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REV Staff Report 6/3/13Item #4F: Red Tail Communities (CUP-13.005) Application(s): - Conditional use permit Size of property, existing zoning, and location: This site consists of 16.32 acres, is currently zoned R-15, and is located at the southeast corner of E. Victory Road & S. Meridian Road. Adjacent Land Use 8~ Zoning: North: Victory Road, Fuel facility/convenience store and landscape nursery, zoned C-G South: Undeveloped property, zoned R-8 East: Undeveloped property (recently approved for single-family residential), zoned R-4 West: Meridian Road (SH 69) and rural residential properties, zoned RUT in Ada County History: An amendment to the FLUM to MHDR; a rezone to R-15; a preliminary plat and final plat were recently approved for this site. Summary of Request: Request for a CUP for amulti-family residential development consisting of 220 units in an R-15 zoning district. A total of 20 apartment buildings, 2 to 3 stories in height, with a mix of 1, 2, & 3 bedroom units are proposed. The gross density proposed is 15 units per acre consistent w/the MHDR FLUM designation. Access is provided via Victory Road as approved with the plat. A connection is also proposed to the future single-family development to the east. A 10' wide multi-use pathway is proposed along S. Meridian Road. Building elevations have been submitted that substantially comply with the concept elevations included in the DA. Covered parking is proposed in accord with UDC standards. Comprehensive Plan FLUM Designation: MHDR Written Testimony: Jonathan Seel Staff Recommendation: Approval w/conditions Notes: STAFF REPORT HEARING DATE: TO: FROM: SUBJECT: June 6, 2013 Planning & Zoning Commission Sonya Wafters, Associate City Planner 208-884-5533 E IDIAN~-- IDAHO Bruce Freckleton, Development Services Manager 208-887-2211 CUP-13-005 -Red Tail Communities I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, W. H. Moore Company, has applied for a conditional use permit (CUP) fora multi- family development in the R-15 zoning district for Red Tail Communities as required by UDC Table 11-2A-2. See Section VIII, Analysis, for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP application with the conditions of approval 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 Number CUP-13- 005 as presented in the staff report for the hearing date of June 6, 2013, with the following modifications: (Add any proposed modifications.) I further recommend Staff to prepare Findings of Fact and Conclusions of Law & Order for the hearing date of June 20, 2013. Denial After considering all staff, applicant and public testimony, I move to deny File Number CUP-13-005, as presented during the hearing on June 6, 2013, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number CUP-13-005 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 subject property is located at the southeast corner of S. Meridian Road (State Highway 69) and E. Victory Road, in the northwest'/4 of Section 30, Township 3 North, Range 1 East. B. Applicant: W. H. Moore Company 1940 Bonito Way, Ste. 160 Meridian, Idaho 83642 Red Tail Community CUP-13-005 PAGE 1 C. Owner: Red Tail Communities, LLC 1940 Bonito Way, Ste. 160 Meridian, ID 83642 D. Representative: Jonathan Seel, W. H. Moore Company 1940 Bonito Way, Ste. 160 Meridian, ID 83642 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit which requires a public hearing before the Planning & Zoning Commission, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: May 20, and June 3, 2013 C. Radius notices mailed to properties within 300 feet on: May 16, 2013 D. Applicant posted notice on site by: May 23, 2013 VI. LAND USE A. Existing Land Use(s): This site is currently vacant/undeveloped. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Victory Road, Fuel facility/convenience store and landscape nursery, zoned C-G South: Undeveloped property, zoned R-8 East: Undeveloped property (recently approved for single-family residential), zoned R-4 West: Meridian Road (SH 69) and rural residential properties, zoned RUT in Ada County C. History of Previous Actions: • On January 17, 2013, a comprehensive plan amendment (CPAM-12-005) was approved to change the future land use map designation on 16.32 acres of land from medium density residential to medium-high density residential. • On March 26, 2013, a) rezone (RZ-13-002) from C-N and TN-C to R-15; a preliminary plat (PP-13-003) which included one multi-family building lot for this site; and a development agreement modification (MDA-13-002) to remove the subject property from the Cavanaugh development agreement (DA) was approved. A new DA was required as a provision of rezone, recorded as Instrument No. 113041512. A final plat (FP-13-017) which included one multi-family building lot for this site was approved by City Council on May 22, 2013. D. Utilities: a) Location of sewer: Sanitary sewer to serve the subject site exists directly adjacent in E. Victory Road. b) Location of water: Domestic water to serve the subject site exists directly adjacent in E. Victory Road. Red Tail Community CUP-13-005 PAGE 2 c) Issues or concerns: The subject site is obligated to pay $1,465.56 per acre to proportionally offset costs incurred by the City of Meridian for the Victory Road Gap Sewer Project. Said payment must be received prior to obtaining the City Engineer's signature on any final plat. E. Physical Features: Canals/Ditches Irrigation: The Ridenbaugh canal runs along the southern boundary of this site. 2. Hazards: Staff is unaware of any hazards that may exist on this site. 3. Flood Plain: This property does not lie within the floodplain or flood way. VII. COMPREHENSIVE PLAN ANALYSIS The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates this site as Medium High Density Residential (MHDR). The MHDR designation allows for the development of a mix of relatively dense residential housing types including townhomes, condominiums and apartments. Residential gross densities should range from 8 to 15 dwelling units per acre, with a target density of 12 units per acre. These are relatively compact areas within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and individual project identity (pgs. 20-21). The applicant proposes to develop this site with an apartment complex consisting of 220 residential units resulting in a gross density of 15.12 dwelling units per acre consistent with the density allowed in MHDR designated areas. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • "Require landscape street buffers for new development along all entryway corridors." (2.01.02E, pg. 13) A 35 foot wide landscape buffer is required along S. Meridian Road, an entryway corridor in accord with the standards listed in UDC 11-3B-7C Landscape Buffers along Streets as depicted on the landscape plan. • "Use the Comprehensive Plan, the Unified Development Code, and the Design Manual to discourage strip development, and encourage clustered, landscaped business or residential development on entryway corridors." (2.01.02D, pg. 13) Future development of this site as a multi family development adjacent to Meridian Road, an entryway corridor, is required to comply with UDC landscape and design standards and design guidelines in the Design Manual in accord with the Comprehensive Plan. • "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 future development of multi family residential dwelling units on this site consisting of 1, 2, and 3 bedroom units will provide rental options for individuals with varying income levels. Red Tail Community CUP-13-005 PAGE 3 • "Locate high-density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares." (3.07.02, pg. 55) An apartment complex is proposed on this site at the corner of S. Meridian Road (SH 69), an entryway corridor, and E. Victory Road, an arterial street, both major access thoroughfares in the City. The Ridenbaugh Canal runs along the southern boundary of the site where a section of the City's multi-use pathway system will be located (on the south side of the Ridenbaugh on the adjacent property to the south). • "Provide a walkable community through good design." (2.O1.OlA, pg.13) Pedestrian walkways are proposed throughout the development for access to each apartment building, the central common area and site amenities, and the sidewalk along E. Victory Road. VIII. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: CONDITIONAL USE PERMIT (CUP): A conditional use permit is requested for amulti-family development in the R-15 zoning district, in accord with UDC Table 11-2A-2. The development is proposed to consist of 20 apartment buildings, 2 to 3 stories in height, with a combination of (40) 3-bedroom/3-bathroom units; (116) 2-bedroom/2 bathroom units; and (64) 1 bedroom/1 bathroom units for a total of 220 dwelling units. A total of (5) 8-bay garage structures are proposed for parking. A 5,261 s.f. community clubhouse with a leasing office, pool area with cabana, on-site maintenance shop, several covered ramadas, a playground, and sports courts (bocce ball and volleyball) are proposed as amenities. 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: A minimum of 80 square feet (s.f.) of private useable open space is required to be provided for each unit. The floor plan for the 2 and 3 bedroom unit show 97 sf. of patio area; the floor plan for the 1 bedroom units show 113 sf. of patio area, which complies with this requirement. 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 property management/leasing office and mailboxes are proposed to be located in the clubhouse; a maintenance shop is proposed at the southeast corner of the site; and a directory map is proposed within a landscape island at the entrance of the complex. 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; and 350 s.f. of outdoor common open space is required for each unit containing more than 1,200 s.f. of living area. All of the proposed 1 and 2 bedroom units (180 units) contain between S00 and 1,200 sf. of living area. The 3 bedroom units (40) contain over 1,200 sf. of living area. Therefore, 59,000 sf. (or 1.35 acres) of outdoor common open space is required to be provided for the development. A total of 2. SS acres of common open space is proposed in compliance with this requirement. Red Tail Community CUP-13-005 PAGE 4 For multi-family developments with 75 units or more, four (4) amenities shall be provided with at least one from each category listed in UDC 11-4-3-27D.1. For multi- family developments with more than 100 units, the decision making body shall require additional amenities commensurate to the size of the proposed development. The amenities depicted on the site plan include (6) ramadas, a playground, gas grills in five locations, a clubhouse, a cabana, a swimming pool, a bocce ball court, a volleyball court, and walking paths in compliance with this requirement. The architectural character of the structures shall comply with UDC 11-4-3-27E. The proposed elevations & building materials of the residential structures comply with this requirement. The design of all structures on the site is 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 the Design Review application(s). 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. Landscaping appears to be provided in accord with this requirement. However, staff is unable to verb the type of plantings as they are not called out on the plan. Verification that the foundation landscaping complies with this standard will be verified with the Certificate of Zoning Compliance and Design Review application(s). 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. Dimensional Standards: The proposed development is required to comply with the dimensional standards of the R-15 zoning district listed in UDC Table 11-2A7 and UDC 11-4-3-27. Staff has reviewed the proposed site plan and found it in compliance with the aforementioned standards. Access: One access is depicted on the site plan via E. Victory Road and one driveway stub is depicted to the east to connect to the single-family residential development planned to be constructed on the adjacent property. No access via Meridian Road (SH 69) is proposed or approved. The proposed access via Victory Road was approved by the City and ACRD with the preliminary plat (PP-13-003). Parking: The UDC (Table 11-3C-6) 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 (d.u.); at least one of those being in a covered carport or garage. For 2-3 bedroom units, 2 parking spaces are required per d.u.; at least one of those in a covered carport or garage. There are (64) 1-bedroom units; (116) 2-bedroom units; and (40) 3-bedroom units proposed on the site. Therefore, a minimum of 408 parking spaces are required to be provided; 220 of which in a covered carport or garage. The site plan depicts 48 garage spaces, 225 carport spaces, and 176 uncovered spaces for a total of 449 spaces, which includes 10 handicap spaces. One bicycle parking space is required to be provided for every 25 proposed vehicle spaces per UDC 11-3C-6G. Based on a total of 449 vehicle parking spaces, a minimum 18 bicycle parking spaces are required to be provided. There are two bicycle parking facilities consisting of two racks each depicted on the site plan, each capable of holding 22 bicycles for a total of 44 spaces. Staff recommends that bicycle parking facilities be provided for each building or pair of Red Tail Community CUP-13-005 PAGE 5 buildings if joined, and for the community center/common area in a number adequate to serve the residents and visitors as applicable. Multi-Use Pathway: Amulti-use pathway is required to be constructed on this site along S. Meridian Road (SH 69) within a public use easement in accord with UDC 11-3H-4C.4. A multi- use pathway is depicted on the site/ landscape plan. The site/landscape plan should be revised to extend the Meridian Road pathway to the southern boundary of the site. The developer is required to submit a public use easement for the pathway to the Planning Division of the Community Development Department for approval by City Council prior to signature on the final plat. The pathway is required to be constructed in its entirety with the first phase of development (i.e. with the street buffer landscaping required with the final plat). Noise Abatement: Noise abatement in the form of a berm or berm and wall combination is required for residential uses along state highways in accord with the standards listed in UDC 11- 3H-4D. The landscape plan (sheet L1.7) depicts a 4-foot tall berm with a 6-foot tall vinyl fence on top of the berm adjacent to S. Meridian Road (SH 69). The applicant states the fencing material shown on the landscape plan is incorrect and that a sound attenuation wall will be constructed in accord with the aforementioned standards. A berm or berm/wall combination is required to be a minimum 10-foot higher than the elevation at the centerline of the state highway. The wall is required to be constructed of an impervious concrete or stucco or other appropriate sound attenuating material, shall have color and/or texture and be staggered every 3001inear feet. Landscaping: A 35-foot wide landscape street buffer is required along S. Meridian Road (SH 69), an arterial street & entryway corridor; and a 25-foot wide landscape street buffer is required along E. Victory Road, an arterial street in accord with the standards listed in UDC 11-3B-7C. The street buffers shown on the landscape plan comply with the required standards. Sidewalks: A minimum five-foot wide detached sidewalk is required to be constructed along E. Victory Road as shown on the landscape plan in accord with UDC 11-3A-17. Staff recommends the site and landscape plans be revised to include a pedestrian connection from the west end of the development to the sidewalk along Victory Road. Fencing: Fencing is depicted on the site plan (sheet SD-0.1) as follows: 4-foot tall wrought iron along Victory Road; 5-foot all wrought iron around the perimeter of the pool area; 6-foot tall wrought iron fence along the canal easement at the southern boundary of the site; and a 6-foot tall sound barrier wall along S. Meridian Road. A 6-foot tall vinyl privacy fence is proposed to be constructed along the east boundary with development of the single-family dwellings on the adjacent property. Waterways: The Ridenbaugh Canal lies off-site along the southern boundary of this site. The irrigation district's access road for the canal lies on the subject property on the north side of the canal. Fencing is proposed along the southern boundary of the site in accord with UDC 11-3A- 6B. Building Elevations: Conceptual elevations were approved with the rezone and included in the development agreement. A provision of the DA requires development of the site to substantially comply with these elevations. Building elevations for the multi-family structures, the clubhouse, garages, carports, maintenance shop, ramadas, and cabana are included in Exhibit A.S. The form and design of the structures is essentially the same as the concept drawings; however, the primary construction materials of the multi-family structures have changed from stucco to horizontal lap cement board siding. To add Red Tail Community CUP-13-005 PAGE 6 some variety, staff recommends the developer consider adding another style of siding as an accent material. Final design of the multi-family structures will be required to comply with the design standards listed in UDC 11-3A-19, the guidelines contained in the Design Manual for residential developments, the conditions in Exhibit B of this report, and the development agreement. Common Open Space & Site Amenities: All multi-family developments over 5 acres in size are required to provide open space & site amenities in accord with the standards listed in UDC 11- 3G-3. Aminimum of 10% qualified open space is required to be provided for the development in accord with the standards listed in UDC 11-3G-3B in addition to that required with multi-family developments. Developments less than 20 acres in size are required to provide a minimum of one site amenity in addition to those required for multi-family developments per UDC 11-4-3-27D. Based on 14.55 acres for the multi-family portion of the development, a minimum of 1.46 acres of qualified open space is required in addition to the 1.35 acres required for multi- family developments per UDC 11-4-3-27C. The plat depicts 2.55 acres, which is 0.26 of an acre short. The applicant states that half of the street buffer along Meridian & Locust Grove Roads was not included in the open space calculations as allowed. With this additional area, the open space should meet the minimum required amount. Revised open space calculations should be submitted that demonstrate compliance with this requirement. As detailed above under specific use standards, site amenities are proposed in compliance with this requirement. Site amenities within this development are also proposed to be shared with the adjacent single-family development to the east. The applicant did not submit a phasing plan showing when site amenities would be constructed in relation to the timing of the residential structures. In order to ensure amenities exist to benefit the initial residents, staff recommends all of the amenities be constructed prior to the eleventh structure obtaining Certificate of Occupancy or by July 15, 2014, whichever occurs first. Site amenities should be constructed along with construction of the multi-family structures. Staff is supportive of the proposed CUP with the conditions of approval included in Exhibit B. IX. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Proposed Site Plan (dated: 5/9/13) 3. Proposed Landscape Plan (dated: 5/9/13) 4. Proposed Preliminary Plat 5. Proposed Building Elevations & Floor Plans (dated: 5/9/13) B. Agency & Department Comments/Conditions C. Required Findings from Unified Development Code Red Tail Community CUP-13-005 PAGE 7 Exhibit A.1: Vicinity Map Red Tail Community CUP-13-005 PAGE 8 Exhibit A.2: Proposed Site Plan (dated: 5/9/13) I~ ~,~ ~ Ac~xxF 4 ;~ \ ~ a i ~ 1 ~ :~~~ I o~-~~ i ~~ t Apf CGLWiY V g i~a et~ncN i = E. kj ~ i N r".. r ~. ~~: n ~ ~ w_ _ _ _ . _ _ ._.__._._..»..... _._._._._. _.__._._._ J _ ...~.~..~1-~.~...._._._._._._.__._.._._._. T EAST VEC 70RY RDAO --~ ~~- ~~`~, ,, tr ~~ - _ ~ Z .". ...r.,...w ` `~Rpy 11~~ ~ azsraal ° 9 ~~: k ~; ~;= 8~ ~~ r._._._._ ~~€ t ,I 3 i t ye 11 I -- i --~"'~_ ~~ ~~ i , OLR I „ i I ~ I ... f~igrMML/fQ ~-~ f _ _ N -__ `l~~g~~III I ~ l.~ t!9 ~~ ~ i g9 ~ ~ I ~ d~ MOfAfT fMNMiW ND~G.lN1fI11 ~~~ IfNpW blJID lfItl t ~ ~, 4 wl ~it0'NNBi $F ~~ OOInAtll iFi~N 110Ca1Ril(MCN~K~) E I oprt~Cll w~t,yw tOriMC~F•IMVNgtn 2i W ffY.RN10iHRhMaQl.fVMC I OOR. R tl~ ~ #~ o110NB tML?tSMQ WTI, ~~ r f10M7~.s~fH10fWER, PE I f7pfiA{if t'111«(OOANUI{1J1CiChPF{ t!! Wt yglf OIM. W1! NN ` _``+.. I I FJOI.E.C ~X ~.,. IIIOAp ]w,D7-~0111 FN3a ` ~~ ~ Red Tail Community CUP-13-005 PAGE 9 Exhibit A.3: Proposed Landscape Plan (dated: 5!9/13) ~ ............ J..a ~. o ~w~~-M a~xrw ~. --~ _---rt- ,.. _ _.,.? n~' - _~ ~ ~~~~ -- --- ~ 1 ~~~ ~_ .«,t~.zl ~.~, F Area 1 Area 2 ~` ~_"~ ~ '~ ~ _` ~~ Area 4_.. a.,.;.a~.~, ~ 1 ~ - -- ...~. :. ".K ~s } .. ,/ ~] .. Area 6 r -- :.,'~:.;».... . . ~, ~, - - ~~~ I }" ~.-[~ ~ -- ~ r ~np~y Qwr[pw~lepr ..Area 3 -~ ~ ~, ~~ _ ,. ~~ ~ err-..~ ~, `Area 5 ~~[~~ ~= overview ~,~~ rx~~wes Red Tail Community CUP-13-005 PAGE 10 ~~ .-~-.. ~,~ ,. GS. Y . s_ i i:~ *'.. ` . + .. i ,'~ Fr ~~;~;. ~ .~ ~ } , t I `--~ c ~~; ~{ a~! ~, i Red Tail Community CUP-13-005 PAGE 11 Red Tail Community CUP-13-005 PAGE 12 tt ~.; ~ < ~ ~~ v y;:', ; t w r t ma , t ...,.~ o {.r'~. ~~4~ `.~' j'n~ ~ j k ~ 'x~ •f t '• '••° • ' ` k 1 ~~ \~ w . t `~ ~ ` `: it . f ~' _ :~t'~ ~.l +.. 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JB7HA BUlI DING PERSPECTIVE: G-.. .., .. .i_.~.o ,.. ..... tif)-2 i Red Tail Community CUP-13-005 2 BEDROOM, 2 BATH UNIT FLOOR PLAN T ,® SEE SHEET SD-2.{ FOR iYPICAI EXTERIOR FINISr~ NOTES ~ ~~} ?' 5 ~ ~ ?. ,''' H: ~F. %_~,jl L~~ t-;5 ~~~ ~;~< aR: w~_~ ~ "^x F=r'S L. li s: n `d .~ s J `~ .r _~'w G E S;s' •y ~'T ~K~T :~ z" -, u ~M a&&~ E r; - -~~ ~. Rcd Tail Community CUP-13-005 ____ __ o _ __ T ~ ~ ____~ `~ r - + VV~~/W-V-%%VV// 1 ~ ~ _ \ ^ l (rV{J I SF6r.x, a\~ ~ -i - tll~tlv 1 ^S ('i ..r I w" I ea I 3 BEDROOM 2 BATH UNIT FLOOR PLAN k, PAGL; 17 7B26A BUIIdN(i PERSPECTNE 4:.. I.Ro:TTtI.~• a f -/~ I ~i GARAGE ELEVATION ., _....~ .,,.I _ ~. f ~ wq.. I GARAGE -ERS-F.CTIYF. ~.TF: ;.. .... ~` GARAGE ELEVATION ^~~--mow cs; i,-. GARAGE ELEVATION ~~w j I ~ z a. ¢ GARAGE. -ERSPEGTNF. w.. e7T+..5--Ec.- I'LL R~ t": C2 Sf~? z Red Tail Community CUP-13-00~ PnGI? 18 x. RAMADA E Lt VA' IU N RAMADA » ,~ o .. PERSPECTIVE CARPORT ELEVATION vp CARPORT ,+»__ ~,_.,., ELEVATION ...T,. ..., r ~- ~ ~ F" .:i it .. 'rsx -. { •` . ~ i i ~ '.", [i. ,,j C r %<~7 ~~~~ ~r ~f ~<~~. CABANA BVII.DING ELEVATION CABANA BUIIOING ELEVATION °'~%`+ GKx€ ~ i^_s~ f.. Y a ~~~ n. '~ ~ ~ _ ~ _ ~. _ ~' . CABANA BVILDING ELEVATION CABANA BUILDING ELEVATION CABANA BUDDING PERSPECTIVE :i ~L tiiY~ 2 Red'1'2il Community CUP-13-005 PAGE. 19 ~ } -__,.. sitAINTENANCC BVILOIN6' ELEVATION _ ~ ~ ~~_ ~1 r _ ' :~ T U+ l ~ ~ ~~~ ~ ~ F Y ~ CLUBNOUS[ BUILDING ELEVATION CLUBHOUSE BUILDING ELEVATION .,... .T1-.. .. . ^^... MAINTENANCE 6VILDIN6 ELEVATION MAINTENANCE BUILDING ELNATION 7 °"""w . . ~ ... ~ ~. '~~~~ ~ti ~AAINTENANCE BUILD WO PERSPECTIVE CLUBHOUSE BUILDING ELEVATION CLUBHOUSE BUILDIN4 ELEVATION CLUBHOUSE BUILDING PERSPECTNE Red 'Tail Community CUP-13-005 PAGE 20 B. Agency & Department Comments/Conditions 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 Development of the site shall substantially comply with the site and landscape plans in Exhibits A.2 & A.3 and the concept building elevations included in Exhibit A.S, the conditions of approval listed herein, the provisions of the development agreement (Instrument No. 113041512), the design standards listed in UDC 11-3A-19, and the guidelines contained in the City of Meridian Design Manual 1.1.2 The developer shall comply with the specific use standards for multi-family developments listed in UDC 11-4-3-27. 1.1.3 Any fencing constructed on the site shall be consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. 1.1.4 The applicant shall provide amenities as shown on the site/landscape plan in accord with UDC 11-3G-3, including: a 5,261 square-foot clubhouse, a swimming pool, a cabana, six (6) ramadas, a playground, gas grills, a bocce ball court, a volleyball court, maintenance shop, and pathways throughout the development. 1.1.5 All of the site amenities shall be constructed prior to the eleventh structure obtaining Certificate of Occupancy or by July 15, 2014, whichever occurs first. Site amenities should be constructed along with construction of the multi-family structures. 1.1.6 Bicycle parking facilities shall be provided for the clubhouse and common area and for each multi-family structure, or pair of structures if joined, in a number adequate to serve the residents of each structure. Bicycle parking facilities shall be designed and installed in accord with the standards listed in UDC 11-3C-SC. 1.1.7 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.1.8 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. 1.1.9 Off-street vehicle parking shall be provided on the site in accord with UDC Table 11-3C-6 for multi-family dwellings. 1.1.10 Access to/from the site shall be provided via E. Victory Road and from the east when the single-family portion of Red Wing Subdivision is constructed. Access via Meridian Road is prohibited per UDC 11-3A-3A. 1.1.11 Construct a 10-foot wide multi-use pathway along S. Meridian Road, extending from Victory Road to the southern boundary of the property; the site and landscape plans shall be revised accordingly. 1.1.12 A pedestrian connection from the west end of the development to the sidewalk along Victory Road shall be provided; the site and landscape plans shall be revised accordingly. 1.1.13 A detail/cross-section of the berm and sound attenuation wall along S. Meridian Road (SH 69) that depicts the centerline of SH 69 shall be submitted with the first Certificate of Zoning Compliance application for the site. Said berm/wall shall be constructed consistent with the Red Tail Community CUP-13-005 PAGE 21 standards listed in UDC 11-3H-4D. Said sound attenuation walUbuffer combination shall be constructed prior to issuance of Certificate of Occupancy for the first structure. 1.1.14 In accord with UDC 11-4-3-27B.7, the site plan submitted with the first Certificate of Zoning Compliance shall include the following: 1) a property management office; 2) maintenance storage area; 3) central mailbox location (including provisions for parcel mail) that provides safe pedestrian and/or vehicular access; and 4) a directory and map of the development at an entrance or convenient location for those entering the development. 1.1.15 Landscaping along the foundation of the buildings shall comply with UDC 11-4-3-27-F. 1.1.16 A minimum of 2.81 acres of qualified open space shall be provided on the site in accord with the standards listed in UDC 11-3G-3B and 11-4-3-27C. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC Chapter 2 District regulations. 1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. 1.2.4 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. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ. 1.2.7 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. 1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11- 3B-7C (streets). 1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11- 3B-11C. 1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.2.11 Bicycle parking spaces shall be consistent with the design standards set forth in UDC 11-3C- SC. 1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A- 12. 1.2.13 Construct all required landscape areas used for storm water integration consistent with the standards as set forth in UDC 11-3B-11C. 1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set forth in the City of Meridian Design Manual. 1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.2.16 Construct a berm or berm and wall combination consistent with the standards in UDC 11-3H- 4D. Red Tail Community CUP-13-005 PAGE 22 1.3 Ongoing Conditions of Approval 1.3.1 The conditional use may only be transferred or modified consistent with the provisions as set forth in UDC 1 ] -SB-6G. The applicant shall contact Planning Department staff regarding any proposed modification and/or transfer of ownership. 1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.3.3 The subject property adjoins a state highway (SH 69); access to the state facility is restricted as set forth in UDC 11-3H-4B. 1.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.4.2 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. 1.4.3 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(s). 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is available via extension of mains in W. Victory Road. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. The subject site is obligated to pay $1,465.56 per acre to proportionally offset costs incurred by the City of Meridian for the Victory Road Gap Sewer Project. Said payment must be received prior to obtaining the City Engineer's signature on any final plat. 2.2 Water service to this site is available via extension of mains in W. Victory Road. The applicant shall be responsible to install two water connections due to fire flow requirements. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of public right of way. The common lot shall be covered with a blanket easement to the City of Meridian. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Red Tail Community CUP-13-005 PAGE 23 2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigation drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.11 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.12 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. 2.13 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. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 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. 2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACRD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 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 Red Tail Community CUP-13-005 PAGE 24 approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval. Applicant shall also include the location of any existing street lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 3. POLICE DEPARTMENT 3.1 The Police Department has no comments on this application. 4. FIRE DEPARTMENT 4.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking Knox box plugs. 4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 ''/z" outlet face the main street or parking lot drive aisle. b. Fire hydrants shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 ''/z" outlets. g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4.3 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. 4.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.5 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. 4.6 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. Red Tail Community CUP-13-005 PAGE 25 4.7 Operational fire hydrants, temporary or permanent street signs, and access roads with anall-weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J. 4.8 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 26' in width shall have no on-street parking; streets less than 32' in width shall have parking only on one side. These measurements shall be based on the drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13' 6". The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth in International Fire Code Section 503.2.1. and D 103.6.1 and D 103.6.2. 4.9 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. Provide a knox box on the community center. 4.10 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in International Fire Code Section 505.1. Coordinate with the Fire Department on placement of address signage on building. 4.11 There shall be a fire hydrant within 100' of all fire department connections as set forth in local amendment to the International Fire Code 10-4-2L. 4.12 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets. IFC 102.9 4.13 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141, Section A5.2.18. 4.14 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall be required to provide an additional sixty inches (60") wide access point to the building from the fire lane to allow for the movement of manual fire suppression equipment and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can be reached with a length of 150' fire hose as measured around the perimeter of the building from the fire lane. Code compliant handicap parking stalls may be included to assist meeting this requirement. Contact the Meridian Fire Department for details. 4.15 Ensure that any trees that overhang the drive aisles maintain a minimum vertical clearance of 13'6". 5. REPUBLIC SERVICES 5.1 Republic Services has requested the site plan be revised so that the trash dumpsters can be aligned so they can be serviced by trucks in one direction to eliminate unsafe backing and an unnecessary second lap through the complex. The applicant is working with Republic Services on a revised plan. 6. PARKS DEPARTMENT 6.1 The applicant shall design and construct the multi-use pathway along S. Meridian Road/SH 69 consistent with the location and specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise approved by the Parks and Recreation Director. 6.2 The applicant shall have an ongoing obligation to maintain all pathways. 7. ADA COUNTY HIGHWAY DISTRICT Comments have not yet been received from ACHD on this application. Red Tail Community CUP-13-005 PAGE 26 8. IDAHO TRANSPORTATION DEPARTMENT 8.1 No comments have been received from ITD on this application. Red Tail Community CUP-13-005 PAGE 27 C. Required Findings from Unified Development Code 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. 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 sanitary sewer and water mains into the site. No additional capital facility costs are expected from the City. The applicant and/or future property owners will be required to pay impact fees. Red Tail Community CUP-13-005 PAGE 28 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.