CZC 13-068 WWTP Admin Bldg, Lab Addition, RV Dump RevisedCERTIFICATE OF ZONING COMPLIANCE REPORT
DATE. June 6, 2013 Revised March 13, 2015 E IDIA.N=---
TO: Meridian Public Works Department d D A H 0
FROM: Bill Parsons, Associate City Planner
C.Jay Coles, Assistant City Planner
SUBJECT: W WTP Admin Building, Lab Addition and RV Dump Station — CZC-13-068,
DES -13-069 and ALT -13-009
OWNER: City of Meridian
DESCRIPTION OF APPLICANT'S REQUEST
This CZC report is an amendment to CZC-13-068 originally issued June 6, 2013. At applicant's request,
this report is prepared to examine primarily the addition of landscaping at the roadway entrance.
The applicant, Meridian Public Works Department, requests certificate of zoning compliance (CZC) and
administrative design review (DES) approval for the following:
1) construct a new 12,339 square foot, three-story administration building;
2) construct a new 6,816 square foot, two-story laboratory addition and;
3) install a new RV dump station.
Alternative compliance is also proposed in regard to the structure and site design standards set forth in
UDC 11-3A-19.
The subject property is located at 3401 N. Ten Mile Road. The site consists of 46.48 acres of land and is
zoned I -L.
DECISION
The applicant's requests for CZC, DES and ALT are approved with the conditions listed in this report.
Note: This is not a buildingpermit. Please contact Building Services at (208) 887-2211 to verify
submittal requirements. You must complete this process before you commence the use or construction.
As part of the application submittal, you will need to provide one set of the final, stamped "approved"
Planning Division plans, stamped and signed by the architect and/or civil engineer as applicable. You
must provide these plans in PDFformat and hardcopy as specified in the Building Services "Plan
Intake Checklist" and include them lvith your building submittal set. Please contact Building Services
for additional details about building permits and inspections.
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 UDC 11 -3A -6B.
Process Conditions of Approval
1. Per UDC 11 -5B -5B2, the Director (at the applicant's request) approved alternative compliance to
UDC 11-3A-19A.4a regarding the 5 -foot wide pedestrian connection from the perimeter
sidewalk adjacent to N. Ten Mile Road to the front entrance of the administration building(see
analysis section below for more information).
Conditions Document 1 W WTP Expansion CZC-13-068; DES -13-069, ALT -13-009
2. 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.
3. 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.
4. 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.
5. The site plan prepared by Johnson Architects and J -U -B Engineers, dated 05/20/13 and 05/15/13,
labeled Admin/Lab and C-101, are approved (stamped "approved" on 06/06/13 by the City of
Meridian Planning Division) with no changes.
6. The landscape plan prepared by The Land Group and J -U -B Engineers, dated 05/02/13 and
05/07/13, labeled Admin, Lab and L-101, are approved (stamped "approved" on 06/06/13 by the
City of Meridian Planning Division) with the following comments:
• All existing landscaping adjacent to the construction zone must remain protected during
construction on the site.
• Protect any existing trees on or adjacent to the subject property that are greater than four -
inch caliper and/or mitigate for the loss of such trees as set forth in UDC I 1-3B-10.
7. The landscape plan prepared by Breckon Landdesign, dated 2/18/2015, labeled L1.1, is approved,
as shown in Exhibit E, with the following comments:
• The highlighted portion of the plan is land not owned by the City of Meridian. Applicant
needs to ensure agreement is met with land owner to install landscaping in that area.
8. The elevations prepared by Johnson Architects, dated 05/07/13, labeled A6.1 and A6.2, are
approved (stamped "approved" on 06/06/13 by the City of Meridian Planning Division) with no
changes.
9. The approved site plan, landscape plan and/or elevations may not be altered without prior written
approval of the City of Meridian Planning Division.
10. 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 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.
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 11-313-5, UDC 11-313-13 and UDC 11-313-14.
2. The project is subject to all current City of Meridian ordinances.
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.
Conditions Document 2 W WTP Expansion CZC-13-068; DES -13-069, ALT -13-009
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-313.
7. The applicant and/or assigns shall have the continuing obligation to meet the specific use
standards as set forth in UDC 11-4-3-31.
S. The applicant shall comply with the outdoor storage as an accessory use standards as set forth in
UDC I1 -3A-14.
ANALYSIS OF UDC REQUIREMENTS RELATED TO THE ALTERNATIVE COMPLANCE
The applicant has submitted a request for alternative compliance pertaining to the structure and site
design standards, as follows:
1. The applicant requests approval of alternative compliance to UDC 11-3A-19.4a.which requires a
5 -foot wide internal pedestrian walkway from the perimeter sidewalk to the main building
entrance. Given the distance (approximately 850 feet) the proposed administration building is
located from the sidewalk adjacent to N. Ten Mile Road, staff is of the opinion the pedestrian
connection is not feasible to install. Further, the W WTP needs to be a secure facility and the
primary operations of the facility do not make it conducive for pedestrian access. In lieu of the
pedestrian connection, the applicant is proposing to construct a large expansion of hardscape in
front of the administrative building. Staff finds the proposed hardscape area is meant to serve as a
pedestrian amenity for the public as they tour the facility. Staff approves the request in accord
with UDC 11-513-513.2c.
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
Since the proposed 5 -foot wide walkway would have to be extended approximately 850 feet into
the site and the W WTP must be a secure facility, strict adherence to the structure and site design
standards which requires a 5 -foot wide pedestrian connection from the perimeter sidewalk is not
practical. Staff finds the proposed hardscape area provides a better pedestrian amenity for the
touring public.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Staff finds the applicant's proposal to construct the large expansion of hardscape in front of the
administrative building still tics a pedestrian element into the development thus providing an
equal means for not constructing the 5 -foot wide pedestrian connection in the UDC.
3, The alternative means will not be materially detrimental to the public welfare or impair the
intended uses and character of the surrounding properties.
Conditions Document 3 W WTP Expansion CZC-13-068; DES -13-069, ALT -13-009
Staff finds that the proposed alternative will not be detrimental to the public welfare or impair the
use/character of the surrounding properties as the proposed hardscape is meant to serve as a
pedestrian amenity for the public as they tour the facility.
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 Department on or before June 21, 2013,
within fifteen (15) days after the written decision is issued, and contain the information listed in UDC 1I -
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
Certificates of Zoning Compliance issued in conjunction with a proposed use shall expire if said use has
not commenced within one year of the date of issuance of the Certificate of Zoning Compliance.
Certificates of Zoning Compliance issued in conjunction with construction or alteration of a structure
shall expire if said construction or alteration has not commenced within one year of the date of issuance
of the Certificate of Zoning Compliance.
The administrative design review shall be exercised with the approval period of the underlying permit
(CZC) or the approval shall expire.
In accord with the above provisions, the subject Certificate of Zoning Compliance, Design Review
and Alternative Compliance applications are valid until June 6, 2014.
EXHIBITS
A. Vicinity Map
B. Site Plan (dated: May 7, 2013)
C. Landscape Plan (dated: May 7, 2013)
D. Building Elevations (dated: May 7, 2013)
E. Landscape Plan (dated: February 18, 2015)
Conditions Document 2 W WTP Expansion CZC-13-068; DES -13-069,. ALT -13-009
A. Vicinity Map
Conditions Document 4 W WTI` Expansion CZC-13-068; DES -13-069, ALT -13-009
B. Site Plan (dated: May 15 and 20, 2013)
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Conditions Document 10 W WTP Expansion CZC-13-068; DES -13-069, ALT -13-009