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HomeMy WebLinkAboutRed Aspen CZC, DES, ALT (A-2022-0024) V1`(E IDIAti - WIDIAN =--- IDAHO APPROVED DATE: 04/01/22 FILE NUMBERA-zozz O. Planning Division Community Development Department 33 E. Broadway Avenue, Suite 102 Meridian, Idaho 83642 CERTIFICATE OF ZONING COMPLIANCE REPORT Project Number A-2022-0024 Project Name Red Aspen CZC, DES Project Address 1575 W. Overland Road Project Description CZC and Design Review for a new 29,440 square foot, 40' tall flex building with two loading docks and 59 parking stalls on 2.19 acres in the C-G zoning district. Alternative Compliance to reduce the required street buffer along W. Overland Road. Applicant Ryan Drew, Larson Architects Assigned Planner Joseph Dodson, Associate Planner Expiration Date 4/1/2022 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. I. DECISION The applicant's request for Certificate of Zoning Compliance and Design Review are approved with the conditions listed below. The director determined that the proposed structural and/or site designs conform to the standards and meet or exceed the intent of the "City of Meridian Architectural Standards Manual". ALTERNATIVE COMPLIANCE The Applicant has requested Alternative Compliance approval, per the standards in UDC-11-313- 7 (Landscape buffers along streets), requesting a reduction to the required 25' landscape buffer along the northern property boundary adjacent to W. Overland Road, an arterial street, to 19.5 feet. At the time of annexation (H-2021-0066), Staff recommended the Applicant request Alternative Compliance for the purpose of moving the proposed building closer to Overland to create more space within the south end of the site and help the building create a presence at this hard corner of Linder and Overland Roads. The Applicant has proposed code compliant plantings and trees within the buffer and no fencing is proposed due to the use being commercial. Staff finds the Applicant's Alternative Compliance provides an equal means of meeting the intent and purpose of the requirement as analyzed below in the required findings for Alternative Compliance: 1. Strict adherence or application of the requirements are not feasible; or Strict adherence to the landscape buffer requirement is feasible but would impede the use of the rest of the site that is needed for more efficient and safer truck turnarounds. Staff finds a 6- 11Page (E IDS IAN,_— APPROVED of reduction in the buffer with compliant vegetation meets or exceeds the intent of the buffer DATE 04/01/22 quirement. FILE NUMBER: ^ 02100 ^ [he alternative compliance provides an equal or superior means for meeting the requirements; The Applicant is proposing landscaping in excess of code requirements within a reduced buffer width while providing for an opportunity of the new flex space building to create a presence at this hard corner. Furthermore, the closest uses to the north boundary of the site is a Meridian Fire Station and an RV storage/maintenance facility within the I-L zoning district. Therefore, Staff finds the alternative compliance provides an equal means of meeting the intent of this requirement. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The alternative means provided by the Applicant is not detrimental to the public welfare of the subject property or to those surrounding properties. In addition, Staff finds the alternative means will enhance the character of this project and corner rather than impair it. Site Specific Conditions of Approval 1. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. 2. Business hours of operation within the C-G district shall be limited from 6 am to 11 pm because the property abuts a residential use or district as set forth in UDC 11-2B-3A4. 3. Prior to issuance of Certificate of Occupancy, the applicant shall remove or relocate any existing structures that do not conform to setbacks and/or use in the zone. 4. Per UDC 11-513-5132, the Director (at the applicant's request) approved alternative compliance regarding the required street buffer adjacent to W. Overland Road (see analysis above). 5. 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. 6. 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. 7. 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. 8. The approved site plan, landscape plan and/or elevations may not be altered without prior written approval of the City of Meridian Planning Division. 9. The applicant shall pay any applicable impact fees prior to the issuance of a building permit. 10. 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. 11. 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. 12. Prior to Certificate of Occupancy, the applicant shall submit a public access easement for the multi -use pathway along Linder Road to the Park's Department for approval by City Council and subsequent recordation. 2 1 P a g e (E IDS IAN,_ APPROVED DATE: 04/01/22 FILE NUMBER A-2o22-0024 14. 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. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval. Applicant shall also include the location of any existing street lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. General 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 11-313-5, UDC 11-313-13 and UDC 11-313-14. 2. The applicant shall comply with the outdoor storage as an accessory use standards as set forth in UDC 11-3A-14. 3. The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site: H-2021-0066 (AZ, DA Inst. #2022- 016419). 4. The issuance of this CZC does not release the applicant from any previous requirements of the other permits issued for the site. 5. 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. 6. The applicant shall have an ongoing obligation to maintain all pathways. 7. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 8. 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. 9. 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 11-4-3-18 (Flex Space). II. 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 April 16, 2022, within fifteen (15) days after the written decision is issued, and contain the information listed in UDC 11-5A-6B. 3 1 P a g e lk' APPROVED Inal City Council review of the decision is not requested, the action of the Director represents a DAT 04/01/22 decision on a land use application. You have the right to request a regulatory taking analysis �IJNUMa_R:— Inder Idaho Code 67-8003. 41Page