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CZC Staff ReportConditions Document 1 Idaho College of Osteopathic Medicine - ALT, CZC, DES - A-2017- 0029 CERTIFICATE OF ZONING COMPLIANCE REPORT DATE: February 28, 2017 TO: Tim A. Veltkamp, Dekker/Perich/Sabatini FROM: Joshua Beach, Associate City Planner SUBJECT: Idaho College of Osteopathic Medicine - ALT, CZC, DES (A-2017-0029) Board Of Trustees ISU OWNER: DESCRIPTION OF APPLICANT'S REQUEST The applicant, Tim A. Veltkamp, requests Certificate of Zoning Compliance (CZC), Alternative Compliance (ALT), and Design Review (DES) approval of a new 90,000 square foot building and related site elements for the new Idaho College of Osteopathic Medicine. (ICOM) on 2.8 (Leased Area) acres of land in the C-G zoning district. The applicant requests Alternative Compliance for reduced parking per the requirements of Section 11-3C-7: Parking Standard Alternatives. The site is located at 1401 E. Central Drive. Alternative Compliance (ALT) is also requested to UDC 11-3C-5, which requires on space for every 500 square feet of commercial space. The addition of ICOM will increase the site’s building square footage and eliminate a portion of the existing parking spaces located on ISU’s parcel, pushing ISU’s on-site parking below the required one space per five hundred square feet of gross floor area. However, the total parking count for the ISU and WASD sites combined exceeds the one space per 500 square feet requirement. Therefore, we are requesting approval of Alternative Compliance for a reduction of parking on the ISU parcel. The following describes how the applicant achieves compliance: 1. Shared Use: a. A new pedestrian connection has been added from the existing parking area east of the new ICOM building to provide a clear pathway for students parking there. b. An existing pedestrian path along the east side of the existing building provides access from the north, and a new, accessible pathway has been added to connect to the existing transit stop on Central Drive. c. All properties are within one thousand feet (1000’) of each other. d. The principle operating hours are not in substantial conflict with one another, and e. Directional signs provide notice of availability of parking, indicating which entity is assigned which parking. 2. Alternative Transportation: a. There is a transit stop within one-fourth (¼) mile of all uses on the sites. b. The pertinent language from the Master Declaration Agreement is included with this submittal so the City of Meridian can review and confirm this condition. c. Because the site is considered common among ISU and WASD, parking counts are calculated based on the total building area on site, and parking is to be shared by ISU, WASD, and ICOM. Even with the addition of ICOM, and the resultant elimination of parking spaces, the total combined parking count for both Conditions Document 2 Idaho College of Osteopathic Medicine - ALT, CZC, DES - A-2017- 0029 properties remains in excess of the Zoning Ordinance’s parking requirements. FINDINGS FOR ALTERNATIVE COMPLIANCE REQUEST TO UDC 11-3A-19.2A: 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 There is not additional land in which to provide sufficient parking for each use individually. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the applicant’s alternative means for meeting the requirement of UDC 11-3C-5 as discussed above provides an equal means of compliance as overall the parking for the site meets the requirements of 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. The Director finds that the proposed alternative will not be detrimental to the public welfare or impair the intended use/character of the surrounding properties as the proposed increased vegetation will result in an aesthetic view from the street. DECISION The applicant's request for Certificate of Zoning Compliance, Alternative Compliance, and Design Review is approved with the conditions listed in this report. Note: This is not a building permit. Please contact Building Services at (208) 887-2211 to verify if you need a building permit and/or inspection. If you do need a building permit, you must complete that process before you commence the use or construction. Please contact Building Services for additional details about building permits and inspections. Site 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-C and C-G districts shall be limited from 6 am to 11 pm when 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. Process Conditions of Approval 1. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative compliance regarding the parking standards set forth in UDC 11-3C-7. 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. Conditions Document 3 Idaho College of Osteopathic Medicine - ALT, CZC, DES - A-2017- 0029 4. Prior to issuance of Certificate of Occupancy, the applicant shall close the existing access to the state highway as set forth in UDC 11-3H-4. 5. Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11 - 3B-14A. 6. The site plan prepared by Dekker, Perich and Sabatini on January 20, 2017, labeled AS101, is approved by the City of Meridian Planning Division as shown in Exhibit B. 7. The landscape plan prepared by Dekker, Perich and Sabatini on January 20, 2017, labeled LP101, is approved by the City of Meridian Planning Division as shown in Exhibit C. 8. The elevations prepared by Dekker, Perich and Sabatini on January 20, 2017, labeled AE201, are approved by the City of Meridian Planning Division as shown in Exhibit D. 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. The applicant shall pay any applicable impact fees prior to the issuance of a building permit. 11. 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. 12. 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. 13. The City of Meridian requires that the owner enter into a Warranty Surety Agreement and post a Warranty Surety in the amount of 20% of the total construction cost for all completed public sewer and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond, and must be in place prior to Certificate of Occupancy. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Services for more information at 208-887- 2211. Ongoing Conditions of Approval 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 subject property adjoins a state highway; access to the state facility is restricted as set forth in UDC 11-3H-4B. 3. The applicant shall comply with the outdoor storage as an accessory use standards as set forth in UDC 11-3A-14. 4. The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. 5. The issuance of this CZC does not release the applicant from any previous requirements of the other permits issued for the site. 6. 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. 7. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. Conditions Document 4 Idaho College of Osteopathic Medicine - ALT, CZC, DES - A-2017- 0029 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. 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 March 15, 2017, within fifteen (15) days after the written decision is issued, and contain the information listed in UDC 11-5A-6B. If City Council review of the decision is not requested, the action of the Director represents a final decision on a land use application. You have the right to request a regulatory taking analysis under Idaho Code 67-8003. EXPIRATION The Certificate of Zoning Compliance shall expire if the construction, alteration or the use has not commenced within one year of the date of issuance of the Certificate of Zoning Compliance. In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until February 28, 2018. EXHIBITS A: Vicinity Map B: Site Plan (dated: January 20, 2017) C: Landscape Plan (dated: January 20, 2017) D: Elevations (dated: January 20, 2017) Conditions Document 5 Idaho College of Osteopathic Medicine - ALT, CZC, DES - A-2017- 0029 Exhibit A: Vicinity Map Conditions Document 6 Idaho College of Osteopathic Medicine - ALT, CZC, DES - A-2017- 0029 Exhibit B: Site Plan (dated: January 20, 2017) Conditions Document 7 Idaho College of Osteopathic Medicine - ALT, CZC, DES - A-2017- 0029 Conditions Document 8 Idaho College of Osteopathic Medicine - ALT, CZC, DES - A-2017- 0029 Conditions Document 9 Idaho College of Osteopathic Medicine - ALT, CZC, DES - A-2017- 0029 Exhibit C: Landscape Plan (dated: January 20, 2017) Conditions Document 10 Idaho College of Osteopathic Medicine - ALT, CZC, DES - A-2017- 0029 Exhibit D: Elevations (dated: January 20, 2017)