PZ Recs / Staff Report CC 1/21/14STAFF REPORT
Hearing Date: January 21, 2014
(Continued from January 7, 2014)
TO: Mayor and City Council E IDIAN ~'
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
Bruce Freckleton, Development Services Manager
(208) 887-2211
SUBJECT: PP-13-034; MDA-13-020 and ALT-13-022 -Gramercy Heights
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Gramercy, LLC, is requesting approval of the following applications:
I) Preliminary plat (PP) consisting of thirty-seven (37) residential lots and one (1) common lot on
5.59 acres in an R-15 zoning district;
2) Development agreement modification (MDA) to amend the recorded development to attach new
building elevations for the quad lots (south boundary) and;
3) Alternative compliance to deviate from the required 20' X 20' parking pads in front of the homes
designed for the quad lots.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed preliminary plat, development agreement modification
and alternative compliance applications with the conditions listed in Exhibit B, based on the Findings
of Fact and Conclusions of Law in Exhibit C. The Meridian Planning and Zoning Commission
heard these items on December 5, 2013. At the public hearing, the Commission voted to
recommend approval of the subject PP, MDA and ALT requests.
a. Summary of Commission Public Hearing:
i. In favor: Taylor Merrill
ii. In opposition: None
iii. Commenting: Larry Kovarik and Gloria Fern
iv. Written testimony: Larry Kovarik and Stephanie Meyers
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Kev Issue(s) of Discussion by Commission:
i. Restricting the lots to single story homes.
c. Kev Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers PP-l3-
034, MDA-13-020 and ALT-13-022 as presented in staff report for the hearing date of January 21,
2014 with the following modifications: (Add any proposed modifications.)
Gramercy Heights PP, MDA & ALT PAGE 1
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers PP-13-034,
MDA-13-020 and ALT-13-022 optional as presented in staff report for the hearing date of January
21, 2014 for the following reasons: (You should state specific reasons for denial of the applications.)
Continuance
I move to continue File Numbers PP-13-034, (MDA-13-020 and ALT-13-022 optional) to the hearing
date of (insert continued hearing date here) for the following reason(s): (You should state specific
reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The site is located south of E. Overland Road and west of S. Bonito Way between E. Blue
Horizon Drive and the Ridenbaugh Canal in the SW '/4 of the NE '/4 of Section 20, T.3N., R.l E.
b. Owner/Applicant:
Gramercy, LLC
P.O. Box 344
Meridian, ID 83680
c. Representative:
Ben Thomas, Civil Innovations, PLLC (884-8181)
d. Applicant's Request: Please see applicant's narrative for this information.
5. PROCESS FACTS
a. The subject applications are for a preliminary plat, development agreement modification and
alternative compliance. A public hearing is required before the Planning and Zoning Commission
and City Council on this matter, consistent with Meridian City Unified Development Code Title
11, Chapter 5.
b. Newspaper notifications published on: November 18, and December 2, 2013 (Commission);
December 16, and 30 (City Council)
c. Radius notices mailed to properties within 300 feet on: November 7, 2013 (Commission);
December 12, 2013 (City Council)
d. Applicant posted notice on site by: November 25, 2013 (Commission); January 11, 2014 (City
Council
6. LAND USE
a. Existing Land Use(s): The subject site is vacant developable land; zoned R-15.
b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning: The
surrounding area has transitioned into a mixed use area. A wide variety of commercial uses,
public quasi/public uses and residential neighborhoods (single family and multi-family) are
located in close proximity to the subject site.
c. History of Previous Actions:
• In 2006, the Gramercy development (aka Kenai) was annexed and zoned (AZ-06-021) C-G
and R-15 and preliminarily platted (PP-06-019) with 64 single family detached residential lots,
24 alley loaded/attached single family residential lots, 9multi-family residential lots, 25
common lots, and 32 commercial lots on 77.66 acres. As part of that approval, a development
Gramercy Heights PP, MDA & ALT PAGE 2
agreement was required and approved; recorded as instrument # 106 ] 41056.
• In 2011, the City approved a new preliminary plat (PP-11-014) consisting of 2 residential lots
and 1 common lot on 17.12 acres. One of the lots has final plat approval (FP-13-022) and is
currently developing with a 276 unit apartment complex (CZC-] 2-090). The other lot is the
parcel the applicant is proposing to plat with this application.
d. Utilities:
Public Works:
Location of sewer: A sanitary sewer main intended to provide service to the subject property
currently exists in E. Griffon Street.
Location of water: Water main stubs intended to provide service to the subject property
currently exists in E. Griffon Street and E. Copper Point Street.
Issues or concerns: The sanitary sewer system serving the Gramercy development is nearing
capacity.
e. Physical Features:
l . Canals/Ditches Irrigation: The Ridenbaugh Canal transverses along the southern plat
boundary.
2. Hazards: Staff is not aware of any hazards that exist on the property.
3. Flood Plain: NA
4. Topography: NA
7. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated `'Mixed Use-Regional" (MU-R) on the Comprehensive Plan Future
Land Use Map. The purpose of this designation is to provide a mix of employment, retail and
residential dwellings and public uses near major arterial intersections. The intent is to integrate a
variety of uses together, including residential to avoid predominantly single use developments.
The subject property is part of a larger development known as Gramercy which is designed with a
mix of commercial and residential uses. Existing uses in the development include a college,
restaurant, retail, office, and a mix of single family and multi-family developments. In close
proximity to the Gramercy development are two large business campuses (El Dorado and
Silverstone). The Comprehensive Plan encourages a mix of housing options to support the
commercial uses and employment centers in the area. Staff believes the proposed development
would be beneficial to the community by locating additional housing choices next to places of
employment, recreation and education in the area.
The Mixed Use-Regional (MU-R) land use designation anticipates residential development at 6
to 40 dwelling units per acre. The proposed plat consists of thirty-seven (37) residential lots on
5.59 acres for a gross density of 6.62 dwelling units to the acre. As stated above, the residential
portion of the Gramercy development includes a mix of single family and multi-family
development Therefore, staff finds the proposed development contributes to the overall housing
mix in the area and the proposed density is consistent with the target density of the MU-R FLUM
designation.
Staff finds the following Comprehensive Plan policies to be applicable to this property and the
proposed development (staff analysis in italics below policy):
Gramercy Heights PP, MDA & ALT PAGE 3
• `'Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (3.07.01 E)
The proposed medium density residential development will contribute to the variety of
residential densities in this area of the City, which currently consists of a mix of medium-low,
medium, medium-high, and high density residential developments.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.01 F)
The proposed development is contiguous to the city and city services are available to be
extended to the site upon development in accord with UDC 11-3A-21.
• Support infill of vacant lots in substantially developed, single-family areas at densities similar
to surrounding development." (3.07.02I)
The subject property is surroarnded by properties developed at urban densities higher than
the proposed residential development due to the increase in the rzumber of multi family units
that are under construction in the ai°ea. The proposed development is an extension of the lots
that are already platted to west and consists of traditional single family lots and gaud lots
and should develop in a similar fashion as the adjacent single family development.
• "Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow."(3.03.03C)
Two (2) stub streets (N Griffon Street and E. Copper Point Street) will be extended with the
development of the proposed subdivision. With the development of the multi family
development to the north, the project was required to install a private street that connects to
E. Griffon Street to enhance vehicular connectivity in the area.
• "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)
As part of the previous Gramercy approvals, a madti-use pathway system was approved and
constructed along the Ridenbaugh Canal and extends along the west and north boundary of
the proposed development and continues through the Gramercy development providing
internal connectivity. The pathway system extends from S. Eagle Road and links the El
Dorado business campus, Gordon Harris Park, Rocky Mountain High School and the
commercial activities within the Gramercy development. As part of this approval, the
applicant is proposing a micropath connection to the S foot wide pathway constructed along
the west boundary of the EZ Dorado development.
• "Provide housing options close to employment and shopping centers." (3.07.02D)
The proposed development will provide additional single family housing options in this area
of the City within close proximity to employment centers, education facilities and shopping
centers.
After considering all of these factors staff is of the opinion that the proposed development is generally
consistent with comprehensive plan.
8. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of the Residential Districts (R-] 5): The purpose of the residential districts is
to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
Gramercy Heights PP, MDA & ALT PAGE 4
B. Schedule of Use Control: Unified Development Code (UDC) 11-2A-2 lists single family detached
and single family attached housing as a principally permitted use in the R-15 zoning district.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 1 l -2A-7 for the R-15 zoning district.
D. Landscaping: The proposed micropath is required to comply with the design standards in accord
with UDC l 1-3A-8 and UDC ] 1-3B-12.
E. Subdivision Design and Improvement Standards: The subdivision must comply with the
subdivision design standards outlined in UDC 1 I-6C-3.
F. Off-Street Parking: Off-street parking is required in accord with UDC Table 1 1-3C-6 for single-
family dwellings. The applicant is seeking alternative compliance to eliminate the parking pads
for the sixteen (16) quad lots along the south boundary.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
Development Agreement Modification (MDA): The applicant is proposing to incorporate new
home elevations to the recorded development agreement (DA) (Instrument #10614] 056)
approved with the Gramercy development. The DA requires compliance with specitlc home
elevations for the quad lots (a.k.a. auto court lots). The original elevations depict two story
elevations with second story balconies and a mix of building materials. The applicant is
proposing new elevations to serve a specific demographic therefore; single story attached homes
are proposed for the quad lots.
The submitted elevations depict a mix of building materials (lap siding, stucco and board and
batten siding), decorative window and door trim, belly bands, covered entries, and stone wainscot
consistent with the surrounding developments.Staff is of the opinion the future homes will
complement the existing homes in the area and demonstrate high quality materials (see Exhibit
A.4).
Prior to the issuance of a building permit, the applicant is required to obtain certificate of
zoning compliance (CZC) and administrative design review (DES) for each single family
attached home. Through the CZC and DES process, staff will ensure the compliance with
the building materials and design features proposed with the submitted elevations. See
Exhibit B for specific DA language.
Parking/Alternative Compliance (ALT): The applicant has requested alternative compliance to
deviate from the 20' X 20' parking pad requirement in front of the single family attached homes
proposed for the quad lots. The applicant has provided an exhibit (attached in Exhibit A.4) that
depicts the orientation of the single family attached homes and a detail of the quad lot design.
In lieu of the parking pads, the applicant is proposing the following alternatives:
1. One of the attached units will provide three car tandem garages.
2. Additional on street parking is provided due to the reduction in the curb cuts along the south
boundary of E. Copper Point Street created by the quad lot design.
Staff supports the quad lot design and the applicant's alternatives to the required 20' x 20'
parking pad. Staff asserts that the quad lot design fits the character and intent of the overall mixed
use development and provides a unique housing option in this area of Meridian. To ensure safe
entry and exit for residents of the quad lots no parking should be allowed within the driveway
area. For the above stated reasons, staff supports and approves ALT-] 3-022 associated with the
Findings in Exhibit D.
Gramercy Heights PP, MDA & ALT PAGE 5
Preliminary Plat (PP): The proposed preliminary plat consists of thirty-seven (37) single family
residential lots and one (1) common lot on approximately 5.59 acres of land in the R-15 zoning
district. Lot sizes range between 4,235 and 7,422 square feet respectively. The average lot size
within the proposed subdivision is 5,092 square feet. The proposed gross density of the
subdivision is 6.62 dwelling units per acre which is consistent with both the density requirements
of the comprehensive plan and the R-15 zoning district.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the applicable
standards listed in UDC Table 11-2A-7 for the R-15 zoning district. All of the proposed lots
comply with the dimensional standards of the UDC.
The applicant is proposing sixteen (l6) lots (four sets of quad lots) along the south boundary to
take access from common driveways. The submitted plat does not depict the required easement or
note the maintenance responsibility of the common driveways. Further, one of the quad lot
configuration (Lots 13-16, Block 1) is proposed to take access from a common drive depicted as a
common lot (Lot 17, Block 1). Currently, the UDC requires the common drive to be platted as an
easement rather than a common lot as proposed by the applicant. However, Coerncil is taking
action (December 3"~ hearing) on the UDC text amendment w/zich may al/ow for common
driveways to be placed in common lots; if an amendment to the UDC is approved prior to
submittal of the final plat application, the lot configuration as shown may be allowed. With the
final plat application, the applicant must either depict the common drive easement or plat a
common lot so each of the quad lots have common drive access to a local street and include
a note on the face of the plat that identifies the responsible party for maintaining the
common driveways in accord with UDC 11-6C-3D.
Access: Access to this development is proposed from the extension of W. Griffon Street and E.
Copper Point Street along the west boundary. The small north/south segment of street (S.
Bergdorf Avenue) is proposed to provide access to Lots 18-22, Block ] . A private street was
approved with the platting of the multi-family lot to north. The private street is to serve as
secondary/emergency access to the proposed development because of the single street access into
the residential portion of the Gramercy development via S. Wells Avenue. Staff is supportive of
the public street access proposed for the development.
Landscaping, Open Space and Amenities: Per UDC ] 1-3B-7B, landscape buffers are not
required along the local streets for single family residential development. With the development
of the northern multi-family lot, a landscape buffer is required along the north side of W. Griffon
Street.
Typically, UDC l l-3G requires a minimum of ten percent open space and one amenity for all
residential developments exceeding five (5) acres. Because this project is infill in nature and
multiple amenities where provided within the Gramercy project, the applicant is requesting these
amenities serve as the required open space and amenity for the proposed development. Open
space and amenities within the Gramercy development consists of several pocket parks/plazas, a
pathway network and a portion of the open space was dedicated towards Gordon Harris Park
(City Park). Staff is amenable to the applicant's request since the private open space is owned by
the developer of this project. The applicant is also proposing an additional micropath connection
to the 5-foot pathway constructed as part of the El Dorado Subdivision to the east. The proposed
micropath lot must comply with the standards set forth in UDC ] 1-3A-8 and UDC 11-3B-12.
With the submittal of a final plat application, the applicant must provide written documentation
that the future homeowner's within the proposed development have the right to use the existing
private open space and amenities developed within the Gramercy Subdivision.
Based on the analysis above, staff finds the proposed subdivision complies with the open space
Gramercy Heights PP, MDA & ALT PAGE 6
and site amenity requirements in the UDC.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize 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. An underground, pressurized irrigation
system should be installed to all landscape areas per the approved specifications and in
accordance with UDC I I-3A-15 and MCC 9-1-28.
Fencing: The applicant has not submitted a fencing plan for the proposed development. Any
firture fencing abutting common lots and or a pathway must be 4-foot solid fencing or 6-foot open
vision fencing in accord with UDC 1 1-3A-7. With the submittal of the final plat application, the
applicant should provide a master fence plan to ensure compliance with the aforementioned UDC
standard.
In summary, Staff recommends approval of the proposed preliminary plat, development
agreement modification and alternative compliance with the recommended conditions listed in
Exhibit B of this report in accord with the findings contained in Exhibit D.
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 10/14/13)
3. Proposed Landscape Plan (dated: 10/24/13)
4. Proposed Building Elevations
B. Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Republic Services
7. Ada County Highway District
C. Required Findings from Unified Development Code
Gramercy Heights PP, MDA & ALT PAGE 7
A. Drawings
1. Vicinity Map
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Gramercy Heights PP, MDA & ALT PAGE 9
2. Proposed Preliminary Plat (dated: 10/14/13)
3. Proposed Landscape Plan (dated: 10/24/13)
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B. Conditions of Approval
1. PLANNI!~G DEPAR"1'M1tENT
1.1 Development Agreement Modification
1.1.1 The DA shall be signed by the property owner and returned to the City within two years of the
City Council granting the approval. The amended DA must be approved and recorded prior
to submitting any final plat for review and approval. The applicant shall contact the City
Attorney's office (898-5506) to initiate this process. The amended DA shall include the
following modification:
a. Future homes constructed within the Gramercy Heights Subdivision shall substantially
comply with the building elevations attached in Exhibit A.4.
1.2 Preliminary Plat -Site Specific Conditions of Approval
1.2.1 The preliminary plat, dated 10/14/13, shall be revised as follows:
a. Lots 1-16, Block l shall take access from common driveways as proposed. All common
drives shall be designed in accordance with UDC 1 l -6C-3D in effect at the time of final plat
submittal. An exhibit depicting the setbacks, building envelope an orientation of lots and
structures shall be submitted a future final plat application. Include note on the final plat that
addresses access across the lots and the responsible party for maintenance of the common
driveways. No parking shall be allowed within the auto court area including in front of the
units.
1.2.2 The landscape plan, dated 10/24/13 shall be revised as follows:
a. All fencing shall be installed in accordance with UDC 11-3A-7. Per UDC l ]-3A-7A7a, the
applicant is responsible for fencing micropaths and pathway lots to distinguish the common
areas from the private areas. Where the buildable lots abut internal common lots fencing must
either be 4-foot solid or 6-foot open vision. Submit a detailed fence plan with the final plat
application.
b. Lot 17, Block lshall be constructed in accord with the standards set forth in UDC l 1-3A-8
and UDC 11-3B-12.
c. With the submittal of a final pat application, the applicant must provide written
documentation that the future homeowner's within the proposed Gramercy Heights
development have the right to use the existing private open space and amenities developed
within the Gramercy Subdivision.
1.23 Per UDC I 1-SB-SB2, the Director approved the alternative compliance to deviate from
constructing the 20' X 20' parking pads in front of the quad lot units as proposed in Exhibit A.4.
At least one set of single family attached units must include a 3-car tandem garage as proposed
and parking shall be restricted within the auto court area.
1.2.4 Prior to the issuance of a building permit, the applicant shall obtain certificate of zoning
compliance (CZC) and administrative design review (DES) for each single family attached
home and record a final plat.
1.3 General Conditions of Approval
1.3.1 Comply with all bulk, use, and development standards of the R-l 5 zoning district listed in UDC
Chapter 2 District regulations.
Gramercy Heights PP, MDA & ALT PAGE 13
1.3.2 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
l5, UDC 11-3B-6 and MCC 9-1-28.
1.3.3 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.3.4 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 1 1-3B-SJ.
1.3.5 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to driveways, common driveways, easements, blocks and mailbox
placement.
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.
] .4.2 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 1 l -6B-3C2.
1.4.3 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years, or 2) gain approval of a time extension
as set forth in UDC 11-6B-7.
1.4.4 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (AZ-06-021, development agreement (Instrument No.
106141056) and amended development agreement. Staff failure to cite any specific ordinance
provisions does not relieve the applicant from responsibility of compliance.
1.4.5 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC ] 1-3B-6 and to install and maintain all landscaping as set forth
in UDC l 1-3B-5, UDC 11-3B-13 and UDC ] 1-3B-14.
1.4.6 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Applicant shall be responsible to extend an 8-inch diameter water main through common area Lot
17, Block 1, to connect with the existing 8-inch diameter water main on the adjacent lot in Bonito
Subdivision. Applicant shall be responsible for the acquisition of the necessary easement for the
main and all costs associated with its construction.
2.l .2 Informational note: The sanitary sewer system serving the Gramercy development is nearing
capacity.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer 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. 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.
2.2.2 Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and
through this development.
Gramercy Heights PP, MDA & ALT PAGE 14
2.2.3 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
rathe-• dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on 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 1 1"map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document.
2.2.4 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
prior to receiving development plan approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.2.6 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.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-l -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.
2.2.8 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.
2.2.9 Street signs are to be in place, sanitary sewer and 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.
2.2.10 A letter of credit or cash surety in the amount of 1 l 0% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro-
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.2.12 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.
2.2.13 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.
Gramercy Heights PP, MDA & ALT PAGE 15
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC I ] -12-3H.
2.2.17 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.
2.2.18 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.
2.2.19 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 ACHD. 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.
2.2.20 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 approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.21 ] 00 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, which must include the location of any existing street lights.
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.
2.2.22 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.
2.2.23 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. FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 ''/z" outlet face the main street or parking lot aisle.
b. The Fire hydrant 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 place 18" above finish grade.
Gramercy Heights PP, MDA & ALT PAGE 16
g. Fire hydrants shall be provided to meet the requirements of the 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.
3.3 Provide signage (`No Parking Fire Lane") for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 Operational fire hydrants, temporary or permanent street signs, and access roads with an all 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.
3.6 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
3.7 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
3.8 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building as set forth in International Fire Code Section 503.1.] .
3.9 Fire lanes, streets and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6" as set forth in International Fire Code Section 503.2.1.
3.10 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1.
4. POLICE, DEPARTMENT
4.1 The Police Department has no comments relates to this application.
5. PARKS DEPARTMENT
5.1 The Parks Department has no comments related to this application.
6. REPUBLIC SERVICES
6.1 Republic Services has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC COMMENTS
7.1 A permanent right-of--way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of--way. The easement shall encompass the entire area between the right-of-
way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of--way or wholly within an easement.
7.2 Construct all internal local streets as 34-foot street sections with rolled curb, gutter and 5-foot
wide attached concrete sidewalk within 50-feet of right-of--way. Payment of impacts fees are due
prior to issuance of a building permit.
7.3 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDI'T'IONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way.
Gramercy Heights PP, MDA & ALT PAGE 17
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of--way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACRD right-of--way or easement areas.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 In accordance with District policy, 7203.6, 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.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 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 (1-81 ] -342-] 585) at least two full business days
prior to breaking ground within ACRD right-of--way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during
any phase of construction.
7.2.1 1 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.12 If the site plan or use shoLild change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change by the applicant 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 the time unless awaiver/variance of said requirements or other legal relief is granted by
the ACHD Commission.
Gramercy Heights PP, MDA & ALT PAGE 18
C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat are in general confortance with the
comprehensive plan (please see Section 8 of the Staff Report for detailed analysis of
specific comprehensive plan action items that apply to this development).
B. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission finds that services can be made available to accommodate the proposed
development.
C. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, the Commission finds that the subdivisions will not require the expenditure of
capital improvement funds.
D. There is public financial capability of supporting services for the proposed
development;
The Commission recommends the Council rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to determine this finding.
E. The development will not be detrimental to the public health, safety or general
welfare; and
The Commission is not aware of any health, safety or environmental problems associated
with the development of this subdivision that should be brought to the Council's
attention. ACHD considers road safety issues in their analysis. The Commission
recommends that the Council reference consider the facts, analysis and any public
testimony that may be presented to determine whether or not the proposed subdivision
may cause health, safety or environmental problems.
F. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any natural, scenic or historic features on this site.
Therefore, staff finds that the proposed development will not result in the destruction,
loss or damage of any natural, scenic or historic feature(s) of major importance. The
Council may consider any public testimony that may be presented to determine whether
or not the proposed development may destroy or damage a natural or scenic feature(s) of
major importance.
2. 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
Staff finds that strict application of the parking standards is not feasible to support the
design concept by the applicant. In lieu of the parking pad, several of the units will have
Gramercy Heights PP, MDA & ALT PAGE 19
3-car garages (one stall tandem) to provide additional onsite parking. Additionally, on
street parking will increase due to the decrease in driveways along the south boundary of
E. Copper Point Street. Staff asserts that the quad lot design fits the character and intent
of the overall mixed use development and provides a unique housing option in this area
of Meridian.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Staff finds the alternative compliance provides an equal means for meeting the City's
parking standards based on the following:
l) Promotes walkability;
2) Reduces access points to the local street providing more on street parking;
3) Increases vehicular mobility inside the auto court and
4) Furthers the neo-traditional design envisioned for the mixed-use Gramercy
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.
Staff finds that the proposed alternative will not be detrimental to the public welfare or
impair the use/character of the surrounding properties.
Gramercy Heights PP, MDA & ALT PAGE 20