HomeMy WebLinkAboutZ - Signed Findings CITY OF MERIDIAN w IDIAN;---
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND ! DAHO
DECISION& ORDER
In the Matter of the Request for Conditional Use Permit for 14 vertically integrated residential
units within three(3)buildings on 1.75 acres in the L-O zoning district,located at 3020 and 3042 W.
Milano Drive,by JUB Engineers,Inc.
Case No(s).H-2021-0080
For the Planning& Zoning Commission Hearing Date of. March 3,2022 (Findings on March 17,
2022)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of March 3,2022, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of March 3,2022,incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of March 3,2022,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of March 3,2022,incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code(I.C. §67-6503).
2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision,which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). Verona Live/Work(H-2021-0080)
Page 1
upon the applicant,the Planning Department,the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of March 3,2022, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 1I-
5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's request for a Conditional Use Permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of March 3,2022,attached as Exhibit
A.
D. Notice of Applicable Time Limits
Notice of Two(2)Year Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted, shall be valid for a maximum
period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-6F.1.
During this time,the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting,the final plat must be
signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as
determined and approved by the Commission may be granted. With all extensions,the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho
Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted, including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). Verona Live/Work(H-2021-0080)
Page 2
G. Attached: Staff Report for the hearing date of March 3,2022.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). Verona Live/Work(H-2021-0080)
Page 3
By action of the Planning&Zoning Commission at its regular meeting held on the 17th day of
March ,2022.
COMMISSIONER ANDREW SEAL, CHAIRMAN VOTED
COMMISSIONER NICK GROVE,VICE CHAIRMAN VOTED
COMMISSIONER NATE WHEELER VOTED
COMMISSIONER STEVEN YEARSLEY VOTED
COMMISSIONER PATRICK GRACE VOTED
COMMISSIONER MARIA LORCHER VOTED
COMMISSIONER MANDI STODDARD VOTED
Andrew Seal, Chairman 3-17-2022
Attest:
Chris Johnson, City Clerk 3-17-2022
Copy served upon the Applicant,the Planning and Development Services divisions of the Community
Development Department,the Public Works Department and the City Attorney.
By: Dated: 3-17-2022
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). Verona Live/Work(H-2021-0080)
Page 4
Item 4.
EXHIBIT A
STAFF REPORTC�,WEIIDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING December- 16, 2021
, �
Legend0
DATE: March 3,2022 , _
Project Location - , r-
TO: Planning&Zoning Commission
FROM: Joe Dodson,Associate Planner - m ffi®EH
208-884-5533
SUBJECT: H-2021-0080
Verona Live/Work—CUP
LOCATION: 3020&3042 W. Milano Drive,near the
northeast corner of Ten Mile Road and
McMillan Road in the SW 1/4 of the SW U r
1/4 of Section 26,Township 4N,Range
1 W. � �� �
I. PROJECT DESCRIPTION
Conditional Use Permit for 4-6 14 vertically integrated residential units within€e�{�)three 3
buildings on 1.75 acres in the L-O zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Pa e
Acreage 1.75 acres
Future Land Use Designation Office
Existing Land Use(s) Vacant _
Proposed Land Use(s) Vertically Integrated Residential Project
Neighborhood meeting date;#of September 9,2021;at least four(4)attendees
attendees:
History(previous approvals) Verona Subdivision(AZ-03-005);Verona Subdivision No.
3 Rezone(RZ-05-006);Verona Subdivision No. 3 FP(FP-
05-046);DA Mod(MI-08-006,DA Inst.#108101152).
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Not at time of report publication
• Requires ACHD Commission No
Action es/no
Page 1
m
a.■Irrr NNNr � W z ' _
son on
RON In
MINI
- MCM-I�L-L-AN MCM3L-L-AN �-r
111111 ■EN!!ONEE� 1 r
■■� IINN 1 11� .•• ` a �-.
mill
HE
ii■i■1 on oil
- . - ■ 1■1 - . - ■■■i1
■1■■!!! ■■■■!!!
IIIIIEN SEEN ■IINNN r11111E IIIP■IINNN■
IN�Sm■1!!NI a 11� 111E■INN1■1. .
�IIi ■■■■■I!!NEM Ili�� ■■■IINNNNNNI 11
NINE ��..■1■1■■■■■ i i. ' s -• •• - •• ■11■ ■■.. ■NI■■■■1 i i.
�11111/�i�YJ -mNINNNN!!!!!nNNE on �IEENI~a��NIIINNNNI �I��
�IIIE► a NII
J ■ ��■i Irrr IIIr � W�j1rU!� ■��1111 IIIII
1-;4 %Ir■.■�IISEIIISE �!■I■ J ■ 11■�■■■IIINNIII �!■I■
� 11111��1111 1 �' ��+�, � IIIE11► /11111111�'pp ■�
ui
Z ' ■►1p�Illll Pi• •_ �- �_ eat %IIIIIIIIIII� �1'iii: _■
F 1 NJ' � Illy 11� E
+'ia:MILL-AN , � �*A �-hlllllii
ndl
111111 °�IE1111■ 111111 � _„� 1111■r1
i INNNII NNII _ - -=s IINN■ NN
_ 11 c_.. 1111��r ■C■■ � � 111MEn ail NIII��r
�� 111111111lV •'• '� 1111 1�' ��� � IIIIIIIII ■N'g�1111 �I"
�i Ir1111 r - a�NINE ;��j111N ��p� SEIIII ■�� � a�NINE Ir1111N
'nnnl 00 ••:i i ■■■■ 'nrrn= �1■ SEEN
1 � ■■11 !�e eaae� � �.ul ■— ■■1
Item 4. 93
III. APPLICANT INFORMATION
A. Applicant:
Wendy Shrief,JUB Engineers, Inc.—250 S. Beechwood Avenue, Suite 201,Boise,ID 83709
B. Owner:
Primeland Investment Group LLC 1140 S. Allante Avenue, Boise, ID 83709
C. Representative:
Same as Applicant
IV. NOTICING
Planning&Zoning
Posting Date
Newspaper Notification 11/30/2021
Radius notification mailed to
properties within 300 feet 12/2/2021
Site Posting Date 12/2/2021
NextDoor posting 12/6/2021
V. COMPREHENSIVE PLAN (Comb. Plan)
This property is designated Office on the Future Land Use Map(FLUM) in the Comprehensive Plan.
This designation is meant to provide opportunities for low-impact business areas. These uses
would include professional offices,technology and resource centers; ancillary commercial uses
may be considered(particularly within research and development centers or technological parks).
Sample zoning include L-O.
The property was annexed and zoned in 2003 to the R-8 zoning district. In 2005, a rezone
application was approved to change the zoning to the current L-O zoning district. Consistent with
this rezone, a final plat was approved for six(6)office lots as part of Verona Subdivision No. 3. In
2008 applications were submitted to allow for the potential of including a church on these lots and
was tied to a modified DA(MI-08-006). The DA from 2008 is the relevant agreement for this site
but did not have a concept plan for these lots. In lieu of a concept plan,the DA references specific
limitations to the allowed commercial area and included a provision that a minimum of three(3)
office buildings in this office development. This provision has been satisfied with the existing
development of three(3)office buildings. In addition, specific elevations were included as part of
the DA that the current proposal generally complies with. Staff notes, despite no Development
Agreement Modification being required,the relevant DA contemplates all commercial uses within
the subject office lots.
Instead of solely commercial uses,the Applicant proposes to develop the site with 16 vertically
integrated residential (UDC 11-4-3-41)units across four(4)buildings on two vacant parcels in the
L-O zoning district. Two buildings are proposed on each parcel with each parcel also having off-
street parking lots in addition to the two-car garages proposed for each unit. Vertically integrated
residential projects incorporate commercial spaces and residential uses within one structure and
most often include commercial space on the first floor and residential on the floor or floors above.
In this project,the Applicant is proposing a small commercial space at the front of the building on
the first floor with the proposed residential portion of the units being both behind and above the
commercial space. Therefore,the Applicant is proposing a two-story concept for these vertically
Page 3
Item 4. 94
integrated buildings with the vehicular access for each unit proposed to be from the rear via a two-
car garage for each unit.
Vertically integrated residential projects are defined as follows in UDC 11-1A-1: "The use of a
multi-story structure for residential and nonresidential uses where the different uses are
planned as a unified,complementary whole and functionally integrated to share vehicular
and pedestrian access and parking."This use is a conditional use within the L-O zoning district
because they incorporate a residential component within a zoning district primarily intended for
office uses.However, code allows for this type of use,as noted,through a conditional process with
the assumption that appropriate commercial and residential uses can be located within this district
and type of development area when appropriately designed. As part of that analysis, adjacent uses
should also be taken into account. To the west of the subject sites sit two vacant L-O parcels;
further to the west and abutting Ten Mile Road are two office buildings. Because of common
ownership of the land,the Applicant is showing an office building directly to the west on the
vacant office lot along the north boundary but this building is not part of the proposal and is shown
only for reference.
To the east and north of the subject sites are detached single-family residential that are part of the
Verona Subdivision. To the south is approximately 10 acres of C-G zoned property that includes a
number of commercial properties under development. The existing use is on the hard corner of
McMillan and Ten Mile and is a fuel service station and convenience store. Directly to the south
and across W.Milano,the largest commercial parcel has approvals for a 164 unit 55 and older
multi-family development. Staff anticipates future residents of that site could utilize some of the
future services provided within the commercial spaces of the proposed vertically integrated
buildings.
Because the proposed use is adjacent to a mixture of existing and planned uses(residential,office,
commercial,etc.), Staff finds it should be an appropriate use in this Office FLUM designation for
the reasons noted above. However, Staff does have concerns over the overall viability of the
proposed commercial component of these units based on the proposed floor plans and the
relatively small area of commercial proposed in each unit.While reviewing this project, Staff
recommends Commission determine whether the proposal meets the intent of Vertically
Integrated and if the proposed design is desired in the City and in this specific geographic
area.Further analysis for the proposed use is below in the Comprehensive Plan policy
analysis as well as in Section VII.
The following goals and policies in the Comprehensive Plan are applicable to the proposed
development:
• "Plan for an appropriate mix of land uses that ensures connectivity, livability, and
economic vitality."(3.06.02)
The proposed use will contribute to the mix of uses in this area and should add to the
livability and economic vitality of the community by providing the opportunity for
residents to live and work in close proximity to the same physical space.
• "Encourage and support mixed-use areas that provide the benefits of being able to live,
shop, dine,play, and work in close proximity,thereby reducing vehicle trips,and
enhancing overall livability and sustainability."(3.06.02B)
The subject site is not part of or directly adjacent to a mixed-use area but is adjacent to a
number of commercial and residential uses. Therefore, this area can largely function as a
mixed-use area and the inclusion of vertically integrated structures, when properly
designed, only furthers that element of this area. The proposed use would allow
neighborhood serving commercial uses in close proximity to residential neighbors to the
Page 4
Item 4. 95
east and north thereby reducing vehicle trips and enhancing livability of the area.
• "Require appropriate building design, and landscaping elements to buffer, screen,beautify,
and integrate commercial,multifamily, and parking lots into existing neighborhoods."
(5.01.02D)
The proposed vertically integrated residential project is shown with a residential design in
order to better blend with the existing neighborhood to the north and east. The Applicant
intentionally proposed this building design but Stafffinds this design may impede the
commercial viability of the commercial spaces for anyone besides the residential tenant.
This can work but it is not a guarantee every residential tenant will also want a
commercial space. Therefore, with the current design and in these instances, the
commercial space may sit empty and never activate the commercial areas as intended with
a vertically integrated use. Some of the expected and allowed uses allowed in these
structures are as follows: arts, entertainment or recreation facility; artist studio;daycare
facility; drinking establishment; education institution;financial institution; healthcare or
social assistance; industry, craftsman; laundromat;personal or professional service;
restaurant; and retail. With the proposed size of the commercial suites, Staff anticipates a
number of these uses would not be viable. Further analysis and recommendations are in
subsequent sections below.
• "Locate smaller-scale,neighborhood-serving commercial and office use clusters so they
complement and provide convenient access from nearby residential areas, limiting access
to arterial roadways and multimodal corridors."(3.07.02B)
As discussed above, the proposed use and design of these buildings should provide for
smaller-scale, neighborhood serving commercial and office uses. Staff finds, if properly
designed, the proposed use would provide convenient access from adjacent residential
areas and capture some vehicle trips that would otherwise utilize the arterial roadways.
• "Avoid the concentration of any one housing type or lot size in any geographical area;
provide for diverse housing types throughout the City."(2.01.01 G)
The proposed vertically integrated residential project would be a new housing type within
this area of the City. In fact, Staff is not aware of this type of use within at least a mile of
this property in all directions. The addition of a new housing type in this area helps
provide for a diversity in housing for different income levels and housing preferences.
VI. UNIFIED DEVELOPMENT CODE UD
The proposed use,vertically integrated residential project, is listed as a conditional use in the L-O
(Limited Office)zoning district per UDC Table 11-2B-2. Compliance with the dimensional standards
listed in UDC Table 11-2B-3 for the L-O district is required and are met per the submitted plans
except for the drive aisles proposed to access the garages for each unit.
The submitted site plan shows the drive aisles adjacent to the garages as 20 feet wide which does not
comply with UDC 11-3C-5 standards for two-way drive aisles.A two-way drive aisle, applicable
throughout the site, requires a minimum width of 25 feet. The Applicant should revise the plans to
show compliance with this standard at the time of Certificate of Zoning Compliance (CZQ submittal.
Page 5
Item 4. 96
VII. STAFF ANALYSIS
As discussed above in Section V,the proposed vertically integrated residential project is considered
an appropriate use and meets the development guidelines listed for the Office designation if properly
designed.
Staff has noted concerns with the proposed floor plan and elevations of the building in regards to the
use and long-term viability of the commercial component to this project.According to the Applicant,
the commercial spaces of the units will be leased with the residential units therefore, removing the
potential of a non-resident utilizing the commercial suite and somewhat minimizing some of the
concerns of the long-term viability of the space. In consideration of this information, it is logical the
Applicant would propose a relatively small commercial space for each unit(approximately 165
square feet). The submitted conceptual floor plans would indicate the commercial suite in each unit
being equal to a home office instead of a standalone commercial space—this design is not specifically
prohibited or discussed in the specific use standards for this use or its definition.
However, the proposed unit design is what creates concern and Staff finds it does not fully meet the
noted definition of Vertically Integrated as currently proposed. The submitted floor plan shows a
relatively small commercial suite that has minimal storage space for inventory, no separate room for
meetings, and no outdoor patio space to help activate the commercial frontage. Staff is concerned
this small space could be rented out as a separate residential unit without the City being the wiser OR
would become an office for the residence and not serve the nearby neighborhood as intended with the
commercial component of vertically integrated residential projects. The proposed size of the
commercial spaces in each unit will likely not support many of the allowed uses noted in the specific
use standards for this use. This furthers Staff's concern that these units may become standalone
residential, which is not an allowed use in the L-O zoning district.
In addition to the units facing the adjacent public streets, the Applicant is proposing two units to the
interior of the site that has even less visibility and presents more challenges to having a viable
commercial component. Because of the location of this building, Staff is recommending these units
are removed in lieu of additional parking and some open space for future residents and commercial
patrons. An inclusion of open space for this development presents a more livable project and allows
further opportunity for a shared space between the commercial and residential components of the
project.
Staff is aware the subject project is not proposed in an urban environment and a vertically integrated
project more consistent with downtown Meridian would not fit with the existing neighborhood
character. Commission should determine if the proposed vertically integrated project, despite
meeting minimum code requirements, meets the intent of the proposed use.
In order to help with some of the concerns noted,Staff is recommending the following revisions to
the plans: 1) expand the commercial area of the units to potentially encompass the entire first
level,2)remove the first exterior door to help delineate the commercial and residential areas of the
units by creating two exterior facing doors;one for the residential, and one for the commercial
suite,and 3) remove the two(2) units that frame the hard corner of W.Milano Drive and N.
Cortona Way to incorporate a shared plaza space similar to what exists in the commercial area on
the south side of McMillan in Bridgetower Crossing. With the addition of outdoor patio
space/shared patio space the commercial component of this development would help activate some
of the commercial spaces.Additional and more specific recommendations can be found under the
elevation analysis below and in the conditions of approval in Section XA.
The proposed use is subject to the following Specific Use Standards(UDC 11-4-3-41)—Vertically
Integrated Residential Project: (Staff analysis in italics)
Page 6
Item 4. ■
A. A vertically integrated residential project shall be a structure that contains at least two (2)
stories. Submitted plans show compliance by proposing two-story units.
B. A minimum of twenty-five(25)percent of the gross floor area of a vertically integrated
project shall be residential dwelling units, including outdoor patio space on the same floor as
a residential unit. Submitted plans show compliance with this standard by proposing vastly
more residential floor area than commercial. In addition, the conceptual floor plans depict
private patios on the first floor of each unit complying with the second portion of this
standard.
C. The minimum building footprint for a detached vertically integrated residential project shall
be two thousand four hundred(2,400) square feet. The smallest of the four(4) buildings is
proposed as approximately 3,600 square feet. Therefore, all of the proposed buildings comply
with this standard.
D. The allowed nonresidential uses in a vertically integrated project include: arts, entertainment
or recreation facility; artist studio; civic, social or fraternal organizations; daycare facility;
drinking establishment; education institution; financial institution;healthcare or social
assistance; industry, craftsman; laundromat;nursing or residential care facility;personal or
professional service;public or quasi-public use;restaurant;retail; or other uses that may be
considered through the conditional use permit process.Noted and the Applicant shall comply
with this specific use standard. As noted above, the proposed floor plans depict
approximately 165 sq.ft. of commercial space, Staff has concerns that the proposed
commercial space may not be large enough to accommodate many of the allowed uses noted
above.
E. None of the required parking shall be located in the front of the structure.According to the
submitted plans, the required parking for each residential unit and the commercial spaces is
located behind or adjacent to the structures. Staff finds the proposed design complies with
this standard.
Access(UDC 11-3A-3):
One(1)driveway access is depicted on the overall site plan and connects to N. Cortona Way along
the east boundary of the site—the only direct access to a public street for the project. The submitted
plans also show the main drive aisle that bisects the project and lies across the shared property line to
continue west to connect to an existing drive aisle utilized for the two office buildings along Ten Mile
—this drive aisle connects to W. Milano Drive approximately 190 feet west of the subject sites. The
additional office building shown on the submitted site plan is not part of this project and would likely
only require administrative applications in order to be constructed.
The site plan shows multiple drive aisles off of the main east-west drive aisle for access to the
proposed vertically integrated units and the two-car garages. Staff anticipates the two access points
shown on the site plans would be needed for safest and most efficient flow of traffic for this proposed
project despite the future office building to the west not being a part of this project. Because of this,
Staff is recommending a condition of approval to construct the northern portion of this drive aisle
with this project to ensure adequate traffic flow for the site regardless of the timing of development of
the office site shown west of the subject sites.
Staff does not have concern with the proposed access for the project with Staffs recommended
timing of the east-west drive aisle construction and previous mentioned recommended condition to
widen the drive aisles to meet code requirements.
Parking(UDC 11-3C):
UDC Table 11-3C-6 requires the following off-street parking spaces for the proposed use of vertically
integrated residential project: one (1) space per residential unit and the standard parking ratio for
Page 7
Item 4. 98
nonresidential uses(1 space per 500 square feet of gross floor area). Based on 16 residential units, a
minimum of 16 spaces should be provided. As noted,each unit is proposed with a two-car garage that
exceeds our dimensional standards and therefore exceeds code requirements. Each commercial space
is less than 500 square feet requiring one additional space per unit—according to the submitted plans,
20 additional parking spaces are proposed on the subject site. Based on the submitted plans,the
proposed parking exceeds UDC requirements and Staff has no concern with the parking proposed for
the site.
Sidewalks(UDC 11-3A-1
There are existing 5-foot wide attached sidewalks along the adjacent public streets,W. Milano Drive
and N. Cortona Way and meets UDC standards for these areas. Any damaged curb, gutter or sidewalk
is required to be replaced if damaged during construction.
The submitted plans do not show any additional sidewalk connections from the front of the
buildings to the existing sidewalks, as required in UDC 11-3A-19. Stafffinds this to be a missed
opportunity to activate the building frontage with the adjacent streets for the commercial suites.
Therefore, consistent with Staffs additional recommendations to add a separate commercial door
on the front facade of each unit,Staff is recommending additional 5-foot wide sidewalks are
constructed from the front of the units facing public streets(14 of the 16 units). Because of the
overall design of the units abutting each other in a mirrored format,Staff is acceptable to shared
connections to the attached sidewalks so long as each unit entrance has a sidewalk connection to
the shared connection. Please see exhibit below for an example:
Ob P
4 t --•wS
. � T
I +
� I
I i
I �
I �
I Block 1
' � C
I
I
I
I I
y- --
Vt,4M0 ---- -�_---
Landscaping(UDC 11-3B):
A 10-foot wide street buffer is required to be provided along N. Cortona Way to the east, a local
street, and a 20-foot wide street buffer is required along W. Milano Drive, a collector street,
landscaped per the standards listed in UDC 11-3B-7C.Parking lot landscaping is required per the
Page 8
Item 4. 99 1
standards listed in UDC 11-3B-8C. A 20-foot landscape use buffer to the existing single-family
residential to the north is also required.
All required street buffers are existing and comply with code requirements. The submitted landscape
plan depicts the required 20 foot wide use buffer along the north property boundary but does not
show the required number of trees. According to the aerial imagery, there appears to be existing and
mature trees in this buffer but this is not depicted on the plans. The existing landscape conditions
should be added to the plans with the future CZC submittal.
The required parking lot landscaping appears to be compliance with UDC requirements except for
the area adjacent to the parking lot along the west boundary on the south parcel. D. This should also
be revised with the future CZC submittal.
Fencing(UDC 11-3A- :
According to the submitted landscape plan,it is unclear if any fencing is proposed with this project.
Code does not require perimeter fencing but there is existing fencing along the north property
boundary that belongs to those homes within the Verona Subdivision. If any additional fencing is
proposed in the future, a detail of the proposed fencing should be included on the landscape plans
with the CZC application that demonstrates compliance with the standards in UDC 11-3A-7.
Building Elevations:
The conceptual building elevations submitted with the application depict two-story units with two-car
garages that are attached via internal breezeways. Overall,the elevations depict farmhouse style
architecture with the addition of lighter stone accents and larger windows along the first floor
commercial fagade. Administrative Design Review was not submitted concurrently with this
application so one will be required with the future CZC submittal. Furthermore, Staff will analyze the
proposed elevations for compliance with the Architectural Standards Manual(ASM)at the time of
Design Review submittal.
Upon initial review of the conceptual elevations, they appear to meet the required standards of the
ASM. However, as stated throughout this report, Staff has concerns with how the commercial suite is
delineated from the residential portion of the building. Staff finds the proposed building fagade where
the main entrance is located makes it difficult to determine where the residential and commercial lay.
In the last pre-application meeting, Staff discussed this issue with the Applicant and requested they
look into providing different treatment to the first floor fagade in question in order to more clearly
delineate the commercial and residential uses of the building in order to help activate the commercial
component.
In the spirit of this request and consistent with Staffs other recommended revisions to the building
design,Staff is also proposing the future Design Review elevations to include a more traditional
commercial storefront for each commercial space by providing more window area, if possible, a
different field material on the first floor facades overall,and to include the dedicated commercial
entry door noted on the front facing facade, as recommended in previous sections of this report.
With these revisions,Staff believes not only the elevations are improved but the overall project is
also improved by providing abetter avenue to activate the commercial aspect of the proposed
project.
Certificate of Zoning Compliance(UDC 11-5B-1):
A Certificate of Zoning Compliance(CZC)is required to be submitted for the proposed use prior to
submittal of a building permit application to ensure compliance with UDC standards and the
conditions listed in Section X.
Page 9
Item 4. ■
VIII. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions in Section
X per the Findings in Section XI.
B. The Meridian Planning&Zoning Commission heard this item on February 3,2022 and March 3,
2022.At the March 3,2022 public hearing,the Commission moved to approve the subject
Conditional Use Permit request.
1. Summary of the Commission public hearing:
a. In favor: Wendy Shrie£Applicant Representative; Dave Yorgason,Project Developer.
b. In opposition:None
C. Commenting: Wendy Shrief; Dave Yorgason;
d. Written testimony: Two(2)pieces of public testimony submitted—concerns with:
proposed design being residential veiled as vertically integrated to meet code
requirements; increase of traffic b adding additional residential units and commercial
space; desire for lots to be constructed with L-O approved use only.
e. Staff presenting application: Joseph Dodson,Associate Planner.
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by Commission.
a. Are units intended to be for-rent or for-sale units—Commission originally discussed
preference for ownership opportunities instead of rentals;
b. Concern over the amount of parking proposed as garages could become storage areas
instead of used for parkin
C. Size of proposed commercial space in relation to residential portion of project;
d. Function of proposed commercial units with the neighborhood as well as internal to the
sib
e. Is the proposed type of vertically integrated marketable in this location;
f. Appreciation of the Applicant's revisions to the site plan, floor plans, and elevations to
help mitigate concerns surrounding the viability of the commercial spaces in the project.
4. Commission change(s)to Staff recommendation:
a. No modifications proposed outside of Staff s Memo dated February 18,2022.
Page 10
Item 4. ■
IX. EXHIBITS
A. Site Plan(date: January 2022 i n16/2021) (NOT APPROVED)
i
N87'45'07-E 585.35'77"E
so
57• ' /
-anon s�usxr --- _ pp•
IT- "AREFERENICE
ONC-V
a
w I III -
T A PART OF ----
I
I II I
APPUCATION
s FAB
I17 V
• • • I � zr�ccsss c�misxr
N89'38'1I W 190.01' _'-r__�rikolmx- --,:o - _ _,._.._-: _ _.•_ __ s.. �l_ _—
ulmxc uxsn axe- " u
u.l
I
_ I
7
I
1
N !
I
$ I I
n
zl I
a
I
I
I
I I
I W
I
N82'03'21"N+ ----
773-G8� � l
-— --- - w�axe I.H FrevE»r ✓���7
Page I1
Item 4. Fl 02
. ONA LIVE .
K I
x ,
PART OF APPLI
. M . 4111
------------02
LALRLU
Page 12
Item 4. F103
B. Landscape Plan(date: 9�2^�r�0/2020 January 2022)
OUQ
- BAERo
Ph 208 59.19M
Ph 708 8 59 19 00
r
TII REA REFERENC NL-Y
NOT PART OF APPLIC TION
r �
i
N
+ ro
�H
EalloscnPE LEOENo
0�
KEYNOTES'-0 o�Ewu T C
U
r-'-1
z or
Page 13
Item 4. 104
C. Conceptual First-Floor Plans (dated: February 2022)
2 4
PRELIMINARY
II ,. Pzrzos�
I IIIJJJ .
LOT
BLOCK
DIM
CO
_ v = �� ;•
1 IIIIrrII � a � � x
�J z
12
y-
i
I
k _
I
u 0
rW
Z Ell 3 0 ce a. z�o.ne
FLOOR PLAN-MAIN LEVEL A2.0
Page 14
Item 4. Fl 05
1 2 3 4 uve WlRK e
1 PRELIMINARY
LOT
BLOCK
R
�p r�
r�
p
8 "s
T � c..
LL � ILI w
x
®
H w
,r
Ll
a a
s s
AIN LEVEL 2 3 a
- A2.0
Page 15
® El
D. Conceptual Elevations (NOT APPROVE (dated: JanuM 1
_.
-- ---- zw000�----
,.
REAR B-EVAT10N
IIIIII� rrIIII�
- IVC
�L „IJMLJI. Q I� �I I IJII
Item 4. F107
X. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning
1. The Applicant shall substantially comply with the revised and approved site plan,landscape
plan,and generally eemply with the conceptual building elevations and floor plans approve
in this report as depicted in Section IX and revised per Section X.A.
2. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-41 for the
proposed Vertically Integrated Residential Project.
3. Hours of operation for any future commercial in the commercial suites shall be limited to
6:00 AM to 10:00PM,per UDC 11-213-313 for the L-O zoning district when it abuts a
residential use or district.
4. Prior to building permit submittal,the Applicant shall obtain Certificate of Zoning
Compliance(CZC) and Administrative Design Review(DES) approval from the Planning
Department.
5. The site plan(s) shall be revised as follows prior to submitting for Certificate of Zoning
Compliance approval the Dl.,t+ai g and Zoning Commission hear-i,,..
a. All drive aisles shall be a minimum of 25 feet wide,per UDC 11-3C-5 standards.
b. For the facades facing W.Milano Drive and N. Cortona Way, depict additional 5-foot
wide sidewalks connecting from these building entrances to the existing sidewalks along
the public streets, similar to what is shown in the submitted color site plan image.
e. Dem&ye the twe, its framing the eemer-of W. Mil e Dr-ive .,n,1 N. !-',,,-E.,a afid add.,
shafed plaza spaee with outdoer seating and shade stnaetufes.
d. Rem&ve the two tmits not along the adjaeen�st+eets in lieu of additional pafk4ag and
some tisable eommen open spaee for-the development.
e. Move the northern four(4)units approximately three(3) feet to the north to
accommodate an extension of 5-foot wide sidewalk and 5 feet of landscaping along the
south side of this building from Cortona Way to the plaza area in the interior of the site.
6. The landscape plan(s) submitted with the Certificate of Zoning Compliance application shall
depict the following revisions:
a. Depict all existing landscaping on the subject sites to ensure compliance with UDC
standards.
b. Depict at least 5 feet of landscaping and the required number of trees along the west
project boundary and adjacent to the proposed parking lot on the south parcel(3042 W.
Milano Drive).
c. Depict the additional 5-foot wide sidewalks as noted above.
d. Depiet the shared-plaza as noted above with appr-epr-iate landseaping elements.
7. The eofieepWal building eleva4iens and r-eader-ings shall be t:evised as follows prior-to the
Planning and Zoning Commission hea.'
a. The first floor-fagade f4eing and visible from the adjaeeftt publie stfeets (W.Milano
Drive and N. Coftena Way) shall depiet a different field material a-ad eelef than the
seeend floor-f gade
Page 17
Item 4. 108
enify dooF made of glass to help delineate the conuner-cial suite of the projeet this does
not mean the over-all size of the window front shown on the e0neeptual elevations should
be r
8. Prior-to the Plafming and Zoning Commission hear-ing,the eoneepttial floor-plans shall be
revised as f ii,ws.
a. Expand the eommer-eial areas of at least some of the twits to help the viability of the
conuner-cial eomponent of this project
b. Remove the first exterior-door to help delineate the eommer-eial and residential areas o
the units by ereating two exterior f4eing doors; one for the residential, and one for the
eonuner-cial tite
9. The east-west drive aisle depicted on the site plan(s)that connects from N. Cortona Way,to
the existing north-south drive aisle on parcels R9010670065 &R9010670015 shall be
constructed with the first phase of this project to ensure adequate traffic flow for the site.
10. Protect the existing landscaping on the site during construction,per UDC 11-313-10.
11. The conditional use approval shall become null and void unless otherwise approved by the
City if the applicant fails to 1)commence the use, satisfy the requirements, acquire building
permits and commence construction within two years as set forth in UDC 11-5B-6F.1; or 2)
obtain approval of a time extension as set forth in UDC 11-5B-6F.4.
B. Ada County Highway District(ACHD)
No staff report has been submitted at this time.
A Traffic Impact Study(TIS) was not required for this project.
C. West Ada School District(WASD)
https:llweblink.meridiancioy.org/WebLink/Doc View.aspx?id=244897&dbid=0&repo=MeridianC
hty
D. Department of Environmental Quality(DEQ)
https:llweblink.meridianciLy.orglWebLinkIDocView.aspx?id=244941&dbid=0&repo=MeridianC
hty
XI. FINDINGS
A. Conditional Use Permit
The Commission shall base its determination on the conditional use permit request upon the
following:
1. 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.
With Staffs recommended revisions, the site meets all the dimensional and development
regulations of the L-O zoning district and the proposed use of Vertically Integrated Residential
Project. Therefore, Commission finds the site is large enough to accommodate the proposed use.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord
with the requirements of this title.
Page 18
Item 4. ■
Commission finds the proposed use will be harmonious with the Comprehensive Plan per the
analysis and applicable policies noted in Section V of this report.
3. That the design,construction, operation and maintenance will be compatible with other uses in
the general neighborhood and with the existing or intended character of the general vicinity and
that such use will not adversely change the essential character of the same area.
Commission finds the design, construction, operation, and maintenance of the proposed use with
the conditions imposed, should be compatible with other uses in the general vicinity and
shouldn't adversely change the character of the area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
If the proposed use complies with the conditions of approval in Section X as required,
Commission finds the proposed use should not adversely affect other properties in the vicinity.
5. That the proposed use will be served adequately by essential public facilities and services such as
highways, streets, schools,parks,police and fire protection,drainage structures,refuse disposal,
water, and sewer.
Commission finds the proposed use will be serviced adequately by all of the essential public
facilities and services listed.
6. That the proposed use will not create excessive additional costs for public facilities and services
and will not be detrimental to the economic welfare of the community.
Commission finds the proposed use should not create any additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials, equipment and
conditions of operation that will be detrimental to any persons,property or the general welfare by
reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Commission finds the proposed use should not involve activities that would be detrimental to any
persons,property or the general welfare.
8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or
historic feature considered to be of major importance. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
The proposed use will not result in the destruction, loss or damage of a natural, scenic or historic
feature considered to be of major importance.
Page 19