Staff ReportItem #6: Walker Duplex (CUP-10-005, DES-10-028; ALT-10-003)
Location, size of property and existing zoning: The site consists of 0.20 acres and is zoned R-4. The site is located at
1251 W. Crestwood Drive.
Adjacent Land Use and Zoning: The character of the surrounding area consists of a mix of single family detached and
attached residences, zoned R-4.
Application Summary: The applicant is seeking conditional use permit (CUP) and design review (DES) approval for a
duplex on approximately 0.20 acres in an R-4 zoning district. Alternative compliance is also being requested to deviate
from parking requirements.
The proposed duplex will consist of a three bedroom unit on the main level and a one bedroom unit in the basement.
Originally the structure was approved by the Building Department as a single family detached home. After the home plans
were approved and construction commenced, the applicant revised plans to include a basement unit. Because of the
modification to the submitted home plans, the residence under construction is now defined as a duplex by the UDC.
Landscaping:
1. Width of street buffer(s): N/A
2. Width of buffer(s) between land uses: N/A
Off-Street Parking: UDC 11-3C-6 requires a total of 4off-street parking spaces to be provided for 2, 3, and 4 bedroom
units consisting of at least 2 spaces in an enclosed garage and at least 2 spaces on a 20' x 20' parking pad between access
and garage. For one bedroom units the UDC requires at least 2 spaces one in an enclosed garage and one on a 10' x 20'
parking pad between access and garage. Thus, a total of 6 parking spaces (3 garage spaces and 3 parking pad spaces) are
required for the structure. The applicant has submitted alternative compliance application to deviate from the parking
requirements.
Access: The proposed duplex will take access from S. West 12`~ Avenue, a designated local street, in accord with UDC
11-3A-3.
Comprehensive Plan Designation: Medium Density Residential
Compliance with Comprehensive Plan: Yes
Compliance with UDC: Yes, with conditions
History of Previous Actions: N/A
Elevations: Yes. Building materials depicted on the elevations include composite concrete lap siding with simulated wood
grain, shake siding over the front bay window and stucco fmish will applied to foundation walls of the basement unit.
Roofing materials include a 30-year architectural shingle. Architectural elements including bay windows and a front porch
provide relief in the roof plane and the modulation to the street facing facades. The applicant is also proposing a multiple
paint scheme to add visual interest to the structure.
Outstanding Issue(s) for Commission: None
Written Testimony: None ~~ n ~ Z~ TT~
Staff Recommendation: Approval w/conditions l- V Ems,
JUL 15 2010
CITY OF ~ U~nN
~~„~~
CITY CLERKS OFFICE
STAFF REPORT Hearing Date: July 15, 2010
TO: Planning & Zoning Commission E IDIAN~--
FROM: Bill Parsons, Associate City Planner I D A H O
208-884-5533
SUBJECT: CUP-10-005, DES-10-028 & ALT-10-003 -Walker Duplex
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Cortland Walker, has applied for conditional use permit (CUP) approval for a duplex
on approximately 0.20 acres in an R-4 zoning district. Concurrently, the applicant is requesting design
review approval in accordance with Unified Development Code (UDC) 11-SB-8C. Alternative
compliance is also being requested to deviate from parking requirements listed in UDC 11-3C-6.
The proposed duplex will consist of a three bedroom unit on the main level and a one bedroom unit in
the basement. Originally the structure was approved by the Building Department as a single family
detached home. After the home plans were approved and construction commenced, the applicant
revised plans to include a basement unit.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the
Findings of Fact and Conclusions of Law in Exhibit C.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers CUP-10-
005, DES-10-028 and ALT-10-003 (optional) as presented in the staff report for the hearing date of
July 15, 2010, with the following modifications: (Add any proposed modifications.) Ifurther move to
direct Staff to prepare an appropriate findings document to be considered at the next Planning and
Zoning Commission hearing on August 5, 2010.
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers CUP-10-
005, DES-10-028 and ALT-10-003 (optional) as presented during the hearing on July 15, 2010, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Numbers CUP-10-005, DES-10-028 and ALT-10-003 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:
1251 W. Crestwood Drive (Lot 2, Block 1 of Woodward Estates)
Located in the northwest % of Section 13, Township 3 North, Range 1 West
B. Owner/Applicant:
Cortland Walker
1300 S. Heidi Place
Meridian, ID 83642
PAGE 1
C. Representative:
Same as owner/applicant
D. 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. A public hearing is required before the
Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: June 28, 2010
C. Radius notices mailed to properties within 300 feet on: June 24, 2010
D. Applicant posted notice on site by: July 2, 2010
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site is zoned R-4 (Medium Low-Density District). The
duplex is currently under construction.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: The character of the
surrounding area consists of a mix of single family detached and attached residences, zoned R-4.
C. History of Previous Actions: N/A
D. Utilities:
1. Public Works:
a. Location of sewer: W Crestwood Drive
b. Location of water: W Crestwood Drive
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: NA
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: N/A
F. Access: This property is accessed via S. West 12`" Avenue.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated "Medium Density Residential (MDR)" on the Comprehensive Plan
Future Land Use Map. As stated in the Comprehensive Plan (page 99), MDR designated areas allow
smaller lots for residential purposes within City limits. Uses may include single-family homes at
densities of three to eight dwelling units per acre. The proposed residential use (duplex) and existing
zoning (R-4) of this property are consistent with the MDR designation.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
~ Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned
for the provision of all public services.
PAGE 2
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian currently provides municipal services to the subject
property in the following manner:
• Sanitary sewer and water service is currently provided to the property.
• The lands are serviced by the Meridian Fire Department (MFD).
• The lands are serviced by the Meridian Police Department (MPD).
• The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACHD). This service will not change.
• The subject lands are currently serviced by the Meridian School District No. 2. This service
will not change.
• The subject lands are currently serviced by the Meridian Library District. This service will
not change.
Municipal, fee-supported, services will continue to be provided by the Meridian Building
Department, the Meridian Public Works Department, the Meridian Water Department, the
Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high-density single family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The subject application includes a request for a duplex in R-4 zoning district. Other properties in
the surrounding area have developed with a mix of single family attached and detached homes as
well. Therefore, Staff believes future development of this site with a duplex maintains consistency
with the established neighborhood.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of the Residential Districts: The subject site is located in a Medium density
residential zoning district (R-4). The purpose of the residential districts is to provide for a range
of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts. Residential
districts are distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) 11-2A-21ists the principal permitted,
accessory, conditional, and prohibited uses in the R-4 zoning district. A duplex is a conditional
use in the R-4 zoning district.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-5 for the R-4
zoning district apply to this site.
D. Landscaping Standards (UDC 11-3B):
1. Width of street buffer(s): NA
2. Width of buffer(s) between land uses: NA
3. Percentage of site as open space: NA
4. Tree Preservation: NA
E. Off-Street Parking: UDC 11-3C-6 requires a total of 4off-street parking spaces to be provided for
2, 3, and 4 bedroom units consisting of at least 2 spaces in an enclosed garage and at least 2
spaces on a 20' x 20' parking pad between access and garage. For one bedroom units the UDC
PAGE 3
requires at least 2 spaces one in an enclosed garage and one on a 10' x 20' parking pad between
access and garage. Thus, a total of 6 parking spaces (3 garage spaces and 3 parking pad spaces)
are required for the structure. The applicant has submitted alternative compliance application to
deviate from the parking requirements.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
CUP: Currently the proposed duplex is under construction. Originally the structure was approved
by the building department as a single family residence with an unfinished basement. After
construction commenced, the plans were revised to include a basement unit. Because of the
modification to the submitted home plans, the residence under construction is now defined as a
duplex by the UDC.
UDC 11-2A-21ists a two family duplex as a Conditional Use in the R-4 zoning district subject to
dimensional standards. The submitted site plan shows the proposed duplex meets the dimensional
standards of the R-4 district.
The proposed duplex will consist of a 1,466 square foot three bedroom unit on the main level and
a 1,107 square foot one bedroom unit in the basement.
Parking: As mentioned above, the proposed duplex will consist of a three bedroom unit and a
one bedroom unit. UDC 11-3C-6 requires a total of 4off-street parking spaces to be provided for
2, 3, and 4 bedroom units consisting of at least 2 spaces in an enclosed garage and at least 2
spaces on a 20' x 20' parking pad between access and garage. For one bedroom units the UDC
requires at total of 2 spaces, one in an enclosed garage and one on a 10' x 20' parking pad
between access and garage.
The submitted site plan depicts a two car garage and a 34' X 20' driveway (20' feet for the
parking pad and 14 feet to access the tenant space) for the main floor unit which complies with
the parking requirements of the UDC. However, the parking for the basement unit is provided via
two uncovered parking stalls along the southern side of the garage, labeled TS and T6. The
proposed parking is not consistent with the parking requirements of the UDC due to the lack of
garage parking. Thus, the applicant has requested alternative compliance to deviate from the
parking requirements outlined in UDC 11-3C-6. (See alternative Compliance Analysis below.)
ALT: The applicant requests Alternative Compliance to deviate from the parking requirements
outlined in the parking analysis above. As an alternative, the applicant is proposing to construct a
19' X 20' parking pad and a 119 square foot storage shed. The storage shed is proposed to
provide tenant storage the garage space would have provided.
As mentioned earlier, the home plans were modified to accommodate the basement unit. The
garage was under construction prior to the applicant being made aware of the additional parking
requirements. Because there is a decorative bay window along the east side of the residence
extending the garage and the parking pad northward was not aesthetically feasible. In addition,
extending the garage to the south is not feasible because there is approximately 4 feet before the
garage would encroach into the 15-foot rear setback. The proposed parking pad is allowed to
encroach in the rear setback.
There is concern that tenant space, labeled T6, may have issues with vehicles entering and exiting
the space if a vehicle is parked in tenant space T5. The perfect scenario would be to extend the
driveway to the southern boundary. However, existing utilities in this area make it impractical to
pave entirely to the south unless the utilities were moved.
Currently the submitted site plan depicts a curved portion of the driveway to enter parking space
T6. Staff believes additional paving could be provided to help minimize the concerns with
PAGE 4
vehicular access. Staff recommends that the applicant extend the curved portion of the driveway
to the southern and eastern boundary as much as possible without impeding the existing utilities
to increase vehicular mobility to space T6.
Per UDC 11-SB-SB.2£, requests for alternative compliance are allowed when the architectural
and/or site design demonstrates consistency with the Meridian Design Manual. The Meridian
Design Manual encourages residential structures to enhance the street presence and discourages
parking from being the dominate focal point of the development. For this reason, Staff believes
the site design is consistent with the Meridian Design Manual. Staff is supportive of the request
for Alternative Compliance if the existing driveway is extended as staff has recommended
above. See attached Findings in Exhibit C for more information. Note: Per UDC 11-SA-2,
Alternative Compliance applications are approved at administrative level by the Planning
Director. However, because ALT is requested concurrently with the CUP, Staff has included
analysis on the ALT request in this staff report; the ALT application does not require Commission
action.
Access: The proposed duplex will take access from S. West 12th Avenue, a designated local
street, in accord with UDC 11-3A-3.
Elevations: The Applicant has submitted building elevations with this application that are
included in Exhibit A. Building materials depicted on the elevations include composite concrete
lap siding with simulated wood grain, shake siding over the front bay window and stucco finish
will applied to foundation walls of the basement unit. Roofing materials include a 30-year
architectural shingle. Architectural elements including bay windows and front porch provide
relief in the roof plane and the modulation to the street facing facades. The applicant is also
proposing a multiple paint scheme to add visual interest to the structure.
Staff is supportive of the proposed elevations as they comply with the design standards listed in
UDC 11-3A-19 and Meridian Design Manual.
DE5: Design Review approval is also requested for the proposed structure and site, as required
by UDC 11-SB-8 in accord with the standards listed in UDC 11-3A-19 and the guidelines listed
in the City's Design Manual.
Because this is an infill project staff has taken into account the character of the surrounding
residential properties and finds that the proposed duplex is designed in a similar fashion as the
existing. residences. Thus, staff is of the opinion that the proposed use is compatible with the
neighborhood. Staff has reviewed the design standards listed in UDC 11-3A-19 and found the site
to be in compliance with all standards. In summary staff recommends approval of the applications
with the conditions contained herein.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Site/Landscape Plan
3. Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District (No comments provided)
PAGE 5
Parks Department
C. Required Findings from Unified Development Code
PAGE 6
Exhibit A.1: Vicinity/Zoning Map
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B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The site/landscape plan and elevations attached in Exhibit A is approved with the following
change:
• The curved portion of the proposed driveway shall be extended towards the southern
and eastern boundary as much as possible without impeding the existing utilities to
increase vehicular mobility to space T6.
1.2 The applicant shall obtain a Certificate of Zoning Compliance, prior to releasing occupancy of the
duplex.
1.3 The Applicant shall have a maximum of 18 months to commence the use as permitted in accord
with the conditions of approval listed above (UDC 11-SB-6F). If the approved use has not begun
within 18 months of approval, a new conditional use permit must be obtained.
1.4 Staff s failure to cite specific ordinance provisions does not relieve the applicant of responsibility
for compliance.
1.5 The request for Administrative Design Review and Alternative Compliance approval for the site
design, proposed building and parking are approved as modified by the conditions of approval
herein. Any modifications to the site design, landscape design or building alternations shall not
occur without written approval from the Planning Department.
2. PUBLIC WORKS DEPARTMENT
2.1 The Public Works Department has no comments on this application.
3. FIRE DEPARTMENT
3.1 The most remote portion of the structure as measured around the perimeter shall be within
150' of a fire lane or paved surface capable of supporting 75,000 lbs.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with this application.
5. SANITARY SERVICES
5.1 SSC has no comments related to this application.
6. ADA COUNTY HIGHWAY DISTRICT
6.1 ACRD did not submit comments on this application.
7. PARKS DEPARTMENT
7.1 The Parks Department has no comments related to this application.
PAGE 10
C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 11-SB-6E)
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
a. 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.
Staff finds that the subject property is large enough to accommodate the proposed use and
dimensional and development regulations of the R-4 district (see Analysis Section D~ for
more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the existing residential use is consistent with the Comprehensive Plan future
land use map designation of MDR. See Section VII, Comprehensive Plan analysis for more
information.
c. 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.
Staff finds that if the applicant complies with the conditions outlined in this report, the
proposed duplex should be compatible with other uses in the general neighborhood and with
the existing and intended character of the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
Staff finds that if the applicant complies with the conditions outlined in this report, the
proposed use should not adversely affect other property in the area. The Commission should
take in to account public testimony provided if the development will adversely affect the
other property in the vicinity.
e. 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.
Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently
available to the subject property. Please refer to any comments prepared by the Meridian Fire
Department, Police Department, Parks Department, Sanitary Services Corporation and
ACHD. Based on comments from other agencies and departments, Staff finds that the
proposed use will be served adequately by all of the public facilities and services listed
above.
f. 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.
PAGE 11
If approved, the applicant will be financing any improvements required for development.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community's economic welfare.
g. 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.
Staff finds the proposed duplex will not be detrimental to people, property or the general
welfare of the area.
h. 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.
Staff finds that there should not be any health, safety or environmental problems associated
with the proposed use that should be brought to the Commission's attention. Staff finds that
the proposed duplex will not result in the destruction, loss or damage of any natural, scenic or
historic feature of major importance.
2. Alternative Compliance Findings:
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
The constructed garage impacts the site design of this property particularly how it relates
to the tenant parking for the one bedroom basement unit. This does, in fact, preclude full
compliance with the City's parking standards. The Meridian Design Manual encourages
residential structures to enhance the street presence and discourages parking from being
the dominate focal point of the development. For this reason, Staff believes the site
design is consistent with the Meridian Design Manual.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Staff finds adding the 119 square foot storage shed for tenant storage and constructing a
19' X 20' parking pad provides an equal means for meeting the City's parking
requirements.
3. The alternative means will not be materially detrimental to the public welfare or
impair the intended uses and character of the surrounding properties.
Staff fmds that the proposed alternative will not be detrimental to the public welfare or
impair the use/character of the surrounding properties.