Walker Duplex CZC 10-048~~~
CERTIFICATE OF ZONING COMPLIANCE REPORT
DATE: August 6, 2010
TO: Cortland Walker
FROM: Bill Parsons, Associate City Planner
SUBJECT: Walker Duplex -CZC-10-048
OWNER: Cortland Walker
DESCRIPTION OF APPLICANT'S REQUEST
E IDIAN~--
IDAHO
The applicant, Cortland Walker, requests Certificate of Zoning Compliance (CZC) approval to construct a
duplex in accord with the approved conditional use permit. 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. The site is currently zoned R-4. The site is located at 1251 W. Crestwood Drive.
DECISION
The applicant's request for CZC is approved with the conditions listed in this report.
Note: This is not a building permit. Prior to any construction, you should contact Building Services at
(208)887-2211 to verify if any additional permits and/or inspections will be required
Site Specific Conditions of Approval
The site/landscape plan prepared by AJ's Drafting and Design, labeled Sheet ST-1, is approved
(stamped "approved" on 8/06/10 by the City of Meridian Planning Department) with the no
changes.
2. The elevations prepared by AJ's Drafting and Design, labeled Sheet A-4 and A-5, are approved
(stamped "approved" on 8/6/10 by the City of Meridian Planning Department) with no changes.
3. The site\landscape plan and building elevations shall not be altered without prior written approval
of the City of Meridian Planning Department.
Process Conditions of Approval
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.
2. The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-SC-3C.
3. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
4. If any changes must be made to the site plan to accommodate ACRD requirements, the applicant
shall submit a new site plan to the City of Meridian Planning Department for approval prior to
issuance of the building permit.
Walker Duplex CZC
5. 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.
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 (CUP-10-005; DES-10-028; ALT-10-003).
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. T'he 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.
Walker Duplex CZC
~~E IDR IAN~-
~J
Planning Department
CERTIFICATE OF ZONING COMPLIANCE
Application Checklist
Pro'ect name: t/l/ ~4 ! tc ~ 1J u., ~ File #: Z C "/0~ O 8
A licant/a ent: r •~ ~ d~
All applications are required to contain one copy of the following unless otherwise noted:
App
s) ant Description Staff
(
Com leted & si ed Administrative Review A lication '~
Narrative fully describing the proposed use of the property, including the following:
- Information on any previous approvals or requirements for the requested use
(i.e., livable conditions of val or Devel meat A ent)
Recorded warran deed for the sub'ect ro
Affidavit of Legal Interest signed & notarized by the property owner (If owner is a corporation,
submit a of the Articles of In 'oa or other evidence to show that the si is an authorized
Scaled vicini m showin the location of the sub'ect
k..3 Fire Marshall a royal for access and turn around (stamped, fait size site plan)
Sanitary Service Company approval for trash enclosure & access drive (stamped, full size site
lan)
A photometric test report for any light fixture(s) with a maximum output of 1,8001umens
or more (see UDC 11-3A-11)
Co of the recorded lat that the roe lies within (8'/z" x 11") •--~
Address verification letter from Public Works (898-5500) "'"'
Site Plan-~ copies (folded to 8 r/i" x 11" size)
The folio items must be shown on the site lan:
• Date, scale, north arrow, and ro'ect name (scale not less than t"=50')
• Names, addresses, and telephone numbers of the developer and the person and/or
firm re grin the lan
• Pazkin stalls and drive aisles
• Trash enclosure(s) location
• Detail of trash enclosure (must be screened on 3 sides)
• Location and specifications for underground irrigation (Pressurized irrigation can only be
waived if ou rove no water ri is exist to sub'ect )
• Sidewalks or athwa s (proposed and existing)
• Location of ro sed buildin on lot (include dimensions to property lines)
• Fencin sed and existing)
• Calculations table including the following:
Number of parking stalls required & provided (specify handicap & compact stalls)
- Building size (sq. ft.)
- Lot size (sq. ft.)
- Setbacks
- Zonin district
• Reduction of the site lan (8'/z" x 11") 1
Landscape plan - 3 copies (folded to 8'fi" x 11" size)
Plan must have a scale no smaller than 1 " = 50' (1 " = 20' is preferred) and be on a standard
drawing sheet, not to exceed 36" x 48" (24" x 36" is preferred). A plan which cannot be drawn in
its entirety on a single sheet must be drawn with appropriate match lines on two or more sheets.
The folio items must be included on the landsca a lan:
• Date, scale, north arrow, and ro'ect name
,~
33 E. Broadway Avenue, Suite 210 • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
• Names, addresses, and telephone numbers of the developer and the person and/or
firm re arin the lan
• Stamp/signattu~e of a landscape azchitect, landscape designer, or qualified
nurse man re arin the Ian
• Existing natural features such as canals, creeks, drains, ponds, wetlands,
flood lains, hi undwater areas, and rock outcro in s
• Location, size, and species of all existing trees on site with trunks 4 inches or
greater in diameter, measured 6 inches above the ground. Indicate whether the
tree will be retained or removed
• A statement of how existing healthy trees proposed to be retained will be
rotected from dams a durin construction
• Existing structures, planting areas, light poles, power poles, walls, fences, berms,
parking and loading areas, vehiculaz drives, trash areas, sidewalks, pathways,
stormwater detention areas, si s, street furniture, and other man-made elements
• Existing and proposed contours for all areas steeper than 20% slope. Berms shall
be shown with one-foot contours
• Si ht Trian les as defined in 11-3A-5 of this ordinance
• Location and labels for all proposed plants, including trees, shrubs, and
groundcovers (trees must not be planted in city water or sewer easements). Scale shown for
lant materials shall reflect a roximate mature size
• A plant list that shows the plant symbol, quantity, botanical name, common name,
minimum planting size and container, tree class (I, II, or III), and comments (for
s acin , stakin ,and installation as a ro riate)
• Planting and installation details as necessazy to ensure conformance with all
r aired standards
• Desi drawin (s) of all fencin ro sed for screenin oses
• Calculations of project components to demonstrate compliance with the
requirements of this ordinance, including:
- Number of street trees and lineal feet of street frontage
- Width of street buffers (exclusive of right-of--way)
- Width of pazking lot perimeter landscape strip
- Buffer width between different land uses (if applicable)
- Number of parking stalls and percent of parking area with internal landscaping
- Total number of trees and tree species mix
- Mitigation for removal of existing trees, including number of caliper inches
bein removed
Reduction of the landsca lan (8 t/z" x 11") `~'
Buildin elevations showin construction materials - 3 co ies (folded to 8 t/i" x 11" size)
Reduction of the elevations (8'/1" x 11")
If applying for approval of a public school, provide additional information as required by tQ(
`
the Public School Facili su lemental checklist r §67-6519 ,
Fee (If this ro'ect had riot a royal on a site lan, reduced fees ma a 1 )
< <•
ACHD Acceptance: Applicant shall be responsible for meeting the requirements of ACHD as they pertain to this
application. All impact fees, if any, shall be paid prior to the issuance of a building permit. If any changes must be
made to the site plan to accommodate the ACHD requirements, a new site plan shall be submitted to the Ciry of
Meridian Planning & Zoning Department for approval prior to the issuance of a building permit.
Your building permit will not be issued until ACHD has approved your plans and all associated fees have been paid
THIS APPLICATION SHALL NOT BE CONSIDERED COMPLETE UNTII. STAFF HAS
RECEIVED ALL REQUIRED INFORMATION.
~~
33 E. Broadway Avenue, Suite 210 • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
(Rev. 3/05/09)
~~E IDR IAN;-
~J
Planning Department
ADMINISTRATIVE REVIEW APPLICATION
Type of Review Requested (check all that appty)
^ Accessory Use
^ Alternative Compliance
~ Certificate of Zoning Compliance
^ Certificate of Zoning Compliance Verification
^ Conditional Use Permit Minor Modification
^ Design Review
^ Private Street
^ Property Boundary Adjustment
^ Time Extension (Director)
^ Vacation
^ Other
STAFF USE ONLY: G
File number(s): GZ~ ~' ~~- 0~ 0
Project name: ~a ~ '~- Yc~O I~10
Date filed: ~ "~ ~~~~ Date com e: `~'~ V
Assigned Planner: 8~ ~~ ~rsb/l5
Related files: ~ U J~ ~ ~~ " ~p S
~~ S- lc~~ 028 ; ~YLT~lA-bn3
Applicant Information
Applicant name: Cortland Walker Phone: 208-888-1820
Applicant address: 1300 S Heidi Place Meridian, Idaho Zip: 83642
Applicant's interest in property: ~ Own ^ Rent ^ Optioned ^ Other
Owner name: Cortland Walker et all Phone: 208-888-1820
Owner address: 1300S Heidi Place, Meridian, Idaho Zip: 83642
Agent name (e.g., architect, engineer, developer, representative):
Finn name:
Address:
Primary contact is: ^ Applicant ~ Owner ^ Agent ^ Other
Phone:
Zip:
Contact name: Cortland Walker Phone: 208-888-1820
E-mail:
Fax:
Subject Property Information
Location/street address: 1251 W Crest Wood Drive Meridian, Idaho 83642
Assessor's parcel number(s): 89538020020
Township, range, section: 3N1W113 Total acreage: 0.205
Current land use: Residential Current zoning district: R-4
33 E. Broadway Avenue, Suite 210 Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
1 (Rev. 11/4/08)
Project Description
Project/subdivision name: Walker Duplex, located within Woodward Estates Subdivision
General description of proposed project/request: Penmit aduplex with a 1466 sq ft upper unit with 3br - 2bath and a
1107 sq ft second unit with lbr - 1 bath in the day basement.
Proposed zoning district(s): same as existing R-4
Acres of each zone proposed: lot size is 0.205 acres
Type of use proposed (check all that apply):
~ Residential ^ Commercial ^ Office ^ Industrial ~ Other Duplex
Amenities provided with this development (if applicable
Who will own & maintain the pressurized irrigation system in this development? Homeowners
Which imgation district does this property lie within? Private well
Primary irrigation source: On site well Secondary: Meridian Citv Water back un only
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is city water): +/- 5,500 sq ft
Residential Project Summary (if applicable)
Number of residential units: 1. Number of building lots:
Number of common and/or other lots: Q
Proposed number of dwelling units (for multi-family developments only):
1 Bedroom: I 2 or more Bedrooms: ~
Minimum square footage of structure(s) (e cl. garage): -2 ~~ 02 Proposed building height:
Minimum property size (s.f):
GrOSS density (DU/acre-total land):
Percentage of open space provided:
Percentage of useable open space: _
Average property size (s.f.):
Net density (DU/acre-excluding roads & alleys):
Acreage of open space:
(See Chapter 3, Article G, for qualified open space)
Type of open space provided in acres (i.e., landscaping, public, common, etc):
Type of dwelling(s) proposed: ^Sfngle-family ^ Townhomes Duplexes ^Multf-family
Non-residential Project Summary (if applicable)
Number of building lots: Other lots:
Gross floor area proposed:
Existing (if applicable):
Hours of operation (days and hours): Building height:
Percentage of site/project devoted to the following:
Landscaping:
Total number of employees:
Building: Paving: _
Maximum number of employees at any one time:
Number and ages of students/children (if applicable):
Total number of parking spaces provided:
Authorization
Print applicant name:
Applicant signature: _
Seating capacity:
Number of compact spaces provided:
Date: July 16, 2010
33 E. Broadway Avenue, Suite 210 • Meridian, Idaho 83642
Phone: (208) 884-5533 Facsimile: (208) 888-6854 • Website: www.meridiancity.org
2
Narrative Description of the Proposed Project at:
1251 W Crestwood Drive
Woodward Estates Subdivision
Aka Crestwood Estates
A Single-family residence is being constructed at 1251 W Crestwood.
Drive on Assessor parcel number R 9538020020 in the R-4 zone in the
City of Meridian, Idaho. The owners desire to create a second living
unit in the day-basement of this home and are seeking the necessary
approvals to allow for a Duplez at this location.
The owners of the properly are building a home for their respective son
and daughter and soon to be a total of three children. The day-
basement construction was desirable for this home to provide expanded
living space. The day-basement was constructed utilizing a foam block
and concrete construction which provides excellent insulation.
During construction several family members approached the owners
and asked if it was possible to allow elderly/retired members of the
family to reside in the day-basement. Another family member who is
disabled also asked if it was possible to live in the day-basement. The
owners considered changing the plans to make this happen and
determined that it was possible to create a separate living unit in the
day-basement. The owners desire to make such an option available for
the benefit of the primary family members living in the upstairs portion
of the structare and other family members who might want to live there.
Because of the proven energy efficient nature of foam block/cement
construction, the day-basement unit will have exceIlent year round
insulation which will significantly reduce the amount of energy
necessary to provide comfortable temperatures in the winter and
summer. With an eye towards energy conservation azone-system for
the heating and air conditioning system was installed in residence with
the hope of approval of this project. This system combined with the
foam block construction significantly reduces the overall energy
demands of this proposed project.
The primary purpose of the owners is to allow the day-basement unit to
be used as a second living unit which will help our son and daughter to
off set a portion of their housing costs.
Page 1 of 2
While it is not practical to limit the living unit to family members only,
the intended secondary purpose is to provide a living unit for any
elderly, disabled or handicapped family members who may wish to live
in this unit in the future.
An alternative compliance for parking is necessary as a two car garage
was under construction when the parking requirement was determined
in a meeting with City Star. While two cars will be garaged, the
additional parking stalls will be accommodated by having two stalls in
the driveway for the primary resident's parking and two stalls at the
side of the garage which will have unimpeded access. Ample storage for
the residents will be provided in the basement and a separate storage
unit (shed) will be provided for the exclusive use of the day-basement
tenants.
The owners believe that this project will be of benefit to the people of
the City of Meridian by adding an additional affordable housing unit to
the overall housing stock of the community while maintaining the
residential character of the surrounding neighborhood with little or no
impact upon density, parking or traffic in the neighborhood.
The unique and pleasing design of this residence meets the all of the
design review standards of the City of Meridian and will add character
and variety to the surrounding neighborhood. We also feel that the
architectural details and pleasing design of the structure will add to the
overall appeal of the neighborhood and should add to the overall
valuations of property in the adjacent area in general.
In summary, the proposed Duplex project is fora 1,466 square foot
primary residential unit in the upstairs and a second 910 square foot
living unit in the day-basement. Approval of this project as a Duplex in
this R 4 zone will provide benefits to the community and to the primary
family residing in the home, with little or no significant impact upon the
surrounding neighborhood. Approval of the proposed project and the
required permits is, therefore, respectfully requested of the Planning
Commission and City Council.
Sincerely,
Cortland and Susan Walker
Ernest and Christi Pauline Page 2 of 2
APR-26-2~111~ 1:22 From: Ta:2C~88E871E5 P.1f1
' AD OA C LINTY RECOIIDEII J, DAVID NAVARRO AMDUNf 3.OD 1 ~~
1015E IDAHO 01121IOD 04:G? PM
OEPU(Y Vlcld Allen
AECOADED-REOUEIT OF I~I II'lll'lllll'lllllll~l~'I~I'll
' r Planeer 109098942
Pioneer~~f~eC~,
j ' i ' 1 ' .. ~' Y i ' h'
1672 S, Eagle Rand /Meridian, Idaho 63642 / (208) 886-7230
QUITCLAIIVI DEED
307189 -~1~, ~1L
For Value Received
Cortland E. Wulkar and Susan E. Walker, husband and wife
do hereby convey, release, raniso and forever quit claim unto
Cortland E. Walker and Susan L'. Walker, husband and wife, and Lrttest L. Pauline and Christi L. Pauline, husband
and wife
whose address is 1251 W-Crest Wood Dr., Meridian, JD 83642,
the following described premises, to-wit:
Lot 2, Dlock 1 of WOODWARD ESTATES SUBDIVISION, according to the Otflcial Plat thereof, filed in
Book 95 of Plats at Page(s) 11713 - 11715, Records of Adn County, Idaho and amended by affidavit Recorded
April 7, 2008 as Instrument No.108040017.
This Deed is given freely by the Grantor and of his/her own fee will to establish ownership of the subject
property os the separate praperiy of the Grantee and not as community property.
together widtthoirappurtenances.
Dated: August 21, 2009
~~~~~~~~ ~~~e~ ~ r:V ' ~ t~
Cortland E, Walker Susan E. Walker
STATE OF Idaho, County of Ada, ss.
On this ~ day of August, in the year of 2009, before me the undnrsigned, notary public personally appeared
Cortland E. alker and Susan E. Walker, known or identified to me [o bt: the person/persons whose name is/are
subscribed to the within instrument, and acknowledged tom h~`he/she/thay executed the same.
I \
DENICE B.THORNTON
NOTARY PUBLIC
STATE OF IDAHO Notary Public of
Residing et m, M~h9ea ~~
Commission expires: CbmmbNM EepINIf01~01•l11A
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j~T ~T Meridian Development Services
_ _ _ ..-_ -.__ _ _ _._~ _ DIt~N~---- _ _._ Meridian__City_ Ha11,. Suite 102 __
i Q A N o 33 E. Broadway Avenue
Meridian, Idaho 83642
PW100 FORM
Date: 7/29/10
Ph: (208) 887-2211
Fax: (208) 887-1297'
www. meridiancity.org~
The following property has been researched by The City of Meridian Public Works
Department.
Project Name: Basement Apartment
Address: 1253 W. Crest Wood Drive
Zip Code: 83642
Lot/Block/Subdivision: 2/1 Woodward Estates
NOTE: i- bedroom basement apartment located directly below
1251 W. Crest Wood Drive. (Subject to approval)
1) The address has been assigned based on available information.
This address should be considered temporary (Development
process has not been completed, so the address may change)
2) This address will be required to connect to municipal services.
Water and Sewer mains are available for connection to the
Municipal System.
This property does not currently have services available.
(Development process has not been completed)
3) _X_ This is an existing structure that is connected to municipal services.
EACH SET OF PLANS WILL BE REQUIRED TO CLEARLY REFLECT THE CORRECT
ADDRESS AND SUITE NUMBER (IF APPLICABLE).
Terri Ricks
Land Development Services
tricks@meridiancity.org
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PLANNING & ZONING DEPARTMENT
INSPECTION CHECKLIST
COMMERCIAL/CZC SITES
This checklist should be attached to the inside cover of the CZC file at ALL times.
Planner/InspectorName: _ ~J~
{{ rafSeY~
n
Project Name: W 4 ~~ I-~~
~
~ CZC File No.: ~a -D
e
,
/
Contractor/Company Name:. _ ~*~"t ~ ~i=//C.Q,/L Phone No.:
First Inspecfion Date: g / ~ / ~b
Second Inspection Date: / /
Third Inspection Date: / / (NOTE.• If a third inspection is reguired, a fee of $53 must be
submitted to the P&ZDept. be ore the inspection is done.)
' I;andscape Plan Checklist
_ '. ..' Item . , . :.:.: - . , _ . < Sife Notes _ , . .. O,K, (~j
A I7ate.~of a~ptoved lattdseape plali ~/> ~ ~ ~ ,
,f. _'
" + ~. ,
!
B.~Streetbufifer(~'ez~netei•~Bu ffex`betweenlindtlse :
I: Width ofbuffer (exclude
" detached s/w'sDidths) :.-' ,. ` . _
,,.
2. # oftrees -
3. Caliper/size of trees :. .
(measure 6-8 inches above
' ourel~' ~
4. Species mix per plan. _
S's,G;oundcauer (zj'seeded -
~rz ermznahon .
6. Right-of=way landscaping'
7. Verify no encroachments
.. fencin , arking)
8. Berming (max. 2:7 slope;
C. Plaiters
,,,:. :.
1. Verify min. Y b/w curbs
2. Verify min. 50 sq. ft.
3. Plantings per plan
D. Existing trees/mitigation
1. Verify existing tree(s)
retained
2. Verify mitigation tree(s)
1 Rw. snS.~Yh
:r: ~ p&2:6~ ad;P&Z ,J d.~~in4Depnrhrenl Po!ici.~s
E. Sight triangle(s)
1. Verify size/location
2. Verify height of shrubs
F. Pressurized irrigation (ve
1. Less than 3:1 slopes
2. Dry creek formation (if
applicable)
3. Max. 5 ft. dimension for
rock sump
4. Max. 2 ft. dimension for
Site Plari Checldist .
~ Rev. S%3~;~5
J .i: tPcStZrDr ~tdiPe~Z Ac(a:iniPe~;artnre;nl Poiicis
Post-Inspection Checklist
Item Date Com lete
A. Incomplete? (Follow 5 steps below)
1. Obtain bid for incomplete improvements + 110%
2. Owner/contractor posts surety (cash, check or Letter of Credit)
3. Clearly print # of days the "Temp CO" is valid on card
4. Sign "Temporary" column on CO card
5. Submit check or Letter of Credit to Finance Dept. with memo
B. Complete?
1. Sign and date "Final" column on CO card ~j/,( py~,
2. Notify Finance Dept. to release surety (if it was a Temporary CO) e
2. Complete checklist and close file
ZZ1/O
~°
* The only instance that a CO maybe released prior to 100% completion of improvement is inclement
weather, as determined by the Director. If weather is a factor, follow MCC 12-13-19-2.
3 Rev. .5.-?5: ~>
,;: iPcFZ~:Z3rc:d':Yd'~Z Aclrnir~Derartnsen! Po;icias
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND : ~' " ~ ~
DECISION & ORDER
In the Matter of Conditional Use Permit, Design Review and Alternative Compliance for a
Duplex in an R-4 Zoning District, by Cortland Walker.
Case No(s). CUP-10-005; DES-10-028; ALT-10-003
For the Planning and Zoning Commission Hearing Date of: July 15, 2010 (Findings on
August 5, 2010)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of July 15, 2010,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of July 15, 2010,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of 7uly 15,
2010, inwrporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of July 15, 2010, 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 hnpact Area and the
Amended Comprehensive Plan of the City of Meridian, which was adopted August 6,
2002, Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-SA.
4. Due consideration has been given to the comment(s) received fro urisdiction mlental
subdivisions providing services in the City of Meridian planning j
C~ NO S). CUP-10-0-0OIMS.)DESSIO-028 p[,T-Nappg510N5 OF LAW AND DECISION & ORDER
page 1
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 upon the applicant, the Planning Deparment, 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 July 15, 2010, 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-SA and based upon the above and foregoing Findings of Fact which. are herein
adopted, it is hereby ordered that:
1. The applicant's Conditional Use Permit as evidenced by having submitted the
siteftandscape plan and building elevations attached in Exhibit A of the staff report
dated July 15, 2010, is hereby conditionally approved; and,
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of July 15, 2010, incorporated by reference.
D. Notice of Applicable Tirne Limits
Notice of Eighteen (18) Month Conditional Use Pemlit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a
maximum period of eighteen (I8) months unless otherwise approved by the City.
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 cornmence construction of permanent footings or
structures on or in the ground. For conditional ui 8pernv~ th~ d g~projects wrath the
final plat must be rewrded within this eighteen ( ) P
multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the
event that the development is made in successive contiguous segments or multiple
phases, such phases shall be constructed within successive intervals of one (1) year
from the original date of approval. If the successive phases are not submitted within the
one (1) year interval, the conditional approval of the future phases shall be null and
void. Upon written request and filed by the applicant prior to the termination of the
period in accord with 11-SB-6.G.1, the Director may authorize a single extension of the
time to commence the use not to exceed one (1) eighteen (18) month period. Additional
time extensions up to eighteen (18) months as detem>ined and approved by the
Commission may be granted. With all extensions, the Director or Commission may
C ENO S). CUP- AOSDDES-10 028 ALTO- OCO03SIONS OF LAW AND DECISION 8r. ORDER
Page 2
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 ae eCrison who has
Meridian, pursuant to Idaho Code § 67-6521 an affected person being p
an interest in real property which maybe adversely affectedbY ~ da s after the dat of
the conditional use permit approval may within twenty-eight (28) y
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 July 15, 2010.
C ENO S).~CUP-IO-OONS, DESS10-0 6 & AL TI~0.003SIONS OF LAW AND DECISION ~ DRDER Pege 3
By action of the Planning & Zoning Commission at its regular meeting held on the 5~
day of ~1! v a' 2010.
COMMISSIONER MICHAEL ROHM VOTED ~ t5
(~~)
COMMISSIONER SCOTT FREEMAN VOTED A~Ir
COMMISSIONERWENDYNEWTON-HUCKABAX VOTED_.F«
COMMISSIONER TOM O'BRIEN VOTED~_
Copy served upon Applicant, The Planning Department, Public Works Department and City
Attorney.
By:
City Clerk's Office
Dated: _
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUS10N5 OF LAW AND DECISION & ORDER
CASE NO(S). CUP-IO-0OS, DES-10A28 & ALT-10.003 page A
n~,nee~rrccrnMFR TnF.MARSHALL VOTED_~_
STAFF REPORT Hearing Date: July 15, 2010
TO: Planning & Zoning Commission
FROM: Bill Parsons, Associate City Planner
208-884-5533
SUBJECT: CUP-10-005, DES-] 0-028 & 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 (iTDC) 11-SB-8C. Alternative
compliance is also being requested [o deviate from parking requirements listed in UDC 11-3C-6.
The proposed duplex will wnsist 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 RECOMA'IENDATION
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the
Findin¢s of Fact and Conclusions of Law in Exbibit C. The Meridian Plaunine and Zonine
- .. ._ ... ._ _ ____ at_ n.........emnn mnvwd
a. aum
i.
ii.
II.
ILL.
lY.
V.
b. Kev Issues of Discussion by l;ommrssion:
i. The parluno requirements for srn
ii. UDC requirements for a secondai
iii. Commission discussed limitine tb
c. Kev Commission Chauees to Staff Recom
i. The Commission added coadrhor
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
Iuly 15, 2010, with [he following modifications: (Add any proposed modifications.) I further move to
direct Staff to prepaze an appropriate findings document to be considered at the next Planning and
Zoning Commission hearing on August 5, 2010.
PAGE1
Denial ublic testimon I move to deny File Numbers CUP-10-
After considering all staff, applicant and p Y,
005, DES-10-028 and ALT-10-003 (optionaq as presented during the hearing on July 15, ?A10, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move W continue File Numbers CUP-10-f105, DES-10-028 ~ ou shoo d state specific reason(s)
(insert continued hearing date here) for the following reason(s): (Y
for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/I.ocation:
1251 W. Crestwood Drive (Lot 2, Black 1 of Woodward Estates) 1 West
Located in the northwest',: of Section 13, Township 3 North, Range
B. Owner/Applicant:.
Cortland Walker
1300 S. Heidi Place
Meridian, ID 63642
C. Representative:
Same as owner,~applicant
D. Applicant's StatemenUJustlficetion: 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 8c Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: Tune 28, 2010
C. Radius notices mailed to properties wrthm 300 feet on: June 24, 2010
D. Applicant posted notice on site by: July 2, 2010
VI. LAND USE
A. Existing band 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 ase~aah~Zoning~ h~ ~ deuces, zoned R~.
surrounding area consists of a mix of single family
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 hrigation: NA
PAGE2
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 duce to eight dwelling units per acre. The proposed residential use (duplex) and existing
zoning (R-4) of this property era wnsrstent ~v[th 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.
When the City established its Area of City Impact i[ planned to provide City services to the
subject property. The City of Meridian currently provides municipal services to the subject
property in thefollowing 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 (ADD).
• The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Kghway District (ACIID). 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 ]V, 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 propertes in
the surrounding area have developed with a mix ofsinglefamily 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 Stateme~ of the Residential Districts: The subject site is located in a Medium density
residential zoning district (R1l). 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 coaespondmg
housing types that can be accommodated within the density range.
PAGE3
B. Schedule of Use: Unified Development Code (UDC) I1-2A-21ists the principal pemritted,
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 parlang 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 encloaed 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.
1X. ANALYSES
A. Analysis of Facts Leading to Staff Recommendation:
CUP: tti,rrenuy the proposed duplex is under wnstnrction. Originally the structure was approved
by the building department as a single family residence with an ~+nfieishevt 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 constmction is now defined as a
duplex by the UDC.
UDC 11-2A-2 lists a two family duplex as a Conditional Use in the R~ 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 tha main level and
a 1,107 square foot one bedroom unit in the basement.
Yarling: 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 4 off-street parking spaces to be provided for
2, 3, and 4 bedroom units consisting of at least 2 spaces in an enclosed garage and et least 2
spaces on a 20' x 20' parking pad between access and garage. For one bedroom units the UDC
requires a 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 perking 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 Amtlysis 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
PAGE4
19' X 20' pazldng 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 modrfied to accommodate the basement unit. The
garage was under construction prior to the applicant being made awaze of the additional pazking
requirements. Because there is a dew ad northward was notaesthetically f sible In addition,
extending the garage and the parking P
extending the garage to the south is not feasible because there i s~proar)4~ng padis alloweed to e
garage would encroach into the IS-foot reaz setback. The propo P
encroach in the rear setback. ~ exiting
There is wncem that tenant space, labeled T6, may have issues with vehicles entering
the space if a vehicle is parked in tenant space T5. The perfect scenazto would be to extend the
driveway to the southern boundary. However, existing utilities ht this area make it impractical to
pave entirely to the south unless the utilities were moved. s ace
Currently the submitted site plan depicts a curved portion of the driveway to enter Parking p
T6. Staff believes additional Paving could be provided to help minimize the concerns with
vehicular aceess. 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 Tfi.
Per UDC 11-SB-SB.2£, requests for alternative compliance are allowed when the architectural
and/or site design demonstrates wnsistency with the Meridian Design Manuel. The Meridian
Design Manual encourages residential structures to enhance the sweet P~eIIce and diswurages
paz~g from being the dominate focal point of the development. For this reason, Staff believes
the site design is wnsistent with the Meridian Destgn Manual• Staff rs supporive of the request
for Alternative Complisace ff the exrsLug driveway is extended es staff Las recommended
above: See attached Findings in Exhibit C for more information. Note: Per UDC 11-SA-l,
Alternative-Compliance applications are approved at administrative level by the Planning
Director. However, because ALT is regaested concurrently with the CUP, 5ta,~' has included
analysts 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 12'" Avenue, a designated loc
street, ~ accord with UDC 11-3A-3. hcation that are
Elevations: The Applicant has submitted building elevations with this aPP
included in Exhrbit A. Building materials depicted on the elevations include composite concrete
lap siding with simulated w°od grate shake siding over the front bay window and stuceo fetish
will applied to foundation walls of the basement unit. Roofing matenala include a 30-year
architecniral 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 structw'e.
Staff is supportive of the proposed elevations as they comply with the design standards listed in
UDC 11-3A-19 and Meridian DesignManual•
DES: Design Review approval is also requested for the proposed structure and site, as required
by UDC 11-SB-g in accord with the standards listed in UDC I1-3A-19 and the guidelines listed
in the City's Design Manual.
Because this is an infill protect staff has taken into account the character of the surrounding
residential properties and finds that the Proposed duplex is designed in a similaz fashion as the
existing residences. Thus, staff is of the opinion that the proposed use is wmpatible with the
PAGES
neighborhood. Staffhas reviewed the design stand~a$ds Iffi~~ ds approval of theoappli ations
to be in compliance with all standards. In summary
with the wnditions contained herein.
X. ERH~ITS
A. Drawings
1. Vicinity/ZoningMaP
2. Sitell,andscape Plan
3. Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. .Police Department
5. Sanitary Service Company rovided
6, Ada County Highway District (No comments p
7. Parks Department
C. Required Findmga from Unified Development Cade
PAGE6
Exhibit A.1: Vicutity/Zoning Map
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Exhibit A.2: SitelLandscape Plan
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PAGE 8
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PAGE9
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B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The site/landscape plan and elevations attached in Bxhibit A is approved with the following
change:
• The curved porlioB of the proposed driveway shall be extended towards the southern
and eastern boandsry as much as possible without impeding the eldsting utilities to
increase vehicular mobt7lty to apace 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 I 1-SB-6F7. If the approved use has not begun
within 1 S montbs of approval, a new wnditional use permit must be obtained.
1.4 Staff s failure to cite specific ordinance provisions dces 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 desigo, landscape design or building alternations shall not
occur without written approval from the Planning Department.
1.6 'The basement unit shall remain a one bedroom unit.
2. PUBLIC WORKS DEPARTMENT
2.1 The Public Works Department has no comments on this application.
3. FIRE DEPARTMENT
3.1 Tite 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 Depaztment has no concerns related to the site design submitted with this application.
5. SANITARY SERVICES
5.1 SSC has no wmments related to this application.
6. ADA COUNTY ffiGHWAY DISTRICT
6.1 ACRD did not submit comments on this application.
7. PARKS DEPARTMENT
~ 1 The park Department has no comments related to this application.
PAGE ]0
C. Required Findings from Unified Development Code
1. Conditional Use Permit (ITDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
e. 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 the subject property is large enough to accommodate the proposed
use and dimensional and development regulations of the R~ district (see Analysis Section IX
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.
The Commission 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.
The Commission 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 azea.
d. That the proposed nse, if it complies with all conditions of the approval imposed, will
not adversely affect other properly in the vicinity.
The Commission finds that if the applicant complies with the condition~ou~tlined~rn The
report, the proposed use should not adversely affect other property
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 essee~tie 1 nd £treaprotection,
services such as highways, streets, schools, parks, p
drainage structures, refuse disposal, water, and sewer.
The Commission fords that sanitary sewer, domestic water, refuse disposal, and i ~g~atibon ~e
currently available to the subject property. Please refer to any comments Prof Y
Meridian Fire Department, Police Department, Pazks Department, Sanitary Services
Corporation and ACRD. 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 services and wID of be detrimental to thee onomic~welfare of the community.~tt~ and
PAG811
If approved, the applicant will be financing any improvements required for development. The
Commission Ends there will not be excessive additional requirements at public cost and that
the proposed use will not be detrimental to the coro,,,,,nity's economic welfare.
g. That the proposed use will not involve activities or processes, materials, equipment-and
wnditions 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 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 Comrnission's attention The
Commission finds that the proposed duplex will not result in the destnrction, 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 haw it relates
to the tenant pazling 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 stmctures 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 Merkdian Design Manual.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Staff finds adding the 1 k 9 square foot storage shed for tenant storage and constructing a
19' X 20' parking pad provides an equal means for meeting the City's pazling
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 finds that the proposed altemative will not be detrimental to the public welfare or
impair the use/character of the surrounding properties.
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