Verraso Village #3 - CZC, DES A-2017-0110Conditions Document
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Verraso Village #3 - CZC, DES, ZV - A-2017-0110
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
August 2, 2017
TO:
Chad Olsen
FROM:
Sonya Allen, Associate City Planner
SUBJECT:
Verraso Village #3 - CZC, DES, ALT (A-2017-0110)
The Naler Group, LLC
OWNER:
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Chad Olsen, requests Certificate of Zoning Compliance (CZC) and Design
Review (DES) approval of a 32-unit multi-family development on 2.45 acres of land in the C-G
zoning district. This is the third phase of development of the Verraso Village project.
Alternative Compliance is also requested to UDC 11-3B-7C.1b which requires a minimum 5-
foot wide area to be provided for planting shrubs and trees where a street buffer is encumbered
by easements or other restrictions. There is a 20-foot wide public utilities, irrigation, drainage,
access and right-of-way easement that exists along the frontage of the site on N. Records
Avenue. Due to the site layout and the location of structures, there is not adequate area at the
back side of the easement to provide an additional 5-foot for trees; bushes are allowed within
the easement. As an alternative, the applicant proposes to plant the 7 trees required in the street
buffer in the common mew area instead, along with 10 trees adjacent to the driveways between
structures; (40) bushes and grass are also proposed within the street buffer.
The site is located at 3025 N. Records Avenue.
FINDINGS FOR ALTERNATIVE COMPLIANCE REQUEST TO UDC 11-3A-19.2A:
In order to grant approval for alternative compliance, the director shall determine the
following findings:
1. Strict adherence or application of the requirements is not feasible; OR
Due to the proposed configuration of the site in regard to the location and size of the
proposed structures, emergency access and dimensional standards, the Director finds
that strict adherence to the standards listed in UDC 11-3B-7C.1b is not feasible.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the applicant’s alternative means for meeting the requirement of
UDC 11-3B-7C.1b as discussed above provides an equal means of compliance.
3. The alternative means will not be materially detrimental to the public welfare or
impair the intended uses and character of the surrounding properties.
The Director finds that the proposed alternative will not be detrimental to the public
welfare or impair the intended use/character of the surrounding properties as the
required number of trees will still be provided, just in a different location on the site.
Conditions Document
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Verraso Village #3 - CZC, DES, ZV - A-2017-0110
DECISION
The applicant's request for Certificate of Zoning Compliance, Design Review and Alternative
Compliance is approved with the conditions listed in this report.
Note: This is not a building permit. Please contact Building Services at (208) 887-2211 to
verify if you need a building permit and/or inspection. If you do need a building permit, you
must complete that process before you commence the use or construction. Please contact
Building Services for additional details about building permits and inspections.
General Conditions of Approval
1. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All
street lights shall be installed at developer’s expense. Final design shall be submitted as
part of the development plan set for approval. Applicant shall also include the location
of any existing street lights in the development plan set. Street lighting is required at
intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in
the Standards. The contractor’s work and materials shall conform to the ISPWC and the
City of Meridian Supplemental Specifications to the ISPWC.
Site Conditions of Approval
1. The applicant shall construct all proposed fencing and/or any fencing required by the
UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
2. The site & landscape plans included in Exhibits B & C are approved by the City of
Meridian Planning Division as shown with the following conditions:
a. Provide a gate at the west boundary of the site to provide pedestrian access and
interconnectivity with the commercial property to the west per requirement of the
conditional use permit (H-2017-0001).
b. Provide a wrought iron gate at the west end of the mew per requirement of the
conditional use permit (H-2017-0001).
c. 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).
d. 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.
e. Remove the existing curb cut from N. Records Avenue where a driveway is not
proposed.
3. 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.
Process Conditions of Approval
1. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative
compliance regarding the street buffer landscaping along N. Records Avenue.
2. 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.
3. The applicant shall complete all improvements related to public life, safety, and health
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Verraso Village #3 - CZC, DES, ZV - A-2017-0110
as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other
improvements in accord with UDC 11-5C-3C.
4. Upon installation of the landscaping and prior to inspection by Planning Division staff,
the applicant shall provide a written certificate of completion as set forth in UDC 11-
3B-14A.
5. The elevations prepared by Envision Homes on August 30, 2016, labeled Sheet 1-A, are
approved by the City of Meridian Planning Division as shown in Exhibit D.
6. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
7. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
8. If any changes must be made to the site plan to accommodate ACHD requirements, the
applicant shall submit a new site plan to the City of Meridian Planning Division for
approval prior to issuance of the building permit.
9. The applicant shall complete all required improvements prior to issuance of a Certificate
of Occupancy. It is unlawful to use or occupy any building or structure until the
Building Official has issued a Certificate of Occupancy.
10. The City of Meridian requires that the owner enter into a Warranty Surety Agreement
and post a Warranty Surety in the amount of 20% of the total construction cost for all
completed public sewer and water infrastructure for a duration of two years. This surety
amount will be verified by a line item final cost invoicing 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, and must be in place prior to Certificate of Occupancy. Applicant must file an
application for surety, which can be found on the Community Development Department
website. Please contact Land Development Services for more information at 208-887-
2211.
Ongoing Conditions of Approval
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation
that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all
landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
2. The project is subject to all current City of Meridian ordinances and previous conditions
of approval associated with this site (AZ-05-061, PP-08-007; FP-09-002; H-2015-0016
(DA #2016-106279); H-2016-0132 (DA #2017-056982); A-2016-0287; A-2017-0113).
3. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
4. 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.
5. The applicant shall have an ongoing obligation to maintain all pathways.
6. The applicant has a continuing obligation to comply with the outdoor lighting provisions
as set forth in UDC 11-3A-11.
7. The applicant and/or property owner shall have an ongoing obligation to maintain all
landscaping and constructed features within the clear vision triangle consistent with the
standards in UDC 11-3A-3.
8. The applicant and/or assigns shall have the continuing obligation to meet the specific
use standards for the proposed use as set forth in UDC 11-4-3-27 for multi-family
developments.
Conditions Document
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Verraso Village #3 - CZC, DES, ZV - A-2017-0110
CITY COUNCIL REVIEW
The applicant or a party of record may request City Council review of a decision of the
Director. All requests for review shall be filed in writing with the Planning Division on or
before August 17, 2017, within fifteen (15) days after the written decision is issued, and contain
the information listed in UDC 11-5A-6B.
If City Council review of the decision is not requested, the action of the Director represents a
final decision on a land use application. You have the right to request a regulatory taking
analysis under Idaho Code 67-8003.
EXPIRATION
The Certificate of Zoning Compliance shall expire if the construction, alteration or the use has
not commenced within one year of the date of issuance of the Certificate of Zoning
Compliance.
In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until
August 2, 2018.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: June 5, 2017)
C: Landscape Plan (dated: June 8, 2017)
D: Elevations (dated: August 30, 2016)
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Verraso Village #3 - CZC, DES, ZV - A-2017-0110
Exhibit A: Vicinity Map
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Verraso Village #3 - CZC, DES, ZV - A-2017-0110
Exhibit B: Site Plan (dated: 6/5/2017)
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Verraso Village #3 - CZC, DES, ZV - A-2017-0110
Exhibit C: Landscape Plan (dated: June 8, 2017)
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Verraso Village #3 - CZC, DES, ZV - A-2017-0110
Exhibit D: Elevations (dated: 8/30/2016)
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Verraso Village #3 - CZC, DES, ZV - A-2017-0110