Staff ReportChanges to Agenda: None
Item #4A: Linder Springs (CUP-13-008)
Application(s): Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 6.84 acres, is currently zoned C-G, and is located near the
northeast corner of McMillan and Linder Roads.
Adjacent Land Use & Zoning:
North: Self-service storage facility, zoned C-G
South: Walgreens and vacant commercial property, zoned C-G
East: Planned single family residences (Paramount South 60 Subdivision), zoned R-8
West: Partially developed commercial property and N. Linder Road, zoned C-G
Comprehensive Plan FLUM Designation: Commercial -Multi-family residential as an acceptable use in commercial areas.
Summary of Request: The applicant has applied for a conditional use permit to develop 96-unit multi-family development in four
construction phases. The site will consist of 16 buildings; 8eight-plexes and 8four-plexes. The site will have 97 covered parking stalls
and 108 open stalls consistent with the requirements of the UDC. The main access to the development will be provided from W. Deer
Crest Street and two internal driveways that connect to the north/south private driveway constructed with Paramount Commercial
Southwest Subdivision No.2. A recorded cross access agreement is in place to allow access to the commercial driveway. Access to the
proposed development is consistent with the access to streets standards in the UDC.
Open space for the project consists of approximately 1.48 acres and includes the following amenities: 1) a club house with an 875
square foot patio area, 2) fitness center within the club house, 3) a play structure, 4) dog play area and 5) numerous 50' x 100'open
space areas. The proposed open space and amenities comply with the requirements of the UDC.
Since the publish date of the staff report, the applicant has submitted revised elevations. The elevations attached in the staff report
included a mix of wood siding and incorporated cover patios on the rear facades. The new elevations include stucco and wood siding
and the covered patio areas on the rear have been scaled back however, awnings and metal balconies have been incorporated. In
comparing both elevations, staff is of the opinion that the revised elevations are still consistent with the design criteria of the ordinance
and recommends the Commission support the applicant's request to swap out the elevations.
In summary, staff is supportive of the proposed development with the conditions of approval stated in the staff report.
Written Testimony: Applicant is asking to swap the elevation as presented and strike condition of approval 2.3. Staff supports the two
request.
Carl Miller has asked the Commission to limit the number of rental units to 50%, incorporate garages into the design rather than
carports and require a pool as an amenity for the proposed development.
Monty Prow has expressed the same concerns as Mr. Miller above.
Staff Recommendation: Approval with conditions
Outstanding Issues for Commission: None
Notes:
STAFF REPORT
IIEARING DATE:
TO:
FROM:
SUBJECT;
August 15, 2013
Planning and Zoning Commission
Bill Parsons, Associate City Planner
208-884-5533
CUP-13-008 -Linder Springs
~~Vl E IDIAN--
I. SUMMARY DESC1tCPTION OF APPLICANT'S REQUEST
The applicant, Linder Springs, LLC, has applied for a conditional use permit (CUP) fora multi-
family development consisting of ninety-six (96) -'esidential units. (See Sectio~a 9•for• fin•tlrer
analysis.)
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the
Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP-13-
008, as presented in the staff report for the hearing date of August I5, 2013, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny Tile Number CUP-13-008,
as presented during the hearing on August 15, 2013, for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number CUP-13-008 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 near the northeast corner of N. Linder Road and W. McMillan Road in the S W
'/~ of Section 25, Township 4 North, Range 1 West. (Parcel No(s). 50425336050 &
81527270040)
B. Applicant:
Linder Springs, LLC
8312 W. Northvicw Street, Suite #120
Boise, ID 83704
C. Owner:
Brighton Corporation
12601 W. Explorer Drive, Suite #200
Boise, ID 83713
Linder Springs CUP-13-008 PAGh; ]
D. Representative:
Tamara Thompson, The Laud Group hrc.
462 S. Shore Drive, Suite # 100
Eagle, ID 83616
E. Applicants Statement'/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit. A public bearing is required before the
Planning and Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: July 29, and August 12, 2013
C. Radius notices mailed to properties within 300 feet on: July 18, 2013
D. Applicant posted notice on site by: August 2, 2013
VI. LAND USE
A. Existing Land Use(s): The property is currently vacant commercial property.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
Na•Ch: Self-service storage facility, zoned C-G
South: Walgreens and vacant commercial property, zoned C-G
East: Planned single family residences (Paranrormt South 60 Subdivision), zoned R-8
West: Partially developed commercial property and N. Linder Road, zoned C-G
E. History of Previous Actions: The subject property was included in the annexation (AZ-03-006)
and conditional use permit/planned development (CUP-03-008) for Paramount Subdivision
approved in 2003. A development agreement (IusU ument No. 1 03 1371 16) was approved as a
provision of annexation.
In 2007, the property received preliminary plat approval (PP-07-O1 ]) as Paramount Commercial
Southwest Subdivision. Subsequent final plats (FP-08-001, FP-10-007, FP-12-019 and FP-13-
032) and development agreement modifications (MI-07- 007 and MDA-13-010) have been
approved as well. The most recent final plat configw•es the Lotto develop the proposed multi-
family development.
D. Utilities:
a. Location of sewer: A sanitary sewer main that is intended to provide service to this
development exists in W. Deer Crest Street to the north.
b. Location of water: Domestic water mains that are intended to provide service to this
development are existing to the north in W. Deer Crest Street, as well as within the
commercial drive along the west and south.
c. Issues or concerns: Sanitary sewer and domestic water services must be extended though
this development. The applicant shall be required to abandon the existing sanitary sewer
and water main stubs that are located near the northeast corner of the development and
install a new water main connection through the north entrance to W. Deer Crest Street.
Linder Springs CUP-13-008 PAGE 2
E. Physical Feahu~es:
1. Canals/Ditches h~iigation: No major facilities 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 "Commercial" on the Comprehensive Plan Future Land Use Map.
Chapter III (pg. 21-22) of the Comprehensive Plan contains a definition of the commercial
designation This definition includes multi-family residential as an acceptable use in commercial
areas. This area is rapidly trausitioning to a mix use development.
Although the comprehensive plan does not specify a maximum density for the proposed development
within the Commercial designation, the applicant is proposing 96-units on 6.84 acres. The gross
density of the proposed development is 14 units to the acre. Other single family densities in the area
are lower (between 3 to 8 units to the acre) however; the proposed development provides a transition
between the planned single family to the east and provides additional housing choices that are
currently lacking in the area.
Because the co~mnercial designation encourages multi-family, additional housing choices are being
provided and the proposed multi-family housing provides a U-ansition between the commercial uses to
the west and the planned single family to the east, staff finds that the proposed development is
consistent with the Comprehensive Plan.
Staff also f nds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed use (staff analysis in italics):
• "Provide for a wide diversity of housing types (single-family, modular, mobile homes and
tmdti-family arrangements) and choices between ownership and rental dwelling units for all
income groups in a variety of locations suitable for residenfial development." (3.07.03B, pg.
56)
The proposed developn~~ent mill provide additio»al laozrsiaag choices rnid~in the Paramouwt
developmeiat as co~atemplated by doe npproved Pcn•amount planned denelopnaeaat.
• "Permit new development only where urban services can be reasonably provided at the time
offinal approval and development is contiguous to the City." (3.Ol.O1F, pg. 45)
Ci>)~ services ~a~ill be provided aiad exte»ded vvida the development of this site.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.OIF, pg. 53)
Stafffrnds that dais project acts as a good buffer beCVeen the co~nmercinl arses o~~ Liirder
Road and doe plaav~ted shagle family resideaatial development to the east. The UDC also
regzrti•es a 25 foot Tandscape buffer on the east boenadaiy.
• "Require pedestrian access connectors in all new development to Link subdivisions together
to promote neighborhood connectivity as part of a community pathway system." (3.03.03B,
pg. 48)
Maddple pedestrian comaections to Ilae north and the west rn•e provided to link die
development to the adjacent sideia~alhs and doe plamaed conm~ercial aivd stivgle family
developments to dte rovest a~ad east of die proposed development.
"Encourage infill development in vacanthndeveloped areas within the City over fringe area
Linder Springs CUP-13-008 PAGE 3
development to halt the outward progression of urban development.:" (5.01.02B, pg. 69)
The proposed development is an inftll project consistent with this objective.
• "Elevate quality of design far houses and apartments; evaluate the need for design review
guidelines for single-family homes." (3.07.020, pg. 56)
The strerctaires tvitlain the proposed development will be subject to the design standards in
UDC II -3A-19 and the gnidehnes in tlae Mer•idinu Designs Manual.
• Reduce the number of existing access points onto arterial streets by using methods such as
cross access agreements, access management and frontage/backage roads (3.03.02N, Chapter
3, page 48).
The subject proper!) does not have direct access to t7~e adjacent nrterial streets (Linder and
McMillan Roads). One nets access point is proposed on W. Deer Crest Street (local sheet)
and ttvo (2) other access points along the tvesl bow~dary are proposed from cm internal
commercial drivetocry through the recorded cross access agreement required with the
development ofthe connnercial subdivision.
Based on the above analysis, staff' is supportive of the proposed development as it is generally
consistent with the comprehensive plan.
VIII. UNIrIED DEVELOPMENT CODE
A. Schedule of Use: Unified Development Code (UDC) Table 1 1-2B-2 lists the permitted,
accessory, conditional, and prohibited uses in the C-G zoning district respectively. The proposed
multi-family development is listed as a conditional nse in the C-G zoning district. The specific
use standards listed in UDC I 1-4-3-27 for multi-family developments apply to development of
this site.
B. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-2 for the C-G
zoning district apply to development of this site.
C. Landscaping Standards:
1. Parking Lot Landscaping: All parking lot landscaping must comply with the standards set
forth in UDC I1-3B-8C.
2. A 10-foot wide landscape buffer is required adjacent to E. Deer Crest Street in accord with
UDC Table 1 I-2B-3. Said buffer must comply with the standards set forth in UDC I 1-3B-7C.
3. A 25-foot landscape buffer is required adjacent to the east boundary in acca•d with UDC
Table 11-2B-3. Said buffer must comply with the standards set forth in UDC 1 ]-3B-9C.
D. Parking Standards: UDC 11-3C-6A requires off-street vehicle parking to be provided on the site.
For one bedroom units, L5 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; at least one in a covered
carport or garage.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
CONDITIONAL USE PERMIT (CUP): A conditional use permit is requested for amulti-family
development in a C-G zoning district in accord with UDC Table 11-2C-2. The proposed multi-
family development consists offifteen (15) buildings; 8four-plexes and 7- eight-plexes structures
containing a total of ninety-six (96) dwelling units. Unit mix includes (64) two-bedroom writs and
].index Springs CUP-13-008 PAGE 4
(32) tlu~ee-bedroom units.
The applicant states in the narrative that the project will develop in four (4) phases. The first
phase will include the club house, three (3) eight-plexes west and north of the clubhouse and all
parking areas. The second phase wit] include two (2) eight-plexes and four (4) four-plexes to the
east and north of the clubhouse. The thud phase will include one (])eight-plex and four (4) four-
plexes at the southeast corner of the property and the final phase will include one (I) eight-plex at
the southwest corner of the property (see Exhibit A3).
The main access to the development will be provided fi•om W. Deer G•est Street and two internal
driveways that connect to the north/south private driveway constructed with Paramount
Commercial Southwest Subdivision No.2. A recorded cross access agreement is in place to serve
the proposed development. Access to the proposed development is consistent with the access to
sb•eets standards set forth in UDC 7 ]-3A-3.
The specific use standards for multi-family developments are contained in UDC 11-4-3-27. These
standards apply to site design, common open space, site amenities, architectural character,
landscaping, and maintenance. The proposed project generally complies with the following
standards.
a. Setbacks: Buildings shall provide a mininuun setback of 10 feet, unless a greater
setback is otherwise required by the UDC. (UDC Table 11-2B-3 requires a greater
setback of 25 feet along the east boundary.) 77ze bzzdldizzg footprints along the east
bo~tmdaey are setback25 feet,fi•on d]ze properly bouzzdazy. The patios, screen rovalls cozd
the footizzgs for the patio toners are allon~ed to encroach ta~ithin the 25 fool setback
b. Service areas: On-site service areas, outdoor storage areas, waste storage, disposal
facilities, and transformer or utility vaults shall be fully screened from view from any
public sb•eet. The trash ezzclos~ures cn~e internal to the proposed development and mill
have lineited visibility from the site.
c. Private, usable open space: A minimum of 80 square feet of private, usable open space
is tequired for each mtit. This requirement can be satisfied tlu~ough porches, patios, decks,
and/a• enclosed yards. Landscaping, entryway and other access ways shall not count
toward this requirement. f111 of the emits have 80 sgzrare, feed ofpatio space (see Exhdbdt
A.4).
d. Developments with 20 units or mm•e shall provide the following: the clubhouse will
have the required property A property management office, a maintenance storage area, a
central mailbox location (including provisions for parcel mail), and a directory and map
of the, development at a convenient location. The chzbhozrse will have the propert~~
mazzager's office, the required storage area rned the marl box area. 77ze dn•ectozy nzap is
provided north of the dog park area, alozzg d]ae sozrtla side of the uzadza dr•ivervay from YV.
Deer Crest Street The szrbznitted site plan complies n~itlz this regalrenzezzt of the UDC.
e. Parking: UDC 1 1-3C-6A requires off-street vehicle parking to be provided on the site.
For 2-3 bedroom units, 2 parking spaces; at least one in a covered carport or garage is
required. Based on the unit mix (64- 2-bedroozrz traits and 32- 3-bedroom azzits), a
combined total of ] 92 covered and uncovered parking stalls are required. T1ze applicant is
proposbzg a 97conered parking stalls cud 109 tmcover•ed parkdzzg stalls ia~hiclz exceed this
recpriremezzt
UDC 11-3C-6G regzrn•es ozze bicycle parking space per evezy 25 pazdcingspaces. Based
on this calculatdon; only nine (9) bike pcn•ks are required by ordnzance. On szrbznidled site
plain, five bike rackfacilitdes are proposed, however no details hm~e been provided on
Linder Springs CUP-13-008 PAGE 5
horoo necnry bikes can be supported by Aae free (5) cerah•al bike facilrtes. Based on the
dineensima of the pad area (approximately 60 squcn•e feet), staff is of the opinion that the
five (5) cenb•nl bike facilrtres can support approximately eight (8) bike per facility.
~1ddiSonaAy, the s~ttbnaitted floor plans depict u separate storage area for each drnelln~g
unit. For Aaese reasons, staff believes that t/ae site rs adegzrately sewed by the proposed
number of brke pcn•kfacilities however; with the submittal of cent ~cate of zoning
compliance applica[ion the applicant must provide the specifications of the proposed bike
racks.
Common Open Space Design Requirements: UDC ll-4-3.27C requires a minimum of
250 square feet of outdoor common open space for each unit containing ma~e than 500
square feet and up to 1,200 square feet of living area. (The common open space shall he
not less than 400 square feet in area, and shall have a minimum Length and width
dimension of 20 feet.) Since Aee site exceeds five (5) acres in size, the applicmat is
required [o provide 10% opera space i» nddition to the required open space for muhi-
family developments. Based ora the crverage znaltsize (1,200 s~um•e feet), a minimum of
24, 000 s~arm•e feet of common open space is required plus 0.68 acre or 29, 612 square
feet. Staff has calculated tlae open space for zhe site and appr•oximatelyl. 48 acres of
gzral~ireg open space is proposed which is corasis[ent with the open space regarir•ements
of the UDC.
g. Amenities: All multi-family developments shall provide for quality of life, open space
and recreation amenities to meet the particular needs of the residents. UDC ll-4-3-27
requires multi-family developments with 75 units or more must provide a minimum of
four (4) amenities; one from each of the aforementioned categories. The applicmat is
proposing the following garalifying ameaai[res: 1) club house with an 875 st72rcme foot patio
area 2) fa[ness center within the club hoarse, 3) a play strzrctan•e, 4) dog play area aced
numwrous 50' x 100'open space areas. Details of tlae play svuctan~e nmst be szrbnaltted
roviAa the certificate of zoning compliance. Stafffrndr the proposed development complies
wi[h dae ameraii~~ requirements of the UDC.
h. Dlevations: Elevations are required to meet the architechrral standards set forth in UDC
1 ]-4-3-27E. The applicmat is proposing to cmasb•uc! maaltlple buildings ora the site with
the same ar•chltectzn•al design/theme. The proposed buildings provide variations in the
roof planes and provide modzrlatian tia the facades. All of the sh•uctures m•e proposed to
incorporate a neix of building materials to include the following: stone mad decm•ative
wood pillars ora the fironk trod rear facades, Au•ee (3) rraod siding materials (bond and
batten, horizontal lap and shake), decorative b•iua, belly broads, rovood b•ellls, architectan•al
shingles trod metal roofrng (see Exhibit A.5). Staff is sarpportive of the proposed building
designs and material choices, fit a mirainaznn, Ate applicant should incorporate hvo
dis7inct color palettes for the development and provide at least fla~o body colors mad one
mina color.
I he site will also house seventeen (17) carport shzrctw•es. The applicant is proposing a
flat roof design conshzreted of metal. To enhance the design of the carport the applicant
is proposing an 81/2 "fascia to emadate the belly band of the proposed madti-family
sn•zrctta•e and the metal material will conh•ibute to the design theme of the nudti family
sh•uclures. Tlae Meridian Design Mmaual (E-2.3.2.4.) eracozmages carport desibnas that
complement the design of residential shzrctures. Since the nnrltiple carports mill be
viewedfi•om Ave adjacent crnmnercial development to the west, staff is recmannending the
applicant incorporate the 81/2 "fascia on all fotn• sides of tlae cna ports. Further, the
proposed cmports should be painted or powder coated to complement dae averal! color
scheme, for tlae development.
Linder Springs CUP-13-008 PAGE 6
Cwrrpliauce ronitla the cforenaeuriotaed desrgn clamages ~a~idl be regatdred ia~ith the submittal
of a certlfieate ofzottiug compliance application.
Landscaping: Staff has reviewed the submitted landscape for compliance with the UDC.
The landscape plan, labeled Landscape Plan, is approved with the following
modifications/notes:
Parking lot lattdscaphrg is required to be provided iu accord with the standards listed
in UDC I 1-3B-8C. Each planter island that serves a single row of parking spaces is
required to be landscaped with at least one tree and shall be covered with low shrubs,
lawn, or other vegetative groundcover. The applicant must provide an internal planter
island in fi~out of the eight-plex trait south of the tot lot or eliminate one parking stall
and add I tree to t'he planter island east of the proposed dog play area and add 1 hee
to the planter stripe along the main drive located in the southern portion of t'he
development.
• The applicmtt is proposing fencing along the perimeter of the development as
follows:
6-foot solid wood fencing along the east boundary and a portion of the south
boundary;
4-foot solid wood fencing along W. Deer Crest Street and;
4-foot wrought iron fencing along the west bowtdary and portion of the south
boundary.
A written certiticate of completion shall be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan and submitted
prior to certificate of occupancy. All standards of installation shall apply as listed iu
UDC 11-3B-14.
j. Maintenance and Ownership Responsibilities: Per UDC 1 I-4-3-27G, a legally binding
document shall be recorded that states the maintenance and ownership responsibilities for
the management of the development, including, but not limited to, struchtres, parking,
common areas, and other development features. T/ie appliccn~t mztst cottipTy rovith this
requirement and a single entity nurst manage the ert6re development.
Certificate of Zmting Compliance: The applicant is required to submit an application for
Certificate of Zoning Compliance for the proposed use prior to establistunent of the new use in
accord with UDC 11-SB-1.
Design Review: The applicant is required to submit an application for Design Review concurrent
with the Certificate of Zoning Compliance application in accord with UDC 11-SB-8. The
proposed site design and struchtres shall be consistent with the standards listed in UDC 11-3A-19
and the guidelines listed in the Meridian Design Manual.
Summary: In summary staff finds the proposed project complies with the future land use map,
applicable policies of the Comprehensive plan and is conditioned to emnply with the applicable
development standards in the UDC. Based on the aforementioned analysis, staff recommends
approval of the subjectapplicatiou.
X. 1;XHIBITS
A. Drawings
I. Vicinity Map
Linder Springs CUP-13-008 PAGE 7
2. Proposed Site Plan (dated: 07/03/13)
3. Phasing Plan
4. Proposed Landscape Plan (dated: 07/03/13)
5. Proposed Building Elevations and Floor Plans
B. Conditions of Approval
1. Planning Division
2. Public Works Departnent
3. Fire Department
4. Police Depattrnent
5. Republic Services
6. Parks Department
7. Ada County Highway District
C. Required Findings from Unified Development Code
Linda Springs CUP-I3-008 PAGE 8
hinder Springs CUP-13-008 PAGE J
1Jxhibit A.1: Vicinity Mah
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Linder Springs CUP-13-008 PAGE 13
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Linder Springs CUP-13-008 PAGE I S
REAR PERSPECTVE
FRONT PERSPECTIVE
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 CONDITIONAL USE PERMIT -Site Specific Conditions of Approval
1.1.1 Paramount Commercial Southwest Subdivision No. 3 (FP-13-032) shall be recorded prior to
the issuance of a building permit for any structure within the complex.
1.1.2 The site plan prepared by The Land Group, dated 07/03/] 3, labeled "Concept Layout' is
approved with the following changes:
• Provide details of the proposed bike racks with the certificate of zoning compliance
submittal.
• The minimum setback to the adjacent residences (east boundairy) shall be 25 feet as
proposed. The building foundations shall not encroach into the required setback.
1.1.3 The landscape plan prepared by The Land Group Inc, dated 07/03/13, labeled LL00 is
approved with the following changes:
• Landscaping along the foundation of the buildings shall comply with UDC 1 I-4-3-27-F.
• Provide the open space and amenities as proposed on the landscape plan attached in
Exhibit A. With the submittal of a certificate of zoning compliance, the applicant shall
provide a detail of the play structure.
• ConsU'uct fencing on the site as proposed.
• Construct the landscape buffer adjacent to W. Deer Crest Sheet and the east boundary as
proposed.
• The applicant must provide an internal planter island in front of the eight-plex emit south
of the tot lot or eliminate one parking stall, add 1 tree to the planter strip east of the
proposed dog play area and add 1 tree to the planter strip along the main drive located in
the southern portion of the development in accord with UDC I1-3B-8C.
1.1.4 The building elevations attached in Exhibit A.4, are approved with the following changes:
• At a minimum, the applicant shall inca•pm•ate hvo distinct color palettes for the
development and provide at least hvo body colors and one trim color.
• The applicant shall inem•pn•ate the 81/2" fascia ou all four sides of the carpm•ts and
paint m• powder coat the carpm•ts to complement the overall color scheme for the
development.
1.1.5 The developer shall comply with the specific use standards fa' multi-fatnily developments
listed in UDC l 1-4-3-27.
1.1.6 All roof and wall-mounted mechanical, eleehical, communications, and service equipment
shall be screened from public streets and properties by flue use of parapets, walls, fences,
enclosures, or by other suitable means.
1.1.7 Low pressw•e sodium lighting shall be prohibited as an exterior lighting source on the site.
1.1.8 Maintenance of all common areas shall be the responsibility of the developer or assigns.
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, private streets, and other development featn'es. A copy of the recorded
document shall be submitted with the first Certificate of Zoning Compliance (CZC). The
Linder Springs CUP-13-008 PAGE 16
responsible party shall be a single entity overseeing the entire multi-family development.
1.7.9 Off-street vehicle parking shall be provided on the site in accord with UDC Table 11-3C-6
for multi-family dwellings. Consh'uct all off-street parking areas consistent with the standards
as set forth in UDC ] 1-3B-SI, 11-3B-8C, and Chapter3 Article C.
1.1.10 Provide at least 80 square feet of private, useable open space, such as a patio or balcony/deck,
for each multi-family dwelling unit in accordance with UDC 1 1-4-3-27B-3.
1.1.11 Staff's failure to cite specific ordinance provisions or terms of approval of the Paramount
development does not relieve Uie applicant of responsibility for compliance. The applicant
shall comply with all prior conditions of approval for this site.
1.2 General Conditions of Approval
].2.1 htstaLl lighting consistent with the provisions as set forth in UDC 11-3A-I1. The outdom•
lighting shall have downward shielding on the building and the perimeter lighting shall
not impact the sm•rounding single family residences.
].2.2 Comply with the sidewalk standards as set forth in UDC I 1-3A-17.
1.2.3 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-
12. All HVAC equipment shall be screened from the street.
1.2.4 Comply with the sh•ucture and site design standards, as set forth in UDC 1 I-3A-19 and the
guidelines set forth ht the City of Meridian Design Manual.
1.2.5 The conditional use approval shall be ^ull and void if the applicant fails to 1) commence the
use within two years as set fa•d] in UDC 1 1-SB-6P1 or 2) gain approval of a time extension
as set forth in UDC 11-SB-6F4.
1.2.6 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance
application and Design Review from the Planning Division, prior to submittal of building
permit application. NOTE: A CZC application may include one or more multi-family traits on
a lot/parcel.
].2.7 htstall all utilities consistent with the standards as set forth in UDC 1 I-3A-21 and I 1-3B-SJ.
1.2.8 Provide a pressurized irrigation system consistent with the standards as setforlh in UDC I1-
3A-I5, UDC I I-3B-6 and MCC 9-I-28.
2. PUBLIC WORKS DEPARTMENT
2.1 A sanitary sewer main that is intended to provide service to this development exists in W.
Deer Crest Sheet to the north. Per Meridian City Code, the applicant shall install mains to
and through this development Applicant shall coordinate main size and routing with the
Public Works Department, and execute standard foams of easements for any mains that are
required to provide service outside of a public right-or way. 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 Deparhnents
Standard Specifications.
2.2 Domestic water mains that are intended to provide service to this development are existing to
the north in W. Deer Crest Street, as well as within the canmercial drive along the west and
south. Per Meridian City Code, the applicant shall install mains to and through this
development. 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 outside of a public right-of--way.
Linder Springs CUP-13-008 PAGE 17
23 The applicant shall be required to abandon the existing sanitary sewer and water main stubs
that are located near the northeast corner of the development, and install a new water main
connection through the north entrance to W. Deer Crest Street.
2.4 The applicant shall provide easement(s) for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easement widths shall be 20-feet
wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian's standard
forms. The easement shall be graphically depicted ou the plat for reference purposes. Submit
an executed easement (on the form available from Public Works), a legal description
prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of
the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
2.5 Applicant shall be requv~ed to pay Public Works development plan review, and construction
inspection fees, as determined dm•ing the plan review process, prior to the issuance of a plan
approval letter.
2.6 It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair I-Lousing Act.
2.7 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be regnired by the Army Corps of Engineers.
2.8 Applicant shall be responsible for application and compliance with and NPDES permitting
that may be required by the Environmental Protection Agency.
2.9 AI] grading of the site shall be performed in conformance with MCC 1 I-12-3H.
2.10 The engineer shall be required to certify that the roadway centerline elevations are set a
minhnum of 3-feel above the highest established peak groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes are at least 1-foot above said
groundwater elevation.
2.1 1 The applicants design engineer shall be responsible for inspection of all in•igalion and/or
drainage facility within this project that do not fall under the jurisdiction of au irrigation
dishict 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. ] 2 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered bacl~ll, where footing would sit atop fll material.
2.13 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.14 100 Watt and 250 Watt, high-pressure sodiutn sheet 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. Einal design shall be submiri'ed as part of the
development plan set for approval, which must include the location of airy existing street
lights. Sheet lighting is required at intersections, corners, cut-de-sacs, and at a spacing that
does not exceed that outlined in the Standards. The couh•actor's work and materials shall
conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
Linder Springs CUP-13-008 PAGE 18
2.15 The City of Meridian requires that the owner post to the City a performance surety in the
amount of 7 25% of the total construction cost for all incomplete sewer, water and reuse
iufi'astr•ucture prior to final plat signahu~e. This surety will be verified by a line item cost
estimate provided by the owner to the Ci[y. The surety can be posted in the form of an
irrevocable letter of credit, cash depositor bond. Please contact Land Development Service
for more information at 887-2211.
2.16 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 io the form of an irrevocable letter of credit,
cash depositor bond. Please cattact Land Development Service for more information at 887-
2211.
3. FIRF. DEPARTMENT
3.1 All entrances, internal roads, chive aisles, and alleys shall have a ttuning radius of 28' inside
and48' outside, per International Fire Code Section 503.2.4.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in
accordance with ]nternational Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4'/z" outlet face the main sheet 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 obshnctions to outlets within 10'.
£ Fire Irydrants shall be placed 18" above finished grade to the center of the 4 %" 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 cmrsh•uction or additions to
existing buildings within 1,000 feet of the project.
3.3 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set
forth in International Fire Code Section 304.1.2.
3.4 Fire lanes, streets, and struchu~es (including the canopy height of mature bees) shall have a
vertical clearance of 13'6 as set forth in htternational Fire Code Section 503.2.1.
3.5 Commercial and office occupancies will require a fn~e-flow consistent with International Fire
Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
3.6 Maintain a separation of Y from the building to the dumpster enclosure as set forth in
International Fire Code Section 304.3.3.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the
application.
5. REPUBLIC SERVICES
5.1 The applicant shall submit a scaled site plan stamped approved by Republic Services verifying
compliance with Republic Service's requirements with the CZC application.
6. PARKS DEPARTMENT
6.1 The Paris Department has no concerns related to the site design submitted with the
application.
Linder Springs CUP-13-008 PAGE 19
7. ADA COUNTY HIGHWAY DIST121CT
7.2 Standard Conditions of Approval
7.2.1 Any existing irrigation facilities shall be relocated outside of the ACRD right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within the ACRD
right-of--way.
7.2.3 ht accordance with Dishict policy, 7203.3, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current
Americans with Disabilities Act (ADA) requirements. The applicant's engineer should
provide documentation of ADA compliance to District Development Review staff for
review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the conshuction of the proposed development. Contact Construction Services at
387-6280 (with file ntunber) for details.
7.2.5 A license agreement and compliance with the Districts Tree Planter policy is required
for all landscaping proposed within ACHDnght-of--way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-
way. The applicant at no cost to ACHD shall repair' existing utilities damaged by the
applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least
two full business days prior do breaking ground within ACHD right-of-way. The
applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD
conduits (spare or filled) are compromised daring any phase of construction.
7.2.8 Utility sheet cats in pavement less than five years old are not allowed unless approved
in writing by the District. Contact the Dishicts Utility Coordinator at 387-6258 (with
file numbers) for details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manua],
ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Standards unless specifically waived herein. An engineer registered
in the State of Idaho shall prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all
applicable requirements of ACHD prior to District approval for occupancy.
7.2.71 No change in the terms and condifions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicants authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
7.2. ] 2 If the site plan or use should change in the future, ACHD PLanniug Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time tmless a waiver/variance of the requirements or other legal relief is granted
by the ACHD Commission.
binder Springs CUP-13-008 PACE 20
Required Findings from Unified Development Code
1. Conditional Use Permit Iindings:
The Commission and Council shall review the particrdar facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit
if they shall feud evidence presented at the hearutg(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 t7nds 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 C-G 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 f nds that the proposed multi-family residential ttse in the C-G zone meets the
objectives of the Comprehensive Plan and UDC.
c. That the design, cmrsh•nciion, operatimr and maintenance will be compatible with
other uses in the general neighbm•hood and with the existing m• 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, conshirction, operation and maintenance of the multi-
family use will be compatible with other residential and commercial uses in the general
neighborhood and with the existing and intended character of the vicinity and will not
adversely change the character of the area. Staff recommends that the Canmission and
Council consider any public testimony that may be presented to determine whether or not
the proposal will adversely affect the other properties in the area.
d. That the proposed use, if it complies with all cmrditions 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 i1~ Bxhibit B of
this staff t•eport 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, parlrs, police and fire protection,
drainage struchu•es, refuse disposal, water, and sewer.
Staff finds that sanitary sewer, domestic water and h-rigation can be made available to the
subject property. Please refer to comments prepared by the Public Works Department,
Fire Department, Police Deparhment 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 ecmromic welfare of the community.
Staff finds that the applicant will pay to extend the City utilities into the site. No
additional capital facility costs are expected from the City. The applicant and/or future
property owners will be required to pay impact fees.
g. That the proposed use will not involve activities or processes, materials, equipment
Linder Springs CUP-13-008 PAGE 21
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 odm•s.
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 at•ea.
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
d'affic generation does increase.
h. That the proposed use will not result in the destruction, loss or damage of a uatw•al,
scenic or historic feature considered to be of major impm•ance.
Staff finds that the proposed development will not result in the destruction, loss or
damage of any nahu~al feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natw•al or
scenic feature(s) of major importance of which staff is unaware.
Linder Springs COP-13-008 PAGE 22