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Accolade Apartments MCU-12-0046. 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 upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of August 21, 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 conditional use permit modification is hereby approved per the conditions of approval in the attached Staff Report for the hearing date of August 21, 2012, attached as Exhibit A. D. Notice of Applicable Time Limits 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 Engineer within this two (2) year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-SB-6.G.1, the Director may 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). 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 development 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 August 21, 2012 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). MCU-12-002 -2- By action of the City Council at its regular meeting held on the 2012. COUNCIL PRESIDENT BRAD HOAGLUN COUNCIL VICE PRESIDENT CHARLIE ROUNTREE COUNCIL MEMBER DAVID ZAREMBA COUNCIL MEMBER KEITH BIlZD MAYOR TAMMY de WEERD (TIE BREAKER) day of , VOTED VOTED,,..~.:~ VOTED VOTED VOTED '"`-"' Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney. By: Dated: ' ~ ",ZC~ l 2_ City C k's 0 e CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). MCU-12-002 -3- STAFF REPORT Hearing Date: August 21, 2012 T0: Mayor and City Council FROM: Bill Parsons, Associate City Planner 1 O (208} 884-5533 SUBJECT: MCU-12-002 -Accolade Apartments 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: Larrv Kovarik. Harvarr~ ~Tankc_ T,vman Anlvnak_ Krictina ilpnni 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. Key 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 adiacent neighbors regarding he proposed changes (garage design= landscaping) to the south and southwest boundaries. c. Key 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 adiacent neighbors rega_ din the design o_ 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 modification 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 adiacent neighbors. d. Outstanding Issue(s) for City Council: i. None Accolade Apartments MCU-12-002 PAGE 1 3. PROPOSED MOTION Approval 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 1/4 of the NE 1/4 of Section 20, T.3N., R.IE. b. Owner: Gramercy, LLC P.0. 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, Accolade Apartments MCU-12-002 PAGE 2 2012 (City Council) c. Radius notices mailed to properties within 300 feet on: June 29, 2012 (Commission); Au ust 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 inclose 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 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 maybe 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. Accolade Apartments MCU-12-002 PAGE 3 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 (tTDC)11-2A-2 lists 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 11-3 C-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. Mod f cations 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 mod f cation 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: Accolade Apartments MCU-12-002 PAGE 4 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 be constructed in one phase. Additionally, the applicant is proposing three connections to the 5- footwide 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 isproposing 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- pointwhich 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. Accolade Apartments MCU-12-002 PAGE 5 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- footwrought 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. 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 ACI-ID 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 -11-3 B-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 Accolade Apartments MCU-12-002 PAGE 6 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 l . Vicinity Map/Aerial 2. Proposed Site/Landscape Plan 3. Building Elevations 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 ~'"~ f ~; "~ i Nr 2965 -~-~.,., _ -,. ` ._.._~+-©' ~*. ~' __._.~____ 1869 ; t~ t_,....^'.._...~~~ _ i _._..~._._-~..____ .............._.... if O ~ . u~' ; 1850 1$74 ~ r 1$73 f8bi ~;; ; f ! '~ ~ ~ ul 1 •- 1 ......................_. _-. _ ; ____~......._. +n ~`- ~~ _._;....................................... 1937 ~ ,~ ...................... l~~ 1902 ,~ 1916 ~ ''~~~ ~ 1940 1925 1411 C~ /'~..<~~ _ ~ 8 BL'l~°'tit~f'tY3ON-'[7R f _.d ~;s ~ i ~t...~ f _.... _. ~,.,~,, i L .........................._....-,._.... ~ p 1" ~ i 7 E 2069 N {r3 2747 t 2950 ` 2b21 2685 2131 J (' t { v ( __ _ ~-, ~'01V~ r 2000 I f+~,... ..... ____.___ ~ »'~ DFt. O ~ ~ 2116 .__-___.__._ .._~ ~j1 ~` fT`.~ "'~.,a ' TN-R ~ ~'' 1 ~ . ._~ 2131 2150 ! `• UE T+Gk-S~--- ~ 1~ ~ ~. .. 2971 ; ____ 7:1~. ~~ ' ~~ ~ 3015 2549 , ~~ I „~ X11 "'~.,, 2257 f E"'~ 3 i ~7f 2264 t~ 11 . 2948 f ~~.~ `--f-Of~fFFE3N-5~ - ~ ~ i -~'`j ....._ __ ~. ,,. :, C',{J 2275 ...t........; .,~ ~ -r< ~ ~ 22x4 ~ ~ _-- .~ fi ~ ~a N ~ ,_ _____._ ~ ~ i 148 ,yT t ~r-aR j i t .G~PP~ft 1'' fd7 5 ~ ~ ~ 1 ~ °~ ___... ~,.w-.~- _ 1 2400 1 ! ~ .. ~, 1 0 ._ ~......_~...., t....... it, 2867 ! ( ! „_ P ~ h w ~_ ~ • 1 ! 2-100 ,_~ __._.. ~ N E ! . .._....,....._......__ i 1 w i ~,~ .., .-....._......-_.. N „~.... .. _..._..~.. _..~....____.t.. ~ t p 2400 ," .°' _ M as ~ ~ ~ ~ "~) '~ °j o M ~ °J '~ I ~'' o ' N ! ;o' . -~C"w o M 1 N ,i., ~ti '\~~ ~~. O; NLN~ N f N' N I N ~ N E n ~ n ~W~~ W (N N ~I N I ~~ ~ ~' Z~~~~ E.... ~i ~ ~ ~ s. ~ / 1. 1-, j~ I N N ~ N N N I..t 1 O~ I ;`~f4 \` e ++rt~-e~tttt ~s Fi'';{ N ;;--~ ~ r-~, _... :. .... -"-~n?!fe+v~..~ .~~..~ • - ~~, - .~.- ..,,` X20 ~ ~ ~ ~ O f M ut ~ a0 ~ 0~ ~N~ ~ ~ ~... P~ M .,N "C WO ! _. i ~ .. __..._ m _ _ ~0 (~ t ~ '•, t~s/~~ S W ~0 ~ ~o ~o j ~D ( 1 ` O j I~O'!"' ~ t"M • to --T-'" 11SS ` WO W t ~ / 1~ ~ N ~ ``..,~ 'U ~ ~~ Sf` ~-I-.N N~N 1 N ! N ~ N I ! : j ~ NM W ~ P ~ ~ ~ ~ a 5 .c ~~ ~~', `~"! ~. ~ tis1 ~ w; `~ i 2S~ c\ ~ ~_.~ ~ ,~,_ 011 ~f•~1N-}~}--N~,NIN'' ~j W~,~.~w~',~o~. 'L ~ ' ~ • Alva ,, i~ p7 N _..RE~K-dR._~.(_^!.tJ ! N • N ~ °' ~ oa ' ~ ' a 1 1 } ~o o! ~ ..... 3041; 2578 , ` ~ ~ , ~..._....L... i,N N f N f ( a , ` r m ., , , ~ _ Exhibit A -1- 3. Site/Landscape Plan (Approved and Proposed) ~~~~~ ~N...~...,,~.~. ,'! b h~--.1~- -e.wi MY.sY ~~~~ ~~ k~ ~ ~~ L z• ~~ ~ k ~ 41 4 3~~' -~w 1 LAI~SCAPE PIAh .. ... _.. 8]a'i~ SAl~T L•101 FOS OVl~RALl'. STTB PLl1~T, ~ aar~iLS ~ xor~s. s L•104 FOa ~ TYPIOAL CIWIT DSTdII.ID LAND!{t3A!'' PLANB. f t_.__..._._.... ..~..~.,~_... ....a,e.~ ~..._ ......._. ~~o®cwr iutr, ,~.u.,. I,,... w.W ~~~ L.~ .. ~,~ ~.~ ! Ro w, ear r~,~-~ ,.m~sAm 1 wrarf.,a.,«rw .,-gin sna.ti ~1 n~w..a. ~•~d2 Exhibit A - 2 - ;r"' / •~awusrwrwwww~~s:{~ ,Hnaa#t~~+m ,; n ~~ , .+. :i ,+ E.BYM Tkk Sl. ~. } ia~ 7 r. ~, ~ ..~ 'rd I~I LAND5GAAE PLAN Y'~VA ~4i V•i{1AW~ a~ PLAAi• DRTAiLB Ic NOTE8. ~ SHEET Ir1041PQR TY~'ICJAL U,NrT DETAILED LAND6CAPE !CANS. Proposed Site/Landscape Plan (REVISED) ;:,~(r. cvarraru earv~e ~70 0~` .... ~.."se-" `~'7W EE NN18G INII/MS.AMI~E ~~ .~ ~ ~,~<~ *•~ ~ ~~ ~<..~. 4.41 ~,ri ~. ... ~ ..a ~ , 111! f' T f ; ~ 3 ~ ~~~'n ti Z ~ ~ ~ ~~~~~! j ~ 1 41^IrY i9M~e~ .t4 `~, w Exhibit A - 3 - 4. Building Elevations (Approved and Proposed) r~ T.. ., t~..~ rHe ~~n~n a~r,~ «,~ y` R O,:Y lS!6 ~'ri FA4;•. 1~:~4~1i}•.pl ~ev!'ASLV4ATM fROMT EItYaTION AfaR tIEVATION lEfr El~ranv+r KEYNOTES r-~ r~r•ar #/. MhM s ~.~ y..:. ~^ Ih e aal~is s (l,t Lt 1 N•L. IIL 1.....I IMK 6ERERaI rlatta ~ WW~L ~tldl "lI(T~4+K~T• ~I[[rN~i(~M ~stI K1E ~f K.i~ A' YlIp ~IN~I.i t•.'M,wF 1, fr~1-.•~H- f" Yf• u~~ir i..•c .~a.. i+, .ter The Fieida at Gramercy Apartman#s 9AdSSN:t iLAK t.~d~lAM. ip-11Q ~~~~~ ~,~''" r+r AA A~~O a~ ~;x-~, ~~:~~ Exhibit A - 4 - Proposed Garage and Carport Elevations Lrt :Y'L`i.'~ ..'' II'' II II II rr ~~ 'Y1C~ ~ Y .~~~.. V~ ~~Y ~ _ . ~` r,.L11J.1.L11111.._ ~~"k,~'~"a~,?~^`~S_ :. ~ t I I ~ ~ I I r , ~. r~lr~"~"~ per` ~ ~ 16ARA6E FRONT ELEVATION 2GARAGE ENG ELEVATION „-r aa - ' ' :-' .a f 1 k ~.1 . ! ~.~li uau~w+uw.~ais..a~.: I~ .. r- _ - ..~ u. ..~ ..r..~ yy~~~ - .,_......... ...,,.~,v.._...r, M ----- ~GARA6E REAR ELEVATION k., ~...< ;'~ T ~.N~' ~ ~.5.~ CARTORT ELEVATION CARPORT ENQ EtEYAtION ~, •r. rr ,a..,. -t "'i&LkhR ~'eLT lIC'. :t INIT, '+ :::£'i:.i :'R N6::t ,k NV :*'.: ~:i ~NF.:d .w w.: ;1.f q, ,; „p 8k:i f a4F rt! .tb: Jd . :p 'Zi *' F:1 ~,~.:ra ~:~ urea a ,r ~HaTY 1T r~t`t ~~L~^'JtC+f 1++o4rTiL1,1' `~~tK fuII..1 JiY ~dNi Mdi ';LI,. L~ Exhibit A - 5 - 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 (RZ-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. The applicant shall comply with all of the development agreement provisions approved with MDA-12-004. 1.1.2 The site/landscape plan, prepared by The Architects Office, labeled A 1.0, dated 06/27/ 12, is approved, with the conditions listed herein. The applicant shall substantiallycomply with the revised the site/landscape plan in Exhibit A including the following • 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 11-3 C-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 Exhibit B -1- 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 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- l o, 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. l .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 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 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 ayear-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 ornon-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 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 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 887-221 1. 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 ears. 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 41/2" 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 D 107.1. The two entrances should be separated by no less than 1/2 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 D 103.6.1 and D 103.6.2. 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 - 5 - 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 (345-1245) 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 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 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 Council 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. 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 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 Council 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 Council 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 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. 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 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 maybe 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 -