HomeMy WebLinkAboutPZ - Applicant letter to Commission in response to questions February 17, 2022
City of Meridian Planning and Zoning Commission
33 E. Broadway Ave
Meridian, ID. 83642
RE: H-2021-0080: Verona Live Work Conditional Use Permit
Dear City Planning and Zoning Commissioners,
We appreciate your willingness to continue the public hearing for our Verona Live Work CUP
application so that we have the opportunity to make adjustments to address some of the
concerns from the Planning and Zoning Commission. Similar to our experience with Meridian
planning staff, we found your comments insightful and helpful. Thank you for taking the time
to help us refine and improve our project.
Based on your comments at the Planning and Zoning Commission meeting, please see the
following comments and/or changes to our application.
Parking: Please see the table below for current site parking:
Live Area Work Area Total
Actual 28 24 52
Required 14 14 28
Extra (over) Parking 14 10 24
The parking listed above does not include the additional parking in the commercial office
located northwest of the Live/Work units (shows 31 spaces with only 17 required = 14 extra)
and the additional off-street parking avaiiable along the eastern frontage on Cortona Way (at
least 10 more parking stalls). For the Live Work area there are 34 extra parking stalls for 14 Live
Work units (including the off-street parking on Cortona and excluding the northwestern
commercial lot parking). In summary, our proposed site plan greatly exceeds Meridian parking
standards; we hope this clarification is helpful to the Commission.
Commercial space utilization: To address the concern that the office could potentially turn
into a 4' bedroom, we modified the floor plans to not allow direct access from the residential
area to the commercial area. This change will further ensure that the commercial office areas
are retained as commercial office uses. Please see the revised plans that reflect this change.
Market demand For-rent vs. Owner-occupied units): The City of Meridian has approved in
several locations across the city either a mixture of uses within a property and/or a mix of uses
within the same building. Based on our analysis and experience in the Treasure Valley land
development market, we know there is a strong market need for the live/work product we are
planning to build at this location. Regarding marketability and viability, there are some
vertically integrated units in Boise that are doing well and we have seen similar concepts of this
product in other parts of the country. Though not directly adjacent to retail, this proposed
development is within walking distance of retail and restaurants on Ten Mile Road; we feel that
our proximity to Ten Mile is especially conducive to the live/work product being proposed
During our neighborhood meetings, we found that without exception,the neighbors we talked
to liked our product and the elevations for our buildings. If the Commission approves our
application, we plan to later request either a traditional or condo-type plat to enable each unit
to be a for-sale unit. Exactly how we go about that will be determined after the Commission's
decision on this Conditional Use Permit application. We hope all the above will help to address
and resolve the marketability concerns of these units and how they are compatible with the
surrounding area.
We look forward to meeting with the Commission again and request your approval so that we
can move forward and bring this quality development to the city.
Sincerely,
OMK_
Dave Yorgason