Norco - CZC DES A-2016-0379Conditions Document
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Norco - CZC, DES - A-2016-0379
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
May 10, 2017
TO:
James Kissler, James Kissler, LLC
FROM:
Sonya Allen, Associate City Planner
SUBJECT:
Norco - CZC, DES (A-2016-0379)
James Kissler, LLC
OWNER:
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, James Kissler, requests Certificate of Zoning Compliance (CZC) and Design
Review (DES) approval of an 86,304 square foot office, retail and warehouse building on 12.76
acres of land in the C-G zoning district.
The site is generally located south of I-84 and east of S. Eagle Road at 1303 S. Silverstone
Way.
DECISION
The applicant's request for Certificate of Zoning 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.
General Conditions of Approval
1. 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.
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. The applicant shall tile all irrigation facilities that cross the site as set forth in UDC 11-
3A-6A, except for the Fivemile Creek which shall remain open except where a crossing
is required.
3. Business hours of operation shall be limited from 6 am to 11 pm because the
property abuts a residential use/district in accord with UDC 11-2B-3A4.
4. Prior to issuance of Certificate of Occupancy, Silverstone Way shall be constructed
north from E. Overland Road as a local commercial street with a minimum 40 feet
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of pavement with 3 foot gravel shoulders within a minimum 60 foot right-of-way
for approximately 100 feet, then tapering to a minimum 30 feet of pavement with 3
foot gravel shoulders within a minimum 50 foot right-of-way to just north of the
creek. These improvements shall be complete and right-of-way dedicated to
ACHD as agreed upon by the applicant prior to issuance of the final Certificate of
Occupancy.
5. The short plat that contains this property shall be recorded prior to issuance of
final Certificate of Occupancy for this site.
6. The Fivemile Creek shall remain open as a natural amenity and be protected during
construction.
7. Prior to any development occurring in the Overlay District, a floodplain permit
application, including hydraulic and hydrologic analysis is required to be completed and
submitted to the city and approved by the Floodplain Administrator, per MCC 10-6.
8. All lighting proposed on the site shall comply with the standards listed in UDC 11-3A-
11C. Light fixtures that have a maximum output of 1,800 lumens or more shall have an
opaque top to prevent uplighting; the bulb shall not be visible and shall have a full cutoff
shield; and shall be placed such that the effective zone of light (as documented by the
photometric test report) shall not trespass on abutting residential properties.
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 11-5C-3B. A surety agreement may be accepted for other
improvements in accord with UDC 11-5C-3C.
3. 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.
4. The site plan prepared by Larson Architects on March 28, 2017, labeled Sheet SP-1, is
approved by the City of Meridian Planning Division as shown in Exhibit B.
5. The landscape plan prepared by South Landscape Architecture on February 15, 2017
and March 28, 2017, labeled Sheets L-1, L1.00 and L1.01 is approved by the City of
Meridian Planning Division as shown in Exhibit C.
6. The elevations prepared by Larson Architects on 1/31/2017, labeled Sheets A-7 and A-
8, are approved by the City of Meridian Planning Division as shown in Exhibit D.
7. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
8. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
9. 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.
10. 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.
11. If the subject property is part of a final plat that has not yet recorded, the applicant shall
be responsible for all plat improvements prior to release of Certificate of Occupancy for
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the first structure within such plat.
12. 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 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-2015-0024, Development Agreement Instrument
No. 2016-106278).
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.
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 May 25, 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
May 10, 2018.
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EXHIBITS
A: Vicinity/Zoning Map
B: Site Plan (dated: March 28, 2017)
C: Landscape Plan (dated: February 15, 2017 and March 28, 2017) & Fencing Plan
D: Elevations (dated: 1/31/2017)
E: Proposed Short Plat (dated: May 9, 2017)
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Exhibit A: Vicinity/Zoning Map
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Exhibit B: Site Plan (dated: March 28, 2017)
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Exhibit C: Landscape Plan (dated: February 15, 2017 and March 28, 2017) & Fencing Plan
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Exhibit D: Elevations (dated: 1/31/2017)
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Exhibit E: Proposed Short Plat (dated: May 9, 2017)
Site