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Staff ReportItem #4C: Gramercy Pride Apartments (CUP•13-003) Application(s): - Conditional Use Permit Size of property, existing zoning, and location: This site consists two (2) parcels of land totaling1.38 acres, is currently zoned R-15, and is located at south of E. Overland Road, west of S. Accolade Avenue. Adjacent Land Use & Zoning: North: Undeveloped commercial property and single family lots, zoned C-G and R-15 South: Undeveloped single-family lots and Gordon Harris Park, zoned R-15 East: Developed and undeveloped single family lots, zoned R-15 West: Rocky Mountain High School, zoned R-4 History: In 2006, the two lots (Lot 9 and Lot 26, Block 3) were created with the approval of the Gramercy Subdivision. Summary of Request: A CUP is requested for amulti-family development consisting of eighteen (18) dwelling units on two (2}lots (Lot 9 and Lot 26, Block 3 of Gramercy Subdivision No. 1) in the R-15 zoning district. This property is designated "Mixed-Use Regional" (MU-R) on the Comprehensive Plan Future Land Use Map (PLUM). The MU-R designation anticipates residential development between 6 to 40 dwelling units to the acre. The proposed gross density for this project is thirteen (13) dwelling units per acre which is less than the maximum density of the MU-R designation and the R-15 zoning distract. Access to this site will be provided from S. Accolade Avenues, designated a local street. Unit mix includes eight (8) one-bedroom units, six (6) two-bedroom units and four (4) three-bedroom units. The submitted site plan and landscape plan substantially comply with the requirements of the UDC. Amenities are minimal (use existing Gramercy amenities) however, staff recommends the applicant provide additional bike parking and connect the existing sidewalks to the adjacent pathways on the north and west boundaries. Documentation is required to verify the proposed developments have the raghts to use the existing amenities within the Gramercy development. The applicant is proposing to construct two (2) structures in similar design and building materials. The two (2) structures incorporate a mix of building materials as follows: horizontal lap siding, board and batten siding, stucco, decorative corbels, belly bands and stone wainscot. Staff recommends the applicant provide a change of materials and stone wainscot on the bump out of the single story unit on the west elevation of the building (SWC) on Lot 9.A detail of the carports has not been provided. An email from the applicant states the carports are to match the design of the building. Staff anticipates a metal carport with a gable roof and powered coated to match the color scheme of the development. Comprehensive Plan PLUM Designation: MU-R Compliance with the UDC: Yes w/conditions Written Testimony: Beck McKay, in agreement with the conditions in the staff report. Staff Recommendation: Approval Notes: STAFF REPORT HEARING DATE: Apri14, 2013 E IDIAN~-- TO: Planning and Zoning Commission I D A H O FROM: Bill Parsons, Associate City Planner 208-884-5533 SUBJECT: CUP-13-002 and MDA 13-004 -Gramercy Pride Apartments I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Sagecrest Development, LLC, has applied for a conditional use permit (CUP) for a multi-family development consisting of eighteen (18) dwelling units on two (2) lots (Lot 9 and Lot 26, Block 3 of Gramercy Subdivision No. 1) in the R-15 zoning district. The applicant is also requesting to amend the first addendum to the original development agreement (Instrument # 108022888) to remove the elevations approved for these two parcels and include new DA provisions subject to the proposed multi-family development. (See Section 9 for further analysis.) II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP and MDA with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Numbers CUP-13- 002 and MDA-13-004, as presented in the staff report for the hearing date of April 4, 2013, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Numbers CUP-13-002 and MDA-13-004, as presented during the hearing on Apri14, 2013, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number CUP-13-002 and MDA-13-004 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 2111 and 2283 S. Accolade Avenue(Lot 9 and Lot 26, Block 3 of Gramercy Subdivision No. 1) in the NE '/o of Section 20, Township 3 North, Range 1 East. (Parcel No.'s 83238510320 and 83238510490) B. Applicant/Owner: Sagecrest Development, LLC 7897 S. Saddlebag Way Nampa, ID 83687 Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 1 C. Representative: Becky McKay, Engineering Solutions, LLP 1029 N. Rosario Street, Suite # 100 Meridian, ID 83642 D. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject applications are for a conditional use permit and a development agreement modification. A public hearing is required before the Planning and Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: March 18, and April 1, 2013 (Commission); C. Radius notices mailed to properties within 300 feet on: March 14, 2013 (Commission); D. Applicant posted notice on site by: March 24, 2013 (Commission); VI. LAND USE A. Existing Land Use(s): The two (2) lots are vacant developable residential lots, zoned R-15 in the recorded Gramercy Subdivision #1. NOTE: These two lots are not contiguous and are separated by undeveloped single family lots. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Undeveloped commercial property and single family lots, zoned C-G and R-15 South: Undeveloped single-family lots and Gordon Harris Park, zoned R-15 East: Developed and undeveloped single family lots, zoned R-15 West: Rocky Mountain High School, zoned R-4 C. History of Previous Actions: In 2006, the two lots (Lot 9 and Lot 26, Block 3) were created with the approval of the Gramercy Subdivision (FP-06-048). In 2007, the two properties received conditional use permit (CUP-07-018) approval to develop condominiums on the property. In conjunction with the CUP approval, the original development agreement was amended (MI-07- O15) to require compliance with the submitted elevations approved with the CUP. This CUP approval has expired but the addendum to the development agreement was recorded as instrument #108022888. D. Utilities: a. Location of sewer: Sanitary sewer mains and services that are intended to provide service to these parcels were installed in S. Accolade Avenue with the development of Gramercy Subdivision. b. Location of water: Domestic water mains and services that are intended to provide service to these parcels were installed in S. Accolade Avenue with the development of Gramercy Subdivision. c. Issues or concerns: Sanitary sewer and domestic water services exist into these parcels that may not be needed to provide service to the proposed apartments. Applicant will be responsible for the abandonment of any service that is not necessary to provide service. E. Physical Features: 1. Canals/Ditches Irrigation: The Ridenbaugh Canal transverses along the southern boundary of Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 2 the Gramercy Subdivision but it should not impact the proposed development. 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. Flood Plain: NA VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Mixed-Use Regional" (MU-R) on the Comprehensive Plan Future Land Use Map (FLUM). The purpose of this designation is to provide a mix of employment, retail, residential dwellings and public uses near major arterial intersections. The subject properties are part of a larger development known as Gramercy which was approved as a mixed use development. Existing uses within the Gramercy development include a college, several restaurants, retail, personal service, a bank, a 48-unit multi-family development, single family homes and a public park. Farther to the east but still within the Gramercy Development is an eleven (11) acre R-40 zoned parcel which is approved fora 276-unit multi-family development. Further, two (2) existing business campuses (El Dorado and Silverstone) are developed in the area. The Comprehensive Plan encourages a mix of housing options to support the commercial and employment centers in the area. Staff is of the opinion the proposed development and existing and planned residential development provides additional housing choices next to places of employment, recreation and education purposes. The MU-R designation anticipates residential development between 6 to 40 dwelling units to the acre. The applicant is proposing to develop two (2) lots with an apartment complex consisting of a total of 18 dwelling units; 10 dwelling units on one (1) parcel and 8 dwelling units on the other. The combined acreage of the properties total 1.38 acres of land. The proposed gross density is thirteen (13) dwelling units per acre. The proposed gross density is less than the maximum density of the MU- R designation and the R-15 zoning district. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • "Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development." (3.07.03B, pg. 56) The Gramercy project was envisioned for a mix of residential uses. Currently the R-1 S portion of the development contains both multi family housing and single family homes. Additional multi family units are also planned for the development and multiple single family lots are vacant. Based on the current mix of vacant and developed residential properties within the development, albeit more multi family units, staff is of the opinion the proposed multi family residential development will contribute to the variety of housing types available within 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." (3.01.O1F, pg. 45) City services were provided to these lots with the approval of Gramercy Subdivision No. 1 The developer will be responsible for connecting the proposed multi family structures to City services. • "Protect existing residential properties from incompatible land use development on adjacent parcels." (3.06.O1F, pg. 53) As mentioned above, the properties received CUP approval for a condominium project with Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 3 similar densities; this is a residential project. The 10-unit development (Lot 9, Block 3) is adjacent to future single homes along the south boundary. To ensure the proposed multi- family development fits in with the future single family homes, the applicant has designed the south end units as single story. Further, the building is oriented away from the street and separated from the single family lots (south) by a S foot wide landscape buffer, a drive aisle and parking area. On the submitted site plan this parking area has 19 foot long stalls and a 6 foot wide sidewalk. If the applicant provides a 7 foot wide sidewalk, 17 foot long stall and a 26 foot wide drive aisle, the landscape buffer along the south boundary could be widened to provide a greater buffer width between the proposed development and the future single family homes. If these changes are made staff is of the opinion the proposed development on Lot 9, Block 3 will be well-matched with future single family homes. The 8-unit development (Lot 26, Block 3) is adjacent to the City park and existing single family homes to the east. Vacant single family lots abut the north boundary. To mitigate the impacts with the adjacent single family homes, the applicant has oriented the building away from the single family residences and a wider street buffer has been provided along S. Accolade Avenue. The future single family homes on the north will be separated by a 1 S foot wide landscape buffer, the drive aisle and double sided parking area. Staff is of the opinion the proposed development will be complimentary to the existing and planned single family homes. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." (3.03.03B, pg. 48) As part of the previous approvals, amulti-use pathway system was approved and constructed along the Ridenbaugh Canal and extends along the west and north boundary of the proposed development and continues through the Gramercy development providing internal connectivity. The pathway system extends from S. Eagle Road and links the El Dorado business campus, Gordon Harris Park, Rocky Mountain High School and the commercial activities within the Gramercy development. Staff believes this pathway is a valuable amenity for the Gramercy development. For these reasons, staff is of the opinion the applicant should connect their internal sidewalks (adjacent to the parking stalls) with the adjacent the sidewalks located on the west side of S. Accolade Avenue and the 10 foot wide pathways adjacent to the west and north boundary. The other benefit of this is the applicant can claim the connectivity as an amenity for the proposed multi family development. "Provide housing options close to employment and shopping centers." (3.07.02D, pg. 55) The proposed development will provide additional multi family housing options in this area of the City within close proximity to employment centers, education facilities and shopping centers. • "Encourage infill development in vacant/undeveloped areas within the City over fringe area development to halt the outward progression of urban development.:" (5.01.02B, pg. 69) The proposed development is an infill project consistent with this objective. • "Elevate quality of design for houses and aparhnents; evaluate the need for design review guidelines for single-family homes." (3.07.020, pg. 56) The structures within the proposed development will be subject to the design standards in UDC 11-3A-19 and the guidelines in the Meridian Design Manual. Based on the above analysis contained in this report, staff is supportive of the proposed development as it is generally consistent with the comprehensive plan. Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 4 VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-21ists the permitted, accessory, conditional, and prohibited uses in the R-15 zoning district respectively. The proposed multi-family development is listed as a conditional use in the R-15 zoning district. The specific use standards listed in UDC 11-4-3-27 for multi-family developments apply to development of this site. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district apply to development of this site. D. Landscaping Standards: 1. Parking Lot Landscaping: All parking lot landscaping must comply with the standards set forth in UDC 11-3B-8C. E. Parking Standards: UDC 11-3C-6A requires off-street vehicle parking to be provided on the site. For one bedroom units, 1.5 vehicle parking spaces are required per dwelling unit; at least one in a covered carport or garage. For 2-3 bedroom units, 2 parking spaces are required per dwelling unit in a covered carport or garage. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: DEVELOPMENT AGREEMENT MODIFICATION (MDA): The subject properties are governed by a development agreement (DA) and an addendum to that agreement. The previously approved concept plan depicted condominiums on the subject properties and a conditional use permit was later approved for such a use (a condominium development is reviewed as multi family development). Since the proposed use is consistent with the concept plan, the original DA requires no modification. The previous CUP approval has expired but the elevations approved under the previous CUP were tied to the first addendum of the development agreement. Because the proposed elevations differ from the original ones, the applicant is requesting to modify the recorded addendum. The purpose of the modification is to remove the condo elevations and incorporate new provisions relevant to the proposed development. The recommended DA provisions are attached in Exhibit B. CONDITIONAL USE PERMIT (CUP): The applicant requests conditional use permit approval to construct an eighteen (18) unit multi-family development in the R-15 zoning district. The proposed structures are two-stories (the building on Lot 9, Block 3 steps down to single story on the south end) in height and consist of a 10-plea structure on Lot 9, Block 3 and an 8-plea structure on Lot 26, Block 3 for a total of 18 dwelling units. The proposed project will include eight (8) one-bedroom units, six (6) two-bedroom units and four (4) three-bedroom 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 (staff analysis in italics): A minimum of 80 square feet (s.£) of private useable open space is required to be provided for each unit. The proposed building floor plans depict patios in excess of 80 Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 5 square feet. Development with 20 units or more are required to provide a property management office, maintenance storage area, central mailbox location (including provisions for parcel mail) that provides safe pedestrian and/or vehicular access, and a directory and map of the development at an entrance or convenient location for those entering the development. The proposed development is less than the 20 units; therefore this requirement is not applicable. At a minimum, 250 s.f. of outdoor common open space is required for each unit containing more than 500 s.f. and up to 1,200 s.f. of living area. The proposed development is comprised of eight (8) one-bedroom units, six (6) two-bedroom units and four (4) three-bedroom units. Square footages of the proposed units range in size from 788 square feet to 1,188 square feet. Thus, a minimum of 2, 500 square feet of common open space is required for Lot 9, Block 3 and 2, 000 square feet of common open space is required for Lot 26, Block 3. The site plan depicts a combined open space of 16, 986 common open space which averages to 514 square feet of open space per unit for Lot 9 and 1, 446 square feet of open space per unit for Lot 26. Staff is of the opinion the sites comply with the common open space requirements. Further, the residents will have access to the existing pathway system and neighborhood park which is located south of the proposed developments. For multi-family developments with 20 units or less, two (2) amenities shall be provided with at least one from each category listed in UDC 11-4-3-27D.1. Because this project is infill nature and multiple amenities where provided within the Gramercy project, the applicant is requesting these amenities serve as the required amenities for the development. Amenities within the Gramercy development include several pocket parks/plaza, a pathway network and a portion of the open space was dedicated towards Gordon Harris Park. Staff is amenable to the applicant's request however, since the applicant is requesting that the existing amenities count towards this development, staff recommends the applicant connect the projects' sidewalks within the developments to the adjacent 10 foot pathway on the west and north boundary thereby providing better accessibility to these amenities. Staff recommends that the applicant verb that the subject lots will have rights to access the private pocket parks in Gramercy. • The architectural character of the structures shall comply with UDC 11-4-3-27E. The proposed elevations and building materials comply with this requirement. The design of all structures on the sites are subject to the design standards listed in UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual and will be reviewed with a Design Review application(s). The applicant is proposing to construct two (2) structures in similar design and building materials. The two (2) structures incorporate a mix of building materials as follows: horizontal lap siding, board and batten siding, stucco, decorative corbels, belly bands and stone wainscot (see Exhibit A.4). In general staff is supportive of the proposed buildings and has no recommended changes to the structure proposed for Lot 26. However, staff recommends the applicant provide a change of materials and stone wainscot on the bump out of the single story unit on the west elevation of the building (SWC) on Lot 9. These sites will also house several carport structures. A detail of the carports has not been provided. An email from the applicant states the carports are to match the design of the building. Staff anticipates a metal carport with a gable roof design and powdered coated to match the color of the buildings. Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 6 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 submitted landscape plan appears to comply with this requirement. I~erification of compliance will occur during CZC and Design Review approval. 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 with submittal of the Certificate of Zoning Compliance (CZC). Access: The two lots take access from S. Accloade Avenue, designated a local street. Presently, there is only one primary access into the residential portion of the Gramercy development; S. Wells Avenue. A large scale multi-family development is approved east of the proposed multi- family development and access is from E. Blue Horizon Drive. With the approval of the large scale multi-family development an emergency access was required to provide a secondary access to the residential portion of the Gramercy development. The access will connect at the terminus of E. Griffon Street. Parking: UDC 11-3C-6A requires off-street vehicle parking to be provided on the site. For one bedroom units, 1.5 vehicle parking spaces are required per dwelling unit; at least one in a covered carport or garage. For 2-3 bedroom units, 2 parking spaces are required per dwelling unit in a covered carport or garage. Based on the unit mix (eight (8) 1-bedroom units, six(6) 2-bedroom units and four(4) 3-bedroom units), 26 covered parking stalls and 6 uncovered parking stalls are required. It appears the applicant is proposing to cover every parking stall. NOTE: Staff is in the process of mod~ing the parking standards for multi family developments. Staff recommends the project comply with the parking standards in effect at the time of certificate of zoning compliance, which may mean less covered parking spaces then shown on the site plan. On the submitted site plan, a majority of the internal sidewalks adjacent to the parking stalls are 6 feet in width. The applicant should revise the submitted site plan and increase the width of sidewalks to 7 feet. This revision would eliminate the need for wheel stops and allow the length of the parking stalls to be reduced from 19 feet to 17 feet in accord with UDC 11-3C-SB.3 and UDC 11-3C-SB.4. Further, the reduced parking stall length would increase the width of the perimeter landscaping along the east and south boundary of Lot 9 and the north boundary of Lot 26 and comply width the 26 foot wide drive aisle width required by the Fire Department. UDC 11-3C-6G requires one bicycle parking space per every 25 parking spaces. Based on this calculation only two (2) bike parks are required by ordinance; one space per building. On submitted site plan bike parking has not been provided. Because storage space is limited on the site, and there are few on-site amenities, staff is of the opinion additional bike stalls should be provided on each site and recommends a ratio of one bike park per unit. The site plan should be revised to include a bike rack near the entrance of each building capable of supporting 8 (Lot 26) and 10 (Lot 9) bikes respectively. Landscaping: Staff has reviewed the submitted landscape for conformance with the UDC. The proposed landscape plan substantially complies with ordinance. However, the perimeter landscape buffer on the west boundary of Lot 9 dimensioned 4'4" shall be widened to S feet. Other than the aforementioned change, the applicant should substantially comply with the submitted landscape plan. Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 7 Fencing: No fencing is shown on the plans. Existing wrought fencing is erected along the west boundary of both sites. Staff is recommending the applicant connect the adjacent sidewalks within the proposed developments to the 10-foot wide multi-use pathways constructed along the west and north boundary. Since the fencing predates this development, the applicant must seek permission to connect to the adjacent pathways and modify the fencing. With the submittal of a certificate of zoning compliance application, the applicant must submit written documentation from the adjacent property owner granting the permission to the aforementioned changes. 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 issuance of building permits 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-8. The proposed site design and structures shall be consistent with the standards listed in UDC 11-3A-19 and the guidelines listed in the Meridian Design Manual. In summary staff finds the proposed project complies with the future land use map, applicable policies of the Comprehensive plan and is conditioned to comply with the applicable development standards in the UDC. Based on the aforementioned analysis, staff recommends approval of the subject application. X. EXHIBITS A. Drawings 1. Vicinity Map 2. Proposed Site Plan (dated: 02/14/13) 3. Proposed Landscape Plan (dated: 02/20/13) 4. Proposed Building Elevations and Floor Plans (dated: 10/12/12) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Republic Services 6. Parks Department 7. Ada County Highway District C. Required Findings from Unified Development Code Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 8 Exhibit A.1: Vicinity Map Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 9 Exhibit A.2: Proposed Site Plan (dated: 02/14/13) ~ 3 ~ r ~~i I ( I ~ ~ _ __,~ ~.. - _~~ i . ~ T~ - _ Fq5 t !, I ,. 'T~~ -r-.~ ~E i I ~ ~ i ~a ~ ~ ~ ~ I - ,, ~ - si i ' t ~ i ~ ,, ,`: ~ It ! 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Y 17 ~i ~{ , ~~ ~ ~ ENLAFOED LMDSCArE P4AN LOT p ~~AIiQlO 4A1l~CAPE ALAN LOT ~ cu~rct~ cu~a~~no~ ~ wwc~re c~touura~a -r„u. www ~~' w.wewr ~s~~~rw~iwuw~sr~ww+ +w.~r~.w~w~ ~wwwwwn • ~~r~.~.w IS ~P L1A •'Oi lL~ll'! /iii ~w i 'r`~i'.`ti.~ntii~~w~.-r L~I~T'1 NOS!! AND L~iO~?! NMt~lt.~~f0it mlt~zll ~`~r""" i ~ww.. • .w~ww~ns ~ "fin ~~ •~a~iw~i.r ~~ ~~ ~sr w~r~ rrw.ww+ 7~~'w~r • wiwr.ri~eeasawrw~-w Sfa`S!.". 'L"i' . wrw~r~a~«w~rww.w ~~ 4z YW K~ W~ p~{{~t t! Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 11 Exhibit A.4: Proposed Building Elevations & Floor Plans (dated: 10/12/12) ~ - TAB , ~~~ ~~~ ~~ ~~ -P""'~ sa~lr ~••~'~'~ i~as ~~ ~..~ ~ ~ i~T.S:C70st. ~ ~ iF ~ _ _ .~..~" ®' ~~~~v~ ~ /i~~1 ~..~ ' ~~~ ...~~ ~~ ~..~ ~~. ~ /~ ee~~ Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 12 ,. ~® i~~~...w...y TA~ ,~~~ . ~~:= TA= ,~~ . ~.~..~ ~~ ~~ ~~ :~_ ~.o ~~~ Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 13 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 DEVELOPMENT AGREEMENT MODIFCATION 1.1.1 The development agreement (DA) shall be signed by the property owner and returned to the City within two years of the City Council granting approval. The amended DA shall include the following provisions: DA Instrument # 108022888 -Modify provision 4.6: strike through multi-family buildings and the reference to file CUP-07-018. Add the following provision -Development of these sites (Lot 9 and Lot 26, Block 3) shall substantially comply with the site plan, landscape plan and building elevations submitted with CUP-13-002. 1.2 CONDITIONAL USE PERMIT -Site Specific Conditions of Approval 1.2.1 The site plan prepared by Engineering Solutions, dated 02/14/13, labeled "Site" is approved with the following changes: A bike rack(s) shall be located near the entrance of each building capable of parking at least eight (8) bikes on Lot 26, and 10 bikes on Lot 9. Revise the submitted site plan and increase the width of the internal sidewalks to 7 feet. This revision eliminates the need for wheel stops and allows the length of the parking stalls to be reduced from 19 feet to 17 feet in accord with UDC 11-3C-SB.3 and UDC 11-3C-SB.4. Further, the reduced parking stall length would increase the width of the perimeter landscaping along the east and south boundary of Lot 9 and the north boundary of Lot 26 and comply width the 26-foot wide drive aisle width required by the Fire Department. The applicant shall connect the adjacent sidewalks within the proposed developments to the 10-foot wide multi-use pathways constructed along the west and north boundary. The applicant must seek permission to connect to the adjacent pathways and modify the existing wrought iron fence. With the submittal of a certificate of zoning compliance application, the applicant must submit written documentation from the adjacent property owner granting the permission to aforementioned changes. The trash enclosures locations are not approved on the submitted site plan. The trash enclosure locations must be approved by Republic Services prior to certificate of zoning compliance submittal. 1.2.2 The landscape plan prepared by South Architecture, dated 02/20/13, labeled L2.0 is approved with the following changes: The perimeter landscape buffer on the west boundary of Lot 9 dimensioned 4'4" shall be widened to 5 feet. The landscape plan shall be revised in accord with the changes noted in condition 1.2.1 above. 1.2.3 The building elevations prepared by The Architects Office, dated 10/12/12, labeled A5.0 and A5.1 is approved with the following changes: The applicant shall provide a change of materials and stone wainscot on the bump out of the single story unit on the west elevation of the building (SWC) on Lot 9. 1.2.4 The developer shall comply with the specific use standards for multi-family developments Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 14 listed in UDC 11-4-3-27. 1.2.5 Any fencing constructed on the site shall be consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. 1.2.6 The amenities constructed within the Gramercy development will serve as the approved amenities for this development; provide documentation that the private amenities in Gramercy will be made available to the subject lots. 1.2.7 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.2.8 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 with this requirement shall be with submitted with the first Certificate of Zoning Compliance application. 1.2.9 Off-street vehicle parking shall be provided on the site in accord with UDC Table 11-3C-6 for multi-family dwellings in effect at the time of certificate of zoning compliance submittal. Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B- SI, 11-3B-8C, and Chapter 3 Article C. 1.2.10 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. 135) and UDC 11-3A-19. 1.2.11 Provide a combined total of 16,986 square feet of common open space as proposed. 1.2.12 Landscaping along the foundation of the buildings shall comply with UDC 11-4-3-27-F. 1.3 General Conditions of Approval 1.3.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC Chapter 2 District regulations. 1.3.2 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. The outdoor lighting shall have downward shielding on the building and the perimeter lighting shall not impact the surrounding single family residences. 1.3.3 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11- 3A-15, UDC 11-3B-6 and MCC 9-1-28. 1.3.4 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.3.5 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ. 1.3.6 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A- 12. All HVAC equipment shall be screened from the street and the adjacent pathways. 1.3.7 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. 1.3.8 The conditional use approval shall be null and void if the applicant fails to 1) commence the use within two years as set forth in UDC 11-SB-6F1 or 2) gain approval of a time extension as set forth in UDC 11-SB-6F4. 1.3.9 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance application and Design Review from the Planning Department, prior to submittal of building permit application. Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 15 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is available via existing mains and services in S. Accolade Avenue. Sanitary sewer services exist into these parcels that may not be needed to provide service to the proposed apartments. Applicant will be responsible for the abandonment of any service that is not necessary to provide service. 2.2 Water service to this site is being proposed via connections to the existing mains and services in S. Accolade Avenue. Domestic water services exist into these parcels that may not be needed to provide service to the proposed apartments. Applicant will be responsible for the abandonment of any service that is not necessary to provide service. 2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants), or 30-foot easement if sanitary sewer and water parallel one another. The easements shall be dedicated using the City of Meridian's standard forms. Submit an executed easement (on the form available from Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. 2.4 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.5 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.6 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.7 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.8 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.9 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.10 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 3. FIRE DEPARTMENT 3.1 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. 3.2 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 3.3 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 3.4 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1. 3.5 Maintain a separation of 5' from the building to the dumpster enclosure as set forth in International Fire Code Section 304.3.3. Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 16 3.6 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in International Fire Code Section 505.1. 3.7 The applicant shall work with Public Works and Planning Department staffto provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1. 3.8 There shall be a fire hydrant within 100' of all fire department connections as set forth in local amendment to the International Fire Code 10-4-2L. 3.9 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets. IFC 102.9 3.10 Buildings over 30' in height are required to have access roads in accordance with the International Fire Code Appendix D Section D105. 3.11 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in International Fire Code Section 903.2.8. 3.12 All drive aisles are required to be a minimum of 26 feet in width for aerial access; the site plan depicts 25 feet. The applicant shall revise the site plan accordingly. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site designs submitted with the application. 5. REPUBLIC SERVICES 5.1 Please contact Bob Olson at Republic Services (345-1265) for detailed review of your proposal prior to the public hearing. There is a concern that the required modifications may significantly impact your site design and may require a revised site plan. If the site plan needs to be revised, contact the planner assigned to the project immediately to discuss the changes and how to proceed with the revised site plan. 6. PARKS DEPARTMENT 6.1 The Parks Department supports the Planning Department's condition for connecting the internal sidewalks with the adjacent 10-foot pathways. 7. ADA COUNTY HIGHWAY DISTRICT The City has not yet received a report from ACHD on this application. Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 17 C. Required Findings from Unified Development Code 1. 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 the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. 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 zoning district and the multi-family specific use standards. b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed multi-family residential use in the R-15 zone meets the objectives of the Comprehensive Plan and UDC. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds that the general design, construction, operation and maintenance of the multi- family use will be compatible with other residential and commercial uses in the general neighborhood and with the existing and intended character of the vicinity and will 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 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 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 that the applicant will pay to extend the City utilities 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. Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGE 18 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 that would be detrimental to the general welfare of the surrounding area. Staff recognizes the 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 will not result in the destruction, loss or damage of any natural feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware.