PZ Recs/Staff ReportSTAFF REPORT
Hearing Date: August 21, 2012
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: MCU-12-002 -Accolade Aparhnents
E IDIAN~--
IDAHO?
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Perry Homes, requests approval to modify the site plan, landscape plan, building
elevations, and certain conditions of the conditional use permit for the Accolade apartment project.
See Section IXAnalysis for more information.
2. SUMMARY RECOMMENDATION
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 C. The Meridian Planning &
Zoning Commission heard this item on July 19 and August 2, 2012. At the public hearing, the
Commission voted to recommend approval of the subject MCU request.
a. Summary of Commission Public Hearing:
i. In favor: Matt Swain
ii. In opposition: Tom Callison and Lisa Banda,
iii. Commenting: Larry Kovarik, Harvard Hanks, Lyman Holyoak, Kristina Dennis,
Ralph Engel, Michael Farrar, Greg Johnson and Gloria Fern
iv. Written testimony: matt Swain and Larry Kovarik
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: Pete Friedman, Bill Nary and Machelle Hill
b. Kev Issue(s) of Discussion by Commission:
i. Landscape improvements along the south and southwest boundary approved with the
original conditional use permit.
ii. The involvement of the neighbors with the previous apartment complex design.
iii. Inclusion of the adjacent neighbors regarding the proposed changes (garage design and
landscaping) to the south and southwest boundaries.
c. Kev Commission Change(s) to Staff Recommendation:
i. Commission struck condition 1.2.1, bullet#1 and required the applicant submit a revised
landscape plan 10 days prior to the City Council hearing that memorialize the
commitments the developer made to the adjacent neighbors regarding the design of the
garages and the landscaping along the south and southwest boundary. The revised
landscape plan and garage elevations have been updated in Exhibit A. The development
agreement modiScation is scheduled for the same hearing date as the conditional use
permit application. The proposed DA provisions memorialize the plans (site/landscape
and garage elevations) and commitments made to the adjacent neighbors.
d. Outstanding Issue(s) for City Council:
i. None
3. PROPOSED MOTION
Approval
Accolade Apartments MCU-12-002 PAGE 1
After considering all staff, applicant and public testimony, I move to approve File Number MCU-12-
002 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 to deny File Number MCU-12-002
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 Numbers) 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 Homes
17 E. Winchester Street, Suite #200
Salt Lake City, UT 84107
d. Applicant's Request: Please see applicant's narrative for this information.
5. PROCESS FACTS
a. The subject applications are for conditional use permit 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: July 2, and 16, 2012 (Commission); August 6 and 13,
2012 (City Council)
c. Radius notices mailed to properties within 300 feet on: June 29, 2012 (Commission); August 3,
2012 (City Council)
d. Applicant posted notice on site by: July 3, 2012 (Commission); August 9, 2012 (City Council)
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). A development agreement
Accolade Apartments MCU-12-002 PAGE 2
modification will be heard by Council in conjunction with the subject conditional use permit
modification.
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
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-
Accolade Apartments MCU-12-002 PAGE 3
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:
Conditional Use Permit Modification (MCU): The request is for a modification to the CUP
approved for the Accolade apartment project. The original CUP 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.
Modifications to the recorded Development Agreement (DA) to accommodate the changes
proposed to the CUP are proposed under a separate application to be heard by City Council. The
DA modification will be heard by Council concurrently with the subject application subsequent to
the recommendation by the Commission. The Council is the decision making body on the subject
application.
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;
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) More garages/less carports and
6) 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 centralized 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
Accolade Apartments MCU-12-002 PAGE 4
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.
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 included athree-story contemporary design with flat roofs (see Exhibit A.3). The
applicant is proposing athree-story traditional design with pitched roofs. A provision of 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. After
reviewing the submitted elevations, the proposed apartment buildings measure 33'7" to the mid-
point which complies with the height requirement in the DA.
The construction materials are also requested to change to include a mix of cement board siding
(board and batten and vertical lap siding) and brick wainscot. The applicant has not provided any
elevations depicting garage, carport or clubhouse design. While staff is generally supportive of
the proposed apartment elevations, some refinement to the elevations may be necessary to ensure
a cohesive design between this development and the Gramercy development. The approved
elevations also provided two variations in the building design.
The applicant must obtain certificate of zoning compliance and administrative design review
approval for consistency with Meridian Design Manual. Staff recommends the applicant provide
two variations in the proposed elevations to provide diversity within the development as approved
with the original CUP. Further, the garages and clubhouse must be constructed of similar
construction materials as the apartments and two color schemes must be provided on the proposed
apartment buildings. At a minimum there must be two body colors and one trim color. The
carport design may remain as 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: The landscaping depicted on the revised plan does not meet the requirements of
the UDC. Specifically, the proposed plan lacks the required number of street trees, perimeter
trees, some internal parking lot landscaping and the foundation plantings required by the multi-
family specific use standards. The original landscape plan approved for the project far exceeded
the requirements of the UDC. Additionally, the approved plan requires a denser buffer and a 6-
foot wrought iron fence along the south and southwest boundary as negotiated with the neighbors.
The developer agreed to the denser landscaping and a provision was included with the recorded
development agreement.
The applicant is requesting Commission to allow the minimum plantings by the ordinance
because the interior the development will be screened by numerous garages along the southern
boundary. Additionally, there will be a 5 acre parcel between this project and the adjacent
residential in the Thousand Springs Subdivision. Although the site has been reoriented, Staff is
of the opinion that the applicant should provide a revised landscape plan that meets the intent of
the previous plan. Depending on the Commission's recommendation regarding on the buffer
landscaping the Council may have to modify this requirement when they act on the development
agreement modification.
Accolade Apartments MCU-12-002 PAGE 5
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. Staff recommends that the following modifications be made to the
plan:
1) On the southwest corner of the property boundary is an existing ACRD seepage
bed/drainage easement that prevents a portion of this buffer to be planted with the
required trees. The total length of the buffer scales at approximately 340 feet and the
UDC requires at a minimum 10 trees; two are provided. ACRD will not allow trees over
their drainage easement. The applicant shall submit an Alternative Compliance
application concurrent with the Certificate of Zoning Compliance to mitigate for the eight
additional trees. Further, the applicant should coordinate with ACRD because landscape
improvements within their easement 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.
2) 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 shrub having a minimum
mature height of 24 inches shall be planted; and
- Ground cover plants shall be planted in the remainder of the landscaped area.
3) All parking lot and perimeter landscaping must be designed and installed in accord
with UDC 11-3B-8C and;
4) All landscape buffers along streets (public and private) must be designed and installed
in accord with UDC -11-3B-7C.
Emergency 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 as
depicted thus Staff is supportive of this request. The applicant must coordinate with the Fire
Department on the specific requirements for the third access.
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.
In summary, staff finds the proposed increase in density complies with the future land use map, applicable
policies of the Comprehensive Plan and is conditioned to comply with the requirements the UDC. Based
on aforementioned analysis, staff is recommending approval of the application subject to conditions of
approval in Exhibit B.
10. EXHIBITS
A. Drawings
1. Vicinity Map/Aerial
2. Proposed Site/Landscape Plan
3. Building Elevations
Accolade Apartments MCU-12-002 PAGE 6
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Required Findings from Unified Development Code
Accolade Apartments MCU-12-002 PAGE 7
A. Drawings
1. Vicinity Map
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B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 Conditional Use Permit Modification
1.1.1 Applicant shall meet all terms of the approved rezone (ItZ-11-007), development agreement
(instrument #112033247), or as may be modified by the City Council and the approved
preliminary plat (PP-11-014) for this subdivision.
1.1.2 The site/landscape plan, prepared by The Architects Office, labeled A1.0, dated 06/27/12, is
approved, with the conditions listed herein. The applicant shall substantiall~omply with the
revised the site/landscape plan in Exhibit A including the following
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• Provide the amenities as proposed on the site plan attached in Exhibit A. Details of
planned amenities shall be provided with a future CZC application.
• Provide the third access point at the southern boundary as proposed. Coordinate with the
Fire Department on the specific requirements for the third access.
• All parking lot and perimeter landscaping must be designed and installed in accord with
UDC 11-3B-8C.
• Provide 7-foot wide sidewalks adjacent to the parking areas.
• All landscape buffers along streets (public and private) must be designed and installed in
accord with UDC 11-3B-7C.
• Provide three pathway connections to the El Dorado business park along the eastern
boundary as proposed.
• Provide bike racks for each apartment building.
• 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 shrub having a minimum mature
height of 24 inches shall be planted; and
- Ground cover plants shall be planted in the remainder of the landscaped area.
• The applicant shall submit an Alternative Compliance application concurrent with the
Certificate of Zoning Compliance to mitigate for the eight additional trees along the
southwest boundary. The applicant shall also coordinate with ACRD for any landscape
improvements 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.
1.1.3 All parking stalls shall meet the dimensional requirements in accordance with UDC 11-3C-5
1.1.4 A CZC and administrative design review approval is required prior to issuance of a building
permit for any and all of the multi-family units within this development. NOTE: A CZC
application may include one or more multi-family units on a lot/parcel.
1.1.5 As determined by the Community Development Director, the multi-family buildings constructed
on this site shall generally comply with the renderings submitted to the City with the CUP
modification application, and as modified by the conditions of approval herein. 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
Exhibit B _ 1 _
of the development and incorporate similar building materials. At a minimum the apartment
buildings 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.
1.1.6 All signage for the site requires approval of a sign permit. All signage must comply with UDC
11-3D-8I and 11-3D-10, Table 2, for subdivision identification signs.
1.1.7 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.
1.1.8 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 surrounding single-family residences.
1.1.9 The applicant shall comply with the specific use standards for the multi-family developments
listed in UDC 11-4-3-27.
1.1.10 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-SB-6F4.
1.1.11 The applicant shall record a final plat prior to obtaining the final certificate of occupancy for any
structure within the proposed development.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in E Blue
Horizon Dr and S Loftus Ave. The applicant shall install mains to and through this subdivision;
applicant shall coordinate main size and routing with the Public Works Department, and execute
standard forms of easements for any mains that are required to provide service. Minimum cover
over sewer mains is three 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 Deparhnents
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 Works.
2.3 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
2.4 The applicant shall provide a 20-foot easement for 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 dedicated outside the plat process using the City of Meridian's standard forms.
The easement shall be graphically depicted on the plat for reference purposes. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. 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 available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
Exhibit B - 2 -
the developer will be responsible for 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 or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.7 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, 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.
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 MCC 11-12-3H.
2.13 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, 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 ACHD. 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 Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.17 100 Watt 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 for approved. The street light contractor shall obtain the approved design on
file and an electrical permit from the Public Works Department prior to commencing
installations. The contractor's work and materials shall conform to the ISPWC and the City of
Meridian Supplemental Specifications to the ISPWC.
2.18 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
Exhibit B _ 3 _
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 contact Land Development Service for more information at 887-2211.
2.19 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two ,mss. 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 contact 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 %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 corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
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 & D103.6.
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 Operational fire hydrants, temporary 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 Code Section (IFC) 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
portion of the project which serves more than 50 homes, as set forth in International Fire Code
Section D107.1. The two entrances should be separated by no less than % the diagonal measurement
of the full development as set forth in International Fire Code Section D 104.3. The applicant shall
provide a third emergency access point on the west side where the complex parking area and E.
Blue Tick align.
3.7 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
3.8 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1.
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
Exhibit B _ 4 _
drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of
13' 6". The roadway shall be able to accommodate an imposed load of 75,000 GVW 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 Fire 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 sixty 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 be 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 Meridian Fire Department for
details.
3.14 Any newly installed Fire Department connections for sprinkler or standpipes will require locking
Knox box plugs.
3.15 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom sensors to ensure a safe and efficient
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 Works 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 Where 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 throughout 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).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout 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).
3.18 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 & 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 Fire 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 IFC 102.9.
Exhibit B _ g _
3.21 Buildings over 30' in height are required to have access roads in accordance with the International
Fire Code Appendix D Section D105.
3.22 Maintain a separation of 5' from the building to the dumpster enclosure as set forth in International
Fire Code Section 304.3.3.
3.23 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
have a clear driving surface of 20' in width capable of supporting an imposed weight of 75,000
GVW, per International Fire Code Section 503.2.
3.24 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1.
4. POLICE DEPARTMENT
4.1 The Police Department did not provide comments on the subject application.
5. PARKS DEPARTMENT
5.1 The Parks Department has no comments related to this application.
6. REPUBLIC SERVICE COMPANY
6.1 Please contact Bob Olson at Republic Services (345-1265) for detailed review of your proposal
prior to the public hearing.
Exhibit B _ 6 _
C. Required Findings from Unified Development Code
1. Conditional Use Permit Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) 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 which the use is located.
The Commission 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 multi-family
Specific Use Standards.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
The Commission 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 Commission 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. This type of use was intended for 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 Commission 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 Commission finds that sanitary sewer, domestic water and irrigation can be made
available to the subject property. Please refer to comments prepared by the Public Works
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 Commission finds that the applicant will pay to extend the sanitary sewer and water
mains into the site. No additional capital facility costs 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
Exhibit C _ 1 _
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors.
The Commission 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 Commission recognizes the fact that traffic and noise will increase with the approval
of this development; however, the Commission does not believe that the amount
generated will be detrimental to the general welfare of the public. ACRD will address
any traffic concerns with the proposed development.
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 Commission 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 or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit C - 2