Staff ReportSTAFF REPORT
Hearing Date:
To:
FROM:
SUBJECT:
August 21, 2012
Planning & Zoning Commission
Bill Parsons, Associate City Planner
(208) 884-5533
MDA-12-004 -Accolade Apartments
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1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Perry Homes, requests approval to modify the site plan, landscape plan, building
elevations, and certain provisions of the recorded development agreement (Instrument #112033247).
See Section IXAnalysis for more information.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA with the amended provisions listed in Exhibit B of
the Staff Report.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number MDA-12-
004 as presented in staff report for the hearing date of August 21, 2012 with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move deny File Number MDA-12-004 as
presented in staff report for the hearing date of August 21, 2012 for the following reasons: (You
should state specific reasons for denial of the applications.)
Continuance
I move to continue File Number MDA-12-004 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
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 SW '/4 of the NE '/4 of Section 20, T.3N., R.IE.
b. Owner:
Gramercy, LLC
P.O. Box 344
Meridian, ID 83680
c. Applicant:
Perry ~Iomes
17 E. Winchester Street, Suite #200
Salt Lake City, UT 84107
Accolade Apartments MDA-12-004 PAGE 1
d. Applicant's Request: Please see applicant's narrative for this information.
5. PROCESS FACTS
a. The subject application is for a development agreement modification. A public hearing is required
before the City Council on this matter, consistent with Meridian City Unified Development Code
Title 11, Chapter 5.
b. Newspaper notifications published on: August 6, and 13, 2012
c. Radius notices mailed to properties within 300 feet on: August 3, 2012
d. Applicant posted notice on site by: August 9, 2012
6. LAND USE
a. Existing Land Use(s): The subject site is vacant land; zoned R-40.
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 commercial uses,
public quasi/public uses and residential neighborhoods are located in close proximity to the
subject site.
c. History of Previous Actions: The subject property received rezone (RZ-11-007), preliminary plat
(PP-11-014), conditional use permit (CUP-11-010) and development agreement modification
approval fora 264 unit multi-family development in an R-40 zone. The property is subject to a
recorded development agreement (instrument # 112033247).
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 is approximately 450 feet from the southern
boundary of the proposed 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. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use-Regional" (MU-R) on the Comprehensive Plan Future
Land Use Map. 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 commercial and residential uses. Existing uses in the development include a college,
restaurant, retail, office, thirteen (13) developed single family detached homes and a 48-unit
multi-family development. Adjacent (east) to the Gramercy development are two large business
campuses (El Dorado and Silverstone). The Comprehensive Plan encourages a mix of housing
Accolade Apartments MDA-12-004 PAGE 2
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 (MU-R) land use designation is anticipates residential development at 6
to 40 dwelling units per acre (see Page 30 of the Comprehensive Plan). The proposed site plan
depicts 276 multi-family dwelling units on 11.18 acres for a gross density of 24.7 dwelling
units/acre. The changes proposed with this application will result in a higher gross density which
is still consistent with the MU-R designation.
After considering all of these factors staff is of the opinion that the proposed development is generally
consistent with comprehensive plan.
8. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of the Residential Districts: The proposed development is zoned R-40. The
purpose of the residential districts is to provide for a range of housing opportunities consistent
with the Meridian 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-21ists multi-family
developments as a conditional use in the R-40 zoning district. Specific Use Standards (UDC 11-
4-3-27) apply to multi-family developments.
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 proposed elevation height is approximately 34 feet at mid point.
D. Landscaping:
1. Parking lot landscaping: All parking lot landscaping shall comply with the standards listed in
UDC 11-3B-8C.
2. Street Buffers: All street buffers must comply with the standards listed in UDC 11-3B-7C.
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 or more bedrooms to have a two parking stalls
in a covered carport or garage. Based on the proposed unit mix (138 -1-bedroom units and 138 -
2-bedroom units), 414 covered parking stalls are required. The applicant has proposed 414
covered parking stalls and 69 uncovered parking stalls which meets the parking requirements of
the UDC.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
Development Agreement Modification (MDA): The request is for a modification to the
recorded development agreement (DA) approved for the Accolade apartment project. The
recorded DA authorized amulti-family development consisting of 264 apartment units within
(12) three-story buildings, 4 garage structures, a clubhouse, swimming pool, several sitting areas
and two play areas. The gross density approved for the multi-family portion of the site is 23.6
dwelling units per acre. The development of the apartment complex was to occur in two phases.
The applicant is proposing the following changes to the approved Accolade apartment project:
1) Revised building elevations from a contemporary design to a traditional design;
Accolade Apartments MDA-12-004 PAGE 3
2) Increase in the number of units from 264 to 276;
3) Increase in density from 23.6 to 24. 7 dwelling units to the acre;
4) Reduction in the number of proposed buildings from 12 to 10. The approved plan depicted a
mix of three story four-plexes and eight-plexes. The proposed modification is for three-story
apartment buildings; (7) buildings consist of 24 units and three (3) buildings consist of 36
units respectively;
5) Decorative entry feature;
6) More garages/less carports and
7) Anew site/landscape plan which include changes to the approved amenities, building
orientation and site landscaping.
Site/Landscape Plan: The site design has changed significantly from the approved one. The
proposed plan has more garages, less carports, larger buildings and a large central open space.
The reorientation of the site (buildings, parking and open space) provides better connectivity
between the apartments, the parking areas and the open space. The entire project will be
constructed in one phase. Additionally, the applicant is proposing three connections to the 5-foot
wide pathway constructed in the El Dorado Business Park to the east. Staff has received a letter of
support from the adjacent owner for the pathway connection which will allow the future residents
additional route to the City's pathway along the Ridenbaugh Canal and the business park (see
Exhibit A.2).
Because of the reorientation of the site, the planned amenities for the project are proposed to
change. The site will still develop with a community pool, a clubhouse and a pavilion area as
previous approved. However, the applicant is proposing to replace the two play structures with
the large central open space area and an internal pathway system. Although different from the
original approval, the proposed development complies with the amenity requirements of the
UDC.
Elevations: The applicant is requesting to modify the elevations with the subject application. The
approved plans include athree-story contemporary design with flat roofs and two variations in the
building design. The applicant is proposing athree-story traditional design with pitched roofs (see
Exhibit A.3). A provision of the DA requires two variations in the building design.
The recorded development agreement restricts the height of the buildings to 35-feet. The UDC
requires the height of the structures to be measured from grade to the mid-point of the roof. The
height of the approved elevations measured 30-feet to the top of the parapet. Although the roof
design has changed, the proposed apartment buildings measure 33'7" to the mid-point which
complies with the height requirement in the DA.
The construction materials for the proposed buildings and garages are also requested to change to
include a mix of cement board siding (board and batten and vertical lap siding) and brick
wainscot. The approved elevations were comprised of stucco, hardie board lap siding and
corrugated metal. The garages will not have the brick wainscot but a gable feature has been added
to break-up the long expansion of the roof and includes another building material consistent with
the proposed building elevations. Further, the applicant has agreed with the neighbors to construct
the same gable feature on the rear of the four garages along the southern boundary. The proposed
carports will remain a flat roof design painted/power-coated to match the color scheme of the
proposed development.
A recommended provision of the modified development agreement requires the applicant to
provide two variations in the proposed elevations and construct the proposed club house and
garages of similar construction materials as the apartments. Two color schemes must be provided
Accolade Apartments MDA-12-004 PAGE 4
on the proposed apartment buildings and garages. At a minimum there must be two body colors
and one trim color. The carport design is proposed to remain as a flat roof design approved under
the original CUP, however they must be painted or powder coated to complement the overall
color scheme of the development.
Landscaping: During the conditional use permit hearing, the applicant was required to submit a
revised landscape plan 10 days prior to City Council hearing that represented the landscape
changes along the south and southwest boundary agreed upon by the neighbors and the developer.
In collaboration with the neighbors, the applicant has agreed to construct a 2-foot tall berm along
the south and southwest boundary planted with a mix of 3-inch caliper deciduous trees, conifers,
shrubs and ornamental grasses. The adjacent neighbors support the changes to the south and
southwest boundary. A recommended DA provision requires compliance with the revised
site/landscape attached in Exhibit A.
Third Access: Under the previous review, the Police Department and the Fire Department
requested a third access to serve the development. The approved plan requires the access to
connect S. Loftus Avenue located near the southwest corner. Due to the redesign of the site plan,
this location is no longer feasible for a third access. The applicant has requested that the third
access be relocated at the southern boundary as depicted on the proposed plan. A private street is
required as part of the preliminary plat approval and will stub along the southern boundary to
serve as the third access. The adjacent neighbors wanted a gate to restrict the use of the third
access, however, the Fire Department does not support of the proposed gate based on the
requirements of the international fire code. The owner of the five acre parcel (south) has agreed to
provide a temporary dirt berm along the south boundary of the required fire lane. Because this is
an off-site improvement, staff included a provision that requires the construction of the temporary
berm as agreed upon by the owner and the adjacent residents.
Specific Use Standards: The specific use standards for multi-family developments listed in UDC
11-4-3-27 apply to development of this site. The applicant will be required to submit a site plan
that demonstrates compliance with those standards with the Certificate of Zoning Compliance
application for the proposed use.
The aforementioned changes to the recorded development agreement are attached in Exhibit B.
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Approved and Proposed Site/Landscape Plan
3. Approved and Proposed Elevations
4. Proposed Entry Feature
B. Conditions of Approval
Accolade Apartments MDA-12-004 PAGE 5
A. Drawings
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B. Condition of Approval
1. The amended DA shall be signed by the property owner and returned to the City within two years
of the City Council granting the approval. The current DA provisions listed in recorded
development agreement (Instrument #112033247) shall be replaced with the following
provisions:
a. Development of this site shall be restricted to amulti-family development consisting of
276 multi-family units, clubhouse and seventeen (17) garages and thirty-nine (39)
carports. Amenities shall include the following: a pool, a club house/rental office,
pavilion, large central open space with an internal pathway network.
b. Development of this site shall substantially comply with the site/landscape plan, building
elevations (garage and carport) and entry feature attached in Exhibit A. With the future
CZC and DES applications, the applicant shall provide two variations in the apartment
building design and submit club house, garage and carport elevations that contribute to a
cohesive design of the development and incorporate similar building materials. At a
minimum the apartment buildings and garages shall have two color schemes to include
two field colors and one trim color. The carports shall be painted or powder coated to
match the color scheme of the development. The four (4) garages along the southern
boundary (facing the residences) shall include the gable design on the rear facade as
shown in Exhibit A.
c. Maximum 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 entity
overseeing the entire multi-family development.
e. The 138 garage spaces shall be used for automobile parking for the apartment residents.
f. The applicant shall provide a private street connection to Lot 2, Block 2 along the
southern boundary as depicted on the site/landscape plan in Exhibit A. This access will
also serve as the third access required by the Fire Department. A gate must not be
installed at this location per the Fire Department. The owner of the 5-acre parcel to the
south of the proposed development must construct a dirt berm along the south edge of the
required fire lane. The berm shall be high enough to screen vehicle lights from the
proposed multi-family development.
g. The applicant shall construct a 2-foot tall berm along the south and southwest boundary
planted with a mix of 3-inch caliper deciduous trees, 8-foot tall conifers, shrubs and
ornamental grasses consistent with the site/landscape attached in Exhibit A. No trees
shall be placed within the ACRD seepage bed. Since the trees may not be placed within
the ACRD easement, the applicant shall incorporate a mix of shrubs and tall ornamental
grasses in the southwest corner (adjacent to the open parking stalls) of the proposed
development to screen the open parking area from the adjacent single family residences.
Exhibit A - 4 -