Gramercy Pride Apartments CUP-13-002 MDA-13-004CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
~E IDIAN_--
In the Matter of Conditional Use Permit Consisting of 18-unit Multi-family Development AND
Development Agreement Modification to Remove the Approved Elevations from DA Instrument
#108022888 for Gramercy Pride Apartments, Located at 2111 and 2283 S. Accolade Avenue, by
Sagecrest Development, LLC.
Case No(s). CUP-13-002 and MDA-13-004
For the City Council Hearing Date of: May 7, 2013 (Findings on May 22, 2013)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of May 7, 2013, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of May 7, 2013, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of May 7, 2413,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of May 7, 2013, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 1 1 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 1 1-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public ifthe attached conditions ofapproval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
CI"I~Y OF MF,RIDIAN FINDINGS OF FAC'T', CONCt,USIONS OF LAW AND DF,CISION & ORDFR
CASE; NO(S). CIJP-13-002 and MllA-13-004
1-
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Planning Department, the Public Works Department and any affected party requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of May 7, 2013, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 1 1-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for conditional use permit and development agreement modification is
hereby approved per the conditions of approval in the attached Staff Report for the hearing date
of May 7, 2013, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City. During this time, the applicant
shall commence the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth in the conditions of approval, and acquire building permits and
commence construction of permanent footings or structures on or in the ground. For
conditional use permits that also require platting, the final plat must be signed by the City
Engineer within this two (2) year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 1 1-SB-6.G.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the City Council may be granted. With all extensions, the Director
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title 1 1(UDC 11-5B-6F).
Notice of Two (2) Year Development Agreement Duration
The amended development agreement shall be signed by the property owner and returned to the
City within two (2) years of the City Council granting the modification (UDC 11-SB-3F.2).
A moditcation to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the City if filed prior to the end of the two (2) year approval period
(UDC 11-SB-3F.3).
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
CI"I~Y OF MF,RIDIAN FINDINGS OF FAC'T', CONCt,USIONS OF LAW AND DF,CISION & ORDFR
CASE; NO(S). CIJP-13-002 and MllA-13-004
2-
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code~~' 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
Attached: Staff Report for the hearing date of May 7, 2013
CI"I~Y OF MF,RIDIAN FINDINGS OF FAC'T', CONCLUSIONS OF LAW AND DF,CISION & ORDFR
CASE; NO(S). CIJP-13-002 and MllA-13-004
3-
By action of the City Council at its regular meeting held on the ~~ day of
2013. --%Y,
COUNCIL PRESIDENT BRAD HOAGLUN
COUNCIL VICE PRESIDENT CHARLIE ROUNTREE
COUNCIL MEMBER DAVID ZAREMBA
COUNCIL MEMBER KEITH BIRD
MAYOR TAMMY de WEERD
(TIE BREAKER)
Attest:
City Clerk
VOTED
VOTED
VOTED
VOTED
VOTED ~
ltl~f' G~-vi.C.C~/~Q
Mayor Tam de Weerd
pILO AU~.
LS
O~
44 r?
L°
9
a ~,
4 ^ City u`
Copy served upon Applicant, The
~oaxo
SEAL
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4
eT ede TAE aSUR
Public Works Department and City Attorney.
By: Dated: S - a-3 ~ /3
Cle • c' Office
CITY OF MERIDIAN FINDINGS OP FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUF-13-002 and MDA-13-004
-4-
EXHIBIT A
STAFF REPORT
HEARING DATE: May 7, 2013 E IDIAN~--
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
208-884-5533
SUBJECT: CUP-13-002 and MDA 13-004 -Gramercy Pride Apartments
L 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 fin~ther 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. The
Meridian Planning and Zoning Commission heard these items on April 4, 2013. At the public
hearing, the Commission moved to recommend approval of the subiect CUP and MDA
requests.
a. Summary of Commission Public Hearing:
i. In favor: Becky McKay
ii. In opposition: None
iii. Commenting: None
iv.Written testimony: Becky McKay, the applicant's representative.
v. Staff presenting application: Bill Parsons
vi.Other staff commenting on application: None
b. Kev Issue(s) of Discussion by Commission:
i. Additional screening (fence or landscaping) along the north boundary of Lot 26, Block 3
(southern lotl.
ii. The ratio ofmulti-family units to single family homes developing in Gramercy
c. Key Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(sl for City Council:
i. None
The Meridian Citv Council heard these items on Mav 7. 2013. At the public hearina. the
Council approved the subiect CUP and MDA reauest.
,~, Summary of Ciri~ Council Public Hearing:
s In favor: Becky McKay
ii. In opposition: None
iii. Commenting: None
iv Written testimony: None
v_, taff presenting application: Bill Parsons
yj,4ther staff commenting on annlication: None
Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF,
EXHIBIT A
~ Kev Issues of Discussion by Council:
i None
c. Kev Council Changes to Staff/Commission Recommendation
i. None
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 May 7, 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 May 7, 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 21 1 1 and 2283 S. Accolade Avenue(Lot 9 and Lot 26, Block 3 of Gramercy
Subdivision No. 1) in the NE '/4 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
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 1 1, Chapter 5.
B. Newspaper notifications published on: March 18, and April 1, 2013 (Commission); April 15 and
29, 2013 (Council)
C. Radius notices mailed to properties within 300 feet on: March 14, 2013 (Commission); April I1,
2013 (Council)
D. Applicant posted notice on site by: March 24, 2013 (Commission); April 27, 2013 (Council)
Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, 2
EXHIBIT A
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 (M1-07-
015) 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 tl~e 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
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 properrties 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
Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, 3
EXHIBIT A
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 coning district.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italic•s):
"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." (3.07.03 B, pg.
56)
The Gramercy project was em~isiorred for a trait of residential uses. C'zrt~~ently the R-1 ~
portion of the development contains both multi fancily housing crud single family homes.
Additional tnzrlti fcrrrily units are also planned for the development and rmrltiple single family
lots are vac•arrt. Based on the czar°errt mix of vacant and developed residential properties
within the development, albeit more multi family zrnits, staff is of the opitrion the proposed
multi fcnnil~~ residential development will conb•ibute to the vcn~iet)~ 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 C ity.'" (3.01.01 F, pg. 45)
C'itj~ services were provided to these lots with the approval of Gramercy Szrbdivision No. 1
The developer will be responsible for cornrectirrg the proposed multi family sn~uctures to City
services.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels."' (3.06.01 F, pg. 53)
As trcentioned above, the properties received CUP approval for a condominitmt project ~vith
similar densities; this is a residential project. The 10-zncit developtnerzt (Lot 9, Block 3) is
act acerct to,firture single homes along the south botrndcn°v. To ensure the proposed multi-
family development fits in ~a~ith the future single fancily homes, the applicant has designed tlce
south end tnrits as single story. Further, the building is oriented away fi°om the street card
separated frorrr the single fcnrrily lots (south) by a ~ foot wide Icrrrdsecrpe bzrffer, a drive aisle
crud pcn°king area. Orr the submitted site plan this parking area Icas 19 foot long stalls cnzd a 6-
footwide sidewalk. If the appliccmtlrrovides a 7 foot wide sidewalk, 17-foot long stall and a
26 foot wide drive aisle, the landscape bzrffer along the sozrth bozmdary could be widened to
provide cr greater bz~er tividth between the proposed development acrd thc~ future single
family homes. If these changes are made staff is of the opinion the proposed development orr
Lot 9, Block 3 tivill be we11-matched with future single fcnnil}~ homes.
The 8-unit development (Lot 26, Block 3) is adjacent to the City park cmd existing single
farnily homes to the east Vcrc•arrt single farnily lots abut the north botmdary. To mitigate the
impacts lvith the adjacent single family homes, the applicant has oriented the building a-vay
from the single fcnrrily r•esiderrces and a wider street buffer has been provided ulong S.
Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, 4
EXHIBIT A
Accolade Avenue. The firtzn•e single family homes on the north will be separated by cr 1 ~ foot
wide landscape buffer-, the drive aisle arld dozrble sided par°kirrg area. Staff is of the opinion
the proposed development will be complinlentcrry to the existing and planned single family
homes.
• "Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood com~ectivity as part of a community pathway system.'" (3.03.03B, pg.
48)
As part of the previozrs approvals, amulti-use pathway system was approved and constructed
along the Ridenbaugh Canal and extends along the west crud north boundar~~ of the proposed
development and corltinzres through the Gramercy development providing internal
cornrectivity. The pathway system extends fi•orn S. Eagle Road and links the El Dorado
business campus, Gordon Harris Park, Rock} Mountcrirz High School arzd the connnercial
activities within the Granrerc}~ developrrrerrt. Staff believes this pathtivay is a valuably 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 acf crcent the
sidewalks located orr the west side of S. Accolade Avemre and the 10 foot wide pathways
adjacent to the west and north boundary. The other benefrt of this is the applicant ccrrr claim
the connectivity as an anrerlity for the proposed nurlti-fcrn~ily development.
• "Provide housing options close to employment and shopping centers." (3.07.02D, pg. 55)
The proposed development tia~ill provide additional multi family housing options in this area
of the Cit_v within close proximity to errlployrnerlt centers, education facilities and shopping
C'erl tc r',5'.
• "Encourage intill development in vacantlundeveloped areas within the City over fringe area
development to halt the outward progression of urban development.:" (5.01.02B, pg. 69)
The proposed developnlerlt is an infil/ pr•~ject consistent with t{lis objective.
• "Elevate quality of design for houses and apartments; 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' I1-3A-19 and the guidelines in the IVfer•idian Design Marrzral.
Based vn the above analysis contained in this report, staff is supportive of the prroposed development
as it is generally consistent with the comprehensive plan.
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-2 lists the permitted,
accessory, conditional, and prohibited uses in the R-l~ 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 1 1-4-3-27 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
Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, ~
EXHIBIT A
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 co»clor~li»imn developnte»t is revived as nrtrlti farllily
develo~me»t). 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-plex structure on Lot 9, Block
3 and an 8-plex 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.f.) of private useable open space is required to
be provided for each unit. The proposed building floor plans depict patios in
excess of 80 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
Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF,
EXHIBIT A
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 verify 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 fhe 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.
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. Verification of
compliance will occur during CZC and Design Review approval.
Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, 7
EXHIBIT A
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 traits, 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. }t appears the applicant is proposing to cover every parking stall. NOTE: Staff is irz the
process of modifi~ing the parking stcrrrdards for rnzrlti family developments. Staff recorrnrrends the
project corrzply with the parking stcrrrdards irz effect at the time of certificate of zoning
compliance, which pray nzc~an less covered parking spaces then shown on the site pkrrz.
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 1 1-3C-SB3 and
UDC 11-3C-SB.4. Further, the reduced parking stall length would increase the width ofthe
perimeter landscaping along the east and south boundary of Lot 9 and the north boundary of Lot
26 and con ply i~~idth the 26 foot wide drive aisle width required by the Fire Depcrrnnent.
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 ofthe opinion additional bike stalls should be
provided on each site and recommends a ratio of one bike park per unit. The site plcrrz shozrld be
revised to include a bike rack near the entrance of each building capable of supporting 8 (Lot 26)
and 10 (Lot y) 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 5 feet. Other than the aforementioned change, the applicant should
substantially comply with the submitted landscape plan.
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
Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, R
EXHIBIT A
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-l .
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-
56-8. 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 complie
applicable policies of the Comprehensive plan and is
applicable development standards in the UDC. Based
staff recommends approval of the subject application.
X. EXHIBITS
A. Drawings
s with the future land use map,
conditioned to comply with the
on the aforementioned analysis,
1. Vicinity Map
2. Proposed Site Plan (dated: 02/14/13) (REVISED)
3. Proposed Landscape Plan (dated: 02/20/13)
4. Proposed Building Elevations and Floor Plans (dated: 10/12//2)
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 Cotmty Highway District
C. Required Findings from Unitied Development Code
Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, 9
EXHIBIT A
Exhibit A.1: Vicinity Map
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Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, 10
EXHIBIT A
Exhibit A.2: Proposed Site Plan {dated: 02/14/13) (REVISED)
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Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, 1
EXHIBIT A
Exhibit A.3: Proposed Landscape Plan (dated: 02/20/13)
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Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, 12
EXHIBIT A
Exhibit A.4: Proposed Building Elevations & Floor Plans (dated: 10/12/12)
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Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, 13
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Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, 14
EXHIBIT A
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 Development agreement modifcation
l .l . l The development agreement (DA) shall be signed by the property owner and returned to the
City within two years ofthe 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 ofthese 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 ea:isting
wrought iron fence. With the submittal ofa certificate of zoning compliance application, the
applicant must submit written documentation from the adjacent property owner granting the
permission to aforementioned changes. y
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 02/20113, 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 PAGF, 1 ~
EXHIBIT A
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 1 1-3A-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-51, 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 I l -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 1 1-3A-1 1. 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 pressurised 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 1 1-3A-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 1 1-3A-
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 1 1-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 PAGF, 1(
EXHIBIT A
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. Appl icant 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 1 1'" 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 1Vleridian 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 lnternational 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
Inten~ational Fire Code Section 304.3.3.
Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, 17
EXHIBIT A
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 fi•om 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.
3.1 1 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 (345-1260 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 hcrs not yet received a report from ACHD ors this a~~1ic•ation.
Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, 18
EXHIBIT A
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 ofthe following, and may approve a conditional use permit
if they shall find evidence presented at the hearing(s) is adequate to establish:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
The Council finds that if the site is designed 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.
The Council 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.
The Council 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
area and will not adversely change the character of the area. The Council considered all
public testimony 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.
The Council finds that the proposed development should not adversely affect other
property in the vicinity if the applicant complies with all conditions of approval listed in
Exhibit B of this staff report and constructs all improvements and operates the use in
accordance with the UDC standards.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection,
drainage structures, refuse disposal, water, and sewer.
The Council finds that sanitary sewer, domestic water and irrigation can be made
available to the subject property. Please refer to comments prepared by the Public Works
Department, Fire Department, Police Department and other agencies.
f. That the proposed use will not create excessive additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
The Council finds that the applicant will pay to extend the 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.
g. That the proposed use will not involve activities or processes, materials, equipment
Gramercy Pride Apartments CUP-13-002 and MDA-13-004 PAGF, 19
EXHIBIT A
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.
The Council finds that the proposed development will not involve uses that will create
nuisances that would be detrimental to the general welfare of the surrounding area.
The Council recognizes the fact that traffic and noise will increase with the approval of
this development; however, whenever undeveloped property is developed the amount of
traffic generation increases.
h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The Council finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major importance. The Council referenced all public
testimony that was presented to determine whether or not the proposed development may
destroy or damage a natural or scenic feature(s) of major importance of which the
Commission and Staff are unaware.