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Rock Creek ApartmentsCERTIFICATE OF ZONING COMPLLANCE REPORT DATE: January 22, 2013 E IDIAN~^- TO: Biltmore Company - FROM: Sonya Wafters, Associate City Planner SUBJECT: Rockcreek Apartments -CZC-12-087; DES-12-056 OWNER: Kevin Amar DESCRII'TION OF APPLICANT'S REQUEST The applicant, Biltmore Company, requests Certificate of Zoning Compliance (CZC) approval of two multi-family residential 4-plex structures containing a total of 8 dwelling units. The site consists of 0.55 of an acre and is zoned R-15. The site is located at 1023 & 1025 W. Pine Avenue, on the south side of W. Pine Avenue, midway between Meridian and Linder Roads. DECISION The applicant's request for CZC & DES is approved with the conditions listed in this report. Note: This is not a building permit. Please contact Building Services at (208) 887-2211 to verb if you need a building permit and/or inspection. If you do need a building permit, you must complete that process before you commence the use or construction. As part of the application submittal, you will need to provide one set of the final, stamped "approved" Planning Department plans, stamped and signed by the architect and/or civil engineer as applicable. You must provide these plans in PDF format and hardcopy as specified in the Building Services "Plan Intake Checklist" and include them with your building submittal set. Please contact Building Services for additional details about building permits and inspections. Site Specific Conditions of Approval 1. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. 2. Prior to Certificate of Occupancy, the applicant shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features and submit a copy to the Planning division of the Community Development Department. Process Conditions of Approval 1. No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 2. The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-SC-3C. 3. Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. Conditions Document 1 Rockcreek Apartments CZC-12-087; DES-12-056 4. The site plan prepared by Daniel A. Schwalbe Inc. Architect on 12/27/12, labeled Sheet A-103, is approved (stamped "approved" on 1/22/13 by the City of Meridian Planning Department) with no changes. 5. The landscape plan prepared by Daniel A. Schwalbe Inc. Architect on 12/27/12, labeled sheet A- 102, is approved (stamped "approved" on 1/22/13 by the City of Meridian Planning Department) with no changes. 6. The elevations prepared by Daniel A. Schwalbe Inc. Architect on 12/27/12, labeled Sheets A-201 & A-202, are approved (stamped "approved" on 1/22/13 by the City of Meridian Planning Department) with no changes. 7. The approved site plan, landscape plan and/or elevations may not be altered without prior written approval of the City of Meridian Planning Department. 8. The applicant shall pay any applicable impact fees prior to the issuance of a building permit. 9. If any changes must be made to the site plan to accommodate ACRD requirements, the applicant shall submit a new site plan to the City of Meridian Planning Department for approval prior to issuance of the building permit. 10. The applicant shall complete all required improvements prior to issuance of a Certificate of Occupancy. It is unlawful to use or occupy any building or structure until the Building Official has issued a Certificate of Occupancy. Ongoing Conditions of Approval 1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 2. The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (RZ-12-003; CUP-12-010; PP-04-005; CUP-04-006; FP-04- 078). 3. The issuance of this CZC does not release the applicant from any previous requirements of the other permits issued for the site. 4. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 5. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. . 6. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 7. The applicant and/or assigns shall have the continuing obligation to meet the specific use standards for the proposed use as set forth in UDC 11-4-3-27, Multi-Family Development. CITY COUNCIL REVIEW The applicant or a party of record may request City Council review of a decision of the Director. All requests for review shall be filed in writing with the Planning Department on or before February 6, 2013, within fifteen (15) days after the written decision is issued, and contain the information listed in UDC 11-SA-6B. Conditions Document 2 Rockcreek Apartments CZC-12-087; DES-12-056 If City Council review of the decision is not requested, the action of the Director represents a final decision on a land use application. You have the right to request a regulatory taking analysis under Idaho Code 67-8003. EXPIRATION Certificates of Zoning Compliance issued in conjunction with a proposed use shall expire if said use has not commenced within one year of the date of issuance of the Certificate of Zoning Compliance. Certificates of Zoning Compliance issued in conjunction with construction or alteration of a structure shall expire if said construction or alteration has not commenced within one year of the date of issuance of the Certificate of Zoning Compliance. In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until January 22, 2014. EXHIBITS A. Vicinity Map B. Site Plan (dated: 12/27/12) C. Landscape Plan (dated: 12/27/12) D. Building Elevations (dated: 12/27/12) Conditions Document 3 Rockcreek Apartments CZC-12-087; DES-12-056 A. Vicinity Map ~ 534 `~h ,~~ti ~ ~ ~~ e ~ - }, <1! StA t i 1 $~ '~ ~ ~ d (~e n ~ ~ ~e ~ m i ~ m ~ Conditions Document 2 Rockcreek Apartments CZC-12-087; DES-12-056 B. Site Plan (dated: 12/27/12) I ~~ a ._ S _ t {"'~iW-Y AiCS~ ~s19LE ~OE}TE TC? Pik LIC R9CaWT (~F WAY !~ (r. ~-...~cJ ~., ._ .~... ® ~.. ~w ~_"~ ..d ~JJ .a~..w' L?Y1 _-. ~ r w i r+ ~~ Conditions Document 3 Rockcreek Apartments CZC-12-087; DES-12-056 r ftMtl00q ifALLA _.... MJ%,9Rlmik~.. UtN &.~C~k3 .. RF t33T~ - 3,S!! lEl6MA66. sLX:......._......._..._....._.._..,....... ._._ .F 14~A',.....,,..,,_._ .............................._._...........~,,.ET C. Landscape Plan (dated: 12/27/12) . ~~ ~ .:~ ~ ~k.. ti gyhM~..~ ~. mks` ~w:r r -:~..~~: N SST pr,'~ ~1L'E .ii7Z~`; TJ~.HO ~' .~, x~manro~®~x uvtr~ ` _-•- V ~ i'M 9CADk AllR3l49 11^' a,,. f F t > .+~_ l ~, ~1 ~-,,.;.) `q :•~r wsr~+.. tt t' N ~_ ~ F+Sp..a. 9P3'eS+L:FY ,we=.PA= Mif .T`- LL Ii^ iy .. ~ ,~wr~~, ~ ~ ~ r ~. ~-,. .~ 'h .. :: 3 r ,. ~ i i r . ~ ~ -..+. ' x~tn +a~..w*.~ wnc d " T~'~~ ~ varnv ~rw . ».ac~= ~ ~ ~ ~ -' iv.,wer~ i~ - ..+ ! i l_ 'r ~ ~ j ~~ ~` 1e%p ~ ~ ~' mo ~L ~~ ~ ,- ,. 1~ ~~ ~ i J _ _ T _ I ~_ y, ,~ YY . ~_ ~~ '~ ~: ~~ _~~ ~ _ .~=T Conditions Document 4 Rockcreek Apartments CZC-12-087; DES-12-056 D. Building Elevations (dated: 11/30/12) Conditions Document 5 Rockcreek Apartments CZC-12-087; DES-12-056 C ,.: .vw ~ ~fi 1` pwr - I -Y 77 ~ ,~ - +1f k ~ ,~ .._ ._ _ _~~ f ~ I ~ to ,~ it 'J ~'I tY7Y. -... .~, r ~II~ ~ _:_: , ~ ~ ii f __._ ., ._. - -- . _. ~__ _ _. _ . __ /'%_ ,. ~a 4 ti • frltife..e. 1 ...-.' ..~ ~y~ r. << ~; ~ ._ , , . . a ~ ~ ~ M~ ~ _ ~~ _ ~~ -,~ ~ ~F, ~~ -,.,,, -~ ~qy...C, mt~ .~ '" -r- / a. mwtu~ra .,.«. ................_....._....._................_ ., 81ffE 57ORACiE ENCLf?SitdRE $3... ...._...._............_........_....._........ AN©Vk51TOR Bt!(E RACK ""' "Y.y.... MF J~ t t~J .... ~___ .4. ' '~ - ... ' ` :AS. ~ ENsD EIEU RTIfiN: i ~. ~ j ~. ..... x:e.• x ..y xt:".~xg.. ^.x::... "s.: .. ...........A".... ... ....... .. i .__......._.._........ .. i '; .....__.__ .............. e_....~ .. i ~ Sri .. BBCE ~Y.GQR Plp#! ~~-L~ _ ~ y... _._..._.__._.._ g:R+RTIOM_..._..........___,_.__._. ~.r us ~,~,~« ~ .%~ . ~~ m . ~~;. ~.~~-- a nLOC IE~GG ...__. ;}2'b'I4'Tp 606TCNp4~ttYl.°. Mfl`TElOU EA BIKE 3ECTN)N ~~ M66 Conditions Document 6 Rockcreek Apartments CZC-12-087; DES-12-056 I I • l r i. M 1 • 1 Y IIYS`~ ffi39~ R~4AlF%~$-'° .«e .mz xo.,e.,. .... _.... ......... ....x .. .:1 . ~~... ~ , z ._ ' _. .. v. ;...._ .......... ., i 21W lEVEI ~ ZN6 tEVEl ~4ay.1! ~.. ~ ~ sANatR m w ..vex » _ ~ _ I ve+ s ` C ~ ~ .. ,. ....... 6 ,. W... ~ ~4N r x r S M 1 r Conditions Document 7 Rockcreek Apartments CZC-12-087; DES-12-056 E IDIAT'~T*. l ~ ~a; a~ ~a Planning Department ADMINISTRATIVE REVIEW APPLICATION Type of Review Requested (check all that apply) ^ Accessory Use ^ Alternative Compliance Q Certificate of Zoning Compliance ^ Certificate of Zoning Compliance Verification ^ Conditional Use Permit Minor Modification {~1'Design Review ^ Private Street ^ Property Boundary Adjustment ^ Time Extension (Director) ^ Vacation ^ Other File number(s): ~~z l ' l ~" ~ ~~ D~5- iz-~ 5ia Project name: ~~oC,K ~° ~ [ K /~1~5 Date filed: Date complete: ,C_~ ~ Assigned Planner:,`~~~ ~~ ( I Ck`1 ~r~'l~_- Related files: ~' t1 F - 1Z-a 1O Applicant Information Applicant name: Biltmore Comnanv Phone: 895-0500 Applicant address: 3681 N Locust Grove Zip: 83646 Applicant's interest in property: ~ Own ^ Rent ^ Optioned ^ Other Owner name: Kevin Amar Phone: 895-0500 Owner address: 3681 N Locust Grove Zip: 83646 Agent name (e.g., architect, engineer, developer, representative): Greg Wilstead Firm name: Biltmore Comnanv Phone: 895-0500 Address: 3681 N Locust Grove Zip: 83646 Primary contact is: ^~ Applicant ^ Owner ^ Agent ^ Other Contact name: Kevin Amar Phone: 895-0500 E-mail: kevinna biltmoreco com Fax: 895-0700 Subject Property Information Location/street address: 1023 1025 W Pine Avenue Assessor's parcel number(s): Township, range, section: TW N 3 ~~ Qan_T_, sec ~2 Total acreage:.55 Current land use: Vacant lots Current zoning district: R-15 33 E. Broadway Avenue, Suite 210 • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org 1 (Rev. 11/4/08) Project Description Project/subdivision name: Rockcreek Apartments General description of proposed project/request:Cnnstruction of 2 new multifamily 4 plexes Proposed zoning district(s): N/A Acres of each zone proposed: Type of use proposed (check all that apply): ^~ Residential ^ Commercial ^ Office ^ Industrial ^ Other Amenities provided with this development (if applicable): Bike rack, BBQ, Picknick table Who will own & maintain the pressurized irrigation system in this development? Which irrigation district does this property lie within? Nampa Meridian irrigation district Primary irrigation source: Irrigation Secondary: Citv Water Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water):.10 Residential Project Summary (if applicable) Number of residential units: Building: Number of common and/or other lots: 0 Proposed number of dwelling units (for multi-family developments only): 1 Bedroom: 0 Number of building lots: 2 2 or more Bedrooms: 8 Minimum square footage of structure(s) (excl. garage): 4376 Proposed building height: 26' Minimum property size (s.f): 4376 Average property size (s.f.): 4376 Gross density (DU/sore-total land): Percentage of open space provided: Net density (DU/acre-excluding roads & alleys): Acreage of open space:..35 Percentage of useable open space: 75 (See Chapter 3, Article G, for qualified open space) Type of open space provided in acres (i.e., landscaping, public, common, etc): Landscaping, parking lot Type of dwelling(s) proposed: ^Sfngle-family ^ Townhomes ^ Duplexes OMulti-family Non-residential Project Summary (if applicable) Number of building lots:_ Gross floor area proposed: Hours of operation (days and hours): Percentage of site/project devoted to the following: Landscaping: Total number of employees: Other lots: Existing (if applicable): Building height: Paving: Maximum number of employees at any one time: Number and ages of students/children (if applicable): Total number of parking spaces provided: Authorization Print applicant name: Applicant signature: (208)884-5533 • A Seating capacity: Number of compact spaces provided: Date: r Suite 210 Meridian, Idaho 83642 (208) 888-6854 • Website: www.meridiancity.org 2 ~_. _. BILTMORE CO. Project Name: Rockcreek Apartments Property Location: Pine Road between 8th Street and Linder, Meridian Certificate of Zoning Compliance: CUP-12-010 The purpose of this application is to obtain the Certificate of Zoning Compliance for Rockcreek Apartments in order to submit building plans and commence construction. The plans are designed subject to previous review and construction techniques and finishes will be harmonious with the existing buildings within the vicinity and subject to all current approvals. In addition to the construction of the buildings this CZC application includes the request to install full length covered carports in front of the new buildings as part of the construction of the building. Please contact me with any questions. Sinc~r~ly, F. Amar, Ma Biltmore Company 3681 N. Locust Grove#100, Meridian, Idaho 83646 "' 208.941.3368 (p) 208.895.0700 (f) B I LTMO RE CO. Project Name: Rockcreek Apartments Property Location: Pine Road between 8th Street and Linder, Meridian CUP-12-010 The purpose of this application is to obtain the design approval for Rockcreek Apartments in order to submit building plans and commence construction. The plans are designed subject to previous reviews and construction techniques and will be harmonious with the existing buildings within the vicinity. The front facade is designed with a mixture different element, such as batten and board, shake, stone veneer, horizontal siding and shutters. In addition to these different mediums the roof is a balance of both hipped and open gables. The entrance for the 2 buildings is centrally located on the lot and will provide more than convenient access to the buildings. There is a good deal pattern variation on all four sides of the buildings, which will include 3 different paint colors along with the stone veneer. The mechanical equipment will be shielded with shrubbery. All 17 parking stalls will be covered. All exterior siding will be LP siding. The horizontal siding will be a true lap siding, no cottage lap siding will be used. The stone veneer will be Harris Stone. An existing sidewalk runs from the east side of lot 3 to the west side of lot 4 connecting these two lots to the existing Rockcreek subdivision. Bike racks, a picnic table and a BBQ will be located between the two buildings. Please contact me with any questions. f`" ~Sin~e F. Amar, I~IaJhager Biltmore Company 3681 N. Locust Grove #100, Meridian, Idaho 83646 ^' 208.941.3368 (p) 208.895.0700 (f) ADA COUNTY RECORDER J, DAVID NAYARRO AMOUNT 8.D0 ; e018E IDAN011/04108 iD:06 AM DEPUTY w~~l Allan III IIIIIIIIIIIII IIIIIIIIIIIII III I I III RECORDED-REQUEST OF 109124432 C d C Caplbl WARRANTY DEED (CORPORATE PoxM] Rode CtedcYisa LLC aUmhod Liablilty Company orgmimd end ealetlog tinder the hnvs of the Sate af]daha tsith fts pfinolpal oNoe st 827 & Brldgeway Pka, Suite 100, Bogle, Idaho 83616 of the County of Ada Sate of Idah0. 8rtmta; bereby CONtrBYS or dRAN7S and WARRANTS 70 Bruee d! EuoNe Farrelly 127 Delaware Ava Leurol, DE 19966 "Grsoted' For We vdtw v Odloax Clrstttea the emoant osf S90;O1q~.00 (tiro "'Oidgl~ py ~~n ~~~ dal, dated ea of [7ulY 21, 2005], agreeing to paY WI~RBAS, the prudes dcsite to cancel the Ortglae! Obligetlon and, in ratwa, Rork Meek Fines LLC for and M behalf of GdeC Capimi 11,C., wIB provide to Gurnee thin watramy Dowd of the below ptvperiy 8oe fldl pt{ytumt of Orlguul Obligtdion sad Iaveatmeata dated July 21.2006 m CdtC Cap1W LI.C all upm the terem, eovenm6~ wd oondhlaos hetehtatler set Earth haefa. CANCJi:Lt.ATtON OF ORiG11YAL 013LIGATION NOW, THBREPORB, bt oonswatat[on ofthe taregohtg end e6e mural promtam, caveoan1e, and sgreementa Ibraiaelter ad tbtth, sad RDt dba good twd valuable cosaidaatloq the reulpf, tttiegtteey, end lepl tatfflciawy of which ttro hereby ranfeased sad sckaovrlodgat, Cd<C Capttat L1.C and Orestes do hereby agree u tollowe: I • The Original Obligadon is hgdry taadoatcd to Ha mt(cegr end shell bo dellvaad w CkC e.pial LLC marked "CANCELLED," and Bower heroby trleasea, eoquia sod tbrwar disohacgea Cd<C Capital LLC aed Its ol6ats, mambas and atliliatae 8rom any sad VI alaima, demands, ewaas ~ aetloo, obligedons, leases, dsttnges, snare sod expeaaes, arlaitig under orrelated In airy Trey ro the thigtnal ObRgatloa In tshart for the ceacdletiaa ofthe Orighnl Obitgatloa, CdcC Caplal LLC hereby exeartW tnd delivea b Grantee thb Wetrntty Deed, vrhich ehdl evwtaux s peymad obl[gatlon that C&C Caplhl I.I.C owes to Orantac )o the p:isclpal emowt ofS[90,000.00 ]. m set forth below The following described tad(s) offend in Ada Cowdy. State of ldaha: Lot 3 m Block 1 of AM@1DBD PUT Op ROCKCAEEK BUBDIV18ItJN, ecoading to the ol9dal plat thereat Ned m Book 95 of Piset at Pago(s)11582 std 11383. ol5aial teoords of Ada County. Idaho, Locadoa alttbovo duaibsd property J, .Q7j w. Pine eve HaaoNa Street The otHcas who sign this decd hereby eerily flat this deed sad the traaafbr «preaemed thereby wn duly strthorized tinder e tdolunon duly adopoed by the board of dhaxota of the gnmtor st a 4wRd 8 ddy bew sod attended by s queues In witness whaeot the Brentor hu txuxd Its corporate Hama end seal to be haeunW aflbced by tts duly au0torlred ofAceta this 30 day oCOctober, A.D. 2009. ~ ~,.EW IS ~rt„~ ~~ r~~ ~ ~,~ ~_ u ~" Fleck t'_reek Pted~r` C-'S/ RA'C\B NAME) MANAGING MEbtBBR ~/ B F .- Eanen Fartelly Stabs of Idaho } County of Ada ~}as. On thiaq ' day of / `^~" . 20~, / before o~x,'a^notary public in for said State, personally appeared ~ `~ !mown to me to be the petsaa( )~ subsai to vnthin instrument, and ackaowledged to me that executed the same. (IgOTARY PUBLIC) My residence is ~[„G~- My commission expires (NOTARX SEAL) ,y`a\QPr'••'•.... ..............GL~, ~ Nor, ~~~ `_ r ~~= _... ~' ~~ Groat«: ~1 w:'Q. ~~c~l l `~ 1.~{~~ ~Q ~r~.t~t~ ~~ State of~i f^ } County p~yr.~,,},is. ~,~-~ On thia~,g~ day of UCLO~ e ; 20 D~ befora`~~otary c in and said State, personally appear ~~~ !mown to tna to bptuson(s) whose name subscribed to within htntroraent, and acim !edged to me that executed the same. ~~ P ~ My commission expiros ,ptilttNtpt~,~ ,~~ Lewis ?~a~ ~++~a 4~ i Z jtS 1~' . =~~r ~ ~t 7 ii~~~ w w ~~.~~" ~d-'ri .~~ ~ 1f: ~ ~ ty ~ ~ ~ ~Ow ~~ AOA COUNTY RECORDER J. DAVtD NAVARRO AMOUNT fi.00 2 rlOl$EIDAHOIIl04/09 10:06 AM {{ II 1e 11 III 1+ II'' 1`11 aafftt ii1i1!11 DEPUTY VIcldAllen 1~I ~I~~~f~1~~~1~~Q~11~~'~~~If9~til~i RECORDED-REQUEST OF 109124431 C d C Capital - WA~ZRA.NTY DEED (coxroxn~ FoxHn Rock Creek Plea LLC a l.fmdted Liability Company otganvsd and adstlag coder die laws of the Soue ofJdaho, veldt its prlaeipN office ai 6275. Bddgoway Plao4 Suite 100, l.eglq fdabo 83616 ofthe County of Stara of Idahq gxatdo7, hereby CONVE'yS or oEAxrs and wAttRAN'I's To arms 8 F.mrda FmsUy 127 Delaaate Ave Lnuel, DE 10936 and phoebe Bi 8iarlc Diamond Rd. 9myraa. nE 19971 '(itatttea" ' For the value m Collaws; WtiI+SEAS, C&C'Cap[mt LLC mtenmd that eclair [inveumern LUtaaJ, dated u of (July 21, 20Q5 and July 23, 2003), agrcdng m pay Oranleethe arMtmt eC 510,000.00 and 530.000.00 for the te4d od'SI00,000.00 (tbe ~Ocigloal OhEgsdon"). Wf16REAS,16o prides deahe b tmcd the t'hl8teal ObEgatlan and, m tetum, Rods Ctedt Plnrs LGC for and in Dehaif of CdcC CapNal t r_. ~ , w(Ii ptnvtda Io t3osatee tld: Wmenty Deed of the bebw yopeRy for fltdl pq'mral of tkipjeal Obfi~tlm and 6tret4mmts dated July 21, 2005 and Inty 27, 2003 m CdcC Capital LLC all upon the terms, mvcmnts, and conditions herelmdkr ac[ forPo hereh~ CANCLIJr-TJON OF OSiGWAi. OIILIGATION 1!IOW,1FIDtEFORE,fin eeaetderalion oftha fotegoidg and the mstnal pvomiae; wvensob, and sgrexmetns haelaetlar sd forth, and 1br odta goad and valuable oansidesadan, Ote receipt, adequacy, and !agar suffielenry of which are haroby eoafmard and aclmowledged, C.1$C Capttal I.I.C avid (irrmta do hereby agree ere tblbwa: I. Tice Odginsi Obligation la heeeby termmeied in its totirep~ and shall be delivered m Cdr.C Cephat LLC marlmd "CANCELLED," and Holder hadry releivu, soquha and 6ixevrt disehacga CAC Capitd LLC sad its afsfeaa, mambas and a811fata Bout any and ell elsfmr, dttmaed~, cstaw oFacdon, ohEgetianq Iossra, damages, vests ardaxpesaea„ arisitrg aada or ttlated [n cry way W Qre Odglnal Obligstloa Inretutn fore onalletion d the fh{gioal Obli6atioq G4C Capihi LLC herebyexotsroes aaddelivacs to f3rmwe lirb Wsaanty Dead, which abaE evidence apayment obEgadoe that C&.C Caphe! LLC owcaw Ckmttee is the pdndpal amarmt of5(t00.000.00 J, a as Wttltbdaw. The following desalted tract(s) of 1md in Adr Camq; Stara of Idaho: ' Lot 2 fa 8kat 1 ofANE3@DED PLAT OF 80t~CC1tEEK $UBDIVJSION, +> m the o>Hda1 p1s thaeoS fficd w 8ook91 of Plata atpage(s)11582 aed 11383, otFuial teoordaof Ada County, Idaho. Location of above deaortbed property ~ ~. pme Ave IIOUSCK0. $LYat The oiBeraa who alga tbb dad hereby outiQ'thst thla deed aodthe traroftrl ~¢aattad thceby was ddy authorbsdtardor -teeolutioo dutyadopted by the toed of diratas of the graota et-hnr8tl roeafog duly held and attendod try agnornm. In witrnss vrhetoot:the grantor hat creed its oorpmvme aamo sad aeai m Ee berwoto affixed by iss duly wihaiied officers this 30 dsy of tkxobcr, AD. 2tM19. Stare of Idaho } Comriyof Ada ' }ss. Oatht~~day of~ before e a ~o~mynpublic ht Sor said Site, PAY ~~ ~t~ lmawa to me tD be thepecaou(s) wuosc panu aabsciibed to t;e within insutuaen; and aclmowkdged to moflmt `7'l,{[._ azeamedtheseme. r . i,1y 701Ide11C0 is iViy commlaalOn d7L~ t `~ (NOTARX S ~ Norwy ~-aw ~~ ~~~ ~ ~~~ r ~ i t~ statear `DtG } CouotY o~as. Onfhis3l~~ dryof dt~dDF;(200~ b~elba~em~a~a®not~ary' public 1n aAd ibr said Shte. PeisanellY ~J~~ ~ .~L~~""~ imown to me to ba tlro paaoa(s)~7~~2~d~a~ nafe6 sabsend~withm iosCUmmt nod admowledged m me executed the sama. IHy rammiasloa exn'nes ~ AFFIDAVIT OF LEGAL INTEREST STATE 4~' IDAH4 ) }' COUNTY OF ADA (n e) (address) (city) (state) being first duly sworn upon, oath, depose and say: 1. That I am the record owner of the property .described on the attached, and I grant my perrrtisson to: .(name) (address)~.,,~P„~,~j(~I G~.Y~. ~ l~ to svbmzt the acearnpanying application(s) pertaining to that property. ~~2'`-~' ' 2. i agrt;e to indetnnify, defend and hold the City of Meridian and its employees harmless from. any claim or Iiability resulting from any dispute as to the Statements contained ' ~ herein ar as to the ownership of the property which is the subject of the application. 3. Thereby grant permission to City of Meridian staff to enter the siibject property for the purpose. of site inspections related to processing said application(s). Dated this ~ ~ ~~ day of ~~ _ , 20 ~` y' (Signature) SUBSCRIBI/D AND WORN to before me the day and year fast above written. ~~t G 1t~ ____ _ • . ~ PI r EXPIRES 6 M : _~pN 10, 201 I/-~ Residing at: +V+, ~+~*,~rr0; ~~~P ,.~ I~2y Con~un~zssion Expires: ; , f ~ /~ ~' 33 E Broadway Suite 21(? • Meridian, Idaho 83642 PBone: {208) 884-SS33 • Facsimile:. (208) 888-6678 • Webster ww~¢meridancity.org i Biltmore Co. Mail - 1023 & 1025 W Pine Ave ~; ~f f~~ ~yt;~~31L Page 1 of 1 Greg Wilstead< greg@biltmoreco.com> 1023 & 1025 W Pine Ave 5 messages Greg Wilstead< greg@biltmoreco.com> To: clittle@achdidaho.org Christy, This is Greg from Biltmore Company. I need conformation from you that we don't need a traffic study for the 2 four plexes that we are building at 1023 & 1025 W Pine Avenue, Meridian. Thank again for you help Greg 866-7352 Christy Little< Clittle@achdidaho.org> To: Greg Wilstead <greg@biltmoreco.com> Fri, Nov 30, 2012 at 2:37 PM Fri, Nov 30, 2012 at 2:49 PM Greg, No TIS will be required. Impact fees are due before the City will issue a building permit. Christy 0 0 0 0 v 0 0 N O P~ A ID sz~ f~ Y H ~- N I 1 S ~ ~ ~ °~ e~ «g ~ ae ~ ~~~ ~~ ~ ~ $~~> ~ ~ ~~~~~ ~ .. r'd8 ~ ~ ~~~ ~~ = ~ ~$ ~ ~ ~ ~'~ ~ ~ ~ ~ ~ $~~~4 '9~g G ~ ~ Ib L~ _ N~o H ,s S ~~ ~ N ~ ~ $~~ z~ ~ ~ P Ix ~ ~~.' t ~ F p ~^i ~Z~ ~ ~"~ ss ~ ~O SP ~ Q~ ~o~~ ~ o 4 ~$ ~ ~~ 4 c ~`~~~~ c ~ ~ ~ ~ ~ ~ ~ k b 5 ~ 8 g~ _ ~~ ~R ~~ m~ > _ ~~ $ ~ ~ F a ~ ~~>~~ ~~~ ~ ~ Q ~ ~g ~9 ~~ ~ % a 8 ~ ~~~~ ~~ ~" ~ ~~ ~~ - $ z~ $ ~ ~ ^Jg~~~ ~~Fi g ~ N. 1 1 TH WEST ST. B SIS OF BEARING . , , . , , I ~ ... ......... ...........serao'is't nsx.av' ~ ' ' _• saa3a ~J ~ W PINE ST. - ~ - - - _ - ~ / I ~.~. ~ 589'30'1 fi"E 319.96' ~ ~ ~ ~ ~ ~~xs.as' ~ ~ .. 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O ~ a + ` ~J 0 ~ '~tj ,1 ~_~C%t ~,.i,~ .i:; .7 i I F .o ~$I 9~' y a I I m~ b b+ vezTSx'w--+ ~m J H ~ W ~ ( I ~ pNj I YrQ I a~ I eN I ' ~I x t 2a E NM92r4x11~ r V4.06"l ~I ~>T>a~ff~~~ ~ I I N"1 a o~~ 'Jy I GI 1 a T \cd .`14 .~ ,. ~, ,'.,t r '~AbE i}~~~~t~~~~~f ?~ ;. i i ~.~lf~i.l$ :~ u l Ci:i~ ,., r -N.00~ I I I or Iv a R "~ I dl A~ i ~ "w I I ~ I nvezr4Zwl ~ ~ i ~64.OC -I ~~ i, I~$ I I 0~ 8 -s ICI ~d~o I I - xa I X~ ` I Noo -~n+ Neszr~z m ~ x Z ~ e4.oa• -l o o x~ p n ~6M~ i° SIN ~ N C~piW or C $~ I~f $ ~ is8~~ Aw I > n M I ( r H C ~ ,,~ /`1 '~ I _ p ~savzs4 ~ ~ ~ $ ~ ~ NOe ~ ~~ g ~s~ ~ ~d ~~ ~ ~~ (' -64.16'• _.I }i I I H~ y I° ~ i y I V b O I -~ I' ~~ I I f N6GZ741'W{ ~*~' °x oy i~ .~ 3 ~~ ;~ §,UMON PACIFIC RAILROAD ~_ _ _. .. .. T ' [1 I E TT1T A '1~T~ Meridian City Hall, Suite 102 11.111"~l`~ 33 E. Broadway Avenue I D ~ Meridian, Idaho 83642 Community Development 208.887.2211 Department Address Verification Date: 12/3/12 The address information below has been researched and verified as the "correct address" by the City of Meridian Community Development Department. Project Name: Rock Creek 4-Plex (East Bldg.) Address: 1023 W. Pine Ave. Zip Code: 83642 Subdivision: Rockcreek Lot/Block: 3/1 Parcel: 87533410030 Note: Subdivision is spelled "Rockcreek" (one word) on recorded plat. Apartment complex is spelled "Rock Creek" (two words) 1) The address has been assigned based on available information. This address should be considered temporary. Final address to be assigned upon completion of development. 2) This address will be required to connect to municipal services per Meridian City Code 9-1-4. X_ Municipal water is available for connection at this location. _X_ Municipal sanitary sewer is available for connection at this location. This property does not currently have municipal services available. 3) This is an existing structure that is currently connected to municipal services. ALL PLANS BEING SUBMITTED TO THE CITY OF MERIDIAN WILL BE REQUIRED TO CLEARLY REFLECTTHECORRECT ADDRESS AND SUITE NUMBER (IF APPLICABLE) AS REFLECTED ABOVE. Address Verification Rev: 04/23/12 E IDIAN,- Meridian City Hall, Suite 102 33 E. Broadway Avenue I r Meridian, Idaho 83642 Community Development 208.887.2211 Department Address Verification Date: 12/3/12 The address information below has been researched and verified as the "correct address" by the City of Meridian Community Development Department. Project Name: Rock Creek 4-Plex (West Bldg.) Address: 1025 W. Pine Ave. Zip Code: 83642 Subdivision: Rockcreek Lot/Block: 2/1 Parcel: 87533410020 Note: Subdivision is spelled "Rockcreek" (one word) on recorded plat. Apartment complex is spelled "Rock Creek" (two words) 1) The address has been assigned based on available information. This address should be considered temporary. Final address to be assigned upon completion of development. 2) This address will be required to connect to municipal services per Meridian City Code 9-1-4. _X_ Municipal water is available for connection at this location. _X_ Municipal sanitary sewer is available for connection at this location. This property does not currently have municipal services available. 3) This is an existing structure that is currently connected to municipal services. ALL PLANS BEING SUBMITTED TO THE CITY OF MERIDIAN WILL BE REQUIRED TO CLEARLY REFLECTTHECORRECT ADDRESS AND SUITE NUMBER (IF APPLICABLE) AS REFLECTED ABOVE. 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PINEAVE ~ ~./- ~ ~"~~~ ~ > ' ~ BILTMORE CO ~I a - L:IBILTMOREYUShmoraWPLEX RUSHMOREHIPrenEerplan.pln I ~ ! ~ ~~ -~ ,:~ ` ;~ ~ I __ ~ "; ~I ~,% ~ ~ ~ - =~'j~ I'~ ~~ ~ ~ ~ , ~ ~ ~~~ r. ti ~%~c .~ 4~~ -_ ~~, I 'I t L~ /u.:n~AT. ~ ~ " I ~ ~ ~ ; ~ `i ~ Ff ~jl~ ~f / ~ , F 1 "- , ~.1 ~/I ~~ .) fir. ~ ~ ,~ ` 4 r ;~ ~ 1 ~ ~ r: ~~~. i ,~~ I~ ~ , -~Y ~ _ ,~ ~.,,r , ~ ~~ ~,{~ . ~I ~,;~~. ~„~ ~- ~~ ~~~. $. S ~~ 7~ v w v ~~ sn d 4~ .~ ~` ~:. _ ~! ~ Kc`~ ~ !`v_~ ~ ~I!' ~r ~ y. -~ ~l +~9 .~ ~ i'~~/ ir' ~~ / ~~ ~; ``; ~~~ '~ I t~ _,_ _-. ~~4LF II '~ 1-~l. ~~~ -~ ~,~ ~ o~ t 39 € iv m- D tl1 0 Df '~ aor ia'r~~9e~a C ~ein~=a~ N ! ' s m ~~~ ,~:g~~ 1025-1023 W. PINE AVE $ ~ ~~~ ~ ~ ~~> =x w - '1 ~ ~ ' 'o BILTMORE CO I~ 3a `' L~ STAFF REPORT HEARING DATE: October 18, 201.2 ~i jD~A~"3~ , TO: Planning & Zoning Commission 1€?.~. g-1 t~. FROM: Sonya Watters, Associate City Planner 208-884-5533 SUBJECT: RZ-12-003; CUP-l2-O10 - Rockereel: Apartments I. SUIVIlVIARY DESCRIPTION OF APPLICANT'S REQUEST Tlie applicant, Iran Mountain Real Estate, has applied for a rezone (RZ) of O.S$ of an acre from the L-O to the R-1 S zoning district; and conditional use permit (CUP) for amulti-family development consisting of two 4-plea structures (8 dwelling units) in a proposed R-1 S district far Rocl:creel: Apartments. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed RZ & CUP based on the Findings of Fact and Conclusions of Law in Exhibit D of the Staff .Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, 1 move to recommend approval of rile Numbers RZ-12-003 & CUP-12-O10, as presented in the staff report for the hearing date of October 18, 2012, with the following tnodifcatiotis: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, l move to recommend denial of File Numbers RZ-12-003 & CUP-12-014, as presented during the hearing on October 18, 2012, for the. following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Numbers RZ-12-003 & CUP-12-010 to the hearing date of {insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.} IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 1023 & 1025 W. Pine Avenue, in the SW'/.~ of Section 12, Township 3 North, Range 1 West. (Parcel No.'s R7S33410030 & .R7S33410020) B. .Applicant: Iron Mountain Real Estate 3681 N. Locust Grove Rd., Ste. 100 Meridian, ID 83646 C. Owner: Bruce Farrelly 127 Delaware Avenue Laurel, DE 19956 Rockcreek Apartments RL-12-003; CUP-12-014 PAGG I E. Applicant's Statement/Justi('rcation: Please see applicant's narrative for this information. V. PROCESS FACTS ..--.. ._._.._.._..._...._.___A Tlte.subject.app.lication_is_far~r~zctne-and-conditiuna!-use.permit.--~ public-hearing-is-required ---.---------= before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter S. B. Newspaper notifications published on: October I, and iS, 2012 (Commission) C. Radius notices mailed to properties within 300 feet on: September 2$, 2012 (Commission) D. Applicant pasted notice on site by: October 4, 2012 {Commission) VI. LAND USE A. Cxisting Land Uses}: Tltis property is currently vacant. The total size of the site is O.S8 of an acre. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: W. Pine Avenue & residential properties (Clarinda Fair), zoned R-~1 South: Apartments (Rock Creek), zoned R-1S bast: Church (Meridian Friends), zoned L-O West: Apartments {Rock Creek), zoned R-1S C. History of Previous Actions: - This property was originally platted as Lot 3, West Lawn Subdivision in 1906 and was annexed with an .L-O zoning district in 1990 (Ordinance #S42). r In 2005, a preliminary plat (PP-04-OOS) and conditional use permit for a planned development (CUP/PD) {CUP-04-006} were approved for this site and the abutting property to the south and west. Tite CUP/PD was for a ntix of residential and commercial uses with reductions to building setback requirements for Rock Creek Subdivision. A total of (25) 4-Alex's and {2) 3,080 square foot office buildings were approved to develop on the overall site through the CUP/PD. The following amenities were provided on the site as part of the PD: an open area with playground equipment, benches, picnic tables, BBQ, a'/, basketball court, and section of the multi-use pathway along the Nine Mile Drain. _._.__. n ,..t tts property was" tnc u e to t ie.. aria n at" = - or ~ oc cree Subdivision as Lots 2 & 3, Black 1. D. Utilities: a. Location of sewer: Currently served from mains in W. Pine Avenue h. .Location of water: Currently served from mains in W. Pine Avenue c. Issues or concerns: None Rackcreek Apartments RZ-12-003; CUA-12-014 PAGG 3 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. rlood Plain: This site does not lie within the floodplain or flood way. VII. COMPREHENSIVE PLAN/ANALYSIS The Comprehensive Pian Future Land Use Map currently designates the subject property as "High _ ____-_:....-_T_Densi~ Residential"~- - -- =- ---- _._~ ___._ ~._ ty (HDR}.-Per fhe Comprehensive Plan, the purpose of the .H:IbR category is to allow for the development of multi-family homes in areas where urban services are provided. Residential densities may exceed fifteen dwelling units per acre. Development might include duplexes, apartment buildings, towrtltouses, and outer multi-unit structures. A desirable project would consider the placement of parking areas, fences, berms, and other landscaping features to serve as buffers between neighboring uses. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and individual project identity. The applicant plans to develop the site with two (2) 4-plex structures containing a Iota) of 8 dwelling units. The proposed gross density is 13.8 dwelling units per acre consistent with the HDR designation. Staff finds the following Comprehensive Plait policies to be applicable to this property and apply to the proposed use (staffanalysis in italics): • "Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices behveen ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development." The proposed nttrlti family residential det~elopntellt will corrtribzrted to the rrn•iety of hotrsillg types available twithirz the City. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City:' City,rewer arld water ]ides are c1u•rerttly installed and are shrbbed to the property. • "Require appropriate landscaping and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.) A 25 foot tir~ide landscape b1~er ah•eady exists Cr1o11g W Pil1e AVerlue 111 aCCOrd tiPrt17 1hC stalldar•ds listed ir1 UDC Table 11-?A-7 c~ 11-38-7. • "Protect existing residential properties from incompatible [and use development on adjacenfi parcels." T11e proposed residerltral use of l)te p1•operty slrorrld be compatible with exrstillg sznrottrading resider:tial rnzd clztoch uses. • ".Require all new artd reconstructed parking lots to provide landscaping in internal islands and along streets." Landscaping within planter islands i11 the parking area artd the street bt~er along Pi11e Ave111re 1r~as previously installed ~t~ith the rlet~elopnlert! of the Rockcl•eek crpcn7merlts to the So1lt/J and 11~eSt Of 11115 sile. ,:.,,:.:....., ..:.:..:.:.:.:.:..:.:.::.::.:..:..,._::.::...:..::..:.::.:.::.:.:.:.:.:.:::.:..,..:.:.:.:.::,..:..::...:..:.:.:::.:..::.:.:.::.:.::..:_,:,.,:.__:.:..:.::.:.::.::..::,_.:......:. Rockcreek Apartments RZ-12-003; CUP-12-O1Q PAGE 3 After carrsiderirtg all of the aboi~e factors, stc~ls of the opirriorr that the proposed development is gerrernlly cousisterrt tivitlr tl7e corrrprelrertsive plcrrr. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement. of Zone: Per UDC 11-2A-1., the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian, Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for alI residential aistricts. Residential districts are distinguished by tl~e allowable density of dwelling units per - - ~ -----acre and-corresponding=housing-types~that~can-be-accommodated-within-the-density-ranger---._- _ _,...: . ~.~ B. Schedule of Use: Unified Development Code (UDC) Table 1 I-2A-2 lists the permitted, accessory, conditional, and prohibited uses in the R-] 5 zoning district. Tlie proposed multi-family development is listed as a conditional use in the R-1 S zoning district. The specific use standards listed in UDC 11-4-3-27 for multi-family developments apply to development of this property. C. Dimensional Standards: The dimensional standards listed in UDC Table 1 ]-2A-7 for the R-15 zoning district apply to development of this site. D. Landscaping Standards (UDC 1 ]-3B): The standards for landscaping contained in UDC 1 i-3B apply to development of this site. E. Common Open Space & Site Amenity Requirements: Common open space and site amenities are required to be provided on the site in accord with the requirements listed in UDC 1 I-3G-3; 11-4- 3-27C; andl 1-4-3-27D. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: REZONE (RZ): The applicant proposes to rezone 0.58 of an acre of land from the L-O {Limited Office) to the R-15 (Medium High Density Residential) zoning district consistent with the Comprehensive Ptan Future Land Use Map designation of High Density Residential for this site. The applicant has submitted a site plan, included in Exhibit A.2, which depicts how the site is proposed to develop with amulti-family residential apartment complex consisting of two (~) 2- story 4-plea structures. Building elevations are included in Exhibit A.4 that depicts how future structures may be constructed. Ultimately, the Tina! site and building designs must be consistent with tl~e provisions of the UDC and the guidelines contained in the Meridian Design Manual. The rezone legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be rezoned. Staff is not recommending a development agreement as a provision of the rezone. Conditions of approval associated with the CUP are included in Exhibit B. ' CONDITIONAL USE PERMIT {CUP): A conditional use permit is requested for amulti-family development in an R-1S zoning district, in accord with UDC Table 11-2A-2. The proposed multi-family development consists of two (2) two-story 4-plex structures containing a total of 8 dwelling units. $peciific Use Standards: The specific use standards for multi-family developments listed in `UDC I 1-4-3-27 apply to development of this site as follows: Rockcreek AparEments RZ-t2-OQ3; CUl'-12-010 Yr1GG 4 • A minimum of 80 square feet {s.f.) of private useable open space is required to be provided for each unit. The floor plan depicts 99-101 s.f. patios & balconies far each .unit which satisfies this requirement. • Because dte development has less than 20 units, a property management office, maintenance storage area, central mailbox location, and directory map is not required. • At a minimum, 250 s.f.. of common open space is required for each unit based on the square footage of each unit. Therefore a total of 2,000 s.f. of conunon area is required . ...:.:.::.:::.::...:........~ ..:..~~n~.for...the.:.development,»Tl1e...site_plan•~.depicts.-,2,1.46.sf...of.,.co»t~uozz-._area..betyireezz_the_..---:..:...::.:..:. _ strztctzzres and bet4veen the rtivo grotutd floor patios at the rear of the smzcnzres that meets the minimum dimensional standards listed in UDC 11-4-3-27C.2. • At a minimum, two (2) amenities arc required to be provided on the site based on the total number of units. These amenities are required to be from separate categories as listed in UDC 11-4-3-27D. 77te applicant proposes to provide an enclosed bike storage area as a "quality of life " attzetiity azzd a BBQ azzd picnic area tivitli table (s) as a "recreation "amenity, in compliance with this requirement. • The architectural character of the structures shall comply with UDC 11-4-3-27E. T/ze proposed elevations & building materials canrply with this requirement. • Landscaping is required to comply with UDC 11-4-3-27-F. All street facing elevations shall have landscaping along their foundation as follows: the landscaped area shall be at least 3-feet wide and have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped with ground cover plans. The landscaping slio~vtz on the site plan does not comply with this requirement. T7ie landscape plan submitted with the Certificate of Zoning Cotrtpliance far the structures shall be revised to caizply with this requirement. • The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant shall submit documentation of compliance with this requirement tivitlz submittal of the Certificate of Zoziii7g Compliance. Nate: The rttanagettzent group for this property will be the same as the rest of the apartment bttildirtgs in this cottrplex to the sozttli & west of this site. Tltis development will share the trash enclosure located on an adjacent property. Access: Access Co this site is provided via W. Pine Avenue and was approved and constructed with the overall Rock Creek development. Parking: The UDC {Table l I-3C-6) requires two parking spaces per unit in a covered carport _ or_ garage: The applicant is proposing carports _over the.....parking....spaces -in accord with JDC _ . __- __ . requirements. A bicycle rack is also required that is capable of holding a minimum of one . bicycle. Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-8C. Each planter island that serves a single row of parking spaces is required to be landscaped with at least one tree and shall be covered with low shrubs, lawn, or other vegetative groundcover. The landscape plan submitted with the Certificate of Zoning Compliance application shall comply wiflt this requirement. Rackcreek Apartments RZ-12-003; CUP-l2-OIO PAGE 3 Wheel restraints are required to be provided in the parking stalls to prevent vehicles from . overhanging beyond the designated parking stall dimensions, per UDC 11-3C-SB. Elevations: The applicant has submitted elevations for the proposed 4-plea structures as weI[ as the carports. The design standards listed in UDC 11-3A-]9 and the guidelines contained in the Meridian Design Manual apply to these structures. The carports should be constructed to be compatible with the associated residential buildings {i.e. similar building and roof forms, architectural elements and details, and materials and colon to maintain the.quality.ofthe.architectural.character). The.proposc~d carports have a•flat roof and .................... . appe~ii~ tri he nietirl:1'lie ~cciipor7s sliorrl~l i5e re=designed io 7irii~e siiizilai~ i•vof foiiris, Aratel'lalS, colors, rnzcl architectural elements as the associated residential sh•uctzrre. Stairwells in multi-family structures should be integrated with the building design and provide residents protection from the weather. Multi-family structures are encouraged to use internal circulation and stairwells to access individual residential units. Staff reconnrzerrds the applicant consider reclesigrrirrg the sb•zrctzrres to have err internal slcrir~vell•for access to irtdividttal zuzils for aesthetic appeal since these str•rrctur•es fi•orzt ore Pine A~!enzre mul crre not intertral to the developnrerzt. Certificate of Zoning Compliance: The applicant is required to submit an application for Certificate of Zoning Compliance for the proposed use and structures prior to establishment of the new use in accord with UDC 11-SB-1. Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-SB-$. Staff reconvnends approval of the subject applicadorzs with the conditions listed in Exhibit B per the Findings in Exhibit D. X. EXHIBITS A. Drawings l . Vicinity Map 2. Conceptual Site Plan 3. Conceptual Building Elevation B. Agency Comments/Conditions of Approval I . Planning Department 2. Public Worl:s Department 3. Fire Department _.. _.. 4. Poltee Department 5. Sanitary Service Company 6. Ada County Highway District 7. Parks Department C. Legal Description and Exhibit Map for Proposed Rezone D. Required Findings from Unified .Development Code Rackercek Apartments RZ-12-U03; Ct1P-12»010 PAGE G I .... ..1900 . a srte a~ari ax x i _ ~ ~ q ~ r 7 . ... .. . .... .-. ... -- .... .. .~ 1 .+' __ ,r _ _ -t _ ___ I V 1 y ••-• ); (; •• ••~ - - -- ••• ~,a :l E[DgGrAtl i EG:Odh(Al {t <~d¢ r. • .• .' ~.' •'i .. _ ^'t ;f ~nC.li.c W1 , s-. ~. 4T2E ETlru\t ~...:- ______ - ... ,. .. .._- .-.... ... .- .~. .. f r ~ } ~. ,.r . F ~ ...: . .. .,,~ . j tl s ~ . ~ •. r f a . .-. s . .... ...~. ... ... •- • ~ . ~ i I ' 3 _. ._ ~ . - . ._ ....._..._._,.i,. M. •..: :~. . ,.'gym u .; f ., .::,- ff . ~ ! i { ~ f ` .. .._ . .. .~-. `.....- ... ... :..... .7.... .. {I. -,}. 1. _.. «-T.~,. _....... _--~• ~ _•_. __ l. {I`.._.._ }I .~ ~ ~ `'i...'. E (` © 1 w~ [[ ' r ~! ~ . e ,..,~ ~rr,~.ml u , _~ ; ~ EL•%0031 l ~ 3 ' _z,, ,,a i « ~ c_ _ u. ~ ..1 . ............ _.. _.__ .... ~.__..__._. .... : _ _ .. _ ~:: 3]j -- YAW LEVEL ~,.. -~ j - ~ • ~.. x~: l TtT141t ...s.....+... r.re.....nly .......e...... s......-..__. .........._.....~ s'~~..........._ :E" ar:~::~ iii i ~+U; Y:anaaTwATt jJ ~ ' ~ :+x, r.~_.:. a-~_~ • J..___.._._.~. . ~. _ - ~, YA,NtEVE1 r. rc.. a~~ i...r _..... ~:,~_tisri. :._.~ ~. ._ ....:: A .FIFE ~~ ...__.~-....._._..__.. r .................................................s O C! J A•li1 Rackcreek Apartments RZ-12003; CUP-12-O1U PAGE 9 .~:K.. . --,. . _ ~ € ~ ~yf s _ } $~ .r I . f I I .,~ ? ! _'-- ~ f ~ ' 1 ~ •}~~ l f ~ ,1 , ,. t ~ l _ i7.~ r~r~lj~7 3 ~ _.. ~^~ ... ~ .:. '• . ' ~ - .!3~J+iJAY~It6EJ4LL+6TtFm ,, __~l ~ C11_ u ___.~._ ~ W W •=~ 1. .._. _. - _.__.._ .~ .., ~_. .:_.- ._ - - - ! `. FflOtffE~ 1 , s ~ IIIM 1 ~r - 1, t! _ ~ _--~ ~ __-=-~ f ' W 1 ~ _ t. _ _ wt. _. ~~ _ ~~ (n1 4PF'i £LE'IiT:OfJ Cl ...... imi ~~7 ~~ .._-_ _. r ._... ...~.~-...~.. _- __ S _" -..._ ._ _._ C ~. - ~ 3 _ ~Y _ ......5' . ~~ __ ~ i' - ~ _.L..-.. _ _ _ _ ...1 ... ,.~ ._ ~ i ._ ~ rr . _ ..~ ... - _ ~1:-= _- _..._. ~.... ~ -:. ~ ..., ~f i .. nEinE~ranax u v ,r -- ~- - - ~, ~; o ~ ; ~,~ ~ ~ ,~ - - .. ,~ ~ ~ . -= ^ an r --+ -{- PoGHT ELEYaT1O'J ~ ~ ~ ~ ~ ~ . 0.787 RockereekA~nrtmenis ItZ-12-003; CUP-12-0(0 PAGE 10 irk ~_ Y. f:: ~.. i _... :. . _ ....................._.._........_..__._.___.~ ~ _.,~ ._ .M .............. ._ _ ~~~' ~ _ ... _....--"-._._..__..W ..~.~saamt~~q `_.. .... .. ro..• __._. l -k r ~, ~ ~fbi ' .. ~~' ~ r~ ~i r „~. ~ ~ _ ~ ~ .. , . i.T~ ~_ i~ r ~ ~" zit3r ; ~- uw; , ~ r,-- ~ , ~ ~ i =' ~+ ~ ~ ~ TiL "~'?~^"' ~..,~i .s'1=+."_7 ...3 i''hri-'7~ r j s {~ 4 P .~ ! . ~ .+.s' _,/ '~'ur' ^~ 1~ _ .~C„~ E ~1°~Lw~'~l ~ trY. - i` ~ AWE! ~ _ ~. ~ . .. 't 4 AA] .. .., , F, F3iii ~'. Rockcreek Apartments RZ-12-003; CUP-12-010 PAGC i 1 CONAITIONAL USG PERMIT 1.1 Site Specific Conditions of Approval 1.1.1 Development of the site shall substantially comply with the site plan and building elevations included in Exhibit A, the design standards listed in UDC I 1-3A-19 and the guidelines _cszntai~>~d.~z~.tJ~.~...C.i-1lx Qf1~%Jex~cl_ian_pesign M~n«~y _:~.- 1.1.2 The developer shall comply with the specific use standards far multi-family developments listed in UDC I 1-4-3-27. 1..1.3 Tl~e applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent witlz the standards as set forth in UDC 11-3A-7 and I 1-3A-6B. ] . ] .4 Tlie applicant shall provide a minimum of t~vo (2} amenities and ?,000 square feet of common open space that meets or exceeds the standards set forth in UDC 11-3G-3. Tl~e applicrnt! slated that a B13p rn2d picnic a1•ea ia~ith tables, and er2closed bike storage tie~olrld be provided czs amenities, along with the required antatnll of open space to be located beni~een the sh•1rctln•es and behz~een the hz~a rear patios. 1.1.5 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.1.6 Landscaping is required to be provided along the foundation of all street facing elevations in accord with the standards itz UDC l ] -4-3-27-F. 1.1.7 The applicant shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. Documentation of compliance zvitlz this regitiretzzent shall be with submitted with the first Certificate of Zoning Compliance application. 1.1.8 A minimum of two (2) parking spaces are required per unit in a covered carport or garage. Therefore, the applicant shall provide a minimum of sixteen (lb) covered parking spaces on the SIte. A bicycle rack is also required that is capable of holding a minimum of one bicycle (UDC Table 11-3C-6). 1.1.9 Wlzeel restraints are required to be provided in the parking stalls to prevent vehicles from overhanging beyond the designated parking stall dimensions, per UDC I 1-3C-5B. 1.1.10 Tlie carports shall be constructed to be compatible with the associated residential buildings (i.e. similar building and roof forms, architectural elements and details, and materials and colors to maintain the quality of the architectural character) in accord with the M.~ridian Design Manual {pg. 135) and UDC 11-3A-19. 1.1. i 1 Multi-family structures are encouraged to use internal circulation and stairwells to access individual residential units in accord with the Meridian Design Manual (pg. 137). I.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards oftlte applicable district listed in UDC . Chapter 2 District regulations. 1..2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC ] I-3A-6. Roekcreek Apartments IZZ-12-003; CUP-12-010 PAGE 12 1.2.3 Install lighting consistent with the provisions as set forth in UDC l 1-3A-11. 1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC l l - 3A-15, UDC ].1-3B-6 and MCC 9-1-28. 1.2.5 Comply with the sidewalk standards as set forth in UDC l 1-3A-17. 1.2.6 Install alI utilities consistent with the standards as set forth in UDC 11-3A-21 and ] 1-313-5J. 1.2.7. Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B- . 51, 11-3B-8C, and Chapter 3 Article C. __._. 1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11- µ ~~ 3 B-7C (streets}. 1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC l l- 3B-l 1 C. 1.2.10 Protect any existing trees on the subject property that are greater titan four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design standards as set forth in UDC i 1-3C-SC. 1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A- 12. 1.2.13 Construct all required landscape areas used for storm water integration consistent with the standards as set forth in UDC 11-3B-11C. 1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set forth in the City of Meridian Design Manual. 1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear visio~.l triangle. I.3 Ongoing Conditions of Approval 1.3.1 The conditional use may only be transferred or modified consistent with the provisions as set forth in UDC 11-5B-6G. The applicant sltail contact Planning Department staff regarding any proposed modification and/or transfer of ownership. 1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any signs_on_ he property, he_app.licant sha.Il submit.a_sigtl._permit _. application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.4.2 The conditional use approval sltail be null and void if the applicant fails to 1) commence the use within rivo years as set forth in UDC 1 ]-S.B-GF1 or 2) gain approval of a time extension as set forth in ,.. UDC 11-SB-6F4:" :..:.:.. ; : ... :...: ..... 1.4.3 . The applicant sltail submit and obtain approval of a Certificate of . Zoning Compliance application and Design Review from .the Rockcrcek Apartments RZ-i2-Od3; CUP-12-QIO PAGE 13 . .Planning Department, prior to submittal of building permit ..application. 2. PUBLIC WORKS DEPARTMENT 2.1 Public Works has no issues with this application. 3. FIRE DEPARTMENT :....:-.:.:._:::...: .:.::...:::.:..:.:.:.:..:.;...:-::.:.3.:.1-.-:::-:-.-:--Thers=shall...be.a.:..fre~hj~ilrant.-~3~iihin~l,00'--of all-fre-department-connections-as-set--Forfh-in.-local-.-...--~.: ~.:----~~-.:_v_.~..-. ;_: amendment to the International Fire Code 10-4-2L. 4. POLICE DEPARTMENT 4.I The Police Department has no concerns related to the site design submitted with the application. 5. SANITARY SERVICES S.1 SSC has no comments related to this application as no trash service is requested on this site. 6. PARKS DEPARTMENT 7.i The Park's Department did not submit comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 The applicant should be required to replace any deteriorated or deficient sidewalk, curb, gutter or pedestrian fac'slities along Pine Avenue abutting the site, consistent with ACHD's Minor Improvement Policy 7203.3. Rockcree~ Apartments RL-I2-003; CUP-1?-010. .. PAGE" 14 _ _. C. Legal Description and E.~hibit Map for Proposed Rezone LpQal Description Rockcreek Subdivision, Lots 2 and 3, Block t Rezone from LO to R-! 5 A parcel located in the NE '/ of the SW '/. of Section 12, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, said parcel being Lots 2 and 3 of Block 1 of the Amended -...._ .. Plat of Rockcreek Subdivision a§ ~stiiiwn~ln Book 95 of Plats on Page-11582; Ri:cords of"Ada ~- County, Idaho, and more particularly described as follows: BEGINNING at a point marking the northeast corner of said Lot 3; Thence S 0°32'1B" W along the easterly boundary of said Lot 3 a distance of 128.70 feet to a point marking the southeast corner of said Lot 3; Thence N B9°27'42" W along the southerly boundary of said Lots 3 and 2 a distance of 195.96 feet to a point marking the southwest comer of said Lot 2; Thence along the westerly boundary of said Lat 2 the following described courses and distances: Thence N 0°32'18" E a distance of 56.55 feet to a point; Thence N 89°27'42" W a distance of 5.00 feet to a point; Thence N 0°32'18° E a distance of 72.00 feet to a point marking the northwest corner of said Lat 2; Thence S 89°30'16" E along the northerly boundary of said Lots 2 and 3 a distance of 200.96 feet to the POINT OF BEGINNING. This parcel contains 0.59 acres (25,566 square fleet) and is subject to any easements axis#ing or in use. Clinton W. Hansen, PLS Land Saluticns, PC August 23, 2012 REVI ~ROVAL F3Y _. _ OCT 01 2012 MERIDIAN PUBLIC WQRKS DEPT. ~.~ ~'3~+t3 ! i111r~ d ~ S ~-" i,m sr.onna .na c.~wn~ L 2,3 Rockcreek Rezone Job No. 52.55 Rockcreek Apartments RZ-12-003; CUP-12-010 PALL' 15 WEST PWE STREET PI7Utt OF 9EGNN!<Ki ,~19 3q' 16' E ~ ~ .. ~T 2 LET 3 ~~ ~ ~ ~ . . ~~ ~ ~ i ~ ~~~~ ~~~--- RevIE vAL BY OCT ~ f 2012 MERIDIAN PUBLIC WORKS DEPT. D. Required Findings from Unified Development Code 1. REZONI; FINDINGS: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council sha11 make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive flan; Staff.finds the .proposed rezone.to .R-15 is consistent with the proposed H.DR future land use designation torthis site. Additionally, Staff finds the proposed multi-family development and R-15 zoning will be compatible with the existing multi=family development, church and single=family residences adjacent to this site. b. The map amendment complies with the regulations outlined for tlse proposed district, specifically the purpose statement; Staff finds that the proposed R-] 5 zoning district and uses allowed in that district is consistent with the purpose statement of the residential district in that it provides for a range of housing opportunities. e. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. However, Staff recommends that the Commission and Council consider any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC I I-5B-3.E). This finding is not applicable as the applicant is requesting approval of a rezone, not annexation. However, as noted previously, staff finds the proposed rezone is in tl~e best interest of the City. 2. CONDITIONAL USE PERMIT: 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 he 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. Staff finds that if the site is designed in accord with the site plan in Exhibit A and 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-15 district and the multi-family specific use standards. Rockcreek Apar[ments RZ-12-003; CUP-12-010 PAGE 17 . b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed multi-family residential use in tl~e R-15 zone meets the objectives ofthe Comprehensive Plan. c. That the design, construction, operation and maintenance will be compatible with other uses i.n the general neighborhood and ~vitli the existing or intended character of the general vicinity and that such use will not adversely change the essentia[ character of the same area. .........:......:..."..."_-..:_...:.........:....".."..:"".":.."...,.,........:.-...:._.,Staff-findslhat..the- eneral.~.desi !; gn,~"construction;-`operation arld~ina~ntenaklce of tlie-inuiti=-~~"~"~""~"~ "" "~"~"" family use will be compatible whit other residential and church uses in the general neighborhood and with the existing and intended character of the vicinity as to not adversely change the character of tl~e area. Staff recommends that the Commission and Council consider any public testimony that may be presented to determine whether or not the proposal will adversely affect the other properties in the area. d. That the proposed use, i.f it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff 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. Staff finds that sanitary sewer, domestic water and irrigafiion can be made available to the subject property. .Please refer to comments prepared by the Public Works Department, Fire Department, Pollee 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. Staff finds that the applicant will pay to extend the sanitary sewer and water mains into the site. No additional capital Facility casts are expected from the City. Tl~e applicant and/or future property owners will be required to pay impact fees. g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Staff finds that the proposed development will not involve uses that will create nuisances --- -- - ------- - - -t jat-would be-detrimental to the "general welfare of the surrounding area. Staff recognizes tl~e fact that traffic and noise will increase with the approval of this development; however, whenever undeveloped property is developed the amount of traffic generation does increase. 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. Staff finds that the proposed development wil l not result in the destruction, loss ar damage of any natural feature(s) of major importance. 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PINE AVE ~ ~~ ~ ~'~ ~ ~> x ,fi BILTMORE CO a~ a1 `~ ~-~ STAFF REPORT HEARING DATE: October 18, 2012 ~, ~D3.AN%^, TO: Planning & Zoning Commission E ~~ ~; I-1 r FROM: Sonya Watters, Associate City Planner 208-884-5533 SUBJECT: RZ-12-003; CUP-l2-O10 -Rockcreek Apartments I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Iran Mountain Real Estate, has applied for a rezone (RZ) of 0.58 of an acre from the L-O to the R-15 zoning district; and conditional use permit (CUP) for amulti-family development consisting of two 4-plex structures (8 dwelling units} in a proposed R-15 district far Rockcreek Apartments. R. SUMMARY RECOMMENDATION Staff recommends approval of the proposed RZ & CUP based on the Findings of .Fact and Conclusions of Law in Exhibit D of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, 1 move to recommend approval of File Numbers RZ-12-003 & CUP-12-O10, as presented in the staff report far the hearing date of October 18, 2012, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I. move to recommend denial of File Numbers RZ-12-003 & CUP-12-010, as presented during the hearing on October 18, 2012, for the, following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Numbers RZ-12-003 & CUP-12-010 to the hearing date of {insert continued hearing date here) for the following reason(s): (You should state specific reasons} for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 1023 & 1025 W. Pine Avenue, in the SW '/, of Section 12, Township 3 Nortl~, Range I West. (Parcel No.'s 87533410030 & 87533410020) B. .Applicant: Iron Mountain Real Estate 3681 N. Locust Grove Rd., Ste. 100 Meridian, ID 83646 C. Owner: Bruce Fan•elly 127 Delaware Avenue Laurel, DE 19956 Rockcreek Apartments RZ-12-t)Q3; Ci1P-12-010 PAGE I B. Applicant's Statement/Justifcation: Please see applicant's narrative for this information. V. PROCESS FACTS .-.-:.~-___ ...............___A The.subject..application_is_for--a_r~zone-and-conditional-use~per.trait.-A-puhlis-~he~tring is-r~equ+red -=-~- before the Planning & Zoning Cotmtnission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: October 1, and 15, 2012 (Commission) C. Radius notices mailed to properties within 300 feet on: September 28, 2012 (Commission) D. Applicant posted notice on site by: October 4, 2012 (Commission) VI. LAND USE A. Gxisting Land Use(s): This property is currently vacant. The total size of the site is 0.58 of an acre. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: W. Pine Avenue & residential properties (Clarinda Fair), zoned R-4 South: Apartments {Rock Creek), zoned R-15 Bast: Church (Meridian Friends}, zoned L-O West: Apartments (Rock Creek}, zoned R-15 C. History of Previous Actions: This property was originally plat#ed as Lot 3, West Lawn Subdivision in 1906 and was annexed with an .L-O zoning district in 1990 (Ordinance #542). ~ 1n 2005, a preliminary plat (PP-04-005) and conditional use permit for a planned development (CUP/PD} (CUP-04-006) were approved for this site and the abutting property to the south and west. The CUP/PD was for a mix of residential and commercial uses with reductions to building setback requirements for Rock Creek Subdivision. A total of (25) 4-plex°s and (2) 3,080 square foot office buildings were approved to develop on the overall site through the CUP/PD. The following amenities were provided on tlye site as part of the PD: an open area with playground equipment, benches, picnic tables, BBQ, a % basketball court, and section of the multi-use pathway along the Nine Mile Drain. _. ,tits property was tncluded in tihe final plat (FP=04=078) for Roc creek - -~~ Subdivision as Lots 2 & 3, Biock 1. D. Utilities: a. Location of sewer: Currently served from mains in W. Pine Avenue b. .Location of water: Currently served from mains in W. Pine Avenue c. Issues or concerns: None Rockcreek Apartments RZ-12-UU3; CUP-12-U1o PAGE 2. Hazards: StafF is not aware of any hazards that exist on this site. 3. rlood Plain: This site does not lie within the floodplain or flood way. VII. COMPREHENSIVE PLAN/ANALYSIS The Comprehensive Plan Future Land Use Map currently designates the subject property as "High _ _~_~ -.__._~~`~~~~~Densriy Residerittal"~ADR): Per Elie Comprehensive Plan; the purpose of the ~1=1bR category is to~ allow for the development of multi-family homes in areas where urban services are provided. Residential densities may exceed fifteen dwelling units per acre. Development might include duplexes, apartment buildings, townhouses, and other multi-unit structures. A desirable project would consider the placement of parE:ing areas, fences, berms, and other landscaping features to serve as buffers between neighboring uses. Developments need to incorporate high quality architectural design and materials and thouglitFul site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and individual project identity. The applicant plans to develop the site with two {2) 4-plea structures containing a total of 8 dwelling units. The proposed gross density is 13.$ dwelling units per acre consistent with the HDR designation. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use {stafFanalysis in italics): • "Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements} and choices behveen ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development." The proposed multi fnmily residential dcwelapnterrt will conh•ibzrted to the variety of housing types available 1aitlrirr the City. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." City,reti~~er rnrd tinater lures are currently installed mrd m•e stubbed to the property. • "Require appropriate landscaping and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.} A ?~ foot tinide landscape buffer already exists along W. Pine Avenue in accord tit~idt the slarrdards listed in UDC Table 11-?A-7 & I1-3B-7. • "Protect existing residential properties from incompatible land use development on adjacent parcels." The proposed residerrtral use of the property should be compatible milli exrstirrg surr•ozrrrdirzg residential nrrd chinch uses. • ".Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets." Landscaping tit~ithirr plattter islatrds irr the parking area and the street bt~er alartg Pirte Avenzre leas previously installed 1i~ith the developnterrt of the Rockcr•eek apartments to the ,:._. ,, snu tan }ves o . trs srte. :.:.:.:.........:............. .... ...:. Raekcreck Apartments itZ-12-OD3; CUP-12-010 PAGE 3 .4f;er cattsidering all of the above fnctots, stc~is of the opittiott thnt the proposed development is gettercrlly couslstetrt with tfte cotrtpreltettsive plrnr. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement. of Zone: Per UDC 11-2A-1., the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian. Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for alI residential . districts. Residential districts are distinguished by the allowable density of dwelling units per .:.:..:..:...:...:.:.._:_:._..:..:.:_::_:.::_..:..:.:.__.~::acre:.:and-corresponding.:.housing-types that-can-be:accommodated--~vithin~the-density range:-.-----.-•-:-•:.---- B. Schedule of Use: Unified Development Code (UDC) Table ] l-~A-2 lists the permitted, accessory, conditional, and praltibited uses in the R-l5 zoning district. The proposed multi-family development is listed as a conditional use in the R-15 zoning district. The specific use standards listed itt UDC 11-4-3-27 for multi-family developments apply to development ofthis property. C. Dimensional Standards: The dimensional standards listed in UDC Table 1 ]-2A-7 for the R-15 zoning district apply to development ofthis site. D. Landscaping Standards (UDC 11-3B): The standards for landscaping contained in UDC 1 i-3B apply to development ofthis site. E. Common Open Space & Site Amenity Requirements: Common open space and site amenities are required to be provided on the site in accord with the requirements listed in UDC 11-3G-3; 11-4- 3-27C; andl 1-4-3-27D. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Ittl/zON~ (RZ): The applicant proposes to rezone 0.58 of an acre of land from the [sO (Limited Office} to the R-15 (Medium High Density Residential) zoning district consistent with the Comprehensive Pian Future Land Use Map designation of Higlt Density Residential for this site. The applicant Itas submitted a site plan, included in Exhibit A.2, which depicts how the site is proposed to develop ~vitlt a mufti-family residential apartment complex consisting of two (^) 2- story 4-plex structures. Building elevations are included in Exhibit A.4 that depicts ltow future structures may be constructed. Ultimately, the final site and building designs must be consistent with the provisions of the UDC and the guidelines contained in the Meridian Design Manual. Tite rezone legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be rezoned. Staff is not recommending a development agreement as a provision of the rezone. Conditions of approval associated with the CUP are included in Exhibit B. COt•1n1Ti0NAL US>1 P~w~IT {CUP): A conditional use permit is requested for amulti-family development in an R-15 zoning district, in accord with UDC Table 1.1-2A-2. The proposed multi-family development consists of two (2) two-story 4-plex structures containing a total of 8 dwelling units. Specific Use Standards: The specific use standards for multi-family developments listed in `UDC 11-4-3-27 apply to development of this site as follows: Roakercek Apartments RZ-12-003; C[JI'-12-U10 PAGE 4 • A minimum of 84 square feet {s.f.) of private useable open space is required to be provided for each unit. T/te ,floor plan depicts 99-101 s.f. patios & balconies for each .unit whiclz satisfies this requirement. • Because the development has less than 20 units, a property management office, maintenance storage area, central mailbox location, and directory map is not required. • At a minimum, 254 s.f. of common open space is required for each unit based on the square footage of each unit. Therefore a total of 2,440 s.f, of common area is required :~:for..the...:.development..:Tke-site_plan._depicts_..2,14b sf._Hof...ca»anon._area_bett~ireect_th~ --__- _ structures and between the ltivo ground floor patios at the rear of the stnictttres that meets the ntinimtint dimensional standards listed in UDC II-4-3-27C.2. • At a minimum, two {2) amenities are required to be provided on the site based on the total number of units. These amenities are required to be from separate categories as listed in UDC 11-4-3-27D. 77te applicact proposes to provide act enclosed bike storage area as a "quality of life" amenity acid a BBQ acid picnic area with table{s) as a "recreation" amenity, in compliance witJt this requirement. ~ The architectural character of the structures shall comply with U1~C 11-4-3-27E. 77te proposed elevations & building materials comply with this requirement. • Landscaping is required to comply with UDC 11-4-3-27-F. All street facing elevations shall have landscaping along their foundation as follows: the landscaped area shall be at least 3-feet wide and have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped with ground cover plans. 77te landscaping shown oct the site plan does not comply with this requirement. Tlie landscape plan submitted with the Certificate of Zonictg Cocrtpliance for the stnectceres shall be revised to comply with this requirement. • The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant shall stcbntit documentation of compliance xritli this regtiirerctent tivith submittal of the Certificate of Zoning Cactpliance. Note: The management group for Ntis property will be the saute as the rest of the apartment bteildictgs in this complex to the south & ia~est of this site. This development will share the trash enclosure located oil act adjacent property. Access: Access to this site is provided via W. Pine Avenue and was approved and constructed with the overall Rock Creek development. Parking: The UDC (Table 1I-3C-6) requires two parking spaces per unit in a covered carport ___ _ _ _or garage.:-....The applicant is proposing carports over the parking paces_in accord widr....UDC __ __. requirements. A bicycle rack is also required that is capable of holding a minimum of one . bicycle. Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-8C. Each planter island that serves a single row of parking spaces is required to be landscaped with at least one tree and shall be covered with low shrubs, lawn, or other vegetative groundcover. The landscape plan submitted with the Certificate of Zoning Compliance application shall comply with this requirement. Rackcreek Apartments [tZ-12-003; CUP-12-otO PAGE 3 Wheel restraints are required to be provided in the parking stalls to prevent vehicles from . overhanging beyond the designated parking stall dimensions, per UDC 11-3C-SB. Elevations: The applicant has submitted elevations for the proposed 4p1eY structures as well as the carports. The design standards listed in UDC ] 1-3A-I9 and the guidelines contained in the Meridian Design Manual apply to these structures. The carports should be constructed to be compatible with the associated residential buildings {i.e. similar building and roof forms, architectural elements and details, and materials and colors to maintain the.quality.oftlie.arcl~itectural.character). The.proposedcmports have.a,flat r•oofmrd ..................... . appear to he metal. the ccnportr slroulil be re-desrgnerl to hm~e stnnlcn• roof farms, nraterrals, colors, acrd architectural elements as the associated residential sh•ucture. Stairwells in multi-family structures should be integrated with the building design and provide residents protection from the weather. Multi-family structures are encouraged to use internal circulation and stairwells to access individual residential units. Staff r•ecorrtnrends the applicant consider redesigning the structures to hm~e rnt infernal stcrini~ell for access to individual mrits for aesthetic appeal since these shructures fi•orrt on Pine Avenue cnzd cn•c~ riot internal to the developnrerrt. Certificate of Zoning Compliance: The applicant is required to submik an application for Certificate of Zoning Compliance for the proposed use and structures prior to establishment of the new use in accord with UDC 1 l -SB-1. Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning Compliance application in accord with UDC 1.1-SB-$. Staff recommends approval of the srsbject applications with the conditions listed in Exhibit B per the Findings in Exhibit D. X. EXHIBITS A. Drawings 1. Vicinity Map 2. Conceptual Site Plan 3. Concephial Building Elevation B. Agency Comments/Conditions of Approval 1. Planning Department ?. Public Works Department 3. Fire Department _. 4. Police Department 5. Sanitary Service Company b. Ada County Highway District _ 7. Parks Department C. Legal Description and Exhibit Map for Proposed Rezone D. Required Findings from Unified Development Cade Rockcreek Apartments R"L-12-U03; Ct1P-12-O1o PAGE G I 190E ~7!i 6Y Marc ]63 Rockcreek Apartments RZ-12-Qp3; CUP-12-Q10 PAGE 7 ~ ,. :, - , t # ~ !' ~: ...: r~ ~ ! If ? "; rig ,,}} i ;, '.,..!.~ !... _. !f..~ V ~ ~...... v", s .. a -. a ~. s A.._..__s. _.. ..: - ~. j':, ~ ~~ .fin} ~ r=-`~ ~}~"n-~~ :~ k ..: ._ ,~., ix: ,y ~~;; 1. _...;p.;:,...,,. ..„^!r..r~..t?:?.„_ ~..;.... ... ....: :.....,__...:..ri ~, W O I~I_ ~I M110I Rockcreek Apartments IZL-12-003; CUP-IZ-O10 a-r.uc o l _ _ ..~: _ ! i~ ii __. I ' r ~ J t , , .. , ..~ Up . .. -W _._ __ I ~ atxacc~x4 i' ~ccn~c'~m ` _. t . .. .-.. ..~ w ~ _ 3 - 4-.r ~ ' ; ' ' .. ~. u.. ~..Y.. S r I Y -, I371 i3L 41~41fE.\ r ~ -,~ o- .. ..~~ . . . . i I1J~ +' i .. . '"f° it ~` !i£L'.II,L0.'11I ... L F2 xLRDihi _ I ~ ... .. .. .... .~.... .r w w.. _ , ~f ~, P ..,. ~ I . _~,a _., ~~ .....N ~,:~,,:...:.~ :~., ' ,~s, ~.... ,~: _..~ -4i,.: .,~ .~.... ,:._ i.;.. .~ ..m. .. . .. ., ... ~ ~ .r I a 1 , iac:mo : _ .4 y-cvdrasx 1 .. . ,,, r 11 ~ ~. - " - .... •" .. .... : r . ............... _ .... __~......_. .. 'I .. If - ~' _ ~' s ~.i Y1{bI LEVEL .r.....+...e:,r......u::~.2_..s......,......_...._.'•~.; .~ 111 _ IsftOdH PLR1I , _ .... ~~ ., '_______. _ ...1 ~ .:Y ._. .:. _ _ i1A1MLEVEI .a ... . .____._.._.._..__-s.._ .............._................._....y ^ O ~ ~y xI•lu Rockcreek Apartments RZ-IZ-003; CUP-12-O10 PAGE 9 E~hi6it A.3: Conceptual Buiidin~ Elevation i i _ , _," -~~ ; : . --- -. ~ f _ _ y ~.. Y i '1 ~ i i. +~.,~ t. ` - 7 J -. w .. ..~ ~.~-I . ~. 7 w :. - --- -- -- ~..~ FR'J7JT CiEVAiIOM ~> 3 G ~,- +~, ~, O w ...._ ~ i~_~ __ ~~ t ...... Fii` J ..;_ ___ .,~. __ .. ___.- _ ..,_. _~.____ `~ t ,-,., 7FFTELEYarou _ _~_ W rte,., Q ....,. JFD7 ~~. ,~ L:i _ -_ - ~ I _~ .____._._____._......._...._._.._ T -_ _i-__ _ __ _.~.- _ _ _- _ __ _ --~-j E..,,,,.. _ ,.~.~ .., - r ~ - r :~ ~`= ~ !~1 RFAR ELEVAti7N .~ .,, ~_ .. ~t~ ~.. : ... __ - l .. :.., -}~-~,r . ~ ..... ....T..... ~ r:. : ~. ... . ........ -_. '.... ,r , --f.°. f- _ _______ -1T PoCHT ELEVAZICN A7G} RockcreekApartments RZ-l2-003; CUP-12-U1U PAGE lU i~~. ._ ` d~ ~: ~. _ 4 ~x.ll s a y ~.... ............ ~.-...~~ .-...._ . '. . ... ~ 'i4 ter-.. .... .. rover •r . ~; ... .... _ .. . n . .~j ~_ ~ E~},~~,,,, : rj~~l~ JI V ~_' :t". 9 '~ ~ "d d9T~ ~T '.I '~+4~r• 1 } L.p i.l];"9i i d~1~.~' d ~: .£z^ ~~ ~ f ~ •SS _ ~. OW . d ' ' ~ ~ -~r.~"- ~ e s.~- ~ ' ........... '.IT~' a <' _ ~ ,~,%i~u f - ;n,it Ei -- - - ... ; is ~ ~ ~ ...-- [ I~ Y~ E ~- s c --ter I ~ - ~ ~ ~ r £ iY ~ 1::: = ~' 3'f ~.L N: d ` 7e T ._.., . - ~~-+ • :. r- ..._..~_ imam::::. _ M]dn ~,A ~ .~ ' Rockcreek ApartmcnEs RZ-12-Up3; CUP-12-Q10 PAGE 11 B. Agency'Comments/C©nditiuns 1. PLAP~INING DLPARTMENT CONDITIONAL USG PERMIT 1.1 Site Speciific Conditions of Approval 1.1 .l Development of the site shall substantially comply with the site plan and building elevations included in Exhibit A, the design standards listed in UDC I 1-3A-19 and the guidelines _cs2n#au~ed.~11t11e.~Cily Qf1~~lisi_ia~.~e~igta..~l~nual^. ~. 1.1.2 The developer shall comply witlti tl~e specific use standards for multi-family developments listed in UDC ] 1-4-3-27. 1..1.3 The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set Forth in UDC 11-3A-7 and 11-3A-GB. l .l .4 Tl~e applicant shall provide a minimum of two (Z} amenities and 2,000 square feet of common open space that meets or exceeds the standards set forth in UDC 11-3G-3. The applicrntt slated that a 8130 arzd picnic area witlr tables, ntzd enclosed bike storage lvoztld be provided as attteuities, along with the rerizrired antorrn! of open space to be located between they stt•zretza•es curd behveett the nvo rear patios. 1.1.5 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. l .l .b Landscaping is required to be provided along the foundation of all street facing elevations in accord with the standards in UDC ] 1-4-3-27-~. 1.1.7 The applicant shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. Doctunentation of compliance with this regttirement shall be with srtbtnitted with the first Certiftcate of Zoning Compliance application. 1.1.8 A minimum of two (2} parking spaces are required per unit in a covered carport or garage. Therefore, the applicant shall provide a minimum of sixteen (lb) covered parking spaces an the site. A bicycle rack is also required that is capable of holding a minimum of one bicycle (UDC Table 11-3C-b). 1.1.9 Wheel restraints are required to be provided in the parking stalls to prevent vehicles from overhanging beyond the designated parking stall dimensions, per UDC 11-3C-5B. 1.1.10 Tlie carports shall be constructed to be compatible with the associated residential buildings (i.e. similar building and roof forms, architectural elements and details, and materials and colors to maintain the quality of the architectural character) in accord with the Meridian Design Manual {pg. 13S) and UDC 11-3A-19. 1.1.11 Multi-family structures are encouraged to use internal circulation and stairwells to access individual residential units in accord with the Meridian Design Manual (pg. 137). 1.2 General Conditions of Approval 1.2.1 Comply with all bull:, use, and development standards of the applicable district listed in UDC Chapter 2 District regulations. 1..2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 1 1-3A-b. Rockcreel: Apartments RZ-12-003; CUP-12-010 PAGE 12 1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-1 ]. 1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 1 l - 3A-15, UDC l 1-3B-b and MCC 9-1-28. 1.2.5 Comply with the sidewalk standards as set forth itt UDC 11-3A-17. 1.2.6 lttstall all utilities consistent with the standards as set forth in UDC 11-3A-21 and l 1-313-SJ. 1.2.7. Construct all off-street parking areas consistent with the standards as set forth in UDC ] 1-3B- . SI, I ] -3B-8C, and Chapter 3 Article C. ..................................:................................................................................................................................................................................. 1.2.8 Construct tits required landscape buffers consistent with the standards as set forth to UDC 3 B-7C (streets}. 1.2.9 Construct starrn water integration facilities that meet the standards as set forth in UDC l 1- 38-11 C. 1.2.10 Protect any existing trees on tits subject property that are greater titan four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-] 0. 1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent wi#h the design standards as set forth in UDC 11-3C-SC. 1.2.12 Comply with tits outdoor service and equipment area standards as set forth in UDC 11-3A- 12. 1.2.13 Construct all required landscape areas used for storm wafter integration consistent with the standards as set forth in UDC 11-3B-11C. 1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set forth in tits City of Meridian Design Manual. 1.2.15 Comply with all pravisions of UDC 11-3A-3 with regard to maintaining tits clear visio~.i triangle. I.3 Ongoing Conditions of Approval 1.3.1 The conditional use may only be transferred or modified consistent with tits provisions as set forth in UDC 11-SB-6G. The applicant shall contact Planning Department staff regarding any proposed modification and/or transfer of ownership. 1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above tits ground or sidewalk surface to afford greater visibility of the area. I.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any __ signs_onae property, lte_applicant shall_submit.a..ai.gtt._permit ...._ .... __ __ application consistent with tits standards in UDC Chapter 3 Article D and receive approval for such signs. 1.4.2 Ttte conditional use approval shall be null and void if the applicant fails to 1) commence tits use within two years as set forth in UDC 1 l-S.B-bFl or 2} gain approval of a time extension as set forth in `UDC l l -SB-6F4:" :..::.:::: ` l .4.3 .The applicant shall submit and obtain approval of a Certificate of .. . Zoning Compliance application and Design Review from the Rackcrcek Apartments RZ-12-003; CUP-12-0ID .. . PAG1; 13 Planning Department, prior to submittal of building permit ..application. 2. PUBLIC WORKS DEPARTMENT 2.1 Public Works has no issues with this application. 3. FIRE DEPARTMENT . :..:.....:..:..:..::.:....:::.:.:::.:..:.:..:::...:.~3,:1.:..:..:~:.:.:._._Tl~ere.=shall..be..:a:...i~ire hydrant.«Within-1..00..'.....ofali...fre-department-connections as set-forth-in-local----~----~.-:~_:...:_:.:.:..:,.:...: amendment to the International Fire Code 10-4-2L. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site design submitted with the application. 5. SANITARY SERVICES 5.1 SSC has no comments related to this application as no trash service is requested on this site. 6. PARKS DEPARTMENT 7.1 The Park's Department did not submit comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 The applicant should be required to replace any deteriorated or deficient sidewalk, curb, butter or pedestrian facilities along Pine Avenue abutting the site, consistent with ACH.D's Minor Improvement Policy 7203.3. Rackcreel: Apartments EiL-I2-003; CUP-IZ-010. PAGG.14 . . C. Legal Description and Exhibit Map far Proposed Rezone Le4a. l_Description Rackcreek Subdivision, Lots 2 and 3, Block 1 Rezone from LO to R-15 A parcel located in the NE '/ of the SW '/. of Section 12, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, said parcel being Lots 2 and 3 of Black 1 of the Amended _,..._ Plat of~Rockcreeli Subdivision as shown in~Booli 95 ofPlats on Page11582; Records of""Atla~- ~~ ~ ~~~ --- County, Idaho, and more particularly described as follows: BEGINNING at a paint marking the northeast corner of said Lot 3; Thence S 4°32'1B" W along the easterly boundary of said Lot 3 a distance of 128.70 feet to a point marking the southeast carver of said Lot 3; Thence N 89°27'42" W along the southerly boundary of said Lots 3 and 2 a distance of 995.96 feet to a point marking the southwest comer of said Lot 2; Thence along the westerly boundary of said Lot 2 the following described courses and distances: Thence N 4°32'18° E a distance of 56.55 feet #o a paint; Thence N 89°27'42° W a distance of 5.00 feet to a point; Thence N D°32'1B° E a distance of 72.00 feet to a point marking the northwest corner of said Lot 2; Thence S 89°30'16" E along the norther{y boundary of said Lots 2 and 3 a distance of 200.96 feet to the Pt31NT OF BEGINNING. This parcel contains 0.59 acres (25,586 square feet) and is subject to any easements existing or in use. Clinton W. Hansen, PLS Land Solutions, PC August 23, 2012 REVi P ROVAL F3Y _..._ .. _ OCT 01 2012 ,-. LaNa ~srE,~ ~" ~ cn~ 0 a 1118 ~~ b i3/rz~° a ~~yrFO~~o~~~ TON W NA MERIDIAN PUBLIC WORKS DEPT. ~..~~'3,L1~t31E{1~~9~0~'f 5 ~~~'~ Ynu Suteyl°p amp [°°wRl~p L 2,3 Rockcreek Rezone Jo4 No. 72.55 Rackcrccl: Apartments RG-12-003; CUP-12-010 PAGL IS x .~ ~~ tr89~7'4Yw i l.~T 2 LOT 3 ~~~ S __ -~~' 1$S.9$i°'1`--' REVIE UAL BY OCT d 1 2012 MERIDIAN PUBLIC WaAKS DEPT. D. Required Findings from Unified Development Code 1. REZONE FINDINGS: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. to order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; Staff.finds the .proposed rezone.to .R-15. is consistent with the proposed HDR future land use designation for this site. Additconal[y, Staff finds fifie proposed multi-family development and R-15 zoning will be compatible with the existing multi-family development, church and single=family residences adjacent to this site. b. The map amendment complies with the regulations outlined for tlse proposed district, specifically the purpose statement; Staff finds that the proposed R-l5 zoning district and uses allowed in that district is consistent with the purpose statement of the residential district in that it provides for a range of housing opportunities. c. The map amendment shall pat be materially detrimental to the public health, safe~y, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, ar welfare. However, Staff recommends that the Commission and Council consider any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 1 I-5B-3.E). This finding is not applicable as the applicant is requesting approval of a rezone, not annexation. However, as noted previously, staff finds the proposed rezone is in the best interest of the City. 2. CONDITIONAL USE PERMIT: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following, and tnay 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.....ta--Accommodate--thc--proposed--use-and-meet--ell--the -- ------ dimensional and development regulations in the district in which the use is located. Staff finds that if the site is designed in accord with the site plan in Exhibit A and the conditions of approval in Exhibit B, the site will be large enough to accommodate the proposed use and meet tl~e dimensional and development regulations of the R-15 district and the multi=family specific use standards. Rockcrcef: Apurimenls RZ-12-003; Ct1P-I?-010 PAGE 17 . b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the propased multi-family residential use in tl~e R-15 zone meets the objectives oftltie Comprehensive Plan. c. That the design, construction, operation and maintenance will be compatible with other uses i.n 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. - ~ - -•Staff-l-nds~lhat-the-genera[....design; canstruction;~:operatiari ahd_maintenaitce~of-tlie tiiiiiti= . "_ - _ ~ """~ . family use will be compatible with other residential and church uses in the general neighborhood and with the existing and intended character of the vicinity as to not adversely change the character of the area. Staff recommends that the Commission and Council consider any public testimony that may be presented to determine whether or not the proposal will adversely affect the other properties in the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff 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 propased 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. Staff 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. Staff finds tl~at 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 rvill not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general Fvelfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Staff Ends that the proposed development will not involve uses that will create nuisances -thatwould-be detrimental l:o the ~peneral welfare of the suttirroundng area: _ Staff recognizes tl~e fact that traffic and noise will increase with the approval of tljis development; However, whenever undeveloped property is developed the amount of traffic generation does increase. h. That the proposed use will not result in the destruction, Ioss or damage of a natural, scenic or historic feature considered to be of major importance. Staff fnds that the proposed development will not result in the destruction, loss or damage of any natural features} of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not tl~e proposed development may destroy or damage a natural or scenic feafiure(s) of major importance of which staff is unaware. 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