CC - Staff Report
Una Mas – MDA H-2016-0132 1
STAFF REPORT
HEARING DATE: January 3, 2017
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: Una Mas – MDA H-2016-0132
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Chad Olsen, requests a modification to the existing development agreement (MDA)
(Instrument No. 106137048) to allow a reduced buffer width from 25 feet to five feet on the C-G zoned
property to residential uses. See Section IX Analysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA as requested by the applicant.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2016-0132 as
presented in the staff report for the hearing date of January 3, 2017, with the following modifications: (Add
any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny H-2016-0132 as presented during
the hearing on January 3, 2017, for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0132 to the hearing date of (insert continued hearing date here) for
the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The Una Mas development is located at the southwest corner of E. Ustick Road and N. Records
Avenue, in the northwest ¼ of Section 4, Township 3N., Range 1E. The specific area of this request is
located off the southwest corner of N. Records Avenue and E. Tecate Lane.
B. Owners:
Una Mas, LLC
1717 E. Chisholm Drive
Nampa, ID 83713
C. Applicant:
Chad Olsen
12790 W. Telemark Street
Boise, ID 83713
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D. Representative:
Same as Applicant
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a development agreement modification. A public hearing is required
before the City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: December 19 and 26, 2016
C. Radius notices mailed to properties within 300 feet on: December 15, 2016
D. Applicant posted notice on site by: December 21, 2016
VI. LAND USE
A. Existing Land Use(s): This property has not yet been developed and is zoned I-L.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: E. Ustick Road and commercial property (Lowe’s), zoned C-G
West: Various commercial uses, zoned C-G
South: Multi-family development (Verraso) and subsequent phases in the development process, zoned
C-G
East: Records Avenue and a funeral home, church and rural residential properties, zoned C-C, R-8 and
R1 respectively
C. History of Previous Actions:
The subject property was annexed (AZ-05-061, Ord. #06-1251) in 2005 with a C-G zoning district.
A development agreement (DA) was recorded as a provision of annexation (Instrument No.
106137048).
A preliminary plat (PP-08-007) was approved in 2008 for Una Mas Subdivision. A private street
(PS-08-006) application was also approved for two private streets within the development, E.
Tecate Lane and E. Modelo Lane.
A final plat (FP-09-002) was approved in 2009 for Una Mas Subdivision and was later recorded in
2011 (Bk. 103, Pg. 13894). A modification to the final plat (MFP-11-002) was approved in 2011,
which allowed a right-in/right-out access via N. Records Ave. for Lot 1 and others as approved
specifically by the City and ACHD.
A modification to the development agreement (H-2015-0016) to remove the requirement for all
building elevations to be in substantial conformance with the previously approved elevations was
approved was approved in 2015 (Instrument No. 2016-106279).
VII. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant requests a modification to the existing development agreement (Instrument No.
106137048 & 2016-106279) to include a provision to allow a reduced buffer width from 25 feet on the
C-G zoned property to residential uses. The applicant proposes a 5-foot wide buffer on the C-G zoned
Una Mas – MDA H-2016-0132 3
property and a 5-foot wide buffer on the residential property along the shared property line for a total of
a 10-foot wide buffer.
The UDC (Table 11-2B-3) requires a 25-foot wide buffer to residential uses on C-G zoned property.
Modifications to the width of the buffer are only allowed with approval from City Council at a public
hearing with notice to surrounding property owners (UDC 11-3B-9C). A reduction to the buffer width
does not affect building setbacks.
All of the properties in Una Mas subdivision are zoned C-G. The first phase of a multi-family
residential project (Verraso) has developed at the south end of the subdivision and two additional
phases are proposed to the north that will abut property that is anticipated to develop with commercial
uses (see vicinity map in Exhibit A.1 and site plan in Exhibit A.2).
In addition to the proposed 10-foot wide buffer, a 20’ foot wide driveway for access to the residential
units is proposed along the north boundary of the residential development. Twenty-foot deep garages
are also proposed, which buffers and separates the living area of the residential units even more from
the future commercial uses. If dense landscaping within the buffer is provided in accord with the
standards listed in UDC 11-3B-9C, Staff feels the physical separation and landscaping will provide an
adequate buffer. Therefore, staff recommends approval of the request and recommends a provision is
added to the DA allowing a reduced buffer width (see Exhibit A.3).
X. EXHIBITS
A. Drawings/Other
1. Zoning & Vicinity Map
2. Site/Landscape Plan
3. Proposed Change to the Text of the Development Agreement
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Exhibit A.1: Vicinity/Zoning Map
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Una Mas – MDA H-2016-0132 6
Exhibit A.2: Site/Landscape Plan
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Exhibit A.3: Applicant’s Proposed Change to the Text of the Development Agreement (Inst. #106137048)
Page 5 of 11
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1.13 A reduced buffer width on C-G zoned property to residential uses is allowed from 25 feet to 5
feet with an additional 5 feet being provided along the north boundary of the residential
property as approved by City Council in accord with UDC 11-3B-9C.2. Landscaping shall be
installed within the collective buffer in accord with the standards listed in UDC 11-3B-9C.
Note: No other changes to the provisions are requested or approved.