Project Narrative V1Cobalt Point
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TABLE OF CONTENTS
Executive Summary
Property Description
Project Description
Conditional Use Permit Criteria Findings
Exhibits
Exhibit A: Future Land Use Map
Exhibit B: Zoning Map
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5
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EXECUTIVE SUMMARY
The proposed Cobalt Point project ("Project") is a 264-unit multifamily development with 513 parking
stalls on an approximately 11.94-acre parcel (parcel number R7909850396). The parcel is located
within the Silverstone Campus, east of the intersection at E Copper Point Drive and S Cobalt Point
Way.
The Project features a mix of studio, one-, two-, and three -bedroom units housed in two- to three-
story contemporary buildings. The Project includes a large clubhouse with a resident lounge and game
room, resident conference rooms and co -working style workstations, leasing offices, and a state-of-
the-art fitness center. An outdoor room adjacent to the clubhouse provides connectivity between the
indoor and outdoor amenities, which include a pool with a wet deck, a spa, barbecues, a pickleball
court, corn hole and horseshoe toss areas, ramadas with outdoor seating, and a spacious dog park.
Public amenities include a hardscaped pavilion at the S Cobalt Point Way frontage that has been
thoughtfully designed to accommodate food trucks and other pop-up retail uses, and a looped trail
through the ample open space featuring lush, native landscaping. The public amenities provide a
thoughtful transition between the adjacent commercial uses to the north/west and residential
neighbors to the south/east of the site and will be available for the use and enjoyment of both
commercial and residential neighbors.
The Project furthers the goals enumerated in the Meridian Comprehensive Plan by providing a
diversity of housing choices at an infill location, adjacent to an employment center. The design is
deliberately sensitive to the neighborhood context and reflects the surrounding design character by
incorporating similar building materials and stepping down building height and density proximate to
the eastern property line, beyond which sit detached single-family homes. A 27-foot landscape
setback, larger than required by code, separates the Project's residences from existing neighboring
residences.
The Project exceeds City requirements:
- The average private open space per unit of 135 square feet is +67% greater than the code -
required 80 square feet
- The 27-foot landscape buffer at the east, adjacent to the single-family homes, is greater than
the code -required setback
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- 513 parking stalls have been provided whereas code requires only 492 stalls
- Ample public amenities are included, though not required
The Project is pursuing a Conditional Use Permit to enable multifamily development. Administrative
design review and a Certificate of Zoning Compliance will also be required for the project. A Traffic
Impact Study ("TIS") was submitted to the Ada County Highway District on March 9, 2022 and is
currently under review.
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PROPERTY DESCRIPTION
The subject property is an approximately 11.94-acre flat parcel (parcel number R7909850396)
located east of the intersection at E Copper Point Drive and S Cobalt Point Way, within the
Silverstone Business Park. The site has existing sidewalks along the E Copper Point Drive and S
Cobalt Point Way frontages. The site abuts a large office development to the north and west, a
multifamily development to the south, and detached single family residential to the east.
Figure 1: Vicinity Map
As illustrated in Exhibit A: Future Land Use Map, the site has a future land use designation of Mixed
Use Regional. The Mixed Use Regional future land use designation is intended to "provide a mix of
employment, retail, and residential dwellings and public uses near major arterial intersections" (City
of Meridian Comprehensive Plan, 3 - 18).
Compatible residential densities range from six to forty units per gross acre (City of Meridian
Comprehensive Plan, 3 - 18). The Project has a density of 22.11 units per gross acre and includes the
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provision of a public looped trail system and a public plaza. The public plaza is designed and intended
to be programmed with food trucks and other pop -up -style retail uses that encourage community
gathering and engagement. The proposed multifamily component creates much -needed housing
adjacent to a major employment center, while also providing a sensitive and appropriate transitional
use between the high intensity office to the west and the smaller -scale single family homes to the
east.
The site is currently zoned General Retail & Service Commercial (C-G) (Exhibit B: Zoning Map).
Multifamily development in the C-G zone is permitted, subject to a conditional use permit and specific
use standards in the Meridian Unified Development Code ("MUDC") Chapter 4 (MUDC Table 11-2B-2).
The site is also subject to the Silverstone Campus Development Agreement. The Project is not seeking
any modifications to the existing Development Agreement.
PROJECT DESCRIPTION
The proposed Project is a multifamily development featuring significant resident and public amenities,
ample open space, and lush, native landscaping. The Project has been thoughtfully designed to be
particularly mindful of, and responsive to, the surrounding context.
The Project features 264 residences dispersed between fifteen low -scale structures comprised of a
mix of three-story walk-up buildings, three-story buildings with tuck -under garage parking, and two-
story carriage buildings with garage parking. Two-story carriage buildings are located along the
Project's eastern boundary to ease the transition from the higher density, taller three-story buildings
on the west to the existing single-family residences to the east. Further, these elegantly designed
carriage buildings are setback twenty-seven feet from the eastern property line, a greater setback
than required by the Meridian Unified Development Code ("UDC"), to accommodate an enhanced
landscape buffer that will provide extra visual screening adjacent to the existing residences (Meridian
UDC, Table 11-213-3).
The residential unit mix reflects the market and is comprised of 12 studios, 115 one -bedroom units,
116 two -bedroom units, and 21 three -bedroom units. Units range in size from 555 square feet to 1,242
square feet to accommodate a diversity of household sizes.
Residences will feature best -in -class interior finishes and stainless -steel appliances. All residences,
except those that face the eastern property line, will feature either a balcony or a deck to provide for
private open space. units have large fenced yards, and, across the entire Project, the average 135
square feet of open space per unit far exceeds the code -required 80 square feet per residential unit
(Meridian UDC 11-4-3-27.B.3).
The Project's main entry aligns with the existing intersection of E Copper Point Drive and S Cobalt Way.
A secondary full -access entrance is located at the southeast corner of the site, near the intersection
of E Copper Point Drive and S Knapp Ave. At the request of the Meridian Fire Department, a gated
emergency -vehicle -only access connecting with the existing parking lot to the north has been added
to the plan.
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The proposed development features 513 total parking stalls including garage, carport, and uncovered
surface stalls. Each unit will have assigned covered parking, and the Project will have adequate visitor
parking to accommodate deliveries and guests. The Project's parking count exceeds the minimum
requirements of the Meridian Unified Development Code.
To foster a strong sense of community and encourage meaningful engagement, the Project includes
substantial resident and public amenity area. The site plan features an approximately six -thousand
square foot clubhouse with resort -like resident amenities and professionally -staffed leasing office.
The clubhouse features a media lounge and game room, a communal kitchen, conference rooms and
co -working style workstations for resident use, a state-of-the-art fitness center, and leasing offices.
A hardscaped pavilion is programmed between the clubhouse and 5 Cobalt Point Way. This pavilion
has been deliberately designed to accommodate and welcome food trucks and pop-up retail vendors
to serve both future residents and the entire local community. The public pavilion connects directly
to a looped pedestrian trail that meanders through the site's ample open space, creating a nearly half -
mile long loop set in lush, native landscaping. The loop trail provides safe and enjoyable pedestrian
connectivity between the site's amenities and access for nearby residents as well.
Adjacent to the clubhouse, the pool, spa, and wet deck - a shallow shelf on the pool to allow for in -
water lounging - are bordered by a gourmet -style outdoor kitchen with barbecues and sizeable lounge
spaces. Additional gathering and engaging game spaces are provided near the clubhouse in the form
of a pickleball court, corn hole and horseshoe toss areas, and a fire pit with a ramada and ample
seating areas.
The clubhouse and other community amenities are connected by the pedestrian path which also
provides access to the large dog park on the northern side of the site where there is yet another
barbecue area with a ramada and seating.
In total, the project creates more than 120,000 square feet - or almost 3 acres - of open space and
rich amenity space, in addition to the private open space provided for residents via their balconies,
decks, and backyards.
The proposed amenities will be market -leading both in quantity and in quality and without peer.
AMENITY COMPARISON
Cortland South
Village East
Retreat at Union
Harper Ridee
Reeency at River
Cobalt Point
Meridian
Apartments
Square
Apartments
Fields at Gramerey
Franklin at Ten Mile
Valley
Clubhouse
YES
YES
YES
YES
YES
YES
YES
YES
Community Kitchen
YES
YES
YES
YES
YES
YES
YES
YES
Game Lounge
YES
YES
YES
NO
NO
YES
NO
YES
Business Center
YES
YES
YES
NO
NO
NO
YES
NO
Fitness Center
YES
YES
YES
YES
YES
YES
YES
YES
Playground
NO
YES
YES
YES
NO
NO
YES
YES
Swimming Pool
YES
YES
YES
YES
YES
YES
YES
YES
Spa/Hot Tub
YES
YES
YES
YES
YES
YES
YES
YES
Sport Court
YES
NO
YES
NO
NO
NO
YES
NO
Outdoor Games
YES
YES
NO
NO
NO
NO
NO
NO
Walking Trail
YES
YES
NO
NO
NO
NO
NO
NO
Dog Park
YES
YES
YES
YES
NO
NO
YES
NO
EV Charging Stations
YES
NO
NO
NO
NO
NO
NO
NO
The Project architecture is contemporary, featuring a mix of building materials and color palettes.
Building exteriors feature tasteful stucco with brick and metal accents. These siding materials were
selected to reflect the existing residential communities surrounding the site.
Structurally, prominent flat roofed elements punctuate the hipped, asphalt shingle roof, add
articulation to the building massing, and subtly reflect the building form of the office buildings to the
west. Trellises are integrated into the building design of the two-story carriage buildings adjacent to
the looped trail system to provide shade for residents and add a unique architectural detail.
Three distinct color schemes have been developed to differentiate the buildings for residents and
visitors and to ensure visual interest.
The clubhouse and public plaza, viewed from S Cobalt Point Way.
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Landscaping, the clubhouse, and a residential ,building, viewed from E Copper Point Drive.
residential building, viewed from the site's interior parking.
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Cobalt Point Apartments
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CONDITIONAL USE PERMIT CRITERIA FINDINGS
11-513-6. Conditional Uses
E. 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.
Response.- The site is 11.94 net acres in the C-G zone. The existing parcel meets dimensional
requirements outlined in the Meridian Unified Development Code and no land division is
proposed. The proposed development includes multifamily housing and associated parking
and amenity spaces - all of which is fully accommodated on the site, consistent with the
dimensional and developmentregulations in the Meridian Unified Development Code and the
Multi -Family Design Standards. Further, the site is sufficiently sized to accommodate the
proposed density, required open space, and required parking.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord
with the requirements of this title.
Response: The proposed development is located adjacent to an employment center, with
single family housing to the east and existing multifamily housing to the south. The existing
multifamily is only 16916 one -bedroom units, compared to the proposed development's 50916
studio and one -bedroom units, ensuring the proposed project adds diversity of housing types
to the existing neighborhood and community at large. The proposed project has nearly three
acres of open space, including a diverse suite of amenities for residents, a public plaza, and a
public looped trail.
Goals, objectives, and action items supported by this development are noted below -
Housing - Introduction
Opportunities for housing should be available for all income groups with a diverse mix
including rural, modular, townhouses, apartments, workforce housing, large lot subdivision,
and single-family homes ranging in size from one -bedroom to estate homes. A premier
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community needs a good cross-section of housing and therefore must guard against an
abundance of subdivisions in similar and repetitive densities, appearances, and price ranges.
Neighborhoods should also enhance and retain livability and value through innovatively
designed amenities, pathways, public spaces, gathering spaces, and elements that promote
social interaction and provide the city with a sustainable tax base. High -density housing must
be strategically located to public transportation, community services, and employment areas.
(Meridian Comprehensive Plan, 2 - 2).
Housing Goals, Objectives and Action Items 2.01.00: Support a balance and integration of
diverse housing and neighborhood types.
Housing Goals, Objectives and Action Items 2.01.01: Encourage diverse housing options
suitable for various income levels, household sizes, and lifestyle preferences.
Housing Goals, Objectives, and Action Items 2.01.01 G: Avoid the concentration of any one
housing type or lot size in anygeographical area; provide for diverse housingtypes throughout
the City.
Housing Goals, Objectives, and Action Items 2.01.01 H: Locate higher density housing near
corridors with existing or planned transit, Downtown, and in proximity to employment
centers.
Housing Goals, Objectives and Action Items 2.02.00: Plan for safe, attractive, well -maintained
neighborhoods that have ample open space, and generous amenities that provide for varied
lifestyle choices
Housing Goals, Objectives and Action Items 2.02.01: Elevate and enhance the quality and
connectivity of residential site and subdivision planning.
Housing Goals, Objectives and Action Items 2.02.01 E: Encourage the development of high
quality, dense residential and mixed -use areas near in and around Downtown, near
employment, large shopping centers, public open space and parks, and along major
transportation corridors, as shown on the Future Land Use Map.
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Housing Goals, Objectives and Action Items 2.02.02: Maximize public services by prioritizing
infill development of vacant and underdeveloped parcels within the City over parcels on the
fringe.
Housing Goals, Objectives and Action Items 2.02.02C: Support infill development that does not
negatively impact the abutting, existing development.
Housing Goals, Objectives and Action Items 2.02.02D: Apply appropriate design and
construction standards to infill development in order to reduce adverse impacts to existing
development.
Economic Goals, Objectives and Action Items 2.06.02D: Work to encourage a diversity of
housing, recreation, and mobility options to attract and sustain the local workforce.
Economic Goals, Objectives and Action Items 2.09.03C: Support public -private partnerships
that provide plazas and public areas within activity centers.
Growth and Population Goals, Objectives and Action Items 3.01.00: Recognize that Meridian's
population will continue to grow and positively foster Meridian's continued growth.
Growth and Population Goals, Objectives and Action Items 3.03.01 E: Encourage infill
development.
Future Land Use Goals, Objectives and Action Items 3.07.01A: Require all new development to
create a site design compatible with surrounding uses through buffering, screening,
transitional densities, and other best site design practices.
Parks and Pathways Goals, Objectives, and Action Items 4.04.01 B.: Provide options for passive
recreational opportunities not typically supplied by parks and facilities, such as jogging,
walking, and bicycling.
Character, Design, and Identity Goals, Objectives, and Action Items 5.01.01A: Foster a walkable
and bikeable community through good site and street design.
Character, Design, and Identity Goals, Objectives, and Action Items 5.01.01 C: Provide, partner,
and preserve public and private indoor and outdoor recreation amenities for a diverse range
of physical activities.
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Character, Design, and Identity Goals, Objectives, and Action Items 5.01.02D: Require
appropriate building, design, and landscaping elements to buffer, screen, beautify, and
integrate commercial, multifamily, and parking lots into existing neighborhoods.
Character, Design, and Identity Goals, Objectives, and Action Items 5.01.02G: Require
attractive landscaping and pedestrian friendly design within new developments.
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.
Response: The proposed development will complement and enhance, not adversely change,
the character of the area. Further, the proposed use will create an effective and beneficial
transition between existing disparate uses.
The property abuts large office developments with sprawling expanses of paved surface
parking to the north and west, multifamily development across E Copper Point Dr. to the
south, and single familyresidential on smalllots to the east. lfdeveloped with multifamily, this
property will create a valuable and complimentary transition between existing high -intensity
office to the west and the residential to the east.
To ensure compatibility with the office and commercial uses to the north and west, the
clubhouse and public pavilion are located on the western side of the site, creating an
appropriate urban streetscape at the intersection of E Copper Point Dr. and S Cobalt Point
Way. Future activation of this space with food trucks, farmer's markets, and compatible pop-
up retail will serve the entire community including residents to the east and office users to the
west.
To ensure compatibility with the single-family development to the east, the Projects two-story
buildings have been located on the eastern side of the site, stepping down building height and
density from the western side of the site to the east. The development has proposed larger
setbacks along the eastern property line than required by the Meridian Unified Development
Code. This enhanced setback will accommodate lush, native landscaping and a publicly
accessible trail.
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Building elevations have been deliberately informed by the local context. Stucco, masonry,
and metal were selected for this project given the prevalence of these materials in the
surrounding residential developments.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely
affect other property in the vicinity.
Response: This proposal has been designed to be fully in compliance with city regulations,
and the design has been enhanced and modified significantly to ensure it is both compatible
with and complimentary to the existing community and neighborhood context.
As noted, the proposed development will serve as a transitionary use from high -intensity
office to existing single-family. The proposed development reduces both building density and
building height near the eastern property line and provides a desirable large, landscaped
setback at the eastern property line. Noise producing outside amenities, including a field,
pickleball court, and dog park, have been located along the property's western boundary to
limit any potential noise conflict with the existing single-family neighborhood. A Traffic Impact
Study is being reviewed by the Ada County Highway District ('ACHD"). The Applicant will
voluntarily work with ACHD to evaluate the feasibility of enhancing pedestrian connectivity
and safety across South Knapp Avenue.
Architectural design approval has been secured from the Silverstone Business Campus
Association Architectural Control Committee.
The development is not anticipated to adversely impact other property 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.
Response: All essential public facilities and services are available to the site and the local
schools can accommodate any foreseeable impacts.
The site is bordered by existing roadways, providing for access to streets and connectivity to
highways. The Ada County Highway district is reviewing a Traffic Impact Study for this
development to ensure that any anticipated impacts are mitigated appropriately.
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The site is in the West Ada School District and will be served by Pepper Ridge Elementary,
Lewis & Clark Middle School, and Mountain View High School. The Applicant has met with the
School District to discuss the anticipated impact of the project. The school district has
conveyed their commitment to educate all children residing in the district, now and in the
future. The West Ada School District Board of Trustees met with the Meridian City Council on
April 61h 2022 to discuss student enrollment and capacity facilities planning. In that meeting,
the school district provided direction on how they are forecasting student demand from new
development for each school.
School
Students produced per
New Multifamily Unit
Students Anticipated in the
264-Unit Cobalt Point
Project
Pepper Ridge Elementary
0.09 Students
24 Students
Lewis & Clark Middle School
0.05 Students
14 Students
Mountain View High School
0.08 Students
22 Students
In no case does the forecast demand from the Cobalt Point Apartment development push a
school from being under to overcapacity.
To reduce future impacts on the school system, the Project has been designed to skew
towards smaller units, less likely to attract and house families with young children. The
proposed development is just over 50016 studio and one -bedroom units, whereas similar
existing properties average approximately35916 studios and one -bedroom units. Functionally,
this means the proposed project has forty fewer 2- and 3-bedroom units than it if its unit
distribution was consistent with similar area developments.
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BEDROOM
Cortland South
Village East
Retreat at Union
Harper Ridge
Fields at
Franklin at
Reeency at River
Cobalt Point
Meridian
Apartments
Square
Apartments
Gramercy
Ten Mile
Valley
Total Units
264
336
272
208
124
276
368
336
Total Studios
15
16
0
0
0
0
0
0
Studio Percentage
5.7%
4.8%
0.0%
0.0%
0.0%
0.0%
0.0%
0.0%
Totall-beds
118
158
94
78
20
138
109
88
1-bed Percentage
44.7%
47.0%
34.6%
37.5%
16.1%
50.0%
29.6%
26.2%
Average % of Studios 0.7%
Average % of 1-beds 34.4%
Studio Delta to Subject 5.0%
1-bed Delta to Subject 10.3%
The Wolff Company, the project developer, previously constructed a 336-unit multifamily
project in the City of Meridian that is now called Cortland South Meridian. That project had
336 residential units and a similar unit mix as proposed for The Wolff Company's Cobalt Point
Apartment development. As ofFebruary2022, Cortland South Meridian had an actual student
generation rate of 0.042 students per unit, with only fourteen children under the age of 18
residing in the entire development. Assuming the same student generation rate at the
proposed Cobalt Point apartments, the Project can be expected to house only eleven children
under the age of 18. While those few students may attend the traditional public schools, it is
likely a subset may instead attend charter, home, or private schools, further reducing the
future demand this project may create for the public schools in this district.
The project has been carefully reviewed by the Parks Department which has affirmed it can
be adequately served by existing infrastructure. Substantial onsite amenities have been
provided both for residents and the general public. The Development will pay all applicable
park impact fees.
The project has also been evaluated by both the Meridian Police and Fire Department. Both
entities have provided input on the project design and emergency access. Per the Pre -
Application Meeting notes, the Project can be adequately served by emergency services if
approved. The Project will payall necessary applicable police and fire impact fees.
The project can also be adequately served by existing drainage infrastructure and will connect
to existing facilities within the Silverstone Campus.
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The project can be adequately served with refuse facilities. The Development will pay all
applicable fees to ensure adequate trash pick-ups during construction and following first
occupancy.
The development will connect to City sewer and water. There are existing infrastructure
improvements in the adjacent roadways. As of the time of publication of the Pre Application
Meeting notes, sufficient water and wastewater capacity exists to serve the site. The
Development will pay all applicable connection charges and assessments.
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.
Response: The proposed development is not anticipated to create excessive costs for public
facilities and is anticipated to enhance - rather than be a detriment to - the economic welfare
of the community.
The Project will pay all applicable impact fees and will undertake construction of specific
mitigation measures as required by the City of Meridian, the Ada County Highway District, or
othergoverning agencies.
Development of this site will result in increased property tax revenue, and future residents
will also pay applicable taxes, ensuring that public services in the area continue to be funded
as needed to serve the site. The Project will employprofessional community managers, leasing
agents, and maintenance staff and has specifically designed a pavilion for curated future
commercial uses. Future residents will support local businesses and enhance the vitality of
the local economy.
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.
Response: The proposed use is not anticipated to produce excessive traffic, noise, smoke,
fumes, glare, or odors.
During construction, transient noise impacts consistent with construction activities are
anticipated. The Projects contractors will observe and comply with all City of Meridian
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regulations related to construction working hours and noise. Best practices will also be
Implemented to control dust, stormwater, and to manage construction debris. These impacts
are anticipated to be temporary, lasting only for the duration of construction.
A Traffic Impact Study has been drafted by a licensed traffic engineer and is currently under
review by ACHD. Traffic mitigation, if required, will be constructed as directed by the ACHD.
The Applicant is also voluntarily working with ACHD to explore options to enhance pedestrian
connectivity and safety in the vicinity of the site.
Site lighting design will follow all applicable City of Meridian regulations and will be designed
to maximize safety while minimizing light pollution and offsite any adverse impacts.
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.
Response: The existing site is a vacant lot, graded previously during construction activity, and
surrounded by fully developed areas. There is no significant natural, scenic, or historic feature
on -site or anticipated to be impacted by the proposed development.
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
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.
Response: The property does not have a nonconforming use and no alteration or extension
of a nonconforming use is proposed. This criterion is not applicable.
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Cobalt Point Apartments
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Exhibit B:
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