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Accolade Apartments RZ-11-007 PP-11-014 CUP-11-010 MDA-11-013
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER ~.~Vl E IDIAN~-- IDAHO In the Matter of Rezone of 12.29 Acres from the C-G, TN-Rand R-15 Zones to the R-40 Zone, Preliminary Plat Consisting of Two (2) Residential Lots and Two (2) Common Lots on 17.12 Acres, Conditional Use Permit of 264 Unit Multi-family Development and Development Agreement Modification to Exclude the Subject Property and Create a New Development Agreement for Accolade Apartments, Located South of E. Overland Road, West of S. Bonito Way Between E. Blue Horizon Drive and the Ridenbaugh Canal, by Gramercy, LLC. Case No(s). RZ-11-007, PP-11-014, CUP-11-010 and MDA-11-013 For the City Council Hearing Date of: March 7, 2012 (Findings on March 20, 2012) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of March 7, 2012, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of March 7, 2012, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of March 7, 2012, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of March 7, 2012, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-11-007, PP-11-014, CUP-11-010 and MDA-11-013 -1- 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk u on the a licant the Plannin De artment the Public p pp ' g p Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Re ort for the p hearing date of March 7, 2012, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1, The applicant's request for a rezone, preliminary plat, conditional use permit and development agreement modification is hereby approved per the conditions of approval in the attached Staff Report for the hearing date of March 7, 2012, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two (2) years of the approval of the preliminary plat or the combined preliminary and final plat or short plat (UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two (2) years, maybe considered for final approval without resubmission for preliminary plat approval (UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A, the Director may authorize a single extension of time to .obtain the City Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions u p to two (2) years as determined and approved by the City Council maybe granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again (UDC 11- 6B-7C). Notice of Two (2) Year Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of two (2) years unless otherwise approved by the City. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting, the final plat must be signed by the City CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-11-007, PP-11-014, CUP-11-010 and MDA-11-013 -2- Engineer within this two (2) year period. Upon written request and filed by the applicant prior to the termination of the eriod in accord with 11-SB-6.G.1 the Director ma p y authorize a single extension of the time to commence the use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as determined and approved by the City Council maybe granted. With all extensions, the Director or City Council may require the conditional use comply with the current provisions of Meridian City Code Title 11(UDC 11-SB-6F). Notice of Two (2) Year Development Agreement Duration The development agreement shall be signed by the property owner and returned to the Ci within two (2) years of the City Council granting annexation andlor rezone (UDC 11-SB-3D . A modification to the development agreement maybe initiated prior to signature of the agreement by all parties andlor may be requested to extend the time allowed for the agreement to be signed and returned to the City if filed prior to the end of the two (2) year approval period (UDC 11-SB-3F). E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a develo ment p application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2, Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which maybe adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of March 7, 2012 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-11-007, PP-11-014, CUP-11-010 and MDA-11-013 -3- ' e Ci Council at its re ular meeting held on the ~~ day of ~ ~_~ By action of th ty g 2012. COUNCIL PRESIDENT BRAD HOAGLUN VOTED COUNCIL VICE PRESIDENT CHARLIE ROUNTREE VOTED--\~ COUNCIL MEMBER DAVID ZAREMBA VOTED_~~ COUNCIL MEMBER KEITH BIlZD VOTED __~ MAYOR TAMMY de WEERD VOTED (TIE BREAKER) Co served upon Applicant, The Planning Department, Public Works Department and City Attorney. pY By: City Clerk's Office Dated: ~ - ~~ ~ l CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-11-007, PP-11-014, CUP-11-010 and MDA-11-013 -4- EXHIBIT A STAFF REPORT Hearing Date: March 7, 2012 TO: Mayor and City Council E IDIAN ^' FROM: Bill Parsons, Associate City Planner (208) 884-5533 SUBJECT: RZ-11-007, PP-11-014, CUP-11-O10, DES-11-017 and MDA-11-013- Accolade Apartments 1. SUMA~IARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Cn-amercy, LLC, has requested approval of the following applications: 1) Rezone (RZ) of 12.29 acres from the C-G (General Retail and Service Commercial District) zone, the R-15 {itiledium-high density Residential District) zone and TN-R (Traditional Neighborhood Residential district) to the R-40 (High-density Residential District) zone; 2) Preliminary plat (PP) consisting of two {2) residential lots and two (2) common lots on 17.12 acres; 3) Conditional use permit {CUP} and administrative design review (DES) of 264 multi-family dwelling units on approximately 11.18 acres in a proposed R-40 zoning district INCITE: Staff has already co~~apletecl the design revien~ portion of the development) and; 4) Development agreement modification (AiIDA) to amend the recorded development to exclude the subject property and create a new development agreement. 2. SUA~Il1'I,~RY RECONTIVIENDATION Staff recommends approval of the proposed development with the conditions listed in Exhibit. B, based on the Findings of Fact and Conclusions of Law in Exhibit D. The 1bleridian Planning & Zoning Commission heard these items on February 2, 2012. At the public hearing, the Commission voted to recommend approval of the subject RZ, PP and CUP requests. a. Summary of Commission Public Hearing_ i. Li favor: Rob Thornton ii. b. c. d. iii. iv. v. Matt presentm~apphcat~on: tiW Parsons vi. Other staff commenting an application: Ted Baird Key Issue(s) of Discussion by Commission: i. None Key Commission Changes} to Staff Recommendation: i. None Outstanding Issue(s) for City Council: Accolade Apas~tments RZ, PP, CUP & MDA PAGE 1 EXHIBIT A i. None I2~ iiL 3. PROPOSED R~IOTION Approval After considering all staff, applicant and public testimony, l move to approve File Numbers RZ-11- 007, PP-11-014, CUP-11-010 and NIDA-11-013 as presented in staff report for the hearing date of I~-larch 7, 2012 with the following modifications: (Add any proposed modifications.} Denial After considering all staff, applicant and public testimony, I move to deny File Numbers RZ-11-007, PP-11-014, CUP-11-O10 and NIDA-11-013 as presented in staff report for the hearing date of March 7, 2012 for the following reasons: (You should state specific reasons for denial of the applications.} Continuance I move to continue File Numbers RZ-11-007, PP-11-014, CUP-11-010 and MDA-11-013 to the hearing date of (insert. continued hearing date here) for the following reasons}: (You should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site AddresslLocation: The site is located south of E. Overland Road and west of S. Bonito Way between E. Blue Horizon Drive and the Ridenbaugh Canal in the S~'i~ %4 of the NE 1/4 of Section 20, T.3N., R.lE. b. Owner,'Applicant: Gramercy, LLC P.O. Box 344 1\~Iericlian, ID 83680 e. Representatives: Beekv McKay, Engineering Solutions (938-0980) Rob Thornton, CarverlThorntonl`Young (344-0322} d. Applicant's Request: Please see applicant's narrative for tlus information. Accolade Apartments RZ, PP, CUP & MDA PAGE 2 EXHIBIT A 5. PROCESS FACTS a. The subject applications are for a rezone, preliminary plat, conclitianal use peiYnit and development agreement modification. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Unified Development Code Title 11, Chapter 5. b. Newspaper notifications published on: January 16, and 30, 2012 (Commission); February 13 and 27, 2412 (City Council) c. Radius notices mailed to properties within 300 feet on: January 12, 2012 (Commission); February 14, 2412 (City Council) d. Applicant posted notice on site by: January 23, 2012 (Commission); Februa~-~~ 27, 2012 (City Council 6. LAND USE a. Existing Land Use(s): The subject site is vacant land; zoned C-G, TN-R and R-15. b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning: The surrounding area has transitioned into a mixed use area. A wide variety of eonunereial uses, public quasi/public uses and residential neighborhoods are located in close proximity to the subject site. e. History of Previous Actions: • In 2006. the Gramercy de 24 lots, 9 esidential lots, ~l lots, 25 a de~~elopment cornYnon lots, and 32 coinrnercial lots on 77.66 acres. As part of that approv agreement was required and approved; recorded as instrument #106141056. • A final plat (FP-06-048) was approved for 50 residential lots, 32 commercial lots, one city park lot and 21 common lots on 62.01 acres in 2006. The three (3) C-G zoned lots proposed to rezone and re-plat were platted with this subdi<<~ision. The developed residential lots consist of a 48-unit multi-family development and 13 single family homes. d. Utilities: 1. Public Works: Location of sewer: E Blue Horizon Dr and S Loftus Ave Location of water: E Blue Horizon Dr and S Loftus Ave Issues or concerns: Secondary Water Connection or looped water system may be needed for fire flow requirements. e. Physical Features: 1. Canals/Ditches Irrigation: The Ridenbaugh Canal transverses along the southern plat boundary and does not impact the development of the multi-family site. 2. Hazards: Staff is not aware of any hazards that exist on the property. 3. Flood Plain: NA 4. Topography: NA 7. COI~IPREHENSI~'E PLAN POLICIES AND GO ~I,S Accolade Apartments RZ, PP, CUP & MDA PAGE 3 EXHIBIT A This property is designated "Mixed Use-Regional" (I1-ZLT-R) on the Comprehensive Plan Future Land Use 1~Zap. The purpose of this designation is to provide a mix of employment, retail and residential dwellings and public uses near major arterial intersections. The intent. is to integrate a. variety of uses together, including residential to avoid predominantly single use developments. The subject property is part of a larger development known as Gramercy which is designed with a mix of earnmercial and residential uses. Existing uses in the development include a college, restaurant, retail, oi~ice, thirteen (13) developed single family det<lched homes and a 48-unit multi-family development. Adjacent {east) to the Gramercy development are tw°o large business campuses {El Dorado and SihTerstone). The Comprehensive Plan encourages a mix of Housing options to support the commercial uses and employment centers in the area. Staff believes the proposed development would be beneficial to the community by locating additional housing choices next to places of employment, recreation and educational facilities in the area. The Mixed Use-Regional (M[T-R) land use designation is anticipates residential development at 6 to 40 dwelling units per acre (see Page 30 of the Comprehensive Plan}. The prapased site plan depicts 264 multi-family dwelling units on 11.18 acres for a gross density of 23.6 dwelling unitslacre. The existing Cn•amercy multi-family development and the existing forty-six (46} single family platted Tats in Gramercy No. 1 have a density of 15 and 8.7 dwelling units to the acre respectively. The total average density of the existing and proposed development is 18.1 dwelling units to the acre. Although this project's density is greater than same of the adjacent properties, both the proposed density and overall density is less than the maximum density allowed for the IWRT-R land use designation and the R-4d zoning district. Staff finds the following Comprehensive Plan policies to be applicable to this property and the proposed development (staff analysis in italics below policy): • Protect existing residential properties from incompatible land use development on adjacent parcels (Chapter 3, pg. 52}. The property was envisioned to develop with a mix of corrrmercial and residential uses. To ensure that the proposed multi family development is compatible. with the adjacent uses the applicant lags oriented the proposed development near the commercial areas and the other multi family along the north, east and west boundaries. The proposed development is adjacent to common lots platted with Gramercy Subdivision No.l and the majority of the. pr°oposed development is surrounded by commercial or denser rnarlti family residential development with the exception of t1~e single family homes southwest oj'the developrrrent. The. near°est edge. of a multi family building is approximately 2QfJ feet from the nearest edge of a single family lot. To mitigate any incompatibility with the existing single family residences, the applicant ha•s oriented the access into the developraaent from YV. Blue Horizon Drive. to eliminate apartment traffic from impacting the .single fara2il}% homes to the west. In addition, the applicant is proposing denser 19 foot landscape buffer and wrought iron fencing along the southwest corner perimeter. To ensure compatibility with the adjacent commercial and residential development, the applicant is proposing 3-story, 30 foot tall buildings to provide. an appropriate bulb and height standards for the developrrrent. The proposed heig7~t of buildings is below the maximum allowable height of 60 feet in the R-4Q zone and is less than the height r°egz~irements in the other residential zones in the UDC which allow building heights between 35 and forty feet. Accolade Apas~tments RZ, PP, CUP & MDA PAGE 4 EXHIBIT A • Permit new development only where urban sen~ices can be reasonably provided at the time of final approval and development is contiguous to the Cit}7. (Chapter 3, pg. 4~) This property is being served with city services. The applicant must provide the necessar~~ infrastructure to support the development. Once the infrastructure is constructed, the City can adequately service the. proposed development. After considering all of these factors staff is of the opinion that the proposed development is generally consistent with comprehensive plan. 8. UNIFIED DE~r`ELOPNIENT CODE A. Purpose Statement of the Residential Districts: The proposed development is proposed to rezone to the high-density residential zoning district (R-40). The purpose of the residential districts is to provide for a range of housing opportunities consistent with the 1\Ieridian Comprehensive Plan. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. B. Schedule of Use Control: Unified Development Code (UDC) 11-2A-2 lists multi-family developments as a conditional use in the proposed R-40 zoning district. Specific Use Standards (UDC 11-4-3-27) apply to multi-family developments; please see Section 9, Analysis below for more information. C. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in UDC 11-2A-7 for the proposed R-40 zoning district. The maximum height in the R-40 zone is 60 feet. The heights of the structures are proposed at 30 feet. D. Landscaping: 1. Parking lot landscaping: All parking lot landscaping shall comply with the standards listed in UDC 11-3B-8C. E. Off-Street Parking: UDC 11-3C-6A requires multi-family dwellings with one bedroom to provide two spaces, one covered and one uncovered and 2 ar mare bedrooms to have atwo-car parks in a covered carport or garage. Based on the unit mix {6D - 1-bedroom units, 132- 2-bedroom units and 72 - 3-bedroom units), 468 covered parking stalls are required. The applicant has proposed 468 covered parking stalls and 41 uncovered parking stalls which meets the parking requirements of the UDC. 9. AN=~LYSIS a. Analysis of Facts Leading to Staff Recoinmendatian: Rezone and Development Agreement Modification (RZ and MDA): The applicant is proposing to rezone 12.29 acres from the C-G, TN-R and the R-15 zoning districts to the R-40 zoning district. The Gramercy concept included a mix of tawnhomes, multi-family and single family detached homes. Based on the proposed housing mix, 31 acres of the development was zoned R-15. Later, the townhome design and layout was finalized and a portion of the propert rezoned to the TN-R zone. Higher densities were envisioned for this property but were understated because the total number of units~'hames where unknown at the tune of annexation approval. Specifically, the density for the multi-family and townhame portion of the development would be reviewed with future development applications. Since the applicant has choices. The Cor the (HILT-R) encourages a ra. most appropriate zoning :ies and the applicant determined that the R-40 zone is the to support the proposed density of the multi-family project. Accolade Apas~tments RZ, PP, CUP & MDA PAGE 5 EXHIBIT A The allowed maximum density in the R-40 zone is =10 dwelling units to the acre. The proposed project is less than the maximum density allowed at 23.6 dwelling units to the acre. Staff is of the opinion that the new development agreement should limit the site to 264 units as proposed. The subject property is governed by an existing development agreement {DA) that requires compliance with a specific concept plan and building elevations. Since this project substantially differs from the original Gramercy concept, the applicant is requesting to amend the original development agreement to remove this property from the original DA and incoi7~orate a new development agreement for the proposed multi-family development. Specifically, the proposed site plan and elevations do not comply with the approved concept plan or elevations. The approved concept plan depicted a mix of townhomes, less multi-family units and single family detached homes as is currently developed for the western half of the Gnarnercy development. Staff's recommended DA provisions are att<lched in Exhibit B. Preliminary Plat {PP}: The proposed preliminary plat consists of two (2) large buildable lots and two {2) common lots.: portion of this plat includes the re-platting of tluee (3) commercial lots that were platted with Gramercy Subdivision No. 1. Lot 1, Block 2 is 11.18 acres in size and is proposed to develop with the 264 unit multi-family development. Lot 2, Block 2 is 5.19 acres in size and may house an assisted living facility in the future. A future assisted living facility will require approval of a Conditional Use Permit (CUP). Both lots conform to the dimensional standards of the proposed R-40 and existing R-15 zoning districts. The applicant is proposing common lots adjacent to open space lots platted with Gramercy Subdi~~ision No. 1. A landscape plan was not submitted with the preliminary plat application. ~~~ ith final plat submittal, the applicant must. provide a landscape plan that depicts the required street trees in the proposed common lots. Said buffers must be planted in accord with UDC 11- 3 A-7. Due to the number of units being proposed, addressing for the site is a concern. ~ti'ith a final plat application, the applicant must also submit a private street application. The internal private streets must comply with the requirements outlined in UDC 11-3F-~. Review approval to construct a will consist of tweh~e {12) tlue~ 1,870 square foot office./club h~ proposed project will include {t bedroom units. Use Permit and Design The applicant is proposing to develop the multi-family project in two development phases. Phase 1 will consist of northern portion of the development and Phase 2 will house the southern half. The applicant. is proposing denser landscaping along the south and soutlnvest perimeter of the sitE due to concerns for the adjacent neighbors. Staff is of the opinion this landscaping show in an earlier phase of the project. A recommended condition is that all of the perimeter landscaping be installed with Phase 1 of the development. As mentioned above, the apartment complex will t<~ke access from E. Blue Horizon Drive to a~roid having the apartment traffic impact the adjacent single family residences. The eastern driveway is proposed for emergency access only. The Fire department and the Police Department have commented that both driveways need to be fully functional. In addition, a third emergency access point is needed given the close proximity of the two proposed access points to E. Blue Horizon. Both the Fire Department and the Police Department are requiring the applicant provide Accolade Apartments RZ, PP, CUP & MDA PAGE 6 EXHIBIT A an additional emergency access point. The emergency access point shall be provided an the west side where the complex parking area and E. Blue Tick align. To facilitate the addressing of the apartment complex, a recommended condition is an approval of a private street application must be obtained. Since an assisted living facility may develop on the southern. parcel staff recommends the applicant revise the site plan and provide a private street connection along the southern boundary to provide additional connectivity. UDC 11-2A-2 lists Nlulti-family Developments as a. Conditional Use in the proposed R-40 zoning district subject to Specific Use Standards listed in UDC 11-~-3-27. These standards apply to Site Design, Common Open Space, Site Amenities, Architectural Character, Landscaping, and n.laintenanee. Below are the multi-family and general clesi~n standards that the applicant is Manual. The proposed project generally complies with the following standards, thus Staff the proposal consistent with the applicable UDC standards. a. Setbacks: Buildings shall provide a minimum setback of 10 feet, unless a greater setback is otheivvise required by the UDC. (UDC Table 11-2A-7 requires a greater setback of 12 feet in the rear.) The barilding envelopes shown on the site plan meet the minimum setbacl~ requir°ements stated. b. Service areas: On-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer or utility vaults shall be fully screened from view from any public street. The submitted site plan depicts the location of the trash enclosures. TWO of the enclosures may be viewed from an adjacent public street. The applicant should adequately screen these from parblic view. YTtith a future certificate of zoning compliance application, the applieantshall comply with this requirement. c. Private, usable open space: A minimum of 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 access ways shall not count toward this requirement. Private open space shall not be considered common open space. The proposed units comply with this r°egzairement oj'the. UDC. d. Developments with 20 units or more shall provide the following: A property management office, a maintenance storage area, a central mailbox location (including The central mailboxes are dispersed through-out the development and the directory map is located on the west side of the western entrance along E. Blue Hor°izon Drive. Staff finds the applicant complies with this requirement. e. Parking: UDC 11-3C-6A requires multi-family dwellings with one bedroom to provide two spaces, one covered and one uncovered and two or more bedrooms to have covered parking far two-cars. Based on the unit mix (60 - 1-bedroom units, ~ 6 - 2-bedroom units and 16~ - 3-bedroom units), 468 covered parking stalls are required. The applicant has proposed 468 covered parltiing stalls and 41 uncovered parking stalls which e.~ceeds this requirement. f. Common Open Space Design Requirements: UDC 11-~1-3.27C requires a minimum of 250 square feet of outdoor comman open space far each unit. eont<aining mare than 500 square feet and up to 1,200 square feet of living area, and 350 square feet for each unit Accolade Apartments RZ, PP, CUP & MDA PAGE 7 EXHIBIT A containing more than 1,200 square feet. of living area. (The common open space shall be not less than 400 square feet. in area, and shall have a minimum length and width dimension of 20 feet.) Square, fr~otages. fr~r the proposed arnits r°ange in size.. from 6.~ 6 on requirement. g. Amenities: UDC 11-4-3.27 requires multi-family developments with more than 100 units, the decision making body shall require additional amenities commensurate to the size of the proposed development. Staff is of the opinion that the. proposed project complies with this requirement by providing the following gaaalijying amenities: I) pool, 2) several sitting areas tl~rorr~hout tl~e site, 3) two pla~~ structures and 4) club house. The city park and multi- rlSe. area. h. Elevations: Elevations are required to meet tl 11-4-3-27E and the IVleridian Design Manual. following: stucco, clarb house is also standards is m°or~os2 four-ptexes and ten ~lor schemes. All of the is to include the siding. The proposed The development will also include four (4) garages. The front and side facades will incorporate both the ,stucco and hardie board siding. Parapets are also proposed to modulate the roofline. The rear facades will incorpo~°ate irztegr•al color smooth faced block to meet the regarired fire separation r•ega,€ir•ements along the property boundary Because a ma~or•it~~ of the building will be constradcted of stucco and siding staff is suppor°tive of the proposed smooth faced block. The site will also house numerous c roofed galvanized metal. Typically, carport is cohesive ti~%ith~ t12e style of After reviewing the submitted elevations, staff finds the proposed building elevations comply with the multi family specific use standar°ds and the Mer°idian T~esign Manual. Landscaping: Per UDC 11-4-3-27F, development shall meet the minimum landscaping requirements in accord with Chapter 3, "Regulations Applying To All Districts," of this title and shall be in accord with the Meridian Design Manual. Tlie landscape plan prepared by South Landscape, dated 12-06-11, labeled Sheets L-101-L-104; generally comply with the requirements of the UDC. Staff recormnends that the following modifications be made to the plan: 1) On the south«•est corner of the property boundary is an existing ACFID seepage bedldeainage easement that prevents a portion of this buffer to be planted with the required trees and includes a 6-foot ~~~rought iron fence. The total length of the buffer scales at approximately 340 feet and the UDC requires at a minimum 10 trees; t~~•o are provided. ACHD will not allow trees over their drainage easement. The applicant shall submit an Alternative Compliance application concurrent «~ith the Certificate of Zoning Compliance to mitigate for the eight additional trees. Further, the applicant should coordinate with ACHD because landscape Accolade Apartments RZ, PP, CUP & MDA PAGE S EXHIBIT A improvements and the fencing within their easement may require a license agreement between the property owner and ACRD. If a license agreement is required a recorded copy of said agreement shall be provided with the submittal of the CZC application. In addition, all street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following standards: - The landscaped area shall be at least 3-feet wide; - For every 3 linear feet of foundation, an evergreen slu-ub having a minimum mature height of 2~1 inches shall be planted; and - Ground cover plants shall be planted in the remainder of the landscaped area. The applicant has detailed the plantings along the foundations of the proposed structures on sheet L-104. After reviewing the. submitted plan, staff finds the applicant complies with this requirement of the UDC`. Maintenance and Ownership Responsibilities: Per UDC 11-4-3-27G, a legally binding document shall be recorded that states the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. Becaaase the. 36 garage spaces are part of the required par•I~ing for the site, .staff recommends the applicant include. in the maintenance agreement that the garage spaces are meant for vehicle parking and not us rental storage. Design Review: The proposed development is subject to Administrative Design Review in accordance with UDC 11-SB-S. Further, the buildings and site design are subject to the standards and guidelines in accordance with UDC 11-4-3-27 and the Meridian Design Manual. As mentioned above, staff has reviewed the site design and elevations for compliance with both the with the is required for any modification or Written approval In summary, staff finds the proposed project complies with the future land use map and applicable policies of the Comprehensive Plan, the Meridian Design Manual and development standards of the UDC. Staff finds that the proposed project generally complies with the multi-family specific use standards and the proposed density is less than the allowed density requirements of the R-~10 zone. Based on aforementioned analysis, staff is recommending approval of the subject applications. 10. EXHIBITS A. Drawings 1. Vicinity Nlap~':~erial 2. Preliminary plat 3. Site Plan 4. Landscape Plans 5. Building Elevations B. Co nditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department Accolade Apas~tments RZ, PP, CUP & MDA PAGE 9 EXHIBIT A 5. Parks Department 6. Sanitary Sei~~ice Company 7. Ada County Highway District 8. Central District Health Department C. Legal Description and Exhibit Map D. Required Findings from Unified Development Code Accolade Apas~tments RZ, PP, CUP & MDA PAVE 10 EXHIBIT A A. Drawings 1. ~~icinity Klan [,_Q 2389' ~~,, I 1869 "" ~voa 16T.1 186'1 1860 9879 ~~~ ti~ l93] 1415 1911 ~~~' 1402 1916 -- 1940 1465 E~LtlE-M(lRl DM_OR-_ ~ - i i C-C r 2069 "' I 2621 2565 2247 2131 i.V 2950 I l~ ~ --E~LtlSTil01E-S~f E'~f~ c 2000 ,~ I ___ ©~-QO--_ _ ~ ~ ~ 1115 'TN-R - - ~-BLLIE.T1CItST 2131 2150 /~~ __ - 2971 T'-" _--- 3015 2549 225] ~----_ /`/ 2259 i-~~~ - E-6RVFG JH-~i- I 1493 -- - T•y f T V 2209 C-C' z2]5 I e ~~~ - 6-9okn~ ~ 4r 2400 III_ __~__ 0 1~ -- ~ '2867 ,li ~___ illy ~ ~ 2400 -~--- ~ ~ II `~ y 2400 ~ - _ -r~- -~- -~Q' :~ ~ :' '-.- Exhibit A - 1 - EXHIBIT A 2. Preliminary Plat adaaaw~osa~nw ki3d0'13A30 ~ iad~Na~i~3urasna 'JNI~~dIYl.9N~ lSOIBIAIQH[IS SQV70~~V = Q ~ ~ eat i~~ neanlwn3ed ~ k? ~i~~!~~4I~ ~: m .. ~ g:.Jo v+ i W m ~+;',~el_~ ~ ~ ~ ~ _ _ ~ r, eau wool =aw o~ T -+. ~~.._.~~ ~ d ~ ~ ~ 4 M ~ ., y. ~a ` > ` $~ _$ ~/ I ~ ~. ~ a tT a~ g9 R I~ ~ I }y, y kG ~£ ~ U 6 j (J~!~ pa F I I: ~~~ '~~ 3 w $~ j iv r e ~ i ~~ ~ 3~ u ~" .~ 4 T Li I' Q~4 Q o~^. I q I Y~ r r [ ~ii~ s ~ Y_.._...___. __ t~_ r_," ____ . R 1.,. n. ~ k ¢ ~ ',n xii !'~' ~~ ~ tiN Xi 1 a ~.b~ m ~~~ ~ 2 w ~?~ v :.- ~ j $~ b" oa art f us I N~ 4 ,~ ~ o$ ~,~ -- ~ zy> o- ~..~~ €r:ea - _~ ~ a - i' ~ftl 0 S F T~ I ~ ~ ~~ , Y 16~ Iii :; ~ ~;.~ ~, ~ ~, ? ~ ~ ~, s a/ 5 ~,~ "s~ y` 1~`~ ~ ! LIB Z~~: ~ ~ '., ~_ ~ a-- ffi ~ a I ~E ,LGPGEA E V ti. _r _ ~~ ~ ~ I i ~' II „ I ~ ~ s. ~ 3 ~ ` Y ~'' --i f- J I ~ ~ ~, 'pE S ~99 4~~a~ °' ~ F y ~ ~z ~ s ~ ~~~ a ~~~~~#~ x ~~~~ ~ SI n a~3g~~~~~w~~ Y*R3 7 d,©"9fi i M£ ~ & ~i~~~~~~~~na~I~ ..~~ ~~~ ~~P F~~~il S '~ ~; q ~ ~ ~ ~~^ -~ ~ ~ ~ g~~ e ~~ ~ ~_~~,y~ $~~4~~a$~a6~~ ~l` li I'~9~z ~I ~I ®~ ~~ 'I~9 Exhibit A - 2 - EXHIBIT A 3. Site Plan (3r~gt•Jy 1'egA[A6M r NM6 ~~( cease ~_ ~~~:: ~~ ~ III ~ _~ p ~: arts~sosNO f~9 .. O - -- ~ I!! ~~''~ ~ r ~i _tt ane o.~ -- ~ _` o ~.T~r f-Il P M r .I w~~ .J1 F "~ '~ •~ I ~J 3G Tulin y . ~ -~• Ph ce ~aln ~ ' ~ ~ I~ IN 'r ~- i * . i x -~'~iTM~ 1 JI ....i „{~~.r -- rzaie~rsbrraw~mno ~ ~ .,... ~ Y e _ ;~ ~ t ~ 'd. T~Ae ~ I llYe~dw Renhl telllee &ultlln00ab ~ ~ ~ ~ A ~ + ~ t 4.~ ~ -.: r ~L~L~1Y ~.~ ~ ~ _ `L' .u -s.rsye, ",xnv .4sh'sc Lxtl•.c~er ~RSt Cnit E'~r~ev ~e ..... .x~.5c.. SRINVIIq ee++.•e,~ 4. Landscape Plans Exhibit A -3- EXHIBIT A TYPICAL LANDSCAPE PLAN BLDG. TYPE el 1 E[iE11P J r..,. .a...wro. r .~f ~ ~. TYPICAL PARKING PLANTER IBLAN~ BASH TVPICAL REGVCLING /TRASH ENCLOSURE PLANTING PLAN j ~.w ~~a..o.~.PO....~.. '~ ,AEI ..... ~..~v.....~. SHE SHEEP L-lOi FOR O'V1Hr1Ar.F. SITE PLAN, I}RTAILB 6 NOTEB. SEE SHEETS L•302 & L•103 FOR SITE TREE LOCATIONS. ¢i Hy ~i( a! ~: 7 to E Cn C ~ ~ ~ ~ a~ ¢a~ _ .w... ~. = T . °. Exhibit A - 4 - wVPICAL LANDSCAPE PLAN 18LDQ. TYPE 11 EXHIBIT A - ~-~::~ .._ ~.. o :,~=~ ___ o - ~ ._ O 00 o7x,c ~°~= ~._~ ..,.. .._ • a,..~-~ M ..~. o .~~ ~~ ~ ::'~: Exhibit A - 6 - EXHIBIT A 1.1~t'1L1011S 0 I U 0 O m 0 O U I VA'~_'.;ME 0.DGATEC SIDI~ ~,EFA_ COP~.NO Accolade Apartments Persaective TJRYYIi ^aAN'J PEBBLEFN 4 5:'!.E'_:-n ~ .:_-_F ~"Fi~CIE "P~.',:?.E GLEAP ANNCC?E~A.~M COLOR: 623AGRAY STEEL -- t~YCO YS AND SLIL~ERi nL ICI ~? ~T. ~j 2•~ ~a~a iaing_a Frontl FeerEkratia~ ~L~. '4,LJW _. ~E..LJ CUW. -~~°.~F}6y r`~B.ul)dl~[ Front! R6v ElevfltW n -~ '°.B vJA Ie 9ulpl~ 1IkR. i~dM1~t Eleran Exhibit A - 7 - EXHIBIT A ~~~ ~,~~. ~v? ~. a ~' ~ a ~Qr ~h M•1 UY _ ___rreyµ0 ... _ '~) __ _- _-_-_~gyeyi _-~i y6 -_-"_Rd:9 _.,._ : ,...,_. -•x +5-5 . Exhibit A - S - ~__.._~_ .-=' ----------- ~ __ _ ------- ....3r+o -..rrea !P:ra ;'3aan L~". 4~rh E-svellc,i . -. C~xepe F:IUYS~:c~h Es~rafler, EXHIBIT A B. Conditions of Approval 1. PLANNING DEPARTl14ENT 1.1 Rezone and Development Agreement NIodification 1.1.1 Anew Development Agreement (DA) is required as part of the project approval. Prior to the ordinance approval, a new DA shall be entered into between the City of 1~~Ieridian, the property o~vner(sl and the developer at the time of ordinance adoption. The Apulicant shall contact the City Attorney's office to initiate this process. The DA shall be signed by the property owner and developer and returned to the city within tu~o (2) years of the City Council granting approval of the project. The DA shall, at minimum, incorporate the fallowing provisions: a. Develapment of this site shall be restricted to amulti-family development consisting of 264 multi-family units, clubhouse, four (4) garages and numerous carports. Amenities shall include the following: a pool, a 1,870 square foot. club house,~rental office, a playground, a pergola, a tot lot and an internal pathway network. b. Development of this site shall substantially comply with the site plan, landscape plan and building elevations attached in Exhibit A. e. h,~Iaximum height of the structures shall not exceed 35 feet. d. Prior to the issuance of a certificate of zoning compliance, the applicant. shall provide legally binding documents that state the maintenance and ownership responsibilities for the management of the development and the responsible party shall be a single agency overseeing the entire multi-family development. e. The 36 garage spaces shall be used for vehicle (automobile) parking. f. The applicant shall provide a private street connection to Lot 2, Block 2 along the southern boundary. g. The southern and southwestern boundary shall include denser landscaping (e.g. shrubs, evergreens, deciduous trees and ornamental grasses} and wrought iron fencing as proposed. All of the perimeter landscaping for the multi-family development shall be installed with Phase 1. The conifers t~roposed along the southern baundarv shall be 8 feet 1.2 Preliminary Plat -Site Specific Conditions of Approval 1.2.1 The applicant shall construct all proposed fencing and/ar any fencing required by the UDC, consistent. with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. 1.2.2 With final plat submittal, the applicant must provide a landscape plan that depicts the required street trees in the proposed common lots (Lot 1, Block 1 and Lot 1, Block 3). Said buffers must be planted in accord with LTDC 11-3A-7C. 1.2.3 With a final plat application, the applicant shall submit a private street application. The internal private streets shall be 26 feet wide and must comply with the private street requirements outlined in UDC 11-3F-4. 1.3 General Conditions of Approval 1.3.1 Comply with all bulk, use, and development standards of the applicable district (R-15 and R-40) listed in UDC Chapter 2 District regulations. The DA restricts the height. in the R-40 zone to a maximum of 3 5 feet.. Exhibit B - 1 - EXHIBIT A 1.3.2 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.3.3 Comply with the sidewalk standards as set. forth in UDC 11-3A-17. 1.3.4 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.3.5 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C (streets). 1.3.6 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3.7 The applicant andior 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. 1.4 Process Conditions of Approval 1.4.1 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. 1.4.2 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.4.3 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years, or 2) gain approval of a tune extension as set forth in UDC 11-68-7. 1.4.4 Staff failure to cite any specific ordinance provisions does not relieve the applicant from responsibility of compliance. 1.5 Conditional Use Permit 1.5.1 The site plan, prepared by Rob Thornton, labeled AS-lOland AS-102, dated 12'18/11, is approved, with the conditions listed herein. The applicant shall revise the site plan as follows: • Provide the amenities as proposed on the site plan attached in Exhibit A. Details of the planned amenities shall be provided with a future CZC application. • The applicant shall include the trash enclosure detail on the revised site plan. Said enclosure shall contain salicl metal doors and be constructed of similar building materials as the proposed buildings and screened from any public street. • An emergency access point shall be provided an the west side where the complex parking area and E. Blue Tick Street align. • The eastern most driveway adjacent to E. Blue Horizon Drive must be a full access driveway and not an emergency access driveway as proposed. • The applicant shall provide a private street connection along the southern boundary of the development to provide additional connectivity to Lot 2, Block 2. 1.5.2 The landscape plans, prepared by South Architecture, dated 12,/11111, labeled L-101-L-104 are approved with the following comments: • Construct the perimeter landscaping as proposed. The southern and southwestern boundary shall include denser landscaping and wrought. iron fencing as proposed. All of the perimeter landscaping for the multi-family development shall be installed with Phase 1. • The applicant shall submit an Alternative Compliance application concurrent with the Certificate of Zoning Compliance to mitigate for the eight additional trees that cannot be Exhibit B - 2 - EXHIBIT A planted ACHD's drainage easement.. The applicant shall also coordinate with ACHD far any landscape improvements and fencing within their easement. If a license agreement is required a recorded copy of said agreement shall be provided with the submittal of the CZC application. 1.5.3 All parking stalls shall meet the dimensional requirements in accordance with UDC 11-3C-5. 1.5.4 Provide at least 80 square feet of private, useable open space, such as a patio or balcony/deck, for each multi-family dwelling unit in accordance with UDC 11-4-3-27B.3. 1.5.5 Maintenance of all common areas shall be the responsibility of the developer or assigns. 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, private streets, and other development features. The 36 garage spaces are part c f the required covered prsrking for the site, the applicant shall include in the m.rcintenance agreement that the garage spaces are meant for vehicle parking and not as rental storage. A copy of the recorded document shall be submitted with the first Certificate of Zoning Compliance (CZC). 1.5.6 A CZC is required prior to issuance of a building permit for any and all of the multi-family units within this development. All structures including the multi-purpose building, garages and the carport structures must substantially comply with the elevations submitted with the CUP and the architectural standards listed in UDC 11-4 ~-27E for multi-family developments. NOTE: A CZC application may include ane or more multi-family units an a lot/parcel. 1.5.7 As determined by the Planning Director, the multi-family buildings, clubhouse, garages and carports constructed on this site shall substantially comply with the renderings submitted to the City with the CUP application, and as modified by the conditions of approval herein. All roof and wall-mounted mechanical, electrical, coininunications, and service equipment shall be screened from public streets and properties by the use of parapets, walls, fences, enclosures, or by other suitable means. 1.5.8 All signage for the site requires approval of a sign permit. All signage must comply with UDC 11-3D-8. 1.5.9 Provide temporary fencing around the perimeter of the building sites to contain debris during construction and shall be installed around the site prior to release of building permits. 1.5.10 The applicant shall comply with the outdoor lighting standards set forth in UDC 11-3A-11. The outdoor lighting shall have downward shielding on the building and perimeter lighting and shall not impact the suiY•ounding single-family residences. 1.5.11 The applicant shall comply with the specific use standards for the multi-family developments listed in UDC 11-4-3-27. 1.5.12 The request for Administratiti'e Design Review approval of the site design and proposed buildings is approved as modified by the conditions of approval herein. Any modifications to the site design or building alternations shall not occur without written approval from the Planning Department. 1.5.13 Staftys failure to cite specific ordinance provisions or tei7ns of approval of the Kenai/Gramere}~ development does not relieve the applicant of responsibility for compliance. The applicant shall comply with all prior conditions of approval for this site. 1.5.14 The conditional use approval shall be null and void if the applicant fails to 1) commence the use within two years as set forth in UDC 11-SB-6F1 or 2) gain approval of a time extension as set forth in UDC 11-5B-6F4. 2. PUBLIC ~~VORKS DEPARTMENT Exhibit B - 3 - EXHIBIT A 2.1 Sanitary sewer service to this development. is Horizon Dr and S Loftus Ave. The applicant ; that rsed via extension of mains in E Blue mains to and through this subdivision; to over sewer mains is tlu•ee 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. 2.2 Water service to this site is being proposed via extension of mains in E Blue Horizon Dr and S Loftus Ave. The applicant. shall be responsible to install water mains to and through this development, coordinate main size and routing with Public VL~'orks. 2.3 The applicant shall provide a 20-foot eomrnon lot for all public waterr`sewer mains outside of public right of way. The common lot shall be covered with a blanket easement to the City of Meridian. 2.~1 The applicant shall provide a 20-foot easement far all public water/sewer mains outside of public right of way (include all water services and hydrants). The easements shall not. be dedicated via the plat, but rather dedieatecl outside the plat process using the City of It-leridian's standard forms. The easement shall be aranliically depicted on the plat for reference nurt~oses. Submit an include the area of the easement (marked EXHIBIT A) and an 8112" x 11" map with bearings and distances (marked E_~-IIBIT B) for review. Both exhibits must Ue sealed, signed and dated by a Professional Land Sun•eyor. DO NOT RECORD. Add a note to the plat referencing this document. 2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not. av=ailable, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible far the payment of assessments for the common areas prior to signature on the final plat. 2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing ar lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-b. Plans shall be approved by the avpropriate irri~ation'draina~e district, or lateral users association If 2.7 Street signs are to be in place, water system shall be approved and activated, fencing installed, draina¢e lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be reeorclecl, prior to applying for building permits. 2.8 A letter of credit, cash surety or bond in the amount of 110% will be required for all uncompleted non-life safety improvements (eg. fencing, landscaping, amenities, etc.), prior to signature on the final plat. 2.9 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.10 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. Exhibit B - 4 - EXHIBIT A 2.11 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.12 All grading of the site shall be performed in conformance with NICC 11-12-3H. 2.13 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered baekfill, where footing would sit atop fill material. 2.14 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl space is at least 1-foot above. 2.15 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 ACRD. 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. 2.16 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Nleiidian AutoCAD standards. These record drawings must be reeeivecl and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.17 100 ~~~att and 250 Watt, high-pressure sodium street lights shall be required per the City of Meridian Department of Public Works Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted to the Public Works Department. far approved. The street light contractor shall obtain the approved design on file and an electrical permit from the Public VL~'orks Department prior to corruneneing installations. The contractor's work and materials shall conform to the ISPWC and the Citv of A.Iericlian Supplemental Specifications to the ISP~~~C. 2.18 The City of 1~ileridian requires that the owner past to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature .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. Please cont<1ct Land De~•elopment Service for more information at 887-2211. 2.19 The City of Meridian requires that the owner past to the City a warranty surety in the amount of 20% of the tot<~1 construction cost far 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. Please cont<~et Land Development Service for more information at 887-2211. 3. FIRE DEPARTMENT 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department. for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 1/z" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on earners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. £ Fire hydrants shall be place 18" abo<<~e finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. Exhibit B - 5 - EXHIBIT A h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire Code Sections 503.4 c~c D103.6. 3.4 All entrance and internal roads and alleys shall have a turning radius of 2$' inside and 48' outside radius. 3.5 Operational fue hydrants, ternporaiy or permanent street signs, and access roads with an all weather surface are required to be installed before combustible construction material is brought. onto the site, as set forth in International Fire Cade Section (1F'C) 501.4 and Meridian amendment to IFC 10-4-2J. 3.6 To increase emergency access to the site a minimum of two points of access will be required for any of the full development as set forth in International Fue Code Section D104.3. The applicant shall provide a third emergency access point an the west side where the complex parking area and E. Blue Tick align. 3.7 Ensure that all yet undeveloped parcels are maintained tree of combustible vegetation as set forth in International Fire Code Section 304.1.2. 3.8 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Cocle. 3.9 Fire lanes, streets and structures including the canopy height of mature trees shall have a vertical clearance of 13'6" as set forth in International Fire Code Section 503.2.1. 3.10 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 26' in width shall have no on-street parking; streets less than 32' in width shall have parking only on one side. These measurements shall be based on the drivable sui~ace dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13' 6". The roadway shall be able to aceominodate an imposed load of 75,000 GVU? as set forth in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2. 3.11 There shall be a fire hydrant within 100' of all fire department connections as set forth in local amendment to the International Fire Code 10-4-2L. 3.12 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in International Fue Code Section 505.1. 3.13 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall be required to provide an additional sixn~ inches {60'~ wide access point to the building from the fire lane to allow for the movement of manual fire suppression equipment and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can Ue reached with a length of 150' fire hose as measured around the perimeter of the building from the fire lane. Code compliant handicap parking stalls may be included to assist meeting this requirement. Contact the Iti-Ieridian Fire Department for details. 3.14 Commercial and office occupancies will require afire-flow consistent with International Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C. 3.15 The fire department requests that any future signalization installed as the result of the development of this project. be equipped with Optieom sensors to ensure a safe and efficient Exhibit B - 6 - EXHIBIT A response by fire and emergency medical service vehicles. The cost of this installation is to be borne by the developer. (National Fire Protection Std 1141 Section 5.2.11.1) 3.16 The applicant shall work with Public Vt~orks and Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1. 3.17 tVliere a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official as set forth in International Fire Code Section 507.5.1. For buildings equipped tluoughout with an approved automatic sprinkler system installed in accordance with Section 903.3. L 1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U aceupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped tluoughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 3.1$ All electric gates are required to be 20' in width and equipped with a Knoxbox key switch as set forth in International Fire Code Section 503.6 ~i. National Fire Protection Standard 1141, Section 5.3.17.3. 3.19 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in International Fu-e Code Section 903.2.8. 3.20 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets as set forth in IF'C 102.9. 3.21 Buildings over 30' in height are required to have access roads in accordance with the International Fi1•e Code Appendix D Section D105. 4. POLICE DEPARTMENT 4.1 Applicant shall provide two open full access points into the complex at all times. A third emergency access point shall be provided on the west side where the complex parking area and E. Blue Tick align. 5. PARKS DEPARTMENT 5.1 The Parks Department has no comments related to this application. 6. SANITARI SERV"ICE COMPANI' 6.1 Prior to submittal of a Certificate of Zoning Compliance (CZC) application to the City of Meridian Planning Department, the applicant shall submit a scaled site plan and detail of the trash enclosure to Doug Mason, SSC (888-3999) that demonstrates compliance with the following items: a. Suitable waste enclosure locations (enclosures should be located to minimize. service. vehicle back-2d~ requir•ement)J; Exhibit B - 7 - EXHIBIT A b. Sufficient overhead clearance height for service vehicles (a minimum 13' clearance is required, including power and telecommunication lines; this requirement increases to 22' at container service locations); c. Ample number and size of waste receptacles%enelosures to meet waste generation points and volumes; cl. Adequate waste enclosure access (the applicant shall pr°ovide dr°ive-on capabilit~~ for• 6 and 8 cubic yard containers; allow a minimum of'6G' frontal clearance); e. Adequate turning radius (provide a minimum 28' inside and 48' outside for all entrances, internal roads, drive aisles, alleys, and private streets where they intersect a public street); f. Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. g. I~~Ieets design standards for waste enclosure(s): i. Concrete pad for the waste enclosure (required for all enclosures); ii. Concrete apron in front of waste enclosure (minimum 8' in depth) iii. Gate locks for the waste enclosure for both open and closed positions; iv. Clearance inside waste enclosure gates (minimum 12' x 1 Q' when in open position) Ilrote: If building tenant wishes to recycle, please. contact Doug 1lilason, SSC at 888- 3999 for minimum dimensional requirements; v. Bollards inside the enclosure to prevent the container from damaging the walls and gates; vi. Waste enclosure user access (When possible, the enclosure should be desrgned with an easy pedestrian access point other than the front gates to ensure less mess within tlae enclosure as well as reduce gate damage.) 7. ADA COUNTY HIGHVS'AY DISTRICT 7.1 SITE SPECIFIC COMMENTS 7.1 Construct Loftus Avenue as a 34-foot street section with curb, gutter and a 5-ft wide attached sidew°alk abutting the site, as proposed. Provide written fire department approval for use of the reduced street section. 7.2 Close two existing 3b-ft wide driveways on Blue Horizon Drive located 220-ft and 425-ft east of Wells Avenue and replace them with vertical curb, gutter and 5-ft wide concrete sidewalk to match the existing conditions. 7.3 Construct one 30-ft dri~•eway onto Blue Horizon located 330-ft from Wells Avenue and one 36-ft driveway onto Blue Horizon located 570-ft from Wells Avenue accessing the site, as proposed. 7.4 Pave all driveways their full width and at least 30-feet into the site beyond the edge of pavement of the roadways. 7.5 Enter into a license agreement for any landscaping located within ACHD right-of--way abutting the site. 7.6 Payments of impact fees are clue prior to issuance of a building pet•rnit. 7.7 Comply with all Standard Conditions of Approval. 7.2 STANDARD CONDITIONS OF APPROVAL, Exhibit B - ~ - EXHIBIT A 7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way. 7.2.2 Private sewer or water systems are prohibited from being located within any ACRD roadway or right-of--way. 7.2.3 All utility relocation casts associated with improving street frontages abutting the site shall be borne by the developer. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6284 (with file number) for detaails. 7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of--way or easement areas. 7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.8 In accordance with District policy, 7243.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.9 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for accupaney. 7.2.10 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard conditions of approval in place at the time unless a waiver.~`varianee of said requirements or other legal relief is granted by the ACHD Commission. Exhibit B - 9 - EXHIBIT A C. Legal Description and Exhibit Map REV! PPRt)VAL f3Y JAN 0 4 2012 MERIDIAN PUf3LIC Leaf Qescrintion WORKS DEPT. --. Accolade Apartments -Rezone R parcel located in the W % of the NE '/. of Section 20, Township 3 North, Range 1 East, Bdse Meridian, Ada County, Idaho, and mare particularly described as follows: Commencing at the northwest comer of the NE '/. of said Section 2tI {N Ya Comer), from which the rl0rthaa9t comer of said NE'!a hears N 89°46'02° E a distance of 2856.88 feet; Thence N 89°46'02" E along the northady boundary of said NE Y a distance of 1306.86 feet to a print; Thence S 1°42'39° W along the easterly boundary of said Gramercy Subdivision No. 1 and the westerly boundary of said Bonito Subdivision a distance of 1252.11 feet to a point marking the cemerline intersection of E. Blue Horizon Drive and said easterly boundary of Gramercy Subdivision No. 1 and the POINT OF BEGINNING; Thence continuing along the easterly boundary of said Gramercy Subdivision No. 1 and lha prorogation thereof and the westedy boundary of said bonito Subdiviaion S 1°42'39" W a distance of 893.51 feat to a point; Thence leaving said boundary S 89°54'13" W a distance of 613.48 fsei to a point marking the southeast comer of Lot 1 of Block 5 of said Gramercy Subdivision Na. 1; Thence along the easterly troundary of said Gramercy Subdivision No. 1 the fdlovring described courses; Thence N 0°02'37" E a distance of 341.82 feet to a point; Thence S 89°35'56° E a distance of 89.$2 feet to a point; Thence N 0°02'37" E a distance of 27300 feet to a point; Thence leaving said easterly boundary N 89°3S'Sti' W along the centerline of E. Goldstone St, a distance of 89.47 feat to a point marking the intersection of E. Goldstone St and S. Wells Ave.; Thence along the centerline of S. WeHS Ave. the follawing described courses; Thence N 0°13'58" W a distance of 75.00 feet to a point; Thence a distance of 93.15 feet along the arc of an 800.00 foot radius curve tight, said curve having a central angle of 6°40'17° and a long chord bearing N 3°06'10" E a tlLstance of 83.10 feet to a point; Thence N 6°26'19" E a distance of 116.86 Poet to a point marking the intersection of S. WeNs Ave. and E. Blue Horizon Dr.; Thence S 88°35'56" E along the centerline of said E. Blue Horizon Qr. a distance at 621.54 feat to the POINT OF BEGINNING, This parcel contains 12.29 acres and is subject to any easements existing or in use. Clinton W. Hansen, Pi_S Larxi Solutions, PC January 4, 2012 ~ffq~C+1~U' ti9oa~3 Gremeroy Parcel JOb No. 11.81 Exhibit L. - 1 - EXHIBIT A ACCC?LADE APARTMENTS - RE-ZONE EXHIBIT if4 'Q~' - - 8CM'BFXUW GYWAIIY l101W ~~ ~ i3one6• ~sns' S a'1!'60' E +a 1AN 0 4 2012 ~, , (UIERIDiAN P BLJC ' ~/UORKS D PT. odut~ n~o „ ' a W i ~! ~ AfEJ1 ~ 12.29 JM~itkB e au me sr. x Ic ~ - - - Is i~ Swap x'36" E 3e ~. IIPx83 13 n ~ ~ v+ u I _ _ewwolsr_ _ s s9•bs•~3' w g ~ e s +o +~ In tia u E +a k8 7 6 5 4 ~ ] i ~b VMP{^tii[6 L: m~ ~ 8 T! ]b JI N 35 !! !D it ,,-y1 5 @+'- Ze 20 3k 33 3a 37 !1 a2 THOU9AgC SPftlNdS SUWN1810N NO. S i.an olutiorts ~ 5o ~ ~ 20D land Surveying and Consulting 131 E SfH 5f, STE. A MERIDIAN. ~ ~3~17 f1oe~ 1!&1010 ~206J 1!&1567 imr tlnvw.IxN~oA+tlorsbts kda9landmM~tlorWllt Exhibit L. - 2 - EXHIBIT A D. Required Findings fi-orn Unified Development Cade 1. Rezone Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and(or rezone, the Council shall make the following findings: A. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to rezone 12.29 acres of land from C-G, TN-R and R-15 zones to the R-4U zone. The proposed zoning district is consistent with the HILT-R land use designation. The Council finds that the proposed development complies with the applicable provisions of the comprehensive plan (please see Section 7 of the Staff Report for detailed anal}~sis of specific comprehensive plan action items that appl}r to this development). B. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Council complies with the established building height (3d feet) is less than the maximum allowed in the district. The Council also finds that the proposed map amendment complies with the regulations of the proposed district. C. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Council finds that the proposed zoning amendment should not be detrimental to the public health, safety, or welfare. As part of developing this site, the applicant will have to provide the necessary infrastructure to serve the development. Both the Fire and Police Departments have commented on the application, thus the Council finds the development should not impact the delivery of those services as well. Staff recommends that the Commission and Council consider any oral or written testimony that may be provided when determining this finding. D. The map amendment shall not result in an adverse impact upon the delivery of sei•viees by any political subdivision providing public services within the City including, but not limited to, school districts; and, The Council finds that the proposed zoning amendments will not result in any adverse impact. upon the delivery of services by any political subdivision providing sen~ices to this site since services are not available. E. The annexation is in the best of interest of the City (ITDC 11-SB-3.E}. If the applicant complies with the development agreement provisions and the conditions of approval, the Cauneil finds the rezone is in the best interest of the City. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: A. The plat is in conformance with the Comprehensive Plan; Exhibit D - 1 - EXHIBIT A The Council finds that the proposed plat is in general conformance with the comprehensive plan (please see Section 7 of the St<~ff Report for detailed analysis of specific comprehensive plan action items that apply to this development). B. Public services are available or can be made available and are adequate to accommodate the proposed development; The Council finds that services can be made available to accommodate the proposed development. C. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, the Council finds that the subdivisions will not require the expenditure of capital impro<<•ement funds. D. There is public financial capability of suppo-•ting se-•~~ices fo-• the proposed development; Staff recommends the Commmission and Council rely upon comments from the public service providers (i.e., police, fire, ~CHD, etc.) to determine this finding. E. The development will not be detrimental to the public health, safety or general welfare; and The Council is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the Council attention. :~CHD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference consider the facts, analysis and any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. F. The development preserves significant natural, scenic or historic features. The Council is unaware of any natural, scenic or historic features on this site. Therefore, the Council finds that. the proposed development will nat. result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. The Commission and Council may consider any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Conditional Use Permit Findings: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the fallowing, and may approve a conditional use permit if they shall find evidence presented at the hearings} is adequate to establish: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in r~~hich the use is located. The Council finds that if the site is designed according to the conditions of approval in Exhibit B, the site will be large enough to accommodate the proposed use and meet. the dimensional and development regulations of the R-40 district and the l~~Iulti-family Specific Use Standards. b. That the proposed use will be harmonious with the NTeridian Comprehensive Plan and in accord ~~~ith the requirements of this Title. Exhibit D - 2 - EXHIBIT A The Cauncil finds that the proposed multi-family residential use in the R-40 zone meets the objectives of the Comprehensive Plan. c. 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. The Council finds that the proposed multi-family development is compatible with other commercial and residential uses in the general area and will not adversely change the character of the area. The proposed use was intended far this area with the annexation of the property. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The Council finds that the proposed development should not adversely affect other property in the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this staff report and constructs all improvements and operates the use in accordance with the UDC standards. e. 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. The Cauncil finds that. sanitary sewer, domestic water and irrigation can be made available to the subject property. Please refer to comments prepared by the Public Vt~orks Department, Fire Department, Police Department and other agencies. f. 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. The Council finds that the applicant will pay to extend the sanitary sewer and water mains into the site. No additional capital facility casts are expected from the City. The applicant and/or future property owners will be required to pay impact fees. g. 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. The Council finds that the proposed development will not involve uses that will create nuisances that would be detrimental to the general welfare of the surrounding area.. The Council recognizes the fact that traffic and noise will increase with the approval of this development; however, the Council does not believe that the amount generated will be detrimental to the general welfare of the public. h. 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. The Council finds that the proposed development will not result. in the destruction, loss or damage of any natural feature{s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy ar damage a natural or scenic features} of major importance of which staff is unaware. Exhibit D - 3 -