The Fields at Gramercy Apartmentsw
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REVISED
CERTIFICATE OF ZONING COMPLIANCE REPORT
DATE: ~ October 4, 2013 ('~~E IDIAN~-
TO: Perry Homes, LLC I D A H O
FROM: Bill Parsons, Associate City Planner
SUBJECT: The Fields at Gramercy Apartments -CZC-12-090; DES-12-059; ALT-13-001
OWNER: Perry Homes, LLC
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Perry Homes, LLC requests Certificate of Zoning Compliance (CZC), administrative
design review (DES) and alternative compliance approval to constmct a 276-unit multi-family
development in an R-40 zoning district.
The subject site will develop with ten (10) apartment buildings, aclubhouse/office building, seventeen
(17) garage structures and twenty-one 3521) carport stmctures. The proposed project will
include a mix of one and two bedroom units.
Amenities proposed for the development areas follows: an outdoor pavilion, a swimming pool, a hot tub,
a clubhouse with a fitness facility, internal walking paths, central common open space and an entry
feature located in the northwest corner of the development.
The site is located at 2685 E. Blue Horizon Drive.
DECISION
The applicant's request for CZC, DES and ALT are approved with the conditions listed in this report.
Note: This is not a building permit Please contact Building Services at (208) 887-2211 to verify
submittal requirements. You must complete this process before you convnence the use or construction.
As part of the application submittal, you will need to provide one set of the final, stamped "approved"
PlmeningDepartmentplans, stamped m:d signed by the architect and/or civil wxgn:eer as app cable.
You must provide these plans in PDF format and hardcnpy as specified in the Building Services "Plan
Intake Checklist" and include them with your building submittal set. Please contact Building Services
for additional details about building permits and inspections.
Site Specific Conditions of Approval
1. The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
2. All ground level mechanical equipment shall be screened to the height of the unit as viewed
from the property line in accord with UDC 11-3A-19A.1e.
3. Future lighting plan shall include a cohesive lighting scheme that should be integrated as
elements of the building and site design in accord with the Meridian Design Manual (C-
2.6.3.1).
4. Prior to the issuance of a certificate of occupancy, the applicant shall provide recorded
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 responsible party shall be a single entity
overseeing the entire multi-family development.
Conditions Document
The Fields at Gramercy Apartments CZC DES & ALT
REVISED
5. The applicant shall record a final plat prior to obtaining the final certificate of occupancy
for any structure within the proposed development.
6. Prior to the final certificate of occupancy for any structure within the proposed
development, the applicant shall vacate any unused utility easements or any portion thereof
platted on Lots 1-3, Block 7 of Gramercy Subdivision No. 1. The easement vacation requires
a public hearing and the submittal of a vacation application. Please contact the Planning
Department to initiate this process. Please note the vacation application may be submitted
concurrently with a final plat application.
7. Per the recorded development agreement, the owner of the 5-acre parcel to the south of the
proposed development must construct a dirt berm along the south edge of the required fire
lane. The berm shall be high enough to screen the vehicle lights from the proposed multi-
family development. The proposed emergency access must obtain Fire Department
approval and be installed with the development of this site prior to the issuance of
certificate of occupancy for any structure (see Exhibit E).
Process Conditions of Approval
1. No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
2. Per UDC 11-SB-SB2, the Director (at the applicant's request) approved alternative compliance to
UDC 11-3B-8C in regard to the parking lot landscape requirements (see Analysis section below
for more information).
3. The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-SC-3C.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. The site plan prepared by The Architects Office dated 91-f28/4-3 05/15/13, labeled Sheet A1.0 P/Z,
is approved (stamped "approved" on 02/9813 10/04/13 by the City of Meridian Planning
Department) with the following changes:
• Provide bike racks for each apartment building per the approved CUP Findings.
• Prior to the issuance of a building permit, the applicant shall provide an exhibit that
details the mailbox locations for the development.
• Coordinate with ACRD on the proposed site/landscape improvements within their
easement.
6. The landscape plan prepared by Jensen Belts Associates dated 01/28/13, labeled Sheet L1.0 is
approved (stamped "approved" on 02/08/13 by the City of Meridian Planning Department) with
the following comment:
• All existing (street buffers) landscaping adjacent to the construction zone must remain
protected during constmction on the site.
• Protect any existing trees on or adjacent to 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.
Conditions Document 2 The Fields at Gramercy Apartments CZC DES & ALT
REVISED
7. The elevations prepared by The Architects Office dated 11/01/12, 01/01/13 and 01/28/13, labeled
A5.0, A5.1, AG4.0, AGS.Q, AC5.1 and AC5.1, are approved (stamped "approved" on 02/08/13 by
the City of Meridian Planning Department) with the following comment:
• At a minimum the apartment buildings and garages shall have two color schemes
and include two field colors and one trim color. The carports shall be painted or
powder coated to match the color scheme of the development.
8. The approved site plan, landscape plan and/or elevations may not be altered without prior written
approval of the City of Meridian Planning Department.
9. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
10. If any changes must be made to the site plan to accommodate ACRD requirements, the applicant
shall submit a new site plan to the City of Meridian Planning Department for approval prior to
issuance of the building permit.
11. The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy. It is unlawful to use or occupy any building or structure until the Building Official
has issued a Certificate of Occupancy.
12. If the subject property is part of a final plat that has not yet recorded, the applicant shall be
responsible for all plat improvements prior to release of Certificate of Occupancy for the first
structure within such plat.
Ongoing Conditions of Approval
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
2. The applicant shall comply with the outdoor storage as an accessory use standards as set forth in
UDC 11-3A-14.
3. The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (PP-11-014, MCU-12-002, MCU-13-004, MDA-12-004, MDA-
13-012 and Development Agreement Instmment No(s). 112107771 and 113111796).
4. The issuance of this CZC does not release the applicant from any previous requirements of the
other permits issued for the site.
5. The applicant and/or property owner shall have an ongoing obligation to prone all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
6. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-I 1. The outdoor lighting shall have downward shielding on the building
and perimeter lighting and shall not impact the surrounding single-family residences.
7. The applicant and/or property owner shall have an ongoing obligation to raintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
8. The applicant and/or assigns shall have the continuing obligation to meet the specific use
standards for the proposed use as set forth in UDC 11-4-3-27.
9. 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.
Conditions Document 3 The Fields at Gramercy Apartments CZC DES & ALT
REVISED
ALTERNATIVE COMPLIANCE REQUEST
The applicant has submitted a request for alternative compliance pertaining to the parking lot landscaping, as
follows:
1. The applicant requests approval of alternative compliance to UDC 11-3B-8C which requires
along the east and south boundary; a tree within the require planter islands for every twelfth stall.
The applicant's preference is not to plant trees within the planter islands along these boundaries
because the perimeter of the development will have garages which could be damaged by the
growth of the trees. Additionally, the applicant made commitments to the adjacent neighbors that
the open stalls along the south boundary would be bermed and screened to minimize light glare
from the vehicles. In order to accommodate this design, the applicant is proposing to plant the
required trees near the planter islands to screen the parking area.
The south boundary will have the number of trees required by the UDC. Along the east boundary,
the applicant is deficient a total of five (5) trees. These trees will be placed adjacent to the internal
common open space.
2. Eight (8) trees are required to be planted in the landscape buffer adjacent to the southwest
boundary. The required trees cannot be accommodated along this bowrdary due to an existing
ACIID seepage bed. To mitigate for the loss of the trees the applicant is providing a 15-foot wide
landscape buffer which includes a mix of shrubs, lawn and ornamental grasses. The eight (8)
required trees will be placed adjacent to the internal common open space.
Staff has reviewed the applicant's request meets the intent of the landscape ordinance, thus staff
approves the request.
ALTERNATIVE COMPLIANCE FINDINGS:
In order to grant approval for alternative compliance, the director shall determine the following
findings:
1. Strict adherence or application of the requirements is not feasible; OR
ACRD has jurisdiction over the easement and will not allow the planting of the eight trees.
Further, any required trees planted within the landscape islands adjacent to the garages may
damage the structures. For these reasons strict adherence is not feasible.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the applicant meets the intent of the landscape ordinance since the thirteen
(13) required trees will be planted internal to the site and the applicant has added shrubs and
ornamental grasses and a 2-foot berm which provides visual interest within ACRD easement area.
Further, the south boundary has the required trees prescribe by the UDC and the proposed design
of the buffer adequately addresses the adjacent residents concerns with screening the parking
area. The east boundary will have an adequate number of trees to provide some screening the
parking area and provide attractive landscaping adjacent to the pathway constmcted in the EI
Dorado development.
3. The alternative means will not be materially detrimental to the public welfare or impair the
intended uses and character of the surrounding properties.
Conditions Document 4 The Ficlds at Gramercy Apartments CZC DES & ALT
REVISED
Staff finds that the proposed alternative will not be detrimental to the public welfare or impair the
use/character of the surrounding properties since the applicant is honoring its commitments to the
adjacent neighbors and providing the required trees by City ordinance. Further, the proposed
alternative provides a cohesive landscape design for the entire development thus preserving the
character of the surrounding area.
CITY COUNCIL REVIEW
The applicant or a party of record may request City Council review of a decision of the Director. All
requests for review shall be filed in writing with the Planning Department on or before °=~'
October 19. 2013, within fifteen (15) days after the written decision is issued, and contain the information
listed in UDC 11-SA-6B.
If City Council review of the decision is not requested, the action of the Director represents a final
decision on a land use application. You have the right to request a regulatory taking analysis under Idaho
Code 67-8003.
EXPIRATION
Certificates of Zoning Compliance issued in conjunction with a proposed use shall expire if said use has
not commenced within one year of the date of issuance of the Certificate of Zoning Compliance.
Certificates of Zoning Compliance issued in conjunction with construction or alteration of a structure
shall expire if said construction or alteration has not commenced within one year of the date of issuance
of the Certificate of Zoning Compliance.
In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until F
8 October 4, 2014.
EXHIBITS
A. Vicinity Map
B. Site Plan (dated: 081-F3 05/15/13)
C. Landscape Plan (dated: 01/28/13)
D. Building Elevations (dated: 11/01/12, 01/01/13 and 01/28/13)
E. Emergency Access Exhibit
Conditions Document 5 The Fields at Cnamercy Apartments CZC DES & ALT
REVISED
A. Vicinity Map
Conditions Document 6 The Fields at Gramercy Apartments CZC DES & ALT
B. Site Plan (dated: 0-1~8f~3 05/15/13)
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Conditions Document 7 The Fields at Gramercy Apartments CZC DES & ALT
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Conditions Document 8 The Fields at Gramercy Apartments CZC DES & ALT
C. Landscape Plan (dated: 01/28/13)
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Conditions Document 9 The Fields at Gramercy Aparhnents CZC DES & ALT
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Conditions Dowmcnt I I The Fields at Gramercy Apartments CZC DES & ALT
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E. Emergency Access Exhibit
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Conditions Document 12 The Ficlds at Gramercy Apartments CZC DES & ALT
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~~E IDIAN~-- Planning Department
t o ~ li o ADMINISTRATIVE REVIEW APPLICATION
Type of Review Requested (check all that apply)
^ Accessory Use STAFF USE ONLY: q
^ Alternative Compliance File number(s): ~~ ~ ~'""~ ! t~
® Certificate of Zoning Compliance /~ _ n GZ`\
^Certificate of Zoning Compliance Verification e-U o )
^ Conditional Use Permit Minor Modification ~t~G (6 S e 6ldM~i
~~.Design Review Project name:
^ Private Street Date filed: ~'y$'/ Date complete: ~~~y'
^ Property Boundary Adjustment //~~
^ Time Extension (Director) Assigned Planner: [71 H d/`~+m.~
^Vacation Related files: MCu ~/3-~y ~
^ Other
Applicant Information
Applicant name: Perry Homes Phone: 801-264-8800
Applicant address: 17 East Winchester St., Murry, UT Zip; 84107 E-mall: rperry®perryhomesuleh.com
Applicant's interest in property: 8 Own ^ Rent ^ Optioned ^ Other
Owner name: Phone: Fax:
Owner address: Zip: E-mail:
Agent name (e.g., architect, engineer, developer, representative): John Price, architect
Firm name: The Architects Office PLLC Phone: zoe-aaa-29at xz Fax: 208-343-1306
Address: 499 Main Street, Boise, ID Zip; 83702 E-mail: John@taoidaho.com
Primary contact is: ^ Applicant ^ Owner B Agent ^ Other
Contact name:
Contact address:
Zip: E-mail:
Fax:
Subject Property Informatton
Location street address: E. Blue Horizon Drive, Gramercy Park, Meridian, ID
Assessor's parcel number(s): 51120131620
Township, range, section: T. 3N, R. 1 E, S. 20
Current land use: Vacant
Total acreage: 11.14
Current zoning district: r-40
33 E. Broadway Avenue, Suite 210 • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiaaciTy.org
1 (Rev. 11/29//1)
Project Description
P 'ecUsubdivisionname• Gramarcy Park
ro3
General description of proposed project/request: Design review
with associated club house, garages, and carports
Proposed zoning district(s):
Acres of each zone proposed:
Type of use proposed (check all that apply):
for 276 unit multifamily apartment project
8 Residential ^ Commercial ^ Office ^ Industrial ^ Other
Amenities provided with this development (if applicable): open Spaces, ClubhOUSe, SWlmming p001
Who will own & maintain the pressurized imgation system in this development?
Which irrigation district does this property lie within?
Primary irrigation source:
Secondary:
Square footage of landscaped areas to be irrigated (if primary or secondary point ofcomection is city water):
Residential Project Summary (if applicable)
Number of residential units: 278 Number of building lots: 1
Number of common and/or other lots: 0
Proposed number of dwelling units (for multi-family developments only):
1 Bedroom: 138
Minimum square footage of stmcture(s) (excl. gazage):
Minimum property size (s. fl: 485,396 s.f.
Gross density (DU/sore-total laad):
Percentage of open space provided: 40%
Percentage of useable open space: 79,390 s.f.
2 or more Bedrooms: 138
25,920 s.f.
Proposed building height: 34'
Average property size (s.f): _
Net density (DU/acre-excluding roads & alleys):
Acreage of open space: 4.46 acres
(See Chapter 3, Article G, for qualified open space)
Type of open space provided in acres (i.e., landscaping, public, common, etc): landscaping 4.46 acres
Type of dwelling(s) proposed: ^single-family ^ Townhomes ^ Duplexes 9Multi-family
Non-residential Project Summary (if applicable)
Number of building lots:-
Gross floor area proposed:
Hours of operation (days and
Percentage of site/project devoted to the following:
Landscaping: Building:
Total number of employees:
Other lots:
Existing (if applicable):
Building height:
Paving:
Maximum number of employees at any one time:
Number and ages of students/children (if applicable):
Total number of parking spaces provided:
Authorization
Print applicant name: John
Applicant signattue:~
24.7 du/acre
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33 E. Broadway Avenue, Suite 210 • Meridian, Idaho 83642
884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
2
Seating capacity:
Number of compact spaces provided:
PRICE
Saxons
(00PEA
RNEFf
THEARCHITECTSOFFICE
Date: August, 2 2013
To: Attn. Bill Parsons
Planning Department
City of Meridian
33 E. Broadway, Suite 210
Meridian, Idaho 83642
Project: The Fields at Gramercy Apartments
Subject: Certificate of Zoning Compliance Narrative Letter
499 Main Street
Boise, ID 83702
(208) 343-2931
www.taoidaho.com
Job No. ]2-210
Fram: John Price, project architect
Please accept this Certificate of Zoning Compliance Application for the above referenced project. This
application is to revise the previously approved site plan for The Fields at Gramercy Apartment Project,
located at E. Blue Horizon Drive in the Gramercy Park Subdivision. The changes to the site plan consist
of reducing the number of carports from the original 276 spaces to 138 spaces. The project as revised
now has a total of 138 carport spaces and 138 garage spaces for a total of 276 covered parking spaces.
This amounts to 1 covered parking space per dwelling unit which meets the current Meridian Code
requirements.
Amenities provided with this development include: Clubhouse, pool/spa, landscaped open spaces.
This project was also the topic of Conditional Use Modification MCU-12-002 which was approved on
July 19 2012.
If you have questions about the proposed development project, please contact John Price, at The
Architects Office, 208-343-2931 x2.
Sincerely,
John Price, project architect
The Architects Office PLLC