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Stacy Flex Bldg CZC DES ALT REV-3 2017REVISED Conditions Document 1 Stacy Flex Building - CZC-14-092; DES-14-085; ALT-14-011 CERTIFICATE OF ZONING COMPLIANCE REPORT DATE: October 10, 2014 May 23 October 19, 2016, May 2, 2017 TO: Will Uebelacker Pam Gaines, neUdesign Architecture FROM: Kristy Vigil C.Jay Coles Bill Parsons, Planning Supervisor Assistant City Planner SUBJECT: Stacy Flex Building - CZC-14-092; DES-14-085 & ALT-14-011 OWNER: Wayne Stacy DESCRIPTION OF APPLICANT'S REQUEST The applicant, Will Uebelacker Pam Gaines with neUdesign Architecture, requests Certificate of Zoning Compliance (CZC) and Design Review (DES) approval for construction of a 10,971 square-foot flex building on 0.84 acres of land in the C-G zoning district. The site is located at 1200 E. Watertower Street. The staff report was modified to include the revised elevations in Exhibit D. DECISION The applicant's request for Certificate of Zoning Compliance and Design Review and Alternative Compliance 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. ANALYSIS OF UDC REQUIREMENTS RELATED TO SITE SPECIFIC CONDITIONS: The applicant requests alternative compliance to UDC 11-3B-7C3.b and 11-3B-8C. UDC11- 3B-7C3.b requires landscape buffers along streets to be planted with one tree per 35 feet of lineal street frontage. A 20 foot wide buffer is required adjacent to E. Watertower Street with one tree per 35 feet. UDC 11-3B-8C1.a requires a minimum five-foot wide perimeter landscape buffer adjacent to paved vehicular use areas. In addition, UDC 11-3B-8C1.b requires the buffer to be planted with one tree per 35 lineal feet and shrubs, lawn or other vegetative ground cover. The perimeter buffer is required along the west and north boundaries. The applicant proposes to construct the required buffers with the minimum buffer width and as an alternative means of complying with the intended purpose of one tree per 35 lineal feet of street frontage, the applicant proposes to install shrubs lawn that can reach a height of 8 feet or more and will add a scenic barrier on the north side of the site. On the western edge of the site the applicant proposes to install smaller shrubs that can reach 8 feet in height or more to Conditions Document 2 Stacy Flex Building - CZC-14-092; DES-14-085; ALT-14-011 enhance the site, yet ensure the proposed vegetation does not interfere with the pipes below ground. On the southern edge of the site, the applicant proposes to use vegetation to accent the area and tie it into the existing urban fabric. The reason for the request is because the required buffers are located within existing irrigation easements and NMID will only allow certain vegetation within said easements. The easement along the north boundary is a 10 foot wide downstream irrigation users easement and the west and south boundary are located within an existing 40 foot wide Hunter Lateral easement. 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 Because of the irrigation easement constraints and agencies having conflicting design standards, the Director finds strict adherence to UDC 11-3B-7C3.b and 11-3B-8C is not feasible. 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 requirements of the UDC as discussed above provides an equal or superior means of compliance as additional shrubs of 8 feet in height or more will be provided on the site. 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 use/character of the surrounding properties since the proposed vegetation will not interfere with the irrigation infrastructure and the proposed vegetation will enhance the character of the surrounding properties. Process Conditions of Approval 1. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative compliance to UDC11-3B-7C3.b and 11-3B-8C regarding required trees in the buffers on site (install one tree per 35 lineal feet in the buffer along E. Watertower Street and in the west and north perimeter buffers). See Analysis above for more information. 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 neUdesign Architecture on September 3, 2014 May 17, 2016, labeled A-103 and A-501, is approved (stamped "approved" on October 10, 2014 by the City of Meridian Planning Division) with no changes. a. Parallel parking spaces shall meet the dimension standards of Table 11-3C- 5. 6. The landscape plan prepared by The Land Group on October 6, 2014 May 20, 2016, labeled L-100, is approved (stamped "approved" on October 10, 2014 by the City of Conditions Document 3 Stacy Flex Building - CZC-14-092; DES-14-085; ALT-14-011 Meridian Planning Division) with no changes. 7. The revised elevations prepared by neUdesign Architecture on September 3 October 11 24, 20146, labeled A-211, are approved (stamped "approved" on October 10, 2014 by the City of Meridian Planning Division) with no changes as shown in Exhibit D. 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. 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. 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. 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-3. 7. 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. 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 October 27, 2014 June 7, 2016, 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 Certificates of Zoning Compliance issued in conjunction with a proposed use shall expire if the use has not commenced within one year of the date of issuance of the Certificate of Zoning Conditions Document 4 Stacy Flex Building - CZC-14-092; DES-14-085; ALT-14-011 Compliance. Certificates of Zoning Compliance issued in conjunction with construction or alteration of a structure shall expire if the construction or alteration 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 October 10, 2015 May 23 November 3, 2017. EXHIBITS A. Vicinity Map B. Site Plan (dated: September 3, 2014 May 17, 2016) C. Landscape Plan (dated: October 6, 2014 May 4, 2016) D. Revised Elevations (dated: September 3 October 11, 20146 10/24/2016) Conditions Document 5 Stacy Flex Building - CZC-14-092; DES-14-085; ALT-14-011 A. Vicinity Map Conditions Document 6 Stacy Flex Building - CZC-14-092; DES-14-085; ALT-14-011 B. Site Plan (dated: September 3, 2014 May 17, 2016) Conditions Document 7 Stacy Flex Building - CZC-14-092; DES-14-085; ALT-14-011 C. Landscape Plan (dated: October 6, 2014 May 20, 2016) Conditions Document 8 Stacy Flex Building - CZC-14-092; DES-14-085; ALT-14-011 D. Revised Elevations (dated: September 3 October 11, 20146 10/24/2016)