrHd 51M9WiN'Md'M F►3HId . - � T�fiifF-13S,w9u53�iH3Wd4T1n34 H�€i4 I Icy I e fff I I I _ 1 I r e { FFF�555 � I I `1 I H a a w Page 12 I Aagt I ye 6 at FAY 9S@ 1135VHd•SLN3W1}ltldtl E43NId _ g :yaafaad .� 1 d —r. + f• - SZIZZIE-13SM31A3tl1N3WdOl3A30N9153a �� I�Ys t?gaffe IN I IlM.l.lSt �Y=• , � T aT _ 1 \ 1, hill 4 Ea �. f �p!'i�fsst? • '' a 'a T a a "'� ,.� 7. !�!'��i1� i��66 ii�[i!�Qi�l ♦. — `�" I I. mod, as:e sa .: ,:°L {; �-•, _ S ,liEE"sate:ali5S8�iE�i?e�iE \ � T" �' • � � T� O i---- - O — � T Q - 7- 0 O . 1c 0 A 0 a Page 13 -- -- --- -- -- --- -- -- --- --- --- -- -- --- -- -- --- --- -- -- ---, in® ILA NId . z - ! 113SgHd•SLN3W1dVdgE43Nld :1 r—d w a1 [OWE—135 M31AR 1N3 Wd413AM MiS39 ji Y;•I�;a�6- 1 laa�i�i6l�� E f[ D f 1l�Y,gli 3lia�al�l e'�a6i J Q i r I$11in�95 e7tl�stl1:5: :4! f s tl pp! 1 [ a ipl i f I -LU _a r .k 9 s V'I f co d J N i_i 1 1 o�o�a�ala a ofla` F700 100r W Page 14 �= Alsl w LL u YEE a Sa=, 6� ILLm 1135tlHd•5SN3W131tldtlE43Nld :�aa rn�d TZM/E—135 M31AR IN i MOl3AW ND1534 J a000 o ._ �. s Ajill _y v TOT g gg - ! lie ; AN1 !!1-Agi. O - u1 a O :lpy4g'o! .•r.yaley6ENs-i ! O O el t�4.�!" SFilrEl F.5.l.�i! - c3 ;3 la���3�;a 1 •n '� .3�` � 5sp 1 ,�I���, - O- H110 T�t6Sic {''2— solo z 0 0 a o 0 I C} I' - � n W Page 15 �R� §/ �( ■ - � � 0■2 �; |�; 2 u ||.| >Of i_w•aINI_ae3m ,Z/ZZ/e13Sm1ARa,mm___ .m m, h�Q| |.. . || Mim ma m����,�|�� ..,.,......|. 2 |Wmm|IMP, �.M.- 1! �| % : lwmmammmmm �L g ±!@9. a mf - \ � \ � | ��)| r \ � . / �"� Page 16 ��rrrf� i I i I ■ ■ i a y tt " ir qq �s i *Concept only—exact system to be determined in the future Page 18 E. Approved Conceptual Building . 1 111 Erw M�. PERICH ylr� r Rua Nil s� ■ ■.■ ■tea 'LI15"OUSI ELEVATION Page 19 Elevations approved for construction in Phase 1: rExxER PERICH SAOATINJ 13 16f9 oa'9 515 idi.P1011dN06W.�k6 L .M- I-k-- -. El El El Ea 11 El r1�.�,�2-F#B�R� �°' "°" (�.�}9Al➢INGTYPE M 0iwLL .s ® v:9 0n B19UUINGT PE2-F, T C . sueHrru gy� �a 'ice A w.a A El ® ® ® ® '4 n a•s �m ID E%7HigF2 ® ® ELEVATgNS L21 VNIwWMG E2-BACK - - CZC4.3 Page 20 F. Proposed Conceptual Building Elevations &Perspective Drawings for Multi-Family& Clubhouse Structures NOT APPROVED—SUBJECT TO DESIGN REVIEW APPROVAL VFftT.FIBER CEMENTBOAADIBATTEN AGING 2—RES FOR—REST 5� ■ y P ■l ■ F ■ ■ ■ I� w., 1.WEST(WEBB WAY)ELEVATION 2.SOUTH ELEVATION ALUM.STOREFRONT zcn�e.i=zo WMri WINOGYJS PAINIEO AETAL AWNING PAINIEO NETP_GGW XSPgf i ASPFALT SHINGLE ROOF PANTED META_RAILING VERT=EEFGEMEMEOARDIRATTENSIDINC 2TE%TUP-FOR IMERE BOARDF CONIXiETE H CRIZ.FIBER CEMENTIAPSIDING (WHERE OCCURS) z ■ ■ o ■ MM 3.EAST ELEVATION 4.NORTH ELEVATION -0 13 TYP.BUILDING(BUILDING 3)ELEVATIONS O4092MI Pine 43 Multifamily Pine Subdivision,Mendian,ID PIVOT FORTH PNa JOBg20.052 arrhitectuI-e uuM.sroREFRONr vERncALwaDD CLADDING VERTICAL I—AL SIDING OIN£NSICNAL Woon SLATS NETA_SIGNAGE,SEE IAIA)SCAPE DRAWINGS 1.WEST(WEBB WAY)ELEVATION 2.SOUTH ELEVATION PATNT€B META_AWNING VERTICAL WOOD OIABDING METAL ROOF ALUN.STDREFRONT Fr_ �� H -0 'o 3.EAST ELEVATION 4.NORTH ELEVATION(POOL DECK) WU O 14 AMENITY BUILDING ELEVATIONS 04092021 Pine 43 Multifamily Pine Subdivision,Mendian,ID PIVOT FORTH PNa JOB d 20-052 ardT itect a re Page 21 i r VIEW 1,AERIAL LOOKING EAST FROM WEBB WAY i-6 K,toy N fl 07 PERSPECTIVE VIEWS Opt 092021 Pine 43 Multifamily Pine Subdivision,Meridian,ID RIVOT FORTH PNa JOB#2M62 architecture 1 Y IE�,_MO I4�YE Tf,d11ENITr EULMW G 08 F..F.--F._ - DA091C@1 Pine 43Multifamil � °.Wd.In PIVOT NORTH Y PNa.�C94N arcM1itec ure Page 22 T� r a VIEWS,LOOKING EAST TO VEHICVIAR ENTRYFRON W BWAY 4 09 PERSPECTIVE VIEWS -1 Pine 43 Multifamily R e Ub�gID PIVOT FORTH Pna�fAY P6162 arcM1ltectu1lre `1 V V"CLCK%M STT0 SECONDARY OPEN SPACE PERSPECTIVE VIEWS mo9uii Pine 43 Multifamily 4 New" PIVOT rrNORTH Z JOB x260.52 architcrt- FNIIIIIIIII VIEW 5.LOOKING NORTH TO MEN"POOL DECK PERSPECTIVE VIEWS ao5an� Pine 43 Multifamily PwSubd„...,Mud. PIVOT amhit�treNORTH IN.JOB Page 23 Potential Color Schemes: NOTE COLOR SCHEME SHOWS ARTISTS INTERPRETATION OF POTENTIAL COLOR PALATTE,POTENTIAL RECOLORING OF PHASE 1 WILL BE REVIEWED WITH CITY PINE 43 PHASE 4-COLOR 1 PINE 43 PHASE 4-COLOR 2 t • PINE 43 PHASE 1-EXISTING BUILDING 2 _ PINE 43 PHASE I-EXISTING BUILDING 1 El PINE 43 PHASE 1 BUILDING 2 E I POTENTIAL RE-COLOR NOOF PHASE 1(JASPER APARTMENTS) PINE 43 PHASE 1-BUILDING I TO MORE-CLOSELY ALIGN WnH PROPOSER PHASE d PROJECT USE SIMILAR COLORS IN DISTINCT WAYS FOR COHESIVE ALIGNMENT 04 ELEVATION CONCEPT-PHASE 7 FIELD CCLOR OF PHASE 4 BECOMES ACCENT OF PHASE I,VICE VERSA oa.a�.zaz� Pine 43 Multifamily Pine SubdIMIDn,Mendian,ID PINE 43 PHASE I COLOR STUDY PIVOT NORTH PINS,JOB#20.©52 architectare Page 24 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING 1. All future development shall comply with the provisions in the existing Development Agreement(Inst. #2018-000751),preliminary plat(H-2017-0058), final plat(FP-2021-0006) and the site/landscape plan,including amenities, submitted with this application and with the associated conditions of approval contained herein. 2. The site/landscape plan submitted with the Certificate of Zoning Compliance application shall include the following: a. Demonstrate compliance with the specific use standards listed in UDC 11-4-3-27 Multi- Family Development, as follows: (1) 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 asset forth in UDC 11-4-3-27B.2. (2) Depict the location of the property management office,maintenance storage area, a central mailbox location(including provisions for parcel mail)that provide safe pedestrian and/or vehicle access, and a directory and map of the development at an entrance or convenient location for those entering the development. (3) Depict landscaping along the foundations of all street facing elevations as set forth in UDC 11-4-3-27E.2, 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. b. Depict landscaping along the multi-use pathways along N. Webb Way and the Jackson Drain in accord with the standards listed in UDC 11-313-12C. c. Depict pedestrian connections between buildings in the form of pathways distinguished from vehicular driving surfaces through the use of pavers,colored or scored concrete, or bricks in accord with the Development Agreement(provision#5.1.4b). d. Depict pathway/sidewalk connections to the main building entrances along N. Webb Way from the multi-use pathway along N. Webb Way. e. Include mitigation information for the existing trees being removed from the site in accord with the standards listed in UDC 11-3B-IOC.5. Coordinate with Matt Perkins, City Arborist,to determine mitigation requirements(208-371-1755). f Depict the boundary of the minimum 20-foot wide street buffer(future common lot) along N.Webb Way,measured from back of curb,to ensure compliance with building setback requirements. g. Include a calculations table that demonstrates compliance with the landscape standards listed in UDC 11-3B-7C(street buffer/parkway), 11-3B-8C(parking lot), 11-3B-12C (pathway), and 11-3G-3E(common open space). h. Parkways planted with Class 11 trees shall be a minimum of 8-feet wide (Class II trees are preferred) as set forth in UDC 11-3A-17E. If less than 8-feet wide,root barriers shall be constructed. i. Depict all stormwater retention areas on the plan. Page 25 j. Depict 6-foot tall closed vision/solid fencing along the project's eastern boundary. k. Include details for the playground equipment,BBQ's,covered seating area(s), community garden and dog wash facilities. 1. Depict landscaping within the perimeter buffer along the eastern boundary of the site as proposed(i.e. a minimum density of one tree per 25-linear feet).A mix of evergreen and deciduous trees, shrubs, lawn or other vegetative groundcover shall be provided in accord with the standards listed in UDC 11-3B-9C. 3. Submit floor plans for the units with the Certificate of Zoning Compliance application that demonstrate compliance with the private usable open space requirements in UDC 11-4-3- 2713.3 (a minimum of 80 square feet is required for each unit). 4. The Settler's Canal shall be piped as proposed in accord with UDC 11-3A-6B. 5. Submit a public pedestrian easement to the Planning Division in accord with Park's Department requirements for the multi-use pathway along N. Webb Way prior to issuance of the first Certificate of Occupancy for the site.If the pathway is in the right-of-way, it should be covered under a pedestrian easement with ACHD. 6. 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 as set forth in UDC 11-4-3-27F; submit a copy of this recorded document to the Planning Division with the first Certificate of Zoning Compliance application. 7. Compliance with the qualified open space and site amenity standards listed in UDC 11-3G-3 and 11-4-3-27 is required. Plans submitted with the Certificate of Zoning Compliance application shall demonstrate compliance with these standards and be consistent with those proposed with this application. 8. Phases I and 11 shall be managed by the same company to ensure consistent maintenance of the overall site. 9. Wayfinding signage and clear addressing shall be provided on buildings for emergency responders. Coordinate with Joe Bongiorno,Fire Dept. and Terri Ricks,Land Development. 10. Coordinate with the Police Dept. on emergency access to the secured buildings. 11. The subject property shall be subdivided prior to submittal of any building permit applications for structures on this site. 12. All future structures shall comply with the design standards in the Architectural Standards Manual and in the Development Agreement. Exterior building walls should demonstrate the appearance of high-quality materials of stone, brick, wood, or other native materials (acceptable materials include tinted or textured masonry block, textured masonry block, textured architectural coated concrete panels, or stucco or stucco-like synthetic materials — smooth faced concrete block, tilt-up concrete panels, or pre-fabricated steel panels are prohibited except as accent materials as set forth in the Development Agreement (provision #5.1.4h). See notes in Section V under Building Elevations. 13. A Certificate of Zoning Compliance(CZC)application shall be submitted and approved for the proposed use prior to submittal of a building permit application. An Administrative Design Review application shall be submitted concurrently with the CZC application. Page 26 B. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=223662&dbid=0&r0o=MeridianC Lty C. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:11weblink.meridiancioy.org/WebLink/DocView.aspx?id=224331&dbid=0&repo=MeridianC Lty D. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancioy.org/WebLink/DocView.aspx?id=224004&dbid=0&repo=MeridianC IX. FINDINGS Conditional Use (UDC 11-5B-6) Findings: 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. Stafffinds the site is large enough to accommodate the proposed development and meet all dimensional and development regulations of the R-40 zoning district. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed use will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section VIII of this report. 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. Stafffinds the design, construction, operation and maintenance of the proposed use should be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential 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. Stafffinds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section VIII of this report. 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. Stafffinds the proposed use will be served by essential public facilities and services as required. 6. 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. Stafffinds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Page 27 7. 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. Staff finds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. 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. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Staff finds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: a. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, This finding is not applicable. b. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This finding is not applicable. Page 28