Verraso Village No. 3 CUP H-2017-0001CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2017-0001
Page 1
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
In the Matter of the Request for Conditional Use Permit for a Multi-Family Development
Consisting of Thirty-Two (32) Dwelling Units on 2.45 Acres of Land in the C-G Zoning District for
Verraso Village, by Chad Olsen.
Case No(s). H-2017-0001
For the Planning & Zoning Commission Hearing Date of: February 16, 2017 (Findings on March 2,
2017)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of February 16, 2017, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of February 16, 2017, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 16,
2017, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of February 16, 2017, 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). H-2017-0001
Page 2
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 February 16, 2017, 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 § 11-
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 conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of February 16, 2017, 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 11-5B-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. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional
use permit entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff report for the hearing date of February 16, 2017
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 1
STAFF REPORT
HEARING DATE: February 16, 2017
TO: Planning & Zoning Commission
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Verraso Village No. 3 – CUP (H-2017-0001)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Chad Olsen, has applied for a conditional use permit (CUP) for a multi-family
development consisting of 32 dwelling units on 2.45 acres of land in the C-G zoning district as
required by UDC Table 11-2B-2. This is the third phase of development for Verraso Village. See
Section VIII, Analysis, for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP application with the conditions of approval in
Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report.
The Meridian Planning and Zoning Commission heard this item on February 16, 2017. At the
public hearing, the Commission moved to approve the subject CUP request.
a. Summary of Commission Public Hearing:
i. In favor: Chad Olsen
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Chad Olsen
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: None
b. Key Issues of Discussion by Commission:
i. None
c. Key Commission Changes to Staff Recommendation:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0001 as presented in the staff report for the hearing date of February 16, 2017, with the following
modifications: (Add any proposed modifications.) I further recommend Staff to prepare Findings of
Fact and Conclusions of Law & Order for the hearing date of March 2, 2017.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0001,
as presented during the hearing on February 16, 2017, for the following reasons: (You should state
specific reasons for denial.)
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 2
Continuance
I move to continue File Number H-2017-0001 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 subject property is located south of E. Ustick Road on the west side of N. Records Avenue at
3025 and 2975 N. Records Ave., in the northwest ¼ of Section 4, Township 3 North, Range 1
East.
B. Applicant:
Chad Olsen
12790 W. Telemark Street
Boise, ID 83713
C. Owner:
Una Mas, LLC
1717 E. Chisholm Drive
Nampa, ID 83687
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 conditional use permit which requires a public hearing before the
Planning & Zoning Commission, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: January 27, 2017
C. Radius notices mailed to properties within 300 feet on: January 20, 2017
D. Applicant posted notice on site by: February 6, 2017
VI. LAND USE
A. Existing Land Use(s) & Zoning: This site consists of vacant/undeveloped land, zoned C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Vacant/undeveloped land, zoned C-G
South: Multi-family (Verasso No. 1), zoned C-G
East: Single-family rural residential properties, zoned RUT in Ada County
West: Commercial development (Gold’s Gym and Rosauers), zoned C-G
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 was recorded as a provision of annexation (Instrument No.
106137048).
A preliminary plat (PP-08-007) was approved in 2008 for Una Mas Subdivision.
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 3
A final plat (FP-09-002) was approved in 2009 for Una Mas Subdivision and was later
recorded in 2011 (Bk. 103, Pg. 13894). The subject property was included in the plat as Lots
8-10 and the norther portion of Lots 11-13, Block 1. A modification to the final plat (MFP-
11-002, Affidavit #111057681) was approved in 2011, which allowed a shared access for
Lots 8 and 13, Block 1 via Records Avenue and others as approved specifically by the City
and ACHD.
A modification to the development agreement (H-2015-0016, Inst. #2016-106279) for Una
Mas subdivision was approved by City Council in 2015 that removed the requirement for
future structures within the development to comply with the building elevations previously
approved by Council with the annexation and only requires future buildings to obtain design
review approval.
Another modification to the development agreement (H-2016-0132) for Una Mas subdivision
was approved by City Council on January 17, 2017 that allowed a reduced buffer width from
25 feet to 5 feet on the C-G zoned property to residential uses for the property to the north of
the subject property with an additional 5 feet being provided along the north boundary of the
subject property. The modified DA has not yet been signed and recorded; the Applicant plans
to execute the agreement after the subject CUP application has been approved.
A property boundary adjustment (A-2016-0287, ROS #10612) was approved in 2016 that
reconfigured the southern boundary of this property.
D. Utilities:
Location of sewer: A sanitary sewer main intended to serve the subject site exists directly to the
south in the un-named common drive.
Location of water: A water main intended to serve the subject site exists directly to the east in N.
Records Avenue.
Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are no open ditches that cross this site.
2. Hazards: Staff is unaware of any hazards that may exist on this site.
3. Flood Plain: This property does not lie within the floodplain or flood way.
VII. COMPREHENSIVE PLAN ANALYSIS
This site is designated Mixed Use – Regional (MU-R) on the Comprehensive Plan Future Land Use
Map (FLUM).
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, and to avoid predominantly single use developments such as a regional retail
center with only restaurants and other commercial uses. Developments should be anchored by uses
that have a regional draw with the appropriate supporting uses. Fox example, an employment center
should have support retail uses; a retail center should have supporting residential uses as well as
support retail uses; a retail center should have supporting residential uses as well as supportive
neighborhood and community services. The standards for the MU-R designation provide an incentive
for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the
developments. The developments are encouraged to be designed according to the conceptual MU-R
plan depicted in Figure 3-5 of the Comprehensive Plan.
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 4
This site is proposed to develop with medium high-density residential uses at a gross density of 13.06
dwelling units per acre (d.u./acre). The proposed development consists of 32 dwelling units
constructed in sets of two attached units on 2.45 acres of land. The proposed use should contribute to
the mix of housing opportunities in this area adjacent to retail, employment and restaurant uses near
major intersections (Eagle & Ustick Roads and Eagle & Fairview Roads), consistent with the plan for
MU-R designated areas.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
“Provide for a wide diversity of housing types (single-family, modular, mobile homes and
multi-family arrangements) and choices between ownership and rental dwelling units for all
income groups in a variety of locations suitable for residential development.” (3.07.03B, pg. 56)
The future development consists of essentially single-family attached units in groups of two
constructed as a multi-family development with a shared common area and amenities. However,
the units are not on individual lots so it is considered a multi-family project. The residential
dwellings, which all contain 3 bedrooms and 3.5 bathrooms, should contribute to the variety of
rental options available within the City.
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F, pg. 45)
City services will be provided and extended with development of this site.
“Require appropriate landscaping and buffers along transportation corridor (setback,
vegetation, low walls, berms, etc.)
A 20-foot wide landscaped street buffer is required along N. Records Avenue, a collector street.
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F, pg. 53)
The proposed residential units should be compatible with existing rural residential properties to
the east across N. Records Avenue; there is existing and future commercial (C-G allowed) uses to
the west and north and previous phases of this development to the south.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
The applicant proposes one new driveway access via N. Records Avenue, a collector street, for
access to the units proposed on the north side of the mew. Because local street access is not
available, staff is supportive of the proposed access as is ACHD, provided the existing
driveway/curb cut is removed.
“Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity.” (3.07.02C)
There are pedestrian pathways depicted on the site plan through the mew for access to each unit
and connection to the sidewalk along N. Records Avenue. Staff recommends a pedestrian
connection is provided to the commercial development to the west.
“Locate high-density development, where possible, near open space corridors or other
permanent major open space and park facilities, Old Town, and near major access thoroughfares.”
(3.07.02, pg. 55)
The proposed medium high-density development is located near major access thoroughfares [N.
Eagle Road (State Highway 55) and E. Ustick Road & E. Fairview Ave. (both arterial streets)]
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 5
and is within walking distance of Kleiner Park, a 60 acre City park, and The Village at Meridian
shopping center to the south.
VIII. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
CONDITIONAL USE PERMIT (CUP): A conditional use permit is requested for a multi-family
development in the C-G zoning district in accord with UDC Table 11-2B-2.
The development is proposed to consist of (32) 3-bedroom/3.5 bath residential dwellings on 2.45
acres of land. The residences will be constructed as attached units in sets of 2 with shared
common area and amenities.
The subject property consists of 5 building lots (Lots 8-13, Block 1) in Una Mas Subdivision.
Specific Use Standards: The specific use standards for multi-family developments listed in UDC
11-4-3-27 apply to development of this site as follows:
A minimum of 80 square feet (s.f.) of private useable open space is required to be
provided for each unit. Floor plans were submitted that depict a 4.5-foot wide x 18-foot
long private patio for each unit which demonstrates compliance with this requirement.
Development with 20 units or more are required to provide a property management
office, maintenance storage area, central mailbox location (including provisions for
parcel mail) that provides safe pedestrian and/or vehicular access, and a directory and
map of the development at an entrance or convenient location for those entering the
development. The property management and leasing office and maintenance storage
area is located within the first phase of development to the south of this site and will also
serve Phase 2 and Phase 3. One mailbox is proposed centrally within the site along the
north boundary of the site, and an address sign is depicted on the site plan at each of the
entries off N. Records Avenue.
At a minimum, 350 s.f. of outdoor common open space is required for each unit
containing more than 1,200 s.f. of living area. All of the proposed units (32) contain over
1,800 square feet of living area; therefore, a minimum of 11,200 square feet of common
open space is required in accord with the standards listed in UDC 11-4-3-27C. The
applicant proposes 18,259 s.f. of common open space consisting of the courtyard (mew),
20’ x 240’ common area along the west boundary which also doubles as an emergency
access, drainage and utilities easement, and the street buffer along the collector street
(N. Records Avenue).
For multi-family developments between 20 and 75 units, three (3) amenities are required
to be provided with at least one from each category listed in UDC 11-4-3-27D.1. A total
of 32 units are proposed, which requires a minimum of 3 amenities to be provided. The
applicant proposes a walkway through the mew with connections to each unit; and 8
fountains within the mew – one in front of each of the structures, which qualify as open
space and recreation amenities. A clubhouse/meeting area with a veranda, which
qualifies as a quality of life amenity, is being provided with the first phase of development
and will also serve this phase. These amenities satisfy this requirement.
The architectural character of the structures shall comply with UDC 11-4-3-27E. The
proposed elevations provide articulation and variety through varying roof planes,
windows, and offset walls. The main entrances to the units are designed as a focal point
with overhead weather protection. A variety of sloped roof forms are proposed for
interest from the street. Exterior building materials are proposed to consist primarily of
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 6
stucco with cement board siding accents and metal or composition shingle roofing which
conveys permanence and durability. The facades of the structures facing the mew
incorporate a lot of windows. Overall, the architectural character of the proposed
structures complies with UDC 11-4-3-27E.
All roof and wall mounted mechanical, electrical, communications and service
equipment should be screened from public view from the adjacent public streets and
properties. The design of all structures on the site are subject to the design standards
listed in UDC 11-3A-19 and in the Architectural Standards Manual and will be
reviewed with the Design Review application(s).
Landscaping is required to comply with UDC 11-4-3-27-F. All street facing
elevations shall have landscaping along their foundations as follows: the landscaped
area shall be at least 3-feet wide and have an evergreen shrub with a minimum
mature height of 24 inches for every 3 linear feet of foundation. The remainder of
the area shall be landscaped with ground cover plans. Landscaping is required in
accord with this requirement and shall be depicted on the landscape plan submitted with
the Certificate of Zoning Compliance application.
The development is required to record legally binding documents that state the
maintenance and ownership responsibilities for the management of the
development, including, but not limited to, structures, parking, common areas, and
other development features. The applicant shall submit documentation of compliance
with this requirement with submittal of the Certificate of Zoning Compliance.
Dimensional Standards: The proposed development is required to comply with the dimensional
standards of the C-G zoning district listed in UDC Table 11-2B-3 and for multi-family
developments listed in 11-4-3-27. The setbacks for the C-G district are 0; however, the 20-foot
required street buffer along Records Way will serve as a setback on the east side of the
development. UDC 11-4-3-27B.1 requires a minimum building setback of 10 feet unless a greater
setback is otherwise required. Staff has reviewed the proposed site plan and found it in
compliance with the aforementioned standards.
Access: Access is depicted on the site plan to each structure on the south side of the mew from a
private driveway via N. Records Avenue approved with the 2nd phase of development. Another
driveway via N. Records Avenue is proposed along the north boundary of the site for access to
each of the units on the north side of the mew with this application. As access to a local street is
not available, staff is in support of the proposed driveway connection to Records, a collector
street. An emergency access driveway with grass-crete is proposed within the common area along
the west side of the development for access between the driveways.
Note: As part of ACHD’s approvals for The Village at Meridian project, the developer
(CenterCal) was required to construct Records Avenue from E. River Valley Street to its current
terminus at the south boundary of Una Mas subdivision with development of Phase III of the
Village.
Parking: The UDC requires off-street vehicle parking to be provided on the site in accord with
the standards listed in Table 11-3C-6 for multi-family developments. Based on these standards, a
total of 32 covered and 32 uncovered spaces are required. Two-bay garages with associated 2-
space 20’ x 20’ parking pads are proposed for each of the units. The proposed site plan complies
with UDC standards for parking.
One bicycle parking space is required to be provided for every 25 proposed vehicle spaces per
UDC 11-3C-6G. Based on a total of 128 proposed parking spaces, a minimum of 5 bicycle
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 7
parking spaces should be provided for the development. There is one bicycle rack depicted on the
site plan at the northeast corner of the site which should be able to park a minimum of 5 bicycles.
Multi-Use Pathway: There is not a multi-use pathway designated on this site in the Master
Pathways Plan.
Landscaping: A minimum 20-foot wide landscaped street buffer is required along N. Records
Avenue, a collector street, in accord with the standards listed in UDC 11-3B-7C. A 20-foot wide
utilities easement exists along Records Avenue. If trees are not allowed within the easement, a
minimum 5-foot wide buffer is required outside of the easement for the required trees (staff
is unable to determine if bushes or trees are depicted on the plan).
Trees (1 per 35 lineal feet) are required within the 5-foot wide buffer along the north
boundary of the site that borders the driveway that provides access for the homes on the
north side of the mew in accord with UDC 11-3B-8C.
Common Open Space & Site Amenities: Because this site is below 5 acres in size and in a
commercial district, the open space and site amenity requirements listed in UDC 11-3G-3 are not
applicable. However, common open space and site amenities are required per the specific use
standards listed in UDC 11-4-3-27 as noted above.
Sidewalks/Pathways: A five-foot wide detached sidewalk exists on this site along N. Records
Avenue in accord with UDC 11-3A-17. A pathway is proposed within the mew for pedestrian
access to each of the units and connects to the sidewalk along Records Avenue. Staff
recommends a pedestrian connection (gate in the fence) is provided to the commercial
property to the west for interconnectivity.
Lighting: Lighting is proposed within the planters in the courtyard/mew. All lighting shall
comply with the standards listed in UDC 11-3A-11 and shall be designed so as not to trespass
beyond the courtyard area and become a nuisance to adjacent dwellings.
Fencing: All fencing constructed on the site is required to comply with the standards listed in
UDC 11-3A-7. A privacy fence is proposed along the west perimeter boundary of the site and a
wrought iron fence is proposed at the west end of the common mew. The mew is proposed to be
separated and screened from the street buffer along Records Avenue by a 5-foot tall wall with a
pedestrian access gate. As noted above, a gate is recommended in the fence at the west
boundary for pedestrian connectivity to the west.
Waterways: There are no open waterways on this site.
Building Elevations: The applicant submitted conceptual elevations for each of the 5 types of
structures proposed to be constructed within the development (see Exhibit A.4).
Construction materials for the structures are proposed to consist of stucco with either cement
board and/or metal siding accents and metal or composition shingle roofing. Consistent with
Phases 1 and 2, staff recommends all structures incorporate a minimum of 2 different
material types along with stone or brick accents on the driveway facing elevations to
enhance design and variety. A cohesive color scheme featuring a minimum of two field
colors: a trim color and a front door color with coinciding garage door colors should also be
used. Pre-fabricated steel panels should only be used as an accent material.
Final design of the multi-family structures will be required to comply with the design standards
listed in UDC 11-3A-19 and the Architectural Standards Manual, and the conditions listed in
Exhibit B of this report.
Property Boundary Adjustment (PBA): The proposed development includes only a portion of
Lots 11-13, Block 1. Therefore, the applicant should submit a property boundary
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 8
adjustment application to adjust the property lines between these lots and the parcel to the
south and obtain final approval prior to submittal of a Certificate of Zoning Compliance
application for this site.
Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted for
approval of the new use and to ensure that all construction complies with the provisions of the
UDC and the conditions contained in this report listed in Exhibit B. For multi-family projects,
one overall or multiple individual CZC applications can be submitted.
Design Review (DES): An Administrative Design Review application is required to be submitted
for approval of the proposed structures, per UDC 11-5B-8. Development shall comply with the
design standards listed in UDC 11-3A-19 and the Architectural Standards Manual or any updated
provisions thereof.
The DES and CZC application(s) may be submitted concurrently.
Staff recommends approval of the proposed CUP with the conditions included in Exhibit B.
IX. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Site Plan (dated: 10/28/16)
3. Proposed Landscape Plan (dated: 10/28/16)
4. Proposed Building Elevations & Floor Plans
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 9
Exhibit A.1: Vicinity/Zoning Map
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RS_9306
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RS_6418
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RS_3847
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RS_2726
RS_2355
RS_6456
RS_4126
RS_9112
RS_7139
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RS_5787 RS_8526
RS_4489
RS_4612
RS_5493
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RS_7139
RS_10612
RS_6456
RS_4459
RS_9174
RS_7139
RS_7409
RS_7281
RS_5287
RS_9983
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SITE
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 10
Exhibit A.2: Proposed Site Plan (dated: 10/28/16)
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 11
Exhibit A.3: Proposed Landscape Plan (dated: 10/28/16)
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 12
Exhibit A.4: Proposed Building Elevations & Floor Plans
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 13
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 14
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 15
B. Agency & Department Comments/Conditions
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 Development of the site shall substantially comply with the site plan, landscape plan, and
building elevations and materials included in Exhibit A, the conditions of approval listed herein,
the provisions of the development agreement (Inst. #106137048) and amended development
agreements (H-2015-0016, Inst. #2016-106279; H-2016-0132).
1.1.2 Exterior building materials shall include a minimum of 2 different material types; additionally,
stone or brick accents shall be included on driveway facing elevations to enhance design and
variety. A cohesive color scheme featuring a minimum of two field colors: a trim color and a
front door color with coinciding garage door colors should be used. Pre-fabricated steel panels
should only be used as an accent material unless otherwise approved through alternative
compliance (see UDC 11-5B-5). The architectural character of the proposed structures shall
comply with the standards listed in UDC 11-4-3-27E and 11-3A-19, and the guidelines contained
in the Meridian Design Manual (see pages 119-139) or any updated provisions thereof.
1.1.3 The developer shall comply with the specific use standards for multi-family developments listed
in UDC 11-4-3-27, including but not limited to the following:
a. All roof and wall mounted mechanical, electrical, communications and service equipment
should be screened from public view from the adjacent public streets and properties. The design
of all structures on the site are subject to the design standards listed in UDC 11-3A-19 and the
guidelines contained in the Meridian Design Manual and will be reviewed with the Design
Review application(s).
b. The development is required to record legally binding documents that state the maintenance
and ownership responsibilities for the management of the development, including, but not limited
to, structures, parking, common areas, and other development features. The applicant shall submit
documentation of compliance with this requirement with submittal of the Certificate of Zoning
Compliance.
1.1.4 The developer shall obtain final approval of a property boundary adjustment application to
adjust the property lines between Lots 11-13, Block 1 and the parcel to the south prior to
submittal of a Certificate of Zoning Compliance application for this site.
1.1.5 The amended development agreement (H-2016-0132) shall be signed by the developer and
submitted to the City for approval by Council and recorded prior to submittal of a
Certificate of Zoning Compliance application for this development.
11.6 Any fencing constructed on the site shall be consistent with the standards as set forth in UDC 11-
3A-7 and 11-3A-6B.
1.1.7 The applicant shall provide amenities as proposed with this application in accord with UDC 11-
3G-3, including a clubhouse/meeting area within the office structure with a veranda in phase 1, a
courtyard/plaza (mew) with pedestrian walkways through the center to each unit, and fountains.
The courtyard/plaza (mew) shall be constructed concurrently with the adjacent dwellings.
1.1.8 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.1.9 Off-street vehicle parking shall be provided on the site in accord with UDC Table 11 -3C-6 for
multi-family dwellings as proposed on the site plan included in Exhibit A.
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 16
1.1. 10 The site plan included in Exhibit A.2 shall be revised as follows:
a. Depict a gate in the privacy fence along the west boundary of the site to provide pedestrian
access and interconnectivity with the commercial property to the west.
1.1.11 The landscape plan included in Exhibit A.3 shall be revised as follows:
a. Depict a gate in the privacy fence along the west boundary of the site to provide pedestrian
access and interconnectivity with the commercial property to the west.
b. All street facing elevations shall have landscaping along their foundations as follows: the
landscaped area shall be at least 3-feet wide and have an evergreen shrub with a minimum
mature height of 24 inches for every 3 linear feet of foundation. The remainder of the area
shall be landscaped with ground cover plants (UDC 11-4-3-27F).
c. Landscaping is required within the 5-foot wide perimeter landscape buffer along the north
boundary of the site in accord with UDC 11-3B-8C.
d. Landscaping (i.e. trees) is required within the street buffer along Records Avenue outside of
the easement in accord with the standards in UDC 11-3B-7C.
d. Depict a detail of the proposed fencing types (i.e. wrought iron and privacy fence) and wall
along the east boundary of the site at the end of the mew.
f. Label the wall across the east end of the mew as such.
g. Depict a gate within the wrought iron fencing proposed across the west end of the mew.
1.1.12 The lighting proposed within the mew/courtyard within the planters shall comply with the
standards listed in UDC 11-3A-11 and shall be designed so as not to trespass beyond the
courtyard area and become a nuisance to adjacent dwellings.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11 -3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I,
11-3B-8C, and Chapter 3 Article C.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.11 Bicycle parking spaces shall be consistent with the design standards set forth in UDC 11-3C-5C.
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 17
1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.13 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Design Manual.
1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The conditional use may only be transferred or modified consistent with the provisions as set
forth in UDC 11-5B-6G. The applicant shall contact Planning Division staff regarding any
proposed modification and/or transfer of ownership.
1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of
the area.
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.
1.4.2 The conditional use approval shall be null and void if the applicant fails to 1) commence the use
within two years as set forth in UDC 11-5B-6F1 or 2) gain approval of a time extension as set
forth in UDC 11-5B-6F4.
1.4.3 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance application
and Design Review from the Planning Division, prior to submittal of building permit
application(s).
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 A street light plan will need to be included in the civil construction plans. The plan will need to
include the installation of Type 1 lighting along Records Road. Street light plan requirements are
listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards
can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.1.2 The adequacy of available fire hydrants will be evaluated during the building permit review
process. In the event that it is determined that additional hydrants are necessary to provide fire
protection, the applicant shall be responsible for their installation.
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 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
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 18
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 11” 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. All easements must be
submitted, reviewed, and approved prior to signature of the final plat by the City Engineer.
2.2.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-2-28C1). 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, a single -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.
2.2.4 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
2.2.5 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.2.6 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 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.
2.2.7 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.
2.2.8 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
2.2.9 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.
2.2.10 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.
2.2.11 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.12 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.13 All grading of the site shall be performed in conformance with MCC 11-1-4B.
2.2.14 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.
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 19
2.2.15 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.
2.2.16 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 distric t 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.
2.2.17 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.
2.2.18 Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). 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. The contractor’s
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility
Coordinator at 898-5500 for information on the locations of existing street lighting.
2.2.19 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 public 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. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221
3. POLICE DEPARTMENT
3.1 The Police Department has no comments on this application.
4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons
per minute for a duration of 2 hours to service the entire project. One and two family dwellings in
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the
International Fire Code.
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in
accordance with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle.
b. Fire hydrants 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 placed 18” above finished grade to the center of the 4 ½” outlets.
g. Fire hydrants shall be provided to meet the requirements of 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.
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 20
4.3 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater
than 150 feet in length that is not provided with an outlet shall be required to have an approved
turn around. Phasing of the project may require a temporary approved turn around on streets
greater than 150' in length with no outlet.
4.4 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and
48’ outside, per International Fire Code Section 503.2.4.
4.5 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.
4.6 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.7 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.8 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.
4.9 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.
4.10 The roadways shall be built to Ada County Highway District cross section standards and have a
clear driving surface. Streets less than 26’ in width shall have no on-street parking; streets less
than 32’ in width shall have parking only on one side. These measurements shall be based on the
drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of
13’ 6”. The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth
in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2.
4.11 Maintain a separation of 5’ from the building to the dumpster enclosure as set forth in International
Fire Code Section 304.3.3.
4.12 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.
4.13 ALLEY – In all cases, right of ways shall be a minimum of 20’ in width. The entrance to the alley
from the public street shall provide a minimum twenty-eight foot (28’) inside and forty-eight foot
(48’) outside turning radius. No parking shall be allowed on either side of the street. The minimum
distance for alley accessed properties shall be 20’ from the face of a garage to the property line.
(International Fire Code Section 503.4)
4.14 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in
International Fire Code Section 903.2.8.
4.15 A directional sign shall be provided at the entry off of Records Avenue for addressing purposes as
proposed.
5. REPUBLIC SERVICES
5.1 Republic Services has no comment at this time on this development.
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 21
6. PARKS DEPARTMENT
6.1 The Parks Department has no comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
EXHIBIT A
Verraso Village No. 3 - CUP (H-2017-0001) PAGE 22
C. Required Findings from Unified Development Code
CONDITIONAL USE PERMIT:
The Commission and Council shall review the particular facts and circumstances of each proposed
conditional use in terms of the following, and may approve a conditional use permit if they shall find
evidence presented at the hearing(s) is adequate to establish:
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.
The Commission finds that if the site is designed in accord with the site plan in Exhibit A and the
conditions of approval in Exhibit B, the site will be large enough to accommodate the proposed
use and meet the dimensional and development regulations of the C-G zoning district and the
specific use standards for multi-family developments.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
The Commission finds that the proposed multi-family development in the C-G zone meets the
objectives of the Comprehensive Plan and UDC.
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.
The Commission finds that the general design, construction, operation and maintenance of the
multi-family development will be compatible with other residential and commercial uses in the
general neighborhood and with the existing and intended character of the vicinity and will not
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.
The Commission finds that the proposed development should not adversely affect other property
in the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this
staff report and constructs all improvements and operates the use in accordance with the UDC
standards.
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.
The Commission finds that sanitary sewer, domestic water and irrigation can be made available to
the subject property. Please refer to comments prepared by the Public Works Department, Fire
Department, Police Department and other agencies.
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.
The Commission finds that the applicant will pay to extend the sanitary sewer and water mains
into the site. No additional capital facility costs are expected from the City. The applicant and/or
future property owners will be required to pay impact fees.
EXHIBIT A
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.
The Commission finds that the proposed development will not involve uses that will create
nuisances that would be detrimental to the general welfare of the surrounding area.
The Commission recognizes the fact that traffic and noise will increase with the approval of this
development; however, whenever undeveloped property is developed the amount of traffic
generation does increase.
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.
The Commission finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major importance.