Verraso Village #4 - CZC, DES A- A-2020-0089
Conditions Document 1
Verraso Village North - CZC, DES & ALT - A-2017-0110
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
May 19, 2020
TO:
Chad Olsen
FROM:
Alan Tiefenbach, Associate City Planner
SUBJECT:
Verraso Village North - CZC, DES, ALT (A-2020-0089)
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 1.7 acres of land in the C-G
zoning district.
Alternative Compliance is 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 required trees in a common
area at the south instead.
The site is located at 3543 E. Tecate Lane.
DECISION
The applicant's request for Certificate of Zoning Compliance and Design Review 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.
ALTERNATIVE COMPLIANCE REQUEST TO UDC 11-31-19.2A:
In order to grant approval for alternative compliance, the Director shall determine the
following findings:
Conditions Document 2
Verraso Village North - CZC, DES & ALT - A-2017-0110
1. Strict adherence or application of the requirements is not feasible; OR
Due to a ACHD 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, as well as
the location and size of proposed structures, planting of trees along N. Records is not
feasible. Planting of shrubs and grass will still occur in this area. 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 Applicant proposes to install the 5 required trees in the common area at the south
perimeter of the property. This will result in a higher quality and more useable common
open space.
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.
Also, a similar request was approved for the right-of-way easement along Records
Avenue for the Verraso Village #3, directly south of the site.
DESIGN STANDARD EXCEPTIONS
The Applicant also seeks Design Standard Exceptions from the following requirements of the
Architectural Standards Manual:
1. R3.1E - Use any combination of material type, color variation, banding, stringcourse, or
modulation to clearly distinguish between the ground level and upper stories.
2. R3.1F - Incorporate visually heavier and more massive elements or materials, such as
stone or masonry, primarily at the base of buildings, and lighter elements and materials
such as siding, above. This excludes columns, supports, modulated walls, architectural
features, and roof elements.
In order to grant approval for a design standard exception request, the Director
will consider the following:
1. How the alternative means for compliance meets the intent and goals of the requested
standard exemption, or how the alternative proposes to maintain a similar level of effort
by exceeding other site and building standards.
Conditions Document 3
Verraso Village North - CZC, DES & ALT - A-2017-0110
Applicants Response:
The design submitted clearly employs “any combination of material type, color
variation, …., or modulation “. It is also clear that the design modulation and use of
materials and color not only separates the areas but is an example of a contemporary
design where the entire elevation is a palette and not two separate elements. It is also
well within the concept originally submitted and approved.
I do feel that the only issue to be addressed is the use of “massive elements or materials,
such as stone or masonry” at the base areas. We have used the Dark Metal in the
garage elevation and the right side base level. The use of Stone or masonry is not
appropriate to this more contemporary design and is usually a part of the more
“Craftsman” style or some derivation thereof which has been widely used. In addition,
the conceptual design that was originally approved did not have any stone or masonry.
The Director finds that the proposed exceptions will not be detrimental to the public welfare or
impair the intended use/character of the surrounding properties. The architectural design as
proposed meets the intent of the Architectural Standards Manual, and it is unlikely these two
design principles could be met without significant cost and redesign. The proposed elevations
substantially comply with what was approved by the Planning Commission at their 10/24/2019
conditional use hearing.
Site Conditions of Approval
1. The architecture and design of Buildings B & D shall be consistent in terms of quality
and features as is shown on the black and white elevations for Buildings A & C, dated
May 15, 2020. Modifications to these elevations shall be reviewed and approved with
the building permit submittal.
2. 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.
3. The site, landscape plans and elevations included in Exhibits B & C are approved by the
City of Meridian Planning Division.
4. The multi-family development shall record a legally binding document that states the
maintenance and ownership responsibilities for the management of the development,
including, but not limited to, structures, parking, common areas, and other development
features as set forth in UDC 11-4-3-27F. A recorded copy of said document shall be
submitted to the Planning Division prior to issuance of the first Certificate of Occupancy
for the development.
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.
Conditions Document 4
Verraso Village North - CZC, DES & ALT - A-2017-0110
2. Per Section A of the City of Meridian Architectural Standards Manual, the Director (at
the applicant's request) has approved a Design Exception to R3.1E and R3.1F of the
Manual.
3. 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.
4. The applicant shall complete all improvements related to public life, safety, and health
as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other
improvements in accord with UDC 11-5C-3C.
5. 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.
6. The elevations prepared by Encompass, Inc on August May 15, 2020, are approved by
the City of Meridian Planning Division as shown in Exhibit D.
7. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
8. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
9. 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.
10. 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.
11. 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
Conditions Document 5
Verraso Village North - CZC, DES & ALT - A-2017-0110
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 (H-2019-0073, H-2019-0105, H-2018-0071, H-
2019-0105; DA Instrument No. 106137048; AZ-05-061).
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 has a continuing obligation to comply with the outdoor lighting provisions
as set forth in UDC 11-3A-11.
6. 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.
7. 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.
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 June 5, 2020, 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
May 21, 2021.
EXHIBITS
Conditions Document 6
Verraso Village North - CZC, DES & ALT - A-2017-0110
A: Vicinity Map
B: Site Plan (dated: June 11, 2019)
C: Landscape Plan (6/28/2019)
D: Elevations (dated: 5/15/2020)
Conditions Document 7
Verraso Village North - CZC, DES & ALT - A-2017-0110
Exhibit B: Site Plan (dated: 6/19/2019)
Conditions Document 8
Verraso Village North - CZC, DES & ALT - A-2017-0110
Exhibit C: Landscape Plan (dated: 6/28/2019)
Conditions Document 9
Verraso Village North - CZC, DES & ALT - A-2017-0110
Exhibit D: Elevations (dated: 5/15/2020)