Verasso Village H-2018-0071 CUPCITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0071
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 Conisting
of (56) Dwelling Units on 1.7 Acres of Land in the C-G Zoning District, Located at 3471, 3513, 3543
and 3561 E. Tecate Ln., by Chad Olson.
Case No(s). H-2018-0071
For the Planning & Zoning Commission Hearing Date of: October 4, 2018 (Findings on October 18,
2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of October 4, 2018, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of October 4, 2018, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of October 4, 2018,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of October 4, 2018, 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
Meridian City Council Meeting Agenda October 18, 2018 – Page 50 of 194
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0071
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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 October 4, 2018, 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 October 4, 2018, 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 October 4, 2018
Meridian City Council Meeting Agenda October 18, 2018 – Page 51 of 194
Baction of the Planning & Zoning Commission at its regular meeting held on the U day of
2018.
COMMISSIONER RHONDA MCCARVEL, CHAIRMAN VOTED
COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN VOTED
COMMISSIONER STEVEN YEARSLEY VOTED
COMMISSIONER GREGORY WILSON VOTED
COMMISSIONER LISA HOLLAND VOTED A
COMMISSIONER WILLIAM CASSINELLI VOTED
COMMISSIONER JESSICA PERREAULT VOTED
..�� ;rChairman
Attest:
/�O., j — P-,-
. -ay Cole ty Clerk
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: rrw byu-
C.QJ Dated: " l
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0071
Verfk5 O Page 3
Verraso Village North - CUP (H-2018-0071) PAGE 1
STAFF REPORT
HEARING DATE: October 4, 2018
(Continued from: August 16, 2018)
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Verraso Village North – CUP (H-2018-0071)
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 64 56 dwelling units on 1.7 acres of land in the C-G zoning district as
required by UDC Table 11-2B-2. This is the 4th phase of the Verraso Village development. See
Section VIII, Analysis, for more information.
Note: Since the original application submittal, the applicant submitted revised plans that reduced
the total number of units from 68 to 64.
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 [date]. At the public
hearing, the Commission moved to approve the subject [app] request.
a. Summary of Commission Public Hearing:
i. In favor: Chad Olson
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: None
b. Key Issues of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. In favor of proposed re-design and quality of development.
d. 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-2018-
0071 as presented in the staff report for the hearing date of October 4, 2018, 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 October 18, 2018.
EXHIBIT A
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Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0071,
as presented during the hearing on October 4, 2018, for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0071 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 at 3471, 3513, 3543 and 3561 E. Tecate Ln., 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: July 27, 2018
C. Radius notices mailed to properties within 300 feet on: July 20, 2018
D. Posted on Next Door: July 24, 2018
E. Applicant posted notice on site by: August 3, 2018
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: Commercial property (Culver’s restaurant and Les Schwab Tires), zoned C-G
South: Multi-family (Verasso Village No. 3), zoned C-G
East: Church, zoned R-8
West: Developed commercial property, zoned C-G
C. History of Previous Actions:
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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.
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 a
portion of Lots 4-7, Block 1.
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.
A property boundary adjustment (A-2016-0287, ROS #10612) was approved in 2016 that
reconfigured the southern boundary of this property.
A modification to the previous development agreement (H-2016-0132, Inst. #2017-056982)
was approved for Una Mas subdivision in 2017 to allow a reduced buffer width from 25 to 5
feet on the C-G zoned property to residential uses.
D. Utilities:
Location of sewer: A sanitary sewer main intended to serve the subject site currently exists in E.
Tecate Lane.
Location of water: A water main intended to serve the subject site currently exists in E. Tecate
Lane.
Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: Staff is unaware of any 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.
This site is proposed to develop with high-density multi-family residential uses at a gross density of
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37.65 33 dwelling units per acre (d.u./acre). The proposed development consists of 64 56 dwelling
units on 1.7 acres of land; the structure is proposed to be 3 or 4 stories in height. The proposed multi-
family development should contribute to the mix of uses 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 proposed multi-family units will 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 multi-family development should be compatible with existing multi-family
residential units to the south.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
Access is proposed via E. Tecate Ln., a previously approved private street along the site’s north
boundary.
“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 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)] 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 consisting of 64 56 dwelling units on 1.7 acres of land in the C-G zoning district in
accord with UDC Table 11-2B-2. This is the 4th phase of the Verraso Village multi-family
development.
The development is proposed to consist of (14) 1-bedroom and (50) (56) 2-bedroom units. The
gross density for the development is 37.65 33 units per acre consistent with that desired in MU-R
designated areas. The applicant would like the flexibility to construct either a 3- or 4-story
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structure; the number of units would stay the same either way – the amount of common area
would increase if a 4-story structure is built. The structures is proposed to be 3 stories in height.
The property consists of 4 lots in Una Mas Subdivision. A property boundary adjustment
application should be submitted prior to submittal of a Certificate of Zoning Compliance
application to combine the lots into one property.
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. Private patios or balconies are proposed for each unit that meets
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 main property management and leasing office and maintenance
storage area is located within the first phase of development to the south of this site; an
additional property management office is proposed in this phase. A central mailbox
location is depicted on the site plan in the parking area; The site plan submitted with the
Certificate of Zoning Compliance application should depict the location(s) of the
directory & map of the development.
At a minimum, 250 square feet (s.f.) of outdoor common open space is required for each
unit containing more than 500 and up to 1,200 s.f. of living area. All of the proposed units
are within this range. Therefore, a minimum of 16,000 14,000 s.f. (or 0.37 0.32 of an
acre) of common open space is required in accord with the standards listed in UDC 11-
4-3-27C. The applicant proposes an internal courtyard on the 2nd floor an open
courtyard/veranda on the 2nd floor; common area with grass-crete along the west
boundary for a pet area, which also doubles as an emergency access; open grassy area
along the south side of the building, and common area along Tecate Lane consisting of a
total of 16,146 16,277 square feet (or 0.37 of an acre) in accord with this requirement.
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 64 56 units are proposed, which requires a minimum of 3 amenities to be provided.
The applicant proposes a pedestrian walkway and fountains through the interior
courtyard on the 2nd story (1st floor living area); 5’ x 5’ storage spaces in the center of
the parking area, an office and a recreation room a 20’ x 100’ pet area at the west end of
the building, a pet parlor on the 1st floor, and an open courtyard/veranda with
landscaping and fountains which qualify as quality of life, open space and recreation
amenities. A clubhouse/meeting area with a veranda was provided with the first phase of
development and serves this overall development, which qualifies as a quality of life
amenity. These amenities satisfy this requirement. Note: Staff is concerned about the
lack of visibility of the 3’ wide walkway area between the 5’ x 5’ storage spaces; the
applicant should consider an alternative design that would allow more visibility of the
walkway from the parking area.
Landscaping is required to comply with UDC 11-4-3-27E. 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
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the area shall be landscaped with ground cover plans. Landscaping is required in
accord with this requirement and should 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. The
building setback along the southern boundary of the site is only 5 feet; the site/landscape
plans submitted with the Certificate of Zoning Compliance should be revised accordingly -
or, a property boundary adjustment application could be submitted to shift the property
line to the south to accommodate the setback.
Access: Access is depicted on the site plan via E. Tecate Ln., a private street; no access via N.
Records Ave., a collector street, is proposed or approved.
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 (14) 1-bedroom
units and (50 56) 2-bedroom units, a minimum of 64 56 covered and 57 56 uncovered (or
covered) spaces are required for a total of 121 112 spaces; a total of 145 123 covered vehicle
spaces are proposed on the 1st floor under the dwelling units for a total of 24 11 additional spaces
beyond those required for guest parking. The number of proposed parking spaces complies with
UDC standards. Compact stalls are discouraged but may be used for any parking above the
number of required parking spaces; compact stalls may be reduced in depth by 2’ (i.e. 17’);
there are a few compact stalls depicted that are under 17’ in depth that must be revised.
The UDC (Table 11-3C-5) requires one-way drive aisles with 90-degree parking spaces to be
a minimum of 25-feet wide; the site plan should be revised accordingly (note: 45-degree
spaces only require a 13’ wide drive aisle and 60-degree spaces require a 17’ wide drive
aisle). The site/landscape plan should be revised consistent with the dimensional standards
listed in UDC Table 11-3C-5.
One bicycle parking space is required to be provided for every 25 proposed vehicle spaces or
portion thereof, per UDC 11-3C-6G. Based on a total of 145 123 proposed parking spaces, a
minimum of 6 5 bicycle parking spaces should be provided for the development. The site
plan depicts a 13’ x 17’ 16’ x 20’ area for bicycle parking at the northeast corner of the
building; if this is exclusively for residents, a bicycle rack for visitors should also be
provided.
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 (as proposed) along
N. Records Avenue, a collector street, landscaped per the standards listed in UDC 11-3B-7C.
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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.
Lighting: All outdoor lighting shall comply with the standards listed in UDC 11-3A-11. A
lighting plan for the parking area should be submitted with the Certificate of Zoning
Compliance application to ensure lighting is adequate for safety.
Fencing: All fencing constructed on the site is required to comply with the standards listed in
UDC 11-3A-7.
Waterways: There are no open waterways on this site.
Building Elevations: The applicant submitted conceptual elevations for the proposed structure
(see Exhibit A.4). Building materials are proposed to consist of stucco with either cement or
wood siding and metal accents. Final design of the multi-family structure is 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. The applicant would like the flexibility to
construct a 3- or 4-story building on this site to be determined in the future.
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.
Design Review (DES): An Administrative Design Review application is required to be submitted
for approval of the proposed structure, per UDC 11-5B-8. Development should 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/Floor Plans (dated: 8/13/18 10/04/18)
3. Proposed Landscape Plan (dated: 8/10/18 9/27/18)
4. Conceptual Building Elevations - REVISED
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
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Exhibit A.1: Vicinity/Zoning Map
Kleiner Park
The Village
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Exhibit A.2: Proposed Site Plan/Floor Plans (dated: 8/13/18 10/04/18)
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Exhibit A.3: Proposed Landscape Plan (dated: 8/10/18 9/27/18)
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Exhibit A.4: Conceptual Building Elevations - REVISED
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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
conceptual building elevations 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, Inst. #2017-056982). If a 4-story
structure is proposed with the Certificate of Zoning Compliance application, it shall be deemed to
be in substantial compliance with the elevations shown in Exhibit A.4.
1.1.2 The architectural character of the proposed structure shall comply with the design standards listed
in the Architectural Standards Manual.
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 on-site service areas, outdoor storage areas, waste storage, disposal facilities, and
transformer and utility vaults shall be located in an area not visible from a public str eet, or shall
be fully screened from view from a public street.
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 A minimum of 16,000 14,000 s.f. (or 0.37 of an acre) of common open space is required to be
provided within the development in accord with the standards listed in UDC 11-4-3-27C as
proposed.
1.1.5 The applicant shall provide amenities as proposed in accord with UDC 11-4-3-27D, including an
interior courtyard/plaza with pedestrian walkways open courtyard/veranda with landscaping and
fountains, an office and recreation room a 20’ x 100’ pet area and pet parlor. A clubhouse with a
veranda was provided with the first phase of development which will be used by this phase.
1.1.6 Any fencing constructed on the site shall be consistent with the standards as set forth in UDC 11-
3A-7.
1.1.7 The parking area shall comply with the required stall and drive aisle dimensions listed in UDC
Table 11-3C-5.
1.1.8 Submit a request for alternative compliance to the parking lot landscaping requirements listed in
UDC 11-3B-8C as set forth in UDC 11-5B-5, with the Certificate of Zoning Compliance
application.
1.1.9 The site plan included in Exhibit A.2 shall be revised with submittal of the Certificate of Zoning
Compliance application as follows:
a. Depict the location(s) of the directory and map of the development at an entrance or
convenient location for those entering the development in accord with UDC 11-4-3-27B.7.
b. Depict bicycle parking as set forth in UDC 11-3C-6G in accord with the standards listed in
UDC 11-3C-5C; a minimum of 6 5 bicycle parking spaces should be provided for the
development. If the bicycle parking area depicted on the plan is only for residents, a bicycle rack
should be provided for visitor parking.
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c. A minimum setback of 10’ is required unless a greater setback is otherwise required per UDC
11-4-3-27B.1; the building needs to be shifted in 10’ along the southern boundary of the site – or,
a property boundary adjustment application may be submitted to shift the southern property line
to the south to accommodate the required setback.
d. Staff is concerned about the lack of visibility of the 3’ wide walkway area between the 5’ x 5’
storage spaces; the applicant should consider an alternative design that would allow more
visibility of the walkway from the parking area for surveillance purposes.
e. The internal drive-aisles/parking is required to comply with the dimensional standards listed
in UDC Table 11-3C-5. The electronic plan needs to be set to scale in order for Staff to verify
the proposed plan complies with these standards but it appears to.
f. Compact parking stalls are required to be a minimum of 9’ x 17’.
g. The grass-crete area along the west boundary of the site shall be a minimum of 20-feet wide.
1.1.10 The landscape plan included in Exhibit A.3 shall be revised with submittal of the Certificate of
Zoning Compliance application as follows:
a. Landscaping is required along the east side of the building foundation facing N. Records Ave.
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 11-4-3-27E). Spirea magic
carpet and day lilies are is not an evergreen shrubs.
b. Include a calculations table that demonstrates compliance with UDC standards per the
Certificate of Zoning Compliance checklist.
c. Revise the plan consistent with the changes required above in condition #1.1.9.
1.1.11 A property boundary adjustment application shall be submitted prior to submittal of a Certificate
of Zoning Compliance application to combine Lots 4-7, Block 1, Una Mas Subdivision, into one
property.
1.1.12 A lighting plan for the parking area shall be submitted with the Certificate of Zoning Compliance
application to ensure lighting is adequate for safety.
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).
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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.
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.
2.1.3 This site is currently provided with multiple water mainline stubs. Any stubs that are not utilized
for this project will need to be properly abandoned per Meridian Public Works Department
Standards.
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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 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 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
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 development plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). 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.
2.2.5 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.
2.2.6 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.
2.2.7 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.
2.2.8 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.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded, prior to applying for building permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
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2.2.11 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.
2.2.12 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.
2.2.13 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.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 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.
2.2.18 The design 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.
2.2.19 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 district
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.
2.2.20 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.
2.2.21 A street light plan will need to be included in the civil construction plans. 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.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. 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 887-2211.
2.2.23 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 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 887-2211.
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3. POLICE DEPARTMENT
3.1 Submit a lighting plan for the parking garage with the Certificate of Zoning Compliance
application.
4. FIRE DEPARTMENT
4.1 Based on the size of new construction and the location of the sprinkler room in relation
to the address side of the structure, the AHJ may require separate Fire Department
key box locations. One being at the main, address side entrance and the other at the
entrance to the sprinkler riser room. Knox Boxes can be ordered from www.knoxbox.com.
4.2 Commercial and office occupancies will require a fire-flow consistent with International
Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed
per Appendix C.
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4.3 Acceptance of the water supply for fire protection will be by the Meridian Fire
Department and water quality by the Meridian Water Department for bacteria testing.
4.4 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department or
their designee in accordance with International Fire Code Section (IFC) 508.5.4 as
follows:
a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet.
The Storz connection may be integrated into the hydrant or an approved adapter
may be used on the 4 1/2" outlet.
b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle.
c. Fire hydrants shall be placed on corners when spacing permits.
d. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz
outlet.
f. Fire hydrants shall be provided to meet the requirements of the Meridian Water
Dept. Standards.
g. Show all proposed or existing hydrants for all new construction or
additions to existing buildings within 1,000 feet of the project.
4.5 Where a portion of the facility or building hereafter constructed or moved into or within
the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access
road, as measured by an approved route around the exterior of the facility or building, on-
site fire hydrants and mains shall be provided where required by the code official as
set forth in International Fire Code Section 507.5.1. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600
feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance
requirement shall be 600 feet (183 m).
4.6 There shall be a fire hydrant within 100’ of all fire department connections as set forth in
local amendment to the International Fire Code 10-4-1.
4.7 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.
4.8 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.
4.9 Buildings over 30’ in height are required to have access roads 26’ in width minimum in
accordance with the International Fire Code Appendix D Section D105.
4.10 Provide a Fire Department Key box entry system for the complex prior to occupancy
as set forth in International Fire Code Section 506.
4.11 The first digit of the Apartment/Office Suite shall correspond to the floor level as set
forth in International Fire Code Section 505.1 and Meridian Amendment 10-4-1.
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
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the street or road fronting the property, as set forth in International Fire Code Section
505.1 and Meridian Amendment 104-4-1.
4.13 All portions of the buildings located on this project must be within 150’ of a paved
surface as measured around the perimeter of the building as set forth in International
Fire Code Section 503.1.1.
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 The Fire Department will require Fire Department locking Connection caps on all FDC
inlets. IFC 102.9. Caps can be ordered at www.knoxbox.com.
4.16 As set forth in International Fire Code Section 504.1, multi-family and commercial
projects shall be required to provide an additional sixty inches (60”) wide access point to
the building from the fire lane to allow for the movement of manual fire suppression
equipment and gurney operations. The unobstructed breaks in the parking stalls shall be
provided so that building access is provided in such a manner that the most remote part of
a building can be reached with a length of 150' fire hose as measured around the
perimeter of the building from the fire lane. Code compliant handicap parking stalls may
be included to assist meeting this requirement. Contact the Meridian Fire Department for
details.
5. PARKS DEPARTMENT
5.1 The Parks Department has no comments on this application.
6. ADA COUNTY HIGHWAY DISTRICT
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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.
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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 crea te
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.
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